<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40">
<head>
<meta http-equiv="Content-Type" content="text/html; charset=us-ascii">
<meta name="Generator" content="Microsoft Word 15 (filtered medium)">
<style><!--
/* Font Definitions */
@font-face
{font-family:"Cambria Math";
panose-1:2 4 5 3 5 4 6 3 2 4;}
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri",sans-serif;}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:#0563C1;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:#954F72;
text-decoration:underline;}
p.MsoListParagraph, li.MsoListParagraph, div.MsoListParagraph
{mso-style-priority:34;
margin-top:0in;
margin-right:0in;
margin-bottom:0in;
margin-left:.5in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri",sans-serif;}
p.msonormal0, li.msonormal0, div.msonormal0
{mso-style-name:msonormal;
mso-margin-top-alt:auto;
margin-right:0in;
mso-margin-bottom-alt:auto;
margin-left:0in;
font-size:11.0pt;
font-family:"Calibri",sans-serif;}
span.EmailStyle19
{mso-style-type:personal;
font-family:"Calibri",sans-serif;
color:windowtext;}
span.EmailStyle20
{mso-style-type:personal-reply;
font-family:"Calibri",sans-serif;
color:windowtext;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
/* List Definitions */
@list l0
{mso-list-id:276643080;
mso-list-template-ids:1083343728;}
@list l1
{mso-list-id:881861835;
mso-list-type:hybrid;
mso-list-template-ids:1982365630 67698703 67698713 67698715 67698703 67698713 67698715 67698703 67698713 67698715;}
@list l1:level1
{mso-level-tab-stop:none;
mso-level-number-position:left;
text-indent:-.25in;}
@list l1:level2
{mso-level-number-format:alpha-lower;
mso-level-tab-stop:none;
mso-level-number-position:left;
text-indent:-.25in;}
@list l1:level3
{mso-level-number-format:roman-lower;
mso-level-tab-stop:none;
mso-level-number-position:right;
text-indent:-9.0pt;}
@list l1:level4
{mso-level-tab-stop:none;
mso-level-number-position:left;
text-indent:-.25in;}
@list l1:level5
{mso-level-number-format:alpha-lower;
mso-level-tab-stop:none;
mso-level-number-position:left;
text-indent:-.25in;}
@list l1:level6
{mso-level-number-format:roman-lower;
mso-level-tab-stop:none;
mso-level-number-position:right;
text-indent:-9.0pt;}
@list l1:level7
{mso-level-tab-stop:none;
mso-level-number-position:left;
text-indent:-.25in;}
@list l1:level8
{mso-level-number-format:alpha-lower;
mso-level-tab-stop:none;
mso-level-number-position:left;
text-indent:-.25in;}
@list l1:level9
{mso-level-number-format:roman-lower;
mso-level-tab-stop:none;
mso-level-number-position:right;
text-indent:-9.0pt;}
@list l2
{mso-list-id:1864438795;
mso-list-template-ids:1494139834;}
@list l2:level1
{mso-level-start-at:2;
mso-level-tab-stop:.5in;
mso-level-number-position:left;
text-indent:-.25in;}
ol
{margin-bottom:0in;}
ul
{margin-bottom:0in;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1026" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]-->
</head>
<body lang="EN-US" link="#0563C1" vlink="#954F72">
<div class="WordSection1">
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo3">You can ask for both specific performance and damages for the portion that is impossible to perform (obtaining the easement). From the WSBA Real Property Deskbook, Vol. 4, Ch. 6 on
Specific Performance: "In granting specific performance, a court also may order any additional relief required to make the contracting parties whole. For example, in
<u>Carpenter v. Folkerts</u>, 29 Wn.App. 73, 627 P.2d 559 (1981), when the defendants were unable to convey title free from encumbrances, the court ordered the defendants to convey the title they held and to pay damages to cover any fees the plaintiffs might
incur in removing the encumbrances....When specific performance is granted against a vendor who is unable to convey all of the property, a court may order conveyance of title with an abatement in purchase price.
<u>Streater v. White</u>, 26 Wn.App. 430, 613 P.2d 187, <u>review denied</u>, 94 Wn.2d 1014 (1980)."<o:p></o:p></li></ol>
<p class="MsoListParagraph"><o:p> </o:p></p>
<ol style="margin-top:0in" start="2" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo3">That does sound a lot like an after-the-fact attempt to recharacterize the property. There are multiple possible defenses to a claim that it's community property. Unfortunately, it's
all a mess of litigation and delay that might not make it worth it. Realistically, the Buyer should get a quitclaim or other ratification by the spouse anyway, even if it is the separate property of the husband. But, regarding the specific question of defenses
to a claim that the wife didn't agree to sell: The four standard categories of defenses are estoppel, authorization, ratification, and acquiescence. In the case law, this is considered a question of "joinder" – did the non-acting spouse join in the transaction
in some way even if she didn't actually sign the contract. From the WSBA Community Property Deskbook, Ch. 4.1 on joinder: See
<u>Sander</u>, 71 Wn.2d 25 (estoppel); <u>Whiting v. Johnson</u>, 64 Wn.2d 135, 390 P.2d 985 (1964) (authorization);
<u>Tombari v. Griepp</u>, 55 Wn.2d 771, 350 P.2d 452 (1960) (ratification); <u>Campbell v. Webber</u>, 29 Wn.2d 516, 188 P.2d 130 (1947) (estoppel);
<u>In re Horse Heaven Irr. Dist.</u>, 19 Wn.2d 89, 141 P.2d 400 (1943) (ratification);
<u>Konnerup v. Frandsen</u>, 8 Wash. 551, 36 P. 493 (1884) (authorization). Of course, that all assumes that the property is in fact community and not H's separate property.<o:p></o:p></li></ol>
<p class="MsoListParagraph"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-left:.5in">More from the CP Deskbook: "If the nonowning spouse erroneously represents the character of an asset, the owning spouse is not thereby estopped from asserting separate entitlement. See
<u>Glaze v. Pullman State Bank</u>, 91 Wash. 187, 157 P. 488 (1916). If the spouses have conspired to defraud or mislead a third person, a different result might be expected.
<u>Curtis v. Janzen</u>, 7 Wash. 58, 34 P. 131 (1893)."<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-left:.5in">The contract is <b><i>not</i></b> void. If the property is genuinely community, then the contract is
<b><i>voidable</i></b> at the option of the non-signing spouse, absent estoppel, authorization, ratification, acquiescence, conspiracy to defraud a third person, etc. More from the CP Deskbook: "The conveyance of community realty by one spouse alone when the
other spouse is incompetent has been held void. <u>Rustad v. Rustad</u>, 61 Wn.2d 176, 377 P.2d 414 (1963). Generally, the cases declare that a real property transfer by one spouse alone is voidable by the other spouse.
<u>Sander v. Wells</u>, 71 Wn.2d 25, 426 P.2d 481 (1967); see also Harry M. Cross,
<u>The Community Property Law in Washington</u> (Revised 1985), 61 Wash. L. Rev. 13 (1986). The same holds true with respect to a contract to sell community realty, which is proscribed just as the conveyance is. See, e.g.,
<u>Holyoke v. Jackson</u>, 3 Wash. Terr. 235, 3 P. 841 (1882)."<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal">Sincerely,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric C. Nelsen<o:p></o:p></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="MsoNormal">1417 31st Ave South<o:p></o:p></p>
<p class="MsoNormal">Seattle WA 98144-3909<o:p></o:p></p>
<p class="MsoNormal">206-625-0092<o:p></o:p></p>
<p class="MsoNormal">eric@sayrelawoffices.com<o:p></o:p></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>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Samuel M. Meyler<br>
<b>Sent:</b> Tuesday, December 24, 2019 9:45 AM<br>
<b>To:</b> wsbarp@lists.wsbarppt.com; wsbapt@lists.wsbarppt.com<br>
<b>Subject:</b> [WSBAPT] Specific Enforcement? Void Agreement? Happy Holidays!<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<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>