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<p class="MsoNormal">That’s a good question Nestor – perhaps force the issue to generate an anticipatory repudiation prior to closing.<o:p></o:p></p>
<p class="MsoNormal">Assuming no non-merger clause, merger has exceptions: Failes v. Lichten, 109 Wn.App. 550, 37 P.3d 301 (Div. 2 2001) looks like a good launch point to see if you feel comfortable this is an exception. A lot depends on the amount in controversy
for the repair as to how you approach it.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Berlin Sans FB",sans-serif">Andrew Hay<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif">Hay & Swann PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif">201 S. 34<sup>th</sup> St.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif">Tacoma, WA 98418<o:p></o:p></span></p>
<p class="MsoNormal"><a href="http://www.washingtonlaw.net/"><i><span style="font-family:"Berlin Sans FB",sans-serif;color:#0563C1">www.washingtonlaw.net</span></i></a><i><span style="font-family:"Berlin Sans FB",sans-serif"><o:p></o:p></span></i></p>
<p class="MsoNormal"><a href="mailto:andrewhay@washingtonlaw.net"><i><span style="font-family:"Berlin Sans FB",sans-serif;color:#0563C1">andrewhay@washingtonlaw.net</span></i></a><i><span style="font-family:"Berlin Sans FB",sans-serif"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif">253.272.2400 (w)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif">253.377.3085 (c)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif">THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY AND DESTROY
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>nestor@pplsweb.com<br>
<b>Sent:</b> Wednesday, February 7, 2018 5:50 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Buyer Remedy for Seller Default in NWMLS P&S<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Andrew,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I agree that specific performance is an extraordinary remedy and generally used to force the Seller to sell and convey when they decide to back out. It thus appears when the NWMLS contract is silent, then the Buyer is free to pursue legal
remedies under the law, which in this case is damages.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">In this situation, the Seller’s refusal to repair is prior to closing. How can Buyer sue in advance for damages for cost of repair if they haven’t closed? And if Buyer does close, then my concern is the merger doctrine where the contract
merges with the deed. How do I get Seller cooperation pre closing and what stick do I have to get him to comply.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">At least the CBA contract spells this out.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="color:black">Nestor Gorfinkel, Attorney at Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Licensed in Washington & Florida<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Florida Civil-Law (International) Notary<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;color:black">ATTENTION - This e-mail message and any attachment to this e-mail message may contain confidential information that is legally privileged. If you are not the intended recipient, you must not
review, retransmit, convert to hard copy, copy, use or disseminate this e-mail or any attachments to it. If you have received this e-mail in error, please notify us immediately by return e-mail or by telephone at the phone numbers provided herein and delete
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<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Andrew Hay<br>
<b>Sent:</b> Wednesday, February 7, 2018 5:08 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Buyer Remedy for Seller Default in NWMLS P&S<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:#1F497D">Specific performance is an extraordinary remedy. I can’t see a judge forcing a seller to perform repairs, unless the repair is way out of the ordinary. This sounds like
a claim for damages - cost of repair, plus incidentals and consequentials. Fees and costs also if included in the P&S Agreement. Normally the risk of paying fees and costs would be enough incentive to force the seller to perform.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="text-autospace:none"><b><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">Andrew Hay<o:p></o:p></span></b></p>
<p class="MsoNormal" style="text-autospace:none"><b><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">Hay & Swann PLLC</span></b><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">201 South 34th Street<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">Tacoma, WA 98418<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">Phone: (253) 272-2400<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">Fax: (253) 267-8947<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><a href="http://www.washingtonlaw.net/"><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black">www.washingtonlaw.net</span></a><span style="font-size:12.0pt;font-family:"Berlin Sans FB",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> <o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER
IMMEDIATELY AND DESTROY ALL COPIES</span></b><span style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Berlin Sans FB",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">
</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif"> [</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">mailto:wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">]
<b>On Behalf Of </b></span><a href="mailto:nestor@pplsweb.com"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">nestor@pplsweb.com</span></a><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif"><br>
<b>Sent:</b> Wednesday, February 07, 2018 4:49 PM<br>
<b>To:</b> </span><a href="mailto:wsbarp@lists.wsbarppt.com"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">wsbarp@lists.wsbarppt.com</span></a><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif"><br>
<b>Subject:</b> [WSBARP] Buyer Remedy for Seller Default in NWMLS P&S<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I have a Buyer who is having an issue with the Seller who refuses to make the repairs after agreeing to the same on Inspection Response Form 35R. After reviewing the NWMLS P & S Agreement and Form 35 and 35 R. I see Seller remedy for Buyer
default, but I don’t see Buyer remedies for Seller default?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">How does Buyer enforce this? Specific Performance, Damages?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thanks.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="color:black"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Nestor Gorfinkel, Attorney at Law
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Admitted to practice law in Washington & Florida
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Florida Civil-Law (International) Notary<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Puget Property Legal Services, PC<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">11900 NE First Street Suite 300<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Bellevue, WA 98005</span><span style="color:#385623"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Tel. (425) 961-0519<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black">Fax. (888) 837-0616<o:p></o:p></span></b></p>
<p class="MsoNormal"><a href="mailto:nestor@pplsweb.com"><b><span style="color:black;text-decoration:none">nestor@pplsweb.com</span></b></a><b><span style="color:black">
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="color:black"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;color:black">ATTENTION - </span>
</b><b><span style="font-size:10.0pt">This e-mail message and any attachment to this e-mail message may contain confidential information that is legally privileged. If you are not the intended recipient, you must not review, retransmit, convert to hard copy,
copy, use or disseminate this e-mail or any attachments to it. If you have received this e-mail in error, please notify us immediately by return e-mail or by telephone at the phone numbers provided herein and delete this message. Please note that if this e-mail
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