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</o:shapelayout></xml><![endif]--></head><body bgcolor=white lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='color:windowtext'>Good points. When I represent a Seller, I show the agent in advance the language I wanted added to the P&S agreement.<o:p></o:p></span></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:windowtext'>Nestor <o:p></o:p></span></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal>Nestor Gorfinkel, Attorney at Law<o:p></o:p></p><p class=MsoNormal>Licensed in Washington & Florida<o:p></o:p></p><p class=MsoNormal>Florida Civil-Law (International) Notary<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt'>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 this message. Please note that if this e-mail message contains a forwarded message or is a reply to a prior message, some or all of the contents of this message or any attachments may not have been produced by the sender.<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:24.0pt;font-family:Webdings;color:#009900'>P</span></b><b><span style='font-size:24.0pt;color:#009900'> </span></b><b><span style='font-size:9.0pt;font-family:"Verdana",sans-serif;color:#009900'>Please consider the environment before printing this e-mail.</span></b><span style='font-family:"Century Schoolbook",serif'><o:p></o:p></span></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='color:windowtext'>From:</span></b><span style='color:windowtext'> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Kary Krismer<br><b>Sent:</b> Friday, May 4, 2018 10:43 AM<br><b>To:</b> wsbarp@lists.wsbarppt.com<br><b>Subject:</b> Re: [WSBARP] Bargain & Sale Deed - Push Back - Friday Rant<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p>BTW, one more thing not directly related to the original report.<o:p></o:p></p><p>Agents don't tend to like attorneys being involved because most attorneys don't operate at the speed of real estate. I've had transactions where properties were listed, an offer made and then accepted, all in one day (I represented the buyer--that wouldn't be likely to happen on one of my listings because I want them exposed to the market). And that was before electronic signatures, which have helped speed things up even more.<o:p></o:p></p><p>So my advise would be that where you do represent a seller to have the seller's agent give you all the current forms they think will be likely on the transaction so that any tweaks to standard terms can be dealt with in advance via the addendum attached to the listing I suggested, with the review being only of filled in blanks, check boxes and custom language.<o:p></o:p></p><p>That and complete your review within ten minutes of receiving the offer. ;-)<o:p></o:p></p><pre>Kary L. Krismer<o:p></o:p></pre><pre>John L. Scott/KMS Renton <o:p></o:p></pre><pre>206 723-2148<o:p></o:p></pre><div><p class=MsoNormal>On 5/4/2018 10:26 AM, Kary Krismer wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p>There were two parts to your "rant." One about warranty deeds, but you also mentioned just getting standard title insurance, which I took to mean not the "homeowner's" type policies. If so, what's the thinking as to that?<o:p></o:p></p><p>As to the SWD, I tend to do a lot of transactions where the seller, typically a bankruptcy trustee or probate estate administrator, has an addendum which calls for a lesser deed, and often it gives them a choice of different deeds. I've yet to have a buyer push back on that. I suspect to the extent you're getting push back that it's because you're coming in too late in the process, after an offer has been made. If you want your sellers to use a lesser deed then it would probably be better to have an addendum prepared in advance and attached to the listing, with any other standard terms you'd like to tweak.<o:p></o:p></p><pre>Kary L. Krismer<o:p></o:p></pre><pre>John L. Scott/KMS Renton <o:p></o:p></pre><pre>206 723-2148<o:p></o:p></pre><div><p class=MsoNormal>On 5/4/2018 10:13 AM, Rob Rowley wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><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:.8854in;height:.927in' src="cid:image002.jpg@01D3E396.5FE50340" align=left hspace=10 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'>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="http://www.rowleylegal.com/"><span style='font-size:12.0pt'>www.rowleylegal.com</span></a><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><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><p class=MsoNormal><a href="https://www.facebook.com/rowleylegal"><span style='font-size:10.0pt;text-decoration:none'><img border=0 width=24 height=24 style='width:.25in;height:.25in' id="Picture_x0020_1" src="cid:image003.gif@01D3E396.5FE50340" alt="cid:image003.gif@01D33EAD.3FB3F920"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20"><span style='font-size:10.0pt;text-decoration:none'><img border=0 width=24 height=24 style='width:.25in;height:.25in' id="Picture_x0020_2" src="cid:image004.gif@01D3E396.5FE50340" alt="cid:image004.gif@01D33EAD.3FB3F920"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style='font-size:10.0pt;text-decoration:none'><img border=0 width=24 height=24 style='width:.25in;height:.25in' id="Picture_x0020_3" src="cid:image005.gif@01D3E396.5FE50340" alt="cid:image005.gif@01D33EAD.3FB3F920"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane"><span style='font-size:10.0pt;text-decoration:none'><img border=0 width=43 height=21 style='width:.4479in;height:.2187in' id="Picture_x0020_4" src="cid:image006.jpg@01D3E396.5FE50340" alt="cid:image006.jpg@01D33EAD.3FB3F920"></span></a><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><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman \,serif"'>NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance.</span><o:p></o:p></p><p class=MsoNormal style='background:white'><span style='font-size:10.0pt'>DISCLAIMER: You should recognize that responses provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a different conclusion.</span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><br><br><br><o:p></o:p></p><pre>_______________________________________________<o:p></o:p></pre><pre>WSBARP mailing list<o:p></o:p></pre><pre><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><o:p></o:p></pre><pre><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></pre></blockquote><p class=MsoNormal><br><br><br><br><o:p></o:p></p><pre>_______________________________________________<o:p></o:p></pre><pre>WSBARP mailing list<o:p></o:p></pre><pre><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><o:p></o:p></pre><pre><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></pre></blockquote><p class=MsoNormal><o:p> </o:p></p></div></body></html>