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<p class="MsoNormal">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 ?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Gregory L. Ursich<br>
<b>Sent:</b> Wednesday, June 05, 2019 2:03 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] unique provision of a purchase and sale agreement.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:black">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.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt">Gregory L. Ursich </span></b><span style="font-size:10.0pt">| Shareholder<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt">Skyline Tower, Suite 1500 | 10900 NE 4<sup>th</sup> Street | Bellevue, WA 98004<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:-4.15pt"><span style="font-size:9.0pt">P: 425.450.4258 | F: 425.635.7720<o:p></o:p></span></p>
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</span><u><span style="font-size:9.0pt;color:blue"><a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a></span></u><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<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">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Eric Lanza<br>
<b>Sent:</b> Wednesday, June 05, 2019 1:27 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] unique provision of a purchase and sale agreement.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Was the ability to re-purchase improvements phrased as a right of first refusal? Or does it more resemble an option to purchase?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I think the open-endedness of the provision might cause trouble for the other side to enforce it as a valid option to purchase.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Also, all encumbrances/interests in real estate must be by deed per 64.04.010.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">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 (?)<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Eric J. Lanza, J.D.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><img border="0" width="492" height="223" style="width:5.125in;height:2.325in" id="Picture_x0020_1" src="cid:image002.png@01D51BB3.557C8EE0"><o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<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>Craig Blackmon<br>
<b>Sent:</b> Wednesday, June 5, 2019 12:59 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] unique provision of a purchase and sale agreement.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Interesting!!! And you're right, quite foreseeable. <o:p></o:p></p>
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<p class="MsoNormal">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.<o:p></o:p></p>
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<p class="MsoNormal">I hope that helps. I look forward to other thoughts.<o:p></o:p></p>
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<p class="MsoNormal">Craig<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:9.5pt">Craig Blackmon, Attorney at Law<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><a href="http://www.seattlepropertylawyer.com/" target="_blank">Seattle Real Estate Lawyer</a></span><span style="font-size:9.5pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#212121">92 Lenora St. (The Makers Space, a shared work environment) </span><span style="font-size:9.5pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#212121">Seattle WA 98121</span><span style="font-size:9.5pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#212121">Office/Cell: </span><span style="font-size:9.5pt">(206) 369-5949 Fax: (206) 770-7328 <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:9.5pt"><a href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent" target="_blank">How to Buy Without an Agent</a> | <a href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO" target="_blank">How
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<p class="MsoNormal">On Wed, Jun 5, 2019 at 12:43 PM Kristina Driessen <<a href="mailto:kristina@rdattys.comcastbiz.net">kristina@rdattys.comcastbiz.net</a>> wrote:<o:p></o:p></p>
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<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black">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 <o:p></o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black">would survive closing. <o:p></o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black"><o:p> </o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black">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. <o:p></o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black"><o:p> </o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black">As one would guess the buyer tore the house down with out any notice to seller. This occurred in the last few month. <o:p></o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black"><o:p> </o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black">So we are looking at a situation 12 years post closing. Thoughts ?..........and/or does the statute of limitations prohibit<o:p></o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="color:black"><o:p> </o:p></span></p>
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<p style="margin:0in;margin-bottom:.0001pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Kristina A. Driessen</span></b><span style="color:black"><o:p></o:p></span></p>
<p style="margin:0in;margin-bottom:.0001pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Attorney at Law</span></b><span style="color:black"><o:p></o:p></span></p>
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<p style="margin:0in;margin-bottom:.0001pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Office: 253-939-0811</span></b><span style="color:black"><o:p></o:p></span></p>
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