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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">I imagine it is easier for the brokers to
<i>not</i> have an option on the NWMLS Form 21 that requires a legal opinion:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Scenario: Broker and buyer are sitting in the broker’s office and they are jointly filling in the paperwork to make an offer on a house
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Buyer: “OK, how do we fill in the question about using either a SWD and B&S Deed?”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Broker: “Oh, I’m so sorry but that’s giving legal advice and you have to hire an attorney”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Buyer: “Why are advising me to use a form that requires me to hire a stinking attorney?”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Rob Rowley<br>
<b>Sent:</b> Friday, May 4, 2018 10:13 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBARP] Bargain & Sale Deed - Push Back - Friday Rant<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">It always boggles my mind how much pushback you get in the residential real estate industry when you represent a seller and advise them to use a bargain and sale as opposed
to the standard form warranty deed per the MLS form. Always insured with a standard owner’s policy. Brokers with decades of experience scratch their head and say well that's only something that banks can use when they do trustee deeds. Even had an appraiser
recently voice issues on a residential appraisal claiming this somehow affected the chain of title and thus value.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Is this just Spokane or is this a statewide thing?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Thinking out loud (I always know the answer – ‘impossible’) on how hard would it be to have the residential real estate industry change the standard form to allow an election
as opposed to making the warranty deed the default.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">I got religion on the issue of limiting warranties over 20+ years ago when at my old firm we ended up suing an elderly couple on an old warranty deed and they end up having
to go into bankruptcy. Over the decades I've had at least a handful of claims and lawsuits involving warranty deeds when they could have been eliminated or substantially mitigated. Typically your garden-variety fence and shared driveway disputes.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">My Friday ramble.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><!--[if gte vml 1]><v:shapetype id="_x0000_t75" coordsize="21600,21600" o:spt="75" o:preferrelative="t" path="m@4@5l@4@11@9@11@9@5xe" filled="f" stroked="f">
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</v:shape><![endif]--><![if !vml]><img width="85" height="89" style="width:.8833in;height:.925in" src="cid:image007.jpg@01D3E39B.10EF4A70" align="left" hspace="8" alt="image002.jpg@01D33EAD" v:shapes="_x0000_s1026"><![endif]><b><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Robert
R. Rowley</span></b><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> | Attorney at Law</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">7 S. Howard St, Suite 218</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Spokane, WA 99201</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Telephone: (509) 252-5074</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Mobile: (509) 994-1143</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Facsimile: (509) 928-3084</span><o:p></o:p></p>
<p class="MsoNormal" style="line-height:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Email:
</span><a href="mailto:rob@rowleylegal.com"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:blue">rob@rowleylegal.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Web Site:
</span><a href="https://nam02.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.rowleylegal.com%2F&data=02%7C01%7C%7Cee9cfb0f2f004452b05b08d5b1e32934%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636610511560357896&sdata=ood73mL63QuNdT16yBY7uC89pHMfKxS8OYKAdDtpCHM%3D&reserved=0"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:blue">www.rowleylegal.com</span></a><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif">Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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