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<p>I have frequently had the escrow not be willing to prepare the
deed, to the point I just assume the attorney will have to do it.<br>
</p>
<pre class="moz-signature" cols="72">Kary L. Krismer
John L. Scott/KMS Renton
206 723-2148</pre>
<div class="moz-cite-prefix">On 5/4/2018 10:38 AM, Jeanne Dawes
wrote:<br>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:blue">Kary,
I do the same thing, attach my Fiduciary Addendum to the
Listing Agreement which states a Special Warranty Deed will
be used, and provides the closing agent with the “special”
language, which is not contained in the LPO form Bargain and
Sale Deed. Unfortunately it is also not contained in the
LPO form “Special Warranty Deed” which is why I include it
in my instructions. I get pushback from the closing agent
who routinely tell me they are not allowed to insert the
special language contained in my Fiduciary Addendum (which
is incorrect), but usually I just take their deed pop in the
paragraph and return it. It is easier than arguing with
them. BUT, what I’ve learned from the WSBA is that the LPO
Board has decided rather to correct the Special Warranty
Deed by adding the “special” language, they are to remove
the form from the list of approved documents. Go figure.
<o:p></o:p></span></p>
<div>
<p class="MsoNormal"><i><span
style="font-size:18.0pt;font-family:"TypoUpright
BT";color:blue">Jeanne</span></i><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue">
<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><i><span
style="font-size:18.0pt;font-family:"TypoUpright
BT";color:blue">Jeanne J.</span></i></b><b><i><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue">
</span></i></b><b><i><span
style="font-size:18.0pt;font-family:"Bella
Donna";color:blue">Dawes<o:p></o:p></span></i></b></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Attorney
at Law</span><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Gore
& Grewe, P.S.</span><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">103
E. Indiana Avenue, Suite A</span><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Spokane,
WA 99207-2317</span><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Voice:
509-326-7500</span><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Fax:
509-326-7503</span><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"><a
href="mailto:jjdawes@goregrewe.com"
moz-do-not-send="true"><span style="color:blue">jjdawes@goregrewe.com</span></a><o:p></o:p></span></p>
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<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">
<a class="moz-txt-link-abbreviated" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
<a class="moz-txt-link-rfc2396E" href="mailto:wsbarp-bounces@lists.wsbarppt.com"><wsbarp-bounces@lists.wsbarppt.com></a>
<b>On Behalf Of </b>Kary Krismer<br>
<b>Sent:</b> Friday, May 04, 2018 10:26 AM<br>
<b>To:</b> <a class="moz-txt-link-abbreviated" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><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>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",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",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New Roman
,serif",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",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New Roman
,serif",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",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New Roman
,serif",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",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New Roman
,serif",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",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",serif"> </span></b><o:p></o:p></p>
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class="" align="left" hspace="10" height="89" width="85"><!--[endif]--><b><span
style="font-size:12.0pt;font-family:"Times New
Roman ,serif",serif">Robert R. Rowley</span></b><span
style="font-size:12.0pt;font-family:"Times New Roman
,serif",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",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",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",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",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",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
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</span><a href="mailto:rob@rowleylegal.com"
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<p class="MsoNormal"><span
style="font-size:10.0pt;font-family:"Times New Roman
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real estate and general legal matters in Washington and
Idaho.</span><o:p></o:p></p>
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