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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>
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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
style="font-size:14.0pt;font-family:"Times New
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.EE04E38B.A46B7338@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
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>
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style="font-size:12.0pt;font-family:"Times New
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<p class="MsoNormal"><span
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