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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext">I think merger ought to apply and preclude any such claim if the parties used a NWMLS form purchase and sale agreement including the Form 35 Inspection
Contingency and did not include additional language in the nature of a warranty or expressly stating survival beyond closing. Section 1(d) of the inspection contingency states that “repairs shall be accomplished at Seller’s expense in a commercially reasonable
manner and in accordance with all applicable laws ….” It goes on to say that “Seller’s repairs are subject to re-inspection and approval, prior to Closing, by the inspector who recommended the repair if Buyer elects to order and pay for such re-inspection.”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext">The Buyer also has a separate right to do a final walk through of the property before closing to confirm the “Seller has maintained the property and systems/appliances”
per section F of the Form 21 purchase and sale agreement. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext">Accordingly, the buyer is given ample opportunity to inspect the agreed upon repairs to affirm they were adequately completed. There is no language in
the standard forms whereby the seller warrants those repairs beyond the day of closing. Plus we’ve seen plenty of
<i>caveat emptor</i> leaning court decisions, so I’d say the impetus is on buyers to be diligent. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext">Marc Holmes, JD<br>
Holmes Law Group PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext">2303 W. Commodore Way, Suite 306<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext">Seattle, WA 98199<br>
</span><span style="color:windowtext"><a href="mailto:marc@holmeslawgroup.com"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">marc@holmeslawgroup.com</span></a></span><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:windowtext"><br>
(206) 357-4224 (ofc)<br>
(206) 849-0853 (cell)<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="color:windowtext">From:</span></b><span style="color:windowtext"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Kary Krismer<br>
<b>Sent:</b> Saturday, August 31, 2019 9:04 AM<br>
<b>To:</b> wsbarp@lists.wsbarppt.com<br>
<b>Subject:</b> Re: [WSBARP] Liability of seller who agrees to repair and repair fails<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p>I don't have any authority, but I"m pretty sure it is not precluded. Before you go too far down that road I would first look to see if the language of the repair request was complied with. 35R requests are often very poorly drafted such that even a mere
attempt to fix might be sufficient to comply with the request (or a half-ass repair sufficient).
<o:p></o:p></p>
<p class="MsoNormal">Kary L. Krismer<br>
<br>
<o:p></o:p></p>
<pre>John L. Scott, Inc. <o:p></o:p></pre>
<pre>206 723-2148<o:p></o:p></pre>
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<p class="MsoNormal">On 8/31/2019 12:09 AM, Andrew Hay wrote:<o:p></o:p></p>
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<p class="MsoNormal">Here is an awkward sentence but it is Friday night…. is a residential buyer’s claim to force a seller to pay for a redo of an agreed repair that was ineffective in solving the problem precluded by doctrine of merger?<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Berlin Sans FB ,sans-serif",serif">Andrew Hay</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB ,sans-serif",serif">Hay & Swann PLLC</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB ,sans-serif",serif">201 S. 34<sup>th</sup> St.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB ,sans-serif",serif">Tacoma, WA 98418</span><o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-family:"Berlin Sans FB ,sans-serif",serif"><a href="http://www.washingtonlaw.net/"><span style="color:#0563C1">www.washingtonlaw.net</span></a></span></i><o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-family:"Berlin Sans FB ,sans-serif",serif"><a href="mailto:andrewhay@washingtonlaw.net"><span style="color:#0563C1">andrewhay@washingtonlaw.net</span></a></span></i><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB ,sans-serif",serif">253.272.2400 (w)</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB ,sans-serif",serif">253.377.3085 (c)</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Berlin Sans FB ,sans-serif",serif">THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY
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<o:p></o:p></p>
<pre>***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.***<o:p></o:p></pre>
<pre><o:p> </o:p></pre>
<pre>_______________________________________________<o:p></o:p></pre>
<pre>WSBARP mailing list<o:p></o:p></pre>
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