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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>And as a practical matter, if tenant is low income he/she probably does not have the resources to secure a new place to move to.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>From:</span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Thursday, August 8, 2019 3:00 PM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Landlord Tenant Act apply to defective sale<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>I think Paul's suggestion is the most effective. The headache of removing someone in possession is so much more expensive and time-consuming then a simple and entirely legal "bribe."<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Eric<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>1417 31st Ave South<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Seattle WA 98144-3909<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>fax 206-625-9040<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> <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>Paul Neumiller<br><b>Sent:</b> Thursday, August 08, 2019 2:21 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Landlord Tenant Act apply to defective sale<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Ok, this may not be a very PC answer (and I fully expect to get publicly flogged) but you might want to politely threaten the buyer with a parade of horrible and expensive things. After that sinks in, then generously come up with the “creative solution” that the seller <i>might</i> be willing to pay the buyer $500 to move and “we’ll forget this whole thing happened.” In other words, pay ‘em to move. Cash for keys.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p> </o:p></span></p><p class=MsoNormal><a name="Paul_A__Neumiller"><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><img border=0 width=250 height=150 style='width:2.6041in;height:1.5625in' id="_x0000_i1025" src="cid:image001.jpg@01D54DFD.94D2DF50"></span></a><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt'>IMPORTANT NOTICE: This e-mail message is intended to be received only by persons entitled to receive the confidential information it may contain. E-mail messages to clients of Paul A. Neumiller presumptively contain information that is confidential and legally privileged; e-mail messages to non-clients are normally confidential and may also be legally privileged. Please do not read, copy, forward or store this message unless you are the intended recipient of it. If you have received this message in error, please forward it back to the sender and delete it completely from your computer system.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt'>E-mail communication on the Internet may NOT be secure. There is a risk that this confidential communication may be intercepted illegally. There may also be a risk of waiving attorney-client and/or work-product privileges that may attach to this communication. DO NOT forward this message to a third party. If you have any questions regarding this notice, please contact the sender.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:9.0pt'> <o:p></o:p></span></p></div><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>From:</span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> <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>Josh Grant<br><b>Sent:</b> Thursday, August 8, 2019 1:54 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] Landlord Tenant Act apply to defective sale<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>Thanks all.</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'> This is a very low income tenant/purchaser who has turned an old run down mobile home into something that may have a negative value. IT is an eye-sore. With only 2 payments all year the tenant/buyer is $2400 behind. The owner lives in another city and appears to be a low income senior citizen.</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>The client’s goal is to </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>declare it breached/ineffective/unenforceable and terminate it, coupled with a demand for rent sufficient to get toward completing an unlawful detainer to get him out. </span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>But is the consensus that a 90 day notice of intent to forfeit such a poorly drafted contract required?. </span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>The language is “Client <em><span style='font-family:"Calibri",sans-serif'>agrees to sell</span></em> to “named party” premises described by address and a tax parcel number for $40,000 with payments at $400 per month”. It might be a option to purchase or a P&S?? The only other thing it calls for tenant/purchaser to pay property taxes, home owners insurance (which never happened), and utilities which are paid up to city.</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>I am just trying to figure out if there is an inexpensive way out.</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>There is no legal description, just an address and a tax parcel number .</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>As I re-examine it, the “purchaser’s” signature is notarized but the seller did not sign the document (although he had a handwritten separate document with similar terms that he signed).</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>Thanks</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>Josh</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'> <o:p></o:p></span></p></div><div><div><div><div><p class=MsoNormal><strong><span style='font-size:18.0pt;font-family:"Calibri",sans-serif;color:#004080'>Joshua F. Grant</span></strong><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:#004080'><br></span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><img border=0 width=207 height=43 style='width:2.1597in;height:.4444in' id="_x0000_i1026" src="cid:image002.png@01D54DFD.94D2DF50" alt=advocates><br></span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#004080'>P. O. Box 619<br>Wilbur, WA 99185<br>509 647 5578</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div></div></div></div><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <o:p></o:p></span></p></div><div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <a href="mailto:Eric@sayrelawoffices.com" title="Eric@sayrelawoffices.com">Eric Nelsen</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>Sent:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> Thursday, August 08, 2019 1:16 PM<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>To:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <a href="mailto:wsbarp@lists.wsbarppt.com" title="wsbarp@lists.wsbarppt.com">wsbar</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>Subject:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> Re: [WSBARP] Landlord Tenant Act apply to defective sale<o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:black'> <o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>I saw Roger Moss's post recommending a negotiated fix to this situation, and I heartily agree if the buyer/tenant will cooperate.<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>That said, some thoughts on the contractual situation. Was the buyer living in the house before the contract was signed, or did buyer move in at the time of signing? If buyer was paying rent before, there might be an underlying rental agreement you could use. Client really needs to figure out the goal, though. Would client prefer to (A) get the contract fixed up into a proper real estate installment contract so it can be regularly enforced, or (B) declare it breached/ineffective/unenforceable and terminate it, coupled with a demand for rent sufficient to get toward completing an unlawful detainer to get him out.<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>The contract probably is not specifically enforceable because 3 paragraphs isn't likely to include all the necessary elements of a REPSA. Doctrine of part performance might help the buyer, though, but I can't tell without more facts. With the buyer occupying the house, the seller is at a disadvantage, so a negotiated solution might be cheapest.<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> </span><span style='font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Eric<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> </span><span style='font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>1417 31st Ave South<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Seattle WA 98144-3909<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>fax 206-625-9040<o:p></o:p></span></p></div><p class=MsoNormal><span style='color:black'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <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>Josh Grant<br><b>Sent:</b> Thursday, August 08, 2019 12:09 PM<br><b>To:</b> wsbar<br><b>Subject:</b> [WSBARP] Landlord Tenant Act apply to defective sale<o:p></o:p></span></p></div></div><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>Client entered into a home-made “contract” to sell residence for $40,000. Nothing was ever recorded. No REET paid. Only 2 $400 per month payments made so far in 2019. “Contract” is about 3 paragraphs long, but was signed and notarized. “If the payment is missed for 3 consecutive months the property will be repossessed by [seller]”...</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>Client wants to consider it a rent to own agreement notwithstanding rent is never mentioned and give a 14 day notice to pay rent or vacate and then file unlawful detainer action under the landlord tenant act.</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Calibri",sans-serif;color:black'>any thoughts?</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div><div><div><div><div><p class=MsoNormal><strong><span style='font-size:18.0pt;font-family:"Calibri",sans-serif;color:#004080'>Joshua F. Grant</span></strong><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:#004080'><br></span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><img border=0 width=207 height=43 style='width:2.1597in;height:.4444in' id="_x0000_i1027" src="cid:image002.png@01D54DFD.94D2DF50" alt=advocates><br></span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#004080'>P. O. Box 619<br>Wilbur, WA 99185<br>509 647 5578</span><span style='font-size:14.0pt;font-family:"Calibri",sans-serif;color:black'><o:p></o:p></span></p></div></div></div></div></div></div><div class=MsoNormal align=center style='text-align:center'><span style='font-family:"Calibri",sans-serif;color:black'><hr size=1 width="100%" align=center></span></div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:black'>***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><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p></div></div></div></div></body></html>