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<p>BTW, one more thing not directly related to the original report.</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.</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.</p>
<p>That and complete your review within ten minutes of receiving the
offer. ;-)<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 10:26 AM, Kary Krismer
wrote:<br>
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<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?</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.<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 10:13 AM, Rob Rowley
wrote:<br>
</div>
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<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></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New
Roman",serif"> </span></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></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New
Roman",serif"> </span></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></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New
Roman",serif"> </span></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></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New
Roman",serif"> </span></p>
<p class="MsoNormal"><span
style="font-size:14.0pt;font-family:"Times New
Roman",serif">My Friday ramble.</span></p>
<p class="MsoNormal"><span
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Roman",serif"> </span></p>
<p class="MsoNormal" style="line-height:12.0pt"><b><span
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<p class="MsoNormal" style="line-height:12.0pt"><img
src="cid:part1.C0DB5BF9.524A7A5D@comcast.net"
alt="image002.jpg@01D33EAD" class="" align="left"
hspace="10" height="89" width="85"><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></p>
<p class="MsoNormal" style="line-height:12.0pt"><span
style="font-size:12.0pt;font-family:"Times New
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<p class="MsoNormal" style="line-height:12.0pt"><span
style="font-size:12.0pt;font-family:"Times New
Roman",serif">Spokane, WA 99201</span></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></p>
<p class="MsoNormal" style="line-height:12.0pt"><span
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<p class="MsoNormal" style="line-height:12.0pt"><span
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<p class="MsoNormal"><span
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