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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal>I just love the way they have buried in the back.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><b><span style='font-size:9.5pt;font-family:Arial-BoldMT;background:yellow;mso-highlight:yellow'>Professional Advice and Attorneys’ Fees</span></b><span style='font-size:9.5pt;font-family:ArialMT;background:yellow;mso-highlight:yellow'>. Buyer and Seller are advised to seek the counsel of an attorney and a<o:p></o:p></span></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:9.5pt;font-family:ArialMT;background:yellow;mso-highlight:yellow'>certified public accountant to review the terms of this Agreement. Buyer and Seller shall pay their own fees incurred for<o:p></o:p></span></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:9.5pt;font-family:ArialMT;background:yellow;mso-highlight:yellow'>such review. However, if Buyer or Seller institutes suit against the other concerning this Agreement the prevailing party<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:9.5pt;font-family:ArialMT;background:yellow;mso-highlight:yellow'>is entitled to reasonable attorneys’ fees and expenses<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><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 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;color:black'><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;color:black'><o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Paul Neumiller<br><b>Sent:</b> Friday, May 4, 2018 11:38 AM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Bargain & Sale Deed - Push Back - Friday Rant<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><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><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><a name="Paul_A__Neumiller"><img width=250 height=150 style='width:2.6041in;height:1.5625in' id="_x0000_i1025" src="cid:image001.jpg@01D3E3AC.117078A0"></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Times New Roman",serif'> <o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><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>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <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 <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> [WSBARP] Bargain & Sale Deed - Push Back - Friday Rant<o:p></o:p></p></div></div><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:.8854in;height:.927in' src="cid:image004.jpg@01D3E3AC.117078A0" 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><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://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Fwww.facebook.com%2Frowleylegal&data=02%7C01%7C%7Cee9cfb0f2f004452b05b08d5b1e32934%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636610511560357896&sdata=byeVn8ahZ5zcqhGgyESKLCBUhrHdFuHoYB03fH9AgHo%3D&reserved=0"><span style='font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none'><img border=0 width=24 height=24 style='width:.25in;height:.25in' id="Picture_x0020_1" src="cid:image005.gif@01D3E3AC.117078A0" alt="cid:image003.gif@01D33EAD.3FB3F920"></span></a><a href="https://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Fwww.linkedin.com%2Fpub%2Frob-rowley%2F11%2F172%2Fb20&data=02%7C01%7C%7Cee9cfb0f2f004452b05b08d5b1e32934%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636610511560357896&sdata=ch5ydlU%2Fr9KETHlGEY9rXy3nkQkTWKJ%2B7VTQyiE1Wes%3D&reserved=0"><span style='font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none'><img border=0 width=24 height=24 style='width:.25in;height:.25in' id="Picture_x0020_2" src="cid:image006.gif@01D3E3AC.117078A0" alt="cid:image004.gif@01D33EAD.3FB3F920"></span></a><a href="https://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Ftwitter.com%2FROBERTRROWLEY&data=02%7C01%7C%7Cee9cfb0f2f004452b05b08d5b1e32934%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636610511560357896&sdata=MGdJoxJIJASmn%2B%2FbMc3hqVpxFxfG%2BHRrvbErgXDsjIE%3D&reserved=0"><span style='font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none'><img border=0 width=24 height=24 style='width:.25in;height:.25in' id="Picture_x0020_3" src="cid:image008.gif@01D3E3AC.117078A0" alt="cid:image005.gif@01D33EAD.3FB3F920"></span></a><a href="https://nam02.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.yelp.com%2Fbiz%2Frobert-r-rowley-spokane&data=02%7C01%7C%7Cee9cfb0f2f004452b05b08d5b1e32934%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C636610511560357896&sdata=K0ccmmyzlqSuJvahFIBgiXVQFQ2gRKvuNEj2cEARc%2FU%3D&reserved=0"><span style='font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none'><img border=0 width=43 height=21 style='width:.4479in;height:.2187in' id="Picture_x0020_4" src="cid:image009.jpg@01D3E3AC.117078A0" 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;font-family:"Times New Roman",serif;color:#222222'>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></div></body></html>