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--></style></head><body lang="EN-US" link="#0563C1" vlink="#954F72"><div class="WordSection1"><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 style="font-size:14.0pt;font-family:"Times New Roman",serif"> </span></p><p class="MsoNormal" style="line-height:12.0pt"><b><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span></b></p><p class="MsoNormal" style="line-height:12.0pt"><img width="85" height="89" src="cid:image008.jpg@01D3E390.89B850B0" align="left" hspace="10" alt="image002.jpg@01D33EAD"><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 Roman",serif">7 S. Howard St, Suite 218</span></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></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 style="font-size:12.0pt;font-family:"Times New Roman",serif">Mobile: (509) 994-1143</span></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></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></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;font-family:"Times New Roman",serif;color:blue">www.rowleylegal.com</span></a></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span></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></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span></p><p class="MsoNormal"><a href="https://www.facebook.com/rowleylegal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_1" src="cid:image003.gif@01D3E38F.6FE9AD10" 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;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_2" src="cid:image004.gif@01D3E38F.6FE9AD10" alt="cid:image004.gif@01D33EAD.3FB3F920"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="24" height="24" id="Picture_x0020_3" src="cid:image005.gif@01D3E38F.6FE9AD10" 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;font-family:"Times New Roman",serif;color:windowtext;text-decoration:none"><img border="0" width="43" height="21" id="Picture_x0020_4" src="cid:image009.jpg@01D3E390.89B850B0" alt="cid:image006.jpg@01D33EAD.3FB3F920"></span></a></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif"> </span></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></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></p><p class="MsoNormal"> </p><p class="MsoNormal"> </p></div></body></html>