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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal>Listmates,<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>As we head into the holiday, I am in need of some feedback on a couple of issues. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Buyer and Seller enter into a Real Estate Purchase and Sale Agreement (“PSA”). Seller had access to waterfront and a dock that was on a neighbor’s property with no easement of record. Seller represented that they have always had use of the waterfront access and dock and will obtain an easement from the neighbor. Seller has had the property listed for an extended period of time, has gone through multiple listing agents and multiple price drops so they are motivated to sell. The obligation to obtain an easement is added to the PSA via addendum. Seller than takes no action to obtain the easement until a week before closing and is unable to secure it by closing. Buyer asks for a reduction in the price. Seller refuses to reduce the price. Buyer deposited all funds with escrow and executed all documents necessary to close. Seller refused to close the transaction. Buyer initiates an action for specific performance and breach of contract. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b>First Question:</b> The property could be transferred to the buyer without the easement, but the term that obligates the seller to obtain the easement from a third-party neighbor is, nevertheless, a part of the contract. Is specific performance available as a remedy to force the sale of the property without the easement, even though the PSA contemplates the action of the third-party neighbor? In other words, is specific performance available to force the sale, subject to seeking damages for the difference in value of the property without the easement? <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b>Second Question:</b> The Seller, a married man, inherited the property. Listing details indicated that only the husband owned the property and the PSA only identifies the husband as the seller. Seller completed Form 17 and indicated that they had the legal authority to sell the property. In an effort to get out of the deal, wife now claims community property and claims that the agreement is void because she never signed the PSA. There is a presumption that the parcel is separate property pursuant to RCW 26.16.010. I am contemplating amending the complaint to add a declaratory judgment claim seeking a declaration that the property is separate property as well as a claim for fraud by the husband and possible civil conspiracy against both for conspiring to defraud the buyer by making unfounded claims. Is there any legitimacy to the claim that the PSA is void? How might you combat this? <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Samuel M. Meyler</span></b><o:p></o:p></p><p class=MsoNormalCxSpMiddle style='margin-bottom:12.0pt;mso-add-space:auto'><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Meyler Legal, PLLC </span></b><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>1700 Westlake Ave. N., Ste. 200<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Seattle, Washington 98109</span><o:p></o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Tel:</span></b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'> 206.876.7770<o:p></o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Fax:</span></b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'> 206.876.7771<o:p></o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Email:</span></b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'> </span><a href="mailto:samuel@meylerlegal.com"><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>samuel@meylerlegal.com</span></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'> </span><o:p></o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>NOTICE:</span></b><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:blue'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Arial",sans-serif;color:blue'>This electronic message contains information which may be Confidential or Privileged and constitutes an electronic communication within the meaning of the Electronic Communications Privacy Act 18 USC 2510. The information is intended to be for the use of the individual or entity named above. If you are not the intended recipient, please be aware that any disclosure, copying, distribution or use of the contents of this information is prohibited. If you received this transmission in error, please notify the sender and delete the copy you received together with any attachments. Thank you.</span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>