<div style="color:black;font: 10pt Arial, Helvetica, sans-serif;">You might also consider that as a basic premise of contract law, that where a contract specifies no time for performance, the law will imply a reasonable time period depending on the circumstances of each case. See Pepper & Tanner, Inc. v Kedo, 13 Wash.App. 433, rev. denied 86 Wash.2d 1003.
<div><br>
</div>
<div>Steve<br>
<br>
<div style="clear:both">
<div><strong><em>Stephen Whitehouse</em></strong></div>
<div><strong><em>Whitehouse & Nichols, LLP</em></strong></div>
<div><strong><em>P.O. Box 1273</em></strong></div>
<div><strong><em>601 W. Railroad Ave.</em></strong></div>
<div><strong><em>Shelton, Wa. 98584</em></strong></div>
<div><strong><em>360-426-5885<br>
swhite8893@aol.com</em></strong><br>
</div>
</div>
<br>
<br>
<div style="font-family:arial,helvetica;font-size:10pt;color:black">-----Original Message-----<br>
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Sent: Wed, Jun 5, 2019 3:28 pm<br>
Subject: WSBARP Digest, Vol 57, Issue 5<br>
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<div dir="ltr">Today's Topics:<br>
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<div dir="ltr"> 1. unique provision of a purchase and sale agreement.<br>
</div>
<div dir="ltr"> (Kristina Driessen)<br>
</div>
<div dir="ltr"> 2. Re: unique provision of a purchase and sale agreement.<br>
</div>
<div dir="ltr"> (Craig Blackmon)<br>
</div>
<div dir="ltr"> 3. Re: unique provision of a purchase and sale agreement.<br>
</div>
<div dir="ltr"> (<a ymailto="mailto:michael@westseattleattorney.com" rel="noopener noreferrer" href="mailto:michael@westseattleattorney.com">michael@westseattleattorney.com</a>)<br>
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<div dir="ltr"> 4. Re: unique provision of a purchase and sale agreement.<br>
</div>
<div dir="ltr"> (Eric Lanza)<br>
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<div dir="ltr"> 5. Re: unique provision of a purchase and sale agreement.<br>
</div>
<div dir="ltr"> (Gregory L. Ursich)<br>
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<div dir="ltr"> 6. Referral in Redmond-Bellevue area Tenants displaced by Fire<br>
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<div dir="ltr"> in Redmond, asbestos (<a ymailto="mailto:michael@westseattleattorney.com" rel="noopener noreferrer" href="mailto:michael@westseattleattorney.com">michael@westseattleattorney.com</a>)<br>
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<div dir="ltr"> 7. Re: unique provision of a purchase and sale agreement. (Kate Love)<br>
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<div dir="ltr"><br>
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<div dir="ltr">----------------------------------------------------------------------<br>
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<div dir="ltr"><br>
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<div dir="ltr">Message: 1<br>
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<div dir="ltr">Date: Wed, 5 Jun 2019 19:40:26 +0000<br>
</div>
<div dir="ltr">From: Kristina Driessen <<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a>><br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: [WSBARP] unique provision of a purchase and sale agreement.<br>
</div>
<div dir="ltr">Message-ID:<br>
</div>
<div dir="ltr"> <<a ymailto="mailto:CY4PR16MB1398560AAF49A474295D0DC3FC160@CY4PR16MB1398.namprd16.prod.outlook.com" rel="noopener noreferrer" href="mailto:CY4PR16MB1398560AAF49A474295D0DC3FC160@CY4PR16MB1398.namprd16.prod.outlook.com">CY4PR16MB1398560AAF49A474295D0DC3FC160@CY4PR16MB1398.namprd16.prod.outlook.com</a>><br>
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<div dir="ltr"> <br>
</div>
<div dir="ltr">Content-Type: text/plain; charset="iso-8859-1"<br>
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<div dir="ltr"><br>
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<div dir="ltr">I have a purchase and sale agreement dated 1997. The provision essentially states that the seller will have the ability to re-purchase "improvements' of the property at "some future time." The buyer was to give notice to seller if and when he ever had plans to remove the improvements/home [family home of seller]. The transaction closed. However, the agreement stated that this provision will<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">would survive closing.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">The property was a home and lot. The value was in the land as it is deemed commercial. However, the buyer had the full ability to use the home/improvements until he elected to remove to build a commercial structure.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">As one would guess the buyer tore the house down with out any notice to seller. This occurred in the last few month.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">So we are looking at a situation 12 years post closing. Thoughts ?..........and/or does the statute of limitations prohibit<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Kristina A. Driessen<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Attorney at Law<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">"A" Street Legal Services, Inc. P.S.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">16 A Street SE,<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Auburn, WA 98002<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Office: 253-939-0811<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Website: astreetlegalservices. com<br>
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<div dir="ltr">Message: 2<br>
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<div dir="ltr">Date: Wed, 5 Jun 2019 12:58:39 -0700<br>
</div>
<div dir="ltr">From: Craig Blackmon <<a ymailto="mailto:craig@lawofficeofcraigblackmon.com" rel="noopener noreferrer" href="mailto:craig@lawofficeofcraigblackmon.com">craig@lawofficeofcraigblackmon.com</a>><br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale<br>
</div>
<div dir="ltr"> agreement.<br>
</div>
<div dir="ltr">Message-ID:<br>
</div>
<div dir="ltr"> <CAG1D8uYp6LGV-HxrrSTieszZLv5X=XNvn76t=<a ymailto="mailto:s4bdc_mYpBwRA@mail.gmail.com" rel="noopener noreferrer" href="mailto:s4bdc_mYpBwRA@mail.gmail.com">s4bdc_mYpBwRA@mail.gmail.com</a>><br>
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<div dir="ltr">Content-Type: text/plain; charset="utf-8"<br>
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<div dir="ltr"><br>
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<div dir="ltr">Interesting!!! And you're right, quite foreseeable.<br>
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<div dir="ltr"><br>
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<div dir="ltr">I see no SOL issue because breach just happened. That said, if the<br>
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<div dir="ltr">agreement had no end date, would that violate the Rule Against<br>
</div>
<div dir="ltr">Perpetuities? I think the real issue is damages. What financial loss did<br>
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<div dir="ltr">your client suffer as a result of the breach? Absent a liquidated damages<br>
</div>
<div dir="ltr">term, I don't think they can recover, notwithstanding the obvious emotional<br>
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<div dir="ltr">distress. Not on a breach of contract action, and likely not any tort claim<br>
</div>
<div dir="ltr">either.<br>
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<div dir="ltr"><br>
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<div dir="ltr">I hope that helps. I look forward to other thoughts.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Craig<br>
</div>
<div dir="ltr">Craig Blackmon, Attorney at Law<br>
</div>
<div dir="ltr">Seattle Real Estate Lawyer <<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/">http://www.seattlepropertylawyer.com/</a>><br>
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<div dir="ltr">92 Lenora St. (The Makers Space, a shared work environment)<br>
</div>
<div dir="ltr">Seattle WA 98121<br>
</div>
<div dir="ltr">Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
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<div dir="ltr">@LawyerBroker <<a target="_blank" rel="noopener noreferrer" href="https://twitter.com/LawyerBroker">https://twitter.com/LawyerBroker</a>><br>
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<div dir="ltr">How to Buy Without an Agent<br>
</div>
<div dir="ltr"><<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent">http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent</a>> | How<br>
</div>
<div dir="ltr">to Sell FSBO <<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO">http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO</a>><br>
</div>
<div dir="ltr"> | RE Glossary<br>
</div>
<div dir="ltr"><<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary">http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary</a>><br>
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<div dir="ltr"><br>
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<div dir="ltr">On Wed, Jun 5, 2019 at 12:43 PM Kristina Driessen <<br>
</div>
<div dir="ltr"><a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a>> wrote:<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">> I have a purchase and sale agreement dated 1997. The provision<br>
</div>
<div dir="ltr">> essentially states that the seller will have the ability to re-purchase<br>
</div>
<div dir="ltr">> "improvements' of the property at "some future time." The buyer was to give<br>
</div>
<div dir="ltr">> notice to seller if and when he ever had plans to remove the<br>
</div>
<div dir="ltr">> improvements/home [family home of seller]. The transaction closed.<br>
</div>
<div dir="ltr">> However, the agreement stated that this provision will<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> would survive closing.<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> The property was a home and lot. The value was in the land as it is deemed<br>
</div>
<div dir="ltr">> commercial. However, the buyer had the full ability to use the<br>
</div>
<div dir="ltr">> home/improvements until he elected to remove to build a commercial<br>
</div>
<div dir="ltr">> structure.<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> As one would guess the buyer tore the house down with out any notice to<br>
</div>
<div dir="ltr">> seller. This occurred in the last few month.<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> So we are looking at a situation 12 years post closing. Thoughts<br>
</div>
<div dir="ltr">> ?..........and/or does the statute of limitations prohibit<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *Kristina A. Driessen*<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *Attorney at Law*<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *"A" Street Legal Services, Inc. P.S.*<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *16 A Street SE, *<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *Auburn, WA 98002*<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *Office: 253-939-0811*<br>
</div>
<div dir="ltr">><br>
</div>
<div dir="ltr">> *Website: astreetlegalservices. com*<br>
</div>
<div dir="ltr">><br>
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<div dir="ltr">Message: 3<br>
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<div dir="ltr">Date: Wed, 05 Jun 2019 13:10:51 -0700<br>
</div>
<div dir="ltr">From: <<a ymailto="mailto:michael@westseattleattorney.com" rel="noopener noreferrer" href="mailto:michael@westseattleattorney.com">michael@westseattleattorney.com</a>><br>
</div>
<div dir="ltr">To: "WSBA Real Property Listserv" <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale<br>
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<div dir="ltr"> agreement.<br>
</div>
<div dir="ltr">Message-ID:<br>
</div>
<div dir="ltr"> <<a ymailto="mailto:20190605131051.c4dc0bb2a322ec24c6317f4bf97284a6.c1a4bbb3e0.wbe@email21.godaddy.com" rel="noopener noreferrer" href="mailto:20190605131051.c4dc0bb2a322ec24c6317f4bf97284a6.c1a4bbb3e0.wbe@email21.godaddy.com">20190605131051.c4dc0bb2a322ec24c6317f4bf97284a6.c1a4bbb3e0.wbe@email21.godaddy.com</a>><br>
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<div dir="ltr">Message: 4<br>
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<div dir="ltr">Date: Wed, 5 Jun 2019 20:27:17 +0000<br>
</div>
<div dir="ltr">From: Eric Lanza <<a ymailto="mailto:eric@buzzardlaw.com" rel="noopener noreferrer" href="mailto:eric@buzzardlaw.com">eric@buzzardlaw.com</a>><br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale<br>
</div>
<div dir="ltr"> agreement.<br>
</div>
<div dir="ltr">Message-ID:<br>
</div>
<div dir="ltr"> <<a ymailto="mailto:MWHPR10MB1600D0F3B665E66CB5719846B2160@MWHPR10MB1600.namprd10.prod.outlook.com" rel="noopener noreferrer" href="mailto:MWHPR10MB1600D0F3B665E66CB5719846B2160@MWHPR10MB1600.namprd10.prod.outlook.com">MWHPR10MB1600D0F3B665E66CB5719846B2160@MWHPR10MB1600.namprd10.prod.outlook.com</a>><br>
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<div dir="ltr"> <br>
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<div dir="ltr">Was the ability to re-purchase improvements phrased as a right of first refusal? Or does it more resemble an option to purchase?<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">I think the open-endedness of the provision might cause trouble for the other side to enforce it as a valid option to purchase.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Also, all encumbrances/interests in real estate must be by deed per 64.04.010.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">If they wanted to make that right enforceable, that right to re-purchase (or a limitation on Buyer?s ability to exercise rights incidental to fee ownership) should have been crafted as a deed restriction or some acknowledged document that reserved seller?s lingering interest in the property (?)<br>
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<div dir="ltr"><br>
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<div dir="ltr">Eric J. Lanza, J.D.<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr">[cid:<a ymailto="mailto:image001.png@01D51BA2.642CFEE0" rel="noopener noreferrer" href="mailto:image001.png@01D51BA2.642CFEE0">image001.png@01D51BA2.642CFEE0</a>]<br>
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<div dir="ltr">From: <a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Craig Blackmon<br>
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<div dir="ltr">Sent: Wednesday, June 5, 2019 12:59 PM<br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale agreement.<br>
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<div dir="ltr">Interesting!!! And you're right, quite foreseeable.<br>
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<div dir="ltr">I see no SOL issue because breach just happened. That said, if the agreement had no end date, would that violate the Rule Against Perpetuities? I think the real issue is damages. What financial loss did your client suffer as a result of the breach? Absent a liquidated damages term, I don't think they can recover, notwithstanding the obvious emotional distress. Not on a breach of contract action, and likely not any tort claim either.<br>
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<div dir="ltr">I hope that helps. I look forward to other thoughts.<br>
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<div dir="ltr">Craig<br>
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<div dir="ltr">Craig Blackmon, Attorney at Law<br>
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<div dir="ltr">Seattle Real Estate Lawyer<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/">http://www.seattlepropertylawyer.com/</a>><br>
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<div dir="ltr">92 Lenora St. (The Makers Space, a shared work environment)<br>
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<div dir="ltr">Seattle WA 98121<br>
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<div dir="ltr">Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
</div>
<div dir="ltr">@LawyerBroker<<a target="_blank" rel="noopener noreferrer" href="https://twitter.com/LawyerBroker">https://twitter.com/LawyerBroker</a>><br>
</div>
<div dir="ltr">How to Buy Without an Agent<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent">http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent</a>> | How to Sell FSBO<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO">http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO</a>> | RE Glossary<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary">http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary</a>><br>
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<div dir="ltr">CONFIDENTIALITY NOTICE: This communication is a private, confidential electronic communication encompassed by 18 USC 2510. It is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of its confidential or privileged nature. Any review or distribution by others is strictly prohibited. If you are not the intended recipient please inform the sender and destroy all copies.<br>
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<div dir="ltr">On Wed, Jun 5, 2019 at 12:43 PM Kristina Driessen <<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a><mailto:<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a>>> wrote:<br>
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<div dir="ltr">I have a purchase and sale agreement dated 1997. The provision essentially states that the seller will have the ability to re-purchase "improvements' of the property at "some future time." The buyer was to give notice to seller if and when he ever had plans to remove the improvements/home [family home of seller]. The transaction closed. However, the agreement stated that this provision will<br>
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<div dir="ltr">would survive closing.<br>
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<div dir="ltr">The property was a home and lot. The value was in the land as it is deemed commercial. However, the buyer had the full ability to use the home/improvements until he elected to remove to build a commercial structure.<br>
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<div dir="ltr"><br>
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<div dir="ltr">As one would guess the buyer tore the house down with out any notice to seller. This occurred in the last few month.<br>
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<div dir="ltr"><br>
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<div dir="ltr">So we are looking at a situation 12 years post closing. Thoughts ?..........and/or does the statute of limitations prohibit<br>
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<div dir="ltr">Kristina A. Driessen<br>
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<div dir="ltr"><br>
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<div dir="ltr">Attorney at Law<br>
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<div dir="ltr"><br>
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<div dir="ltr">"A" Street Legal Services, Inc. P.S.<br>
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<div dir="ltr"><br>
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<div dir="ltr">16 A Street SE,<br>
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<div dir="ltr"><br>
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<div dir="ltr">Auburn, WA 98002<br>
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<div dir="ltr"><br>
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<div dir="ltr">Office: 253-939-0811<br>
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<div dir="ltr"><br>
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<div dir="ltr">Website: astreetlegalservices. com<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
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<div dir="ltr">Message: 5<br>
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<div dir="ltr">Date: Wed, 5 Jun 2019 21:03:17 +0000<br>
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<div dir="ltr">From: "Gregory L. Ursich" <<a ymailto="mailto:gursich@insleebest.com" rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale<br>
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<div dir="ltr"> agreement.<br>
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<div dir="ltr">Message-ID:<br>
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<div dir="ltr"> <<a ymailto="mailto:DM5PR1701MB191493808AC8476EDBF529EADC160@DM5PR1701MB1914.namprd17.prod.outlook.com" rel="noopener noreferrer" href="mailto:DM5PR1701MB191493808AC8476EDBF529EADC160@DM5PR1701MB1914.namprd17.prod.outlook.com">DM5PR1701MB191493808AC8476EDBF529EADC160@DM5PR1701MB1914.namprd17.prod.outlook.com</a>><br>
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<div dir="ltr">I agree with Eric. I think it would only be enforceable if it was explicitly stated in the deed as a restriction or reservation on the land. Or, it would have to be in another recorded document between buyer and seller with conveyance language.<br>
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<div dir="ltr"><br>
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<div dir="ltr">[ibdr2]<br>
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<div dir="ltr">Gregory L. Ursich | Shareholder<br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
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<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
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<div dir="ltr">vCard<<a target="_blank" rel="noopener noreferrer" href="http://www.insleebest.com/uploads/vcards/gursich.vcf">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>> | website<<a target="_blank" rel="noopener noreferrer" href="http://www.insleebest.com/">http://www.insleebest.com/</a>> | <a ymailto="mailto:gursich@insleebest.com" rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><mailto:<a ymailto="mailto:gursich@insleebest.com" rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
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<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended transmission shall not constitute waiver of the attorney-client or any other privilege.<br>
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<div dir="ltr"><br>
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<div dir="ltr">From: <a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>] On Behalf Of Eric Lanza<br>
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<div dir="ltr">Sent: Wednesday, June 05, 2019 1:27 PM<br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale agreement.<br>
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<div dir="ltr"><br>
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<div dir="ltr">Was the ability to re-purchase improvements phrased as a right of first refusal? Or does it more resemble an option to purchase?<br>
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<div dir="ltr"><br>
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<div dir="ltr">I think the open-endedness of the provision might cause trouble for the other side to enforce it as a valid option to purchase.<br>
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<div dir="ltr"><br>
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<div dir="ltr">Also, all encumbrances/interests in real estate must be by deed per 64.04.010.<br>
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<div dir="ltr"><br>
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<div dir="ltr">If they wanted to make that right enforceable, that right to re-purchase (or a limitation on Buyer?s ability to exercise rights incidental to fee ownership) should have been crafted as a deed restriction or some acknowledged document that reserved seller?s lingering interest in the property (?)<br>
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<div dir="ltr">Eric J. Lanza, J.D.<br>
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<div dir="ltr"><br>
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<div dir="ltr">[cid:<a ymailto="mailto:image003.png@01D51BA7.877F6860" rel="noopener noreferrer" href="mailto:image003.png@01D51BA7.877F6860">image003.png@01D51BA7.877F6860</a>]<br>
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<div dir="ltr">From: <a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>> On Behalf Of Craig Blackmon<br>
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<div dir="ltr">Sent: Wednesday, June 5, 2019 12:59 PM<br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale agreement.<br>
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<div dir="ltr"><br>
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<div dir="ltr">Interesting!!! And you're right, quite foreseeable.<br>
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<div dir="ltr"><br>
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<div dir="ltr">I see no SOL issue because breach just happened. That said, if the agreement had no end date, would that violate the Rule Against Perpetuities? I think the real issue is damages. What financial loss did your client suffer as a result of the breach? Absent a liquidated damages term, I don't think they can recover, notwithstanding the obvious emotional distress. Not on a breach of contract action, and likely not any tort claim either.<br>
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<div dir="ltr">I hope that helps. I look forward to other thoughts.<br>
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<div dir="ltr">Craig<br>
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<div dir="ltr">Craig Blackmon, Attorney at Law<br>
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<div dir="ltr">Seattle Real Estate Lawyer<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/">http://www.seattlepropertylawyer.com/</a>><br>
</div>
<div dir="ltr">92 Lenora St. (The Makers Space, a shared work environment)<br>
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<div dir="ltr">Seattle WA 98121<br>
</div>
<div dir="ltr">Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
</div>
<div dir="ltr">@LawyerBroker<<a target="_blank" rel="noopener noreferrer" href="https://twitter.com/LawyerBroker">https://twitter.com/LawyerBroker</a>><br>
</div>
<div dir="ltr">How to Buy Without an Agent<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent">http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent</a>> | How to Sell FSBO<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO">http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO</a>> | RE Glossary<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary">http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary</a>><br>
</div>
<div dir="ltr">CONFIDENTIALITY NOTICE: This communication is a private, confidential electronic communication encompassed by 18 USC 2510. It is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of its confidential or privileged nature. Any review or distribution by others is strictly prohibited. If you are not the intended recipient please inform the sender and destroy all copies.<br>
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<div dir="ltr">On Wed, Jun 5, 2019 at 12:43 PM Kristina Driessen <<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a><mailto:<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a>>> wrote:<br>
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<div dir="ltr">I have a purchase and sale agreement dated 1997. The provision essentially states that the seller will have the ability to re-purchase "improvements' of the property at "some future time." The buyer was to give notice to seller if and when he ever had plans to remove the improvements/home [family home of seller]. The transaction closed. However, the agreement stated that this provision will<br>
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<div dir="ltr">would survive closing.<br>
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<div dir="ltr"><br>
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<div dir="ltr">The property was a home and lot. The value was in the land as it is deemed commercial. However, the buyer had the full ability to use the home/improvements until he elected to remove to build a commercial structure.<br>
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<div dir="ltr"><br>
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<div dir="ltr">As one would guess the buyer tore the house down with out any notice to seller. This occurred in the last few month.<br>
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<div dir="ltr"><br>
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<div dir="ltr">So we are looking at a situation 12 years post closing. Thoughts ?..........and/or does the statute of limitations prohibit<br>
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<div dir="ltr"><br>
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<div dir="ltr">Kristina A. Driessen<br>
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<div dir="ltr"><br>
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<div dir="ltr">Attorney at Law<br>
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<div dir="ltr"><br>
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<div dir="ltr">"A" Street Legal Services, Inc. P.S.<br>
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<div dir="ltr"><br>
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<div dir="ltr">16 A Street SE,<br>
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<div dir="ltr"><br>
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<div dir="ltr">Auburn, WA 98002<br>
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<div dir="ltr"><br>
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<div dir="ltr">Office: 253-939-0811<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Website: astreetlegalservices. com<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
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<div dir="ltr">Message: 6<br>
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<div dir="ltr">Date: Wed, 05 Jun 2019 15:20:14 -0700<br>
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<div dir="ltr">From: <<a ymailto="mailto:michael@westseattleattorney.com" rel="noopener noreferrer" href="mailto:michael@westseattleattorney.com">michael@westseattleattorney.com</a>><br>
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<div dir="ltr">To: "WSBA Real Property List" <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: [WSBARP] Referral in Redmond-Bellevue area Tenants displaced<br>
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<div dir="ltr"> by Fire in Redmond, asbestos<br>
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<div dir="ltr">Message-ID:<br>
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<div dir="ltr">Message: 7<br>
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<div dir="ltr">Date: Wed, 5 Jun 2019 22:28:33 +0000<br>
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<div dir="ltr">From: Kate Love <<a ymailto="mailto:KateL@law-hawks.com" rel="noopener noreferrer" href="mailto:KateL@law-hawks.com">KateL@law-hawks.com</a>><br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale<br>
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<div dir="ltr"> agreement.<br>
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<div dir="ltr">Message-ID:<br>
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<div dir="ltr"> <<a ymailto="mailto:MWHPR16MB1870F745C87499B0F5786B92F3160@MWHPR16MB1870.namprd16.prod.outlook.com" rel="noopener noreferrer" href="mailto:MWHPR16MB1870F745C87499B0F5786B92F3160@MWHPR16MB1870.namprd16.prod.outlook.com">MWHPR16MB1870F745C87499B0F5786B92F3160@MWHPR16MB1870.namprd16.prod.outlook.com</a>><br>
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<div dir="ltr">Isn?t there is a doctrine of merger, that any guarantees made in the contract but not in the deed are extinguished when the conveyance occurs to the buyer ?<br>
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<div dir="ltr">From: <a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Gregory L. Ursich<br>
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<div dir="ltr">Sent: Wednesday, June 05, 2019 2:03 PM<br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale agreement.<br>
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<div dir="ltr">I agree with Eric. I think it would only be enforceable if it was explicitly stated in the deed as a restriction or reservation on the land. Or, it would have to be in another recorded document between buyer and seller with conveyance language.<br>
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<div dir="ltr">[ibdr2]<br>
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<div dir="ltr">Gregory L. Ursich | Shareholder<br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
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<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr">vCard<<a target="_blank" rel="noopener noreferrer" href="http://www.insleebest.com/uploads/vcards/gursich.vcf">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>> | website<<a target="_blank" rel="noopener noreferrer" href="http://www.insleebest.com/">http://www.insleebest.com/</a>> | <a ymailto="mailto:gursich@insleebest.com" rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><mailto:<a ymailto="mailto:gursich@insleebest.com" rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
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<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended transmission shall not constitute waiver of the attorney-client or any other privilege.<br>
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<div dir="ltr"><br>
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<div dir="ltr">From: <a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>] On Behalf Of Eric Lanza<br>
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<div dir="ltr">Sent: Wednesday, June 05, 2019 1:27 PM<br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale agreement.<br>
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<div dir="ltr"><br>
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<div dir="ltr">Was the ability to re-purchase improvements phrased as a right of first refusal? Or does it more resemble an option to purchase?<br>
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<div dir="ltr">I think the open-endedness of the provision might cause trouble for the other side to enforce it as a valid option to purchase.<br>
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<div dir="ltr">Also, all encumbrances/interests in real estate must be by deed per 64.04.010.<br>
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<div dir="ltr"><br>
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<div dir="ltr">If they wanted to make that right enforceable, that right to re-purchase (or a limitation on Buyer?s ability to exercise rights incidental to fee ownership) should have been crafted as a deed restriction or some acknowledged document that reserved seller?s lingering interest in the property (?)<br>
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<div dir="ltr">Eric J. Lanza, J.D.<br>
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<div dir="ltr">[cid:<a ymailto="mailto:image002.png@01D51BB3.557C8EE0" rel="noopener noreferrer" href="mailto:image002.png@01D51BB3.557C8EE0">image002.png@01D51BB3.557C8EE0</a>]<br>
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<div dir="ltr">From: <a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>> On Behalf Of Craig Blackmon<br>
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<div dir="ltr">Sent: Wednesday, June 5, 2019 12:59 PM<br>
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<div dir="ltr">To: WSBA Real Property Listserv <<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a ymailto="mailto:wsbarp@lists.wsbarppt.com" rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] unique provision of a purchase and sale agreement.<br>
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<div dir="ltr">Interesting!!! And you're right, quite foreseeable.<br>
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<div dir="ltr">I see no SOL issue because breach just happened. That said, if the agreement had no end date, would that violate the Rule Against Perpetuities? I think the real issue is damages. What financial loss did your client suffer as a result of the breach? Absent a liquidated damages term, I don't think they can recover, notwithstanding the obvious emotional distress. Not on a breach of contract action, and likely not any tort claim either.<br>
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<div dir="ltr">I hope that helps. I look forward to other thoughts.<br>
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<div dir="ltr">Craig<br>
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<div dir="ltr">Craig Blackmon, Attorney at Law<br>
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<div dir="ltr">Seattle Real Estate Lawyer<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/">http://www.seattlepropertylawyer.com/</a>><br>
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<div dir="ltr">92 Lenora St. (The Makers Space, a shared work environment)<br>
</div>
<div dir="ltr">Seattle WA 98121<br>
</div>
<div dir="ltr">Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
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<div dir="ltr">@LawyerBroker<<a target="_blank" rel="noopener noreferrer" href="https://twitter.com/LawyerBroker">https://twitter.com/LawyerBroker</a>><br>
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<div dir="ltr">How to Buy Without an Agent<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent">http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent</a>> | How to Sell FSBO<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO">http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO</a>> | RE Glossary<<a target="_blank" rel="noopener noreferrer" href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary">http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary</a>><br>
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<div dir="ltr">CONFIDENTIALITY NOTICE: This communication is a private, confidential electronic communication encompassed by 18 USC 2510. It is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of its confidential or privileged nature. Any review or distribution by others is strictly prohibited. If you are not the intended recipient please inform the sender and destroy all copies.<br>
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<div dir="ltr">On Wed, Jun 5, 2019 at 12:43 PM Kristina Driessen <<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a><mailto:<a ymailto="mailto:kristina@rdattys.comcastbiz.net" rel="noopener noreferrer" href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a>>> wrote:<br>
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<div dir="ltr">I have a purchase and sale agreement dated 1997. The provision essentially states that the seller will have the ability to re-purchase "improvements' of the property at "some future time." The buyer was to give notice to seller if and when he ever had plans to remove the improvements/home [family home of seller]. The transaction closed. However, the agreement stated that this provision will<br>
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<div dir="ltr">would survive closing.<br>
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<div dir="ltr"><br>
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<div dir="ltr">The property was a home and lot. The value was in the land as it is deemed commercial. However, the buyer had the full ability to use the home/improvements until he elected to remove to build a commercial structure.<br>
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<div dir="ltr">As one would guess the buyer tore the house down with out any notice to seller. This occurred in the last few month.<br>
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<div dir="ltr"><br>
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<div dir="ltr">So we are looking at a situation 12 years post closing. Thoughts ?..........and/or does the statute of limitations prohibit<br>
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<div dir="ltr">Kristina A. Driessen<br>
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<div dir="ltr"><br>
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<div dir="ltr">Attorney at Law<br>
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<div dir="ltr"><br>
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<div dir="ltr">"A" Street Legal Services, Inc. P.S.<br>
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<div dir="ltr"><br>
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<div dir="ltr">16 A Street SE,<br>
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<div dir="ltr"><br>
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<div dir="ltr">Auburn, WA 98002<br>
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<div dir="ltr"><br>
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<div dir="ltr">Office: 253-939-0811<br>
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<div dir="ltr"><br>
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<div dir="ltr">Website: astreetlegalservices. com<br>
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<div dir="ltr">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
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<div dir="ltr">End of WSBARP Digest, Vol 57, Issue 5<br>
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