<html><head></head><body><div class="ydp3add4e17yahoo-style-wrap" style="font-family:Arial, Helvetica, sans-serif;font-size:16px;"><div><div dir="ltr" data-setdir="false">I would object to any evidence of an agreement to buy the property. The court may well deny it, assuming it can sort it out, but you preserve the objection. The defendant has to overcome the statute of frauds by way of part performance or some form of estoppel. </div><div dir="ltr" data-setdir="false"><br></div><div dir="ltr" data-setdir="false">Steve</div><div><br></div><div class="ydp3add4e17signature"><div style="color: black; font-style: normal; font-weight: normal; font-stretch: normal; font-size: 10pt; line-height: normal; font-family: Arial, Helvetica, sans-serif;"><div style="color: black; font-style: normal; font-weight: normal; font-stretch: normal; font-size: 10pt; line-height: normal; font-family: Arial, Helvetica, sans-serif;"><span style="font-style:italic;font-weight:700;color:mediumblue;">Stephen Whitehouse</span><div><span style="color:rgb(0, 0, 205);font-style:italic;font-weight:700;">Whitehouse & Nichols, LLP</span></div><div><span style="font-style:italic;font-weight:700;">P.O. Box 1273</span></div><div><span style="font-style:italic;font-weight:700;">601 W. Railroad Ave. </span></div><div><span style="font-style:italic;font-weight:700;">Shelton, Wa. 98584</span></div><div><span style="font-style:italic;font-weight:700;">360-426-5885</span></div><div><span style="font-style:italic;font-weight:700;">swhite8893@aol.com</span></div><div><span style="color:rgb(0, 0, 205);font-style:italic;font-weight:700;"><br></span></div></div></div></div></div>
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On Wednesday, April 19, 2023 at 09:38:59 AM PDT, <wsbarp-request@lists.wsbarppt.com> wrote:
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<div><div dir="ltr">Send WSBARP mailing list submissions to<br></div><div dir="ltr"> <a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">To subscribe or unsubscribe via the World Wide Web, visit<br></div><div dir="ltr"> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">or, via email, send a message with subject or body 'help' to<br></div><div dir="ltr"> <a href="mailto:wsbarp-request@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-request@lists.wsbarppt.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">You can reach the person managing the list at<br></div><div dir="ltr"> <a href="mailto:wsbarp-owner@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-owner@lists.wsbarppt.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">When replying, please edit your Subject line so it is more specific<br></div><div dir="ltr">than "Re: Contents of WSBARP digest..."<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">Today's Topics:<br></div><div dir="ltr"><br></div><div dir="ltr"> 1. Re: Litigation and Statute of Frauds (Stromberg, Spencer)<br></div><div dir="ltr"> 2. Re: Litigation and Statute of Frauds (Paul Neumiller)<br></div><div dir="ltr"> 3. Re: Litigation and Statute of Frauds (Eric Nelsen)<br></div><div dir="ltr"> 4. Re: "Linkage" Agreement (Kelby Derenick)<br></div><div dir="ltr"> 5. Re: Litigation and Statute of Frauds (Sullivan, Brett)<br></div><div dir="ltr"> 6. Re: "Linkage" Agreement (Paul Drayna)<br></div><div dir="ltr"> 7. Re: "Linkage" Agreement (Annie Fitzsimmons)<br></div><div dir="ltr"> 8. Referral (Mark Vohr)<br></div><div dir="ltr"> 9. Re: Litigation and Statute of Frauds (Jason Burnett)<br></div><div dir="ltr"> 10. Re: Referral (Jan Kelly)<br></div><div dir="ltr"> 11. Scam Alert (Jan Kelly)<br></div><div dir="ltr"> 12. Re: Referral (Mark Vohr)<br></div><div dir="ltr"> 13. Re: Litigation and Statute of Frauds (Catherine Clark)<br></div><div dir="ltr"> 14. Re: Litigation and Statute of Frauds (Eric Nelsen)<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">----------------------------------------------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 1<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 14:59:54 -0700<br></div><div dir="ltr">From: "Stromberg, Spencer" <<a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <CAGyXgZLV7NpBHfV5ip=cdXWG_sc0WN0KiDPt3yOeJFygZA0NOA@mail.gmail.com><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Kelby. I represented a defendant in a UD case several years<br></div><div dir="ltr">back who claimed he had an agreement to buy the property, and we lost<br></div><div dir="ltr">because we didn't satisfy the statute of frauds. My client had an email or<br></div><div dir="ltr">two and his testimony that it was a "rent to own" situation (plaintiff was<br></div><div dir="ltr">his sister!). Is it too late for SJ? If discovery hasn't produced a signed<br></div><div dir="ltr">agreement that adequately identifies the property and the terms of sale,<br></div><div dir="ltr">you should win on SJ. At trial, I don't think there's much weighing of<br></div><div dir="ltr">evidence - there's either a written contract or there isn't. If there is a<br></div><div dir="ltr">written contract, the judge should then be the one to weigh the evidence as<br></div><div dir="ltr">a matter of law only in the event there is some question about whether a<br></div><div dir="ltr">written agreement adequately describes the property or the terms.<br></div><div dir="ltr"><br></div><div dir="ltr">*Spencer A. W. Stromberg*<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com <<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook <<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn <<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter <<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and<br></div><div dir="ltr">may be protected by legal privilege. If you are not the intended recipient,<br></div><div dir="ltr">be aware that any disclosure, copying or distribution, or use of this email<br></div><div dir="ltr">or any attachment is prohibited. If you have received this email in error,<br></div><div dir="ltr">please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a>><br></div><div dir="ltr">wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> I would think that whether a contract exists for the sale of the property<br></div><div dir="ltr">> would be a question of fact. So, if you are representing the Plaintiff in<br></div><div dir="ltr">> the trial, when your client testifies and in anticipation of what the<br></div><div dir="ltr">> Defendant is going to argue, have the Plaintiff provide testimony<br></div><div dir="ltr">> that there was no contract for the<br></div><div dir="ltr">> sale of the property. Then, after the Defendant is finished with<br></div><div dir="ltr">> presenting his/her defense and counterclaims and introduces whatever<br></div><div dir="ltr">> documents into evidence, you can recall your client to provide rebuttal<br></div><div dir="ltr">> testimony to address whatever the Defendant introduced. After the<br></div><div dir="ltr">> evidentiary part of the trial is over, if there was no evidence of a<br></div><div dir="ltr">> contract, move the court for dismissal of that counterclaim under CR 41 or<br></div><div dir="ltr">> CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful<br></div><div dir="ltr">> detainer trials).<br></div><div dir="ltr">><br></div><div dir="ltr">> If the judge won't dismiss it, then just argue at closing that the<br></div><div dir="ltr">> Defendant cannot prevail on the counterclaim because there was no contract<br></div><div dir="ltr">> and the statute of frauds case law requires a contract (cite and argue<br></div><div dir="ltr">> statute of frauds case law).<br></div><div dir="ltr">><br></div><div dir="ltr">> Kelby J. Derenick<br></div><div dir="ltr">> Attorney<br></div><div dir="ltr">><br></div><div dir="ltr">> *9414 State Ave., Suite E*<br></div><div dir="ltr">><br></div><div dir="ltr">> *Marysville, WA 98270Ph: (206) 659-5061*<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *14 E. Main Street, Suite 207*<br></div><div dir="ltr">> *Walla Walla, WA 99362*<br></div><div dir="ltr">> *Ph: (509) 676-9805*<br></div><div dir="ltr">><br></div><div dir="ltr">> CONFIDENTIALITY NOTICE: This electronic mail message contains information<br></div><div dir="ltr">> that (a) is or may be legally privileged, confidential, proprietary in<br></div><div dir="ltr">> nature, or otherwise protected by law from disclosure, and (b) is intended<br></div><div dir="ltr">> only for the use of the Addressee(s) named herein. If you are not the<br></div><div dir="ltr">> intended recipient, an addressee, or the person responsible for delivering<br></div><div dir="ltr">> this to an addressee, you are hereby notified that reading, using, copying,<br></div><div dir="ltr">> or distributing any part of this message is strictly prohibited. If you<br></div><div dir="ltr">> have received this electronic mail message in error, please contact me<br></div><div dir="ltr">> immediately and take the steps necessary to delete the message completely<br></div><div dir="ltr">> from your computer system. Thank you.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a>><br></div><div dir="ltr">> wrote:<br></div><div dir="ltr">><br></div><div dir="ltr">>> So I have a trial coming up where the occupant says occupant is buying<br></div><div dir="ltr">>> the house and I represent the LL who says the occupant is renting the house<br></div><div dir="ltr">>> and therefore subject to unlawful detainer. The occupant has little to<br></div><div dir="ltr">>> show that occupant is buying the house and therefore the statute of frauds<br></div><div dir="ltr">>> kicks in. But how? Is it a ?weight of the evidence type of thing? where<br></div><div dir="ltr">>> the occupant can still present oral testimony and a couple of documents<br></div><div dir="ltr">>> which don?t meet the requirements of the statute of limitations? Or, can I<br></div><div dir="ltr">>> object (on what grounds?) to the evidence from being presented at trial *in<br></div><div dir="ltr">>> the first place* because it fails to rise to the level of documentation<br></div><div dir="ltr">>> required by the statute of frauds? In other words, I have this thing<br></div><div dir="ltr">>> called the statute of frauds. On a practical basis, how do I use it at<br></div><div dir="ltr">>> trial?<br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>> BTW, I have read many sources regarding the statute and none have<br></div><div dir="ltr">>> addressed how it is used at trial.<br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>><br></div><div dir="ltr">>> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">>> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">>> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">>> others.***<br></div><div dir="ltr">>><br></div><div dir="ltr">>> _______________________________________________<br></div><div dir="ltr">>> WSBARP mailing list<br></div><div dir="ltr">>> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">>> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">>><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/621d930b/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/621d930b/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image001.jpg<br></div><div dir="ltr">Type: image/jpeg<br></div><div dir="ltr">Size: 14264 bytes<br></div><div dir="ltr">Desc: not available<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/621d930b/image001-0001.jpg" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/621d930b/image001-0001.jpg</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 2<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 22:53:07 +0000<br></div><div dir="ltr">From: Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:MW3PR13MB39806BE1EBAB2E648BD8E0BBD29D9@MW3PR13MB3980.namprd13.prod.outlook.com" rel="nofollow" target="_blank">MW3PR13MB39806BE1EBAB2E648BD8E0BBD29D9@MW3PR13MB3980.namprd13.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">NJP attorney is arguing that they don?t have to prove a purchase and sale agreement because title is not the issue. NJP is arguing that they are presenting the testimony that T is buying the property as a defense that Plaintiff must overcome because Plaintiff has the burden of proof and T is not asserting it as a counter-claim. Any thoughts? I?m arguing it is two sides of the same coin.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image001.jpg@01D9720D.BF71D530]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:00 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Kelby. I represented a defendant in a UD case several years back who claimed he had an agreement to buy the property, and we lost because we didn't satisfy the statute of frauds. My client had an email or two and his testimony that it was a "rent to own" situation (plaintiff was his sister!). Is it too late for SJ? If discovery hasn't produced a signed agreement that adequately identifies the property and the terms of sale, you should win on SJ. At trial, I don't think there's much weighing of evidence - there's either a written contract or there isn't. If there is a written contract, the judge should then be the one to weigh the evidence as a matter of law only in the event there is some question about whether a written agreement adequately describes the property or the terms.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a><mailto:kelby@derenicklaw.com>> wrote:<br></div><div dir="ltr">I would think that whether a contract exists for the sale of the property would be a question of fact. So, if you are representing the Plaintiff in the trial, when your client testifies and in anticipation of what the Defendant is going to argue, have the Plaintiff provide testimony that there was no contract for the<br></div><div dir="ltr">sale of the property. Then, after the Defendant is finished with presenting his/her defense and counterclaims and introduces whatever documents into evidence, you can recall your client to provide rebuttal testimony to address whatever the Defendant introduced. After the evidentiary part of the trial is over, if there was no evidence of a contract, move the court for dismissal of that counterclaim under CR 41 or CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful detainer trials).<br></div><div dir="ltr"><br></div><div dir="ltr">If the judge won't dismiss it, then just argue at closing that the Defendant cannot prevail on the counterclaim because there was no contract and the statute of frauds case law requires a contract (cite and argue statute of frauds case law).<br></div><div dir="ltr"><br></div><div dir="ltr">Kelby J. Derenick<br></div><div dir="ltr">Attorney<br></div><div dir="ltr"><br></div><div dir="ltr">9414 State Ave., Suite E<br></div><div dir="ltr">Marysville, WA 98270<br></div><div dir="ltr">Ph: (206) 659-5061<br></div><div dir="ltr"><br></div><div dir="ltr">14 E. Main Street, Suite 207<br></div><div dir="ltr">Walla Walla, WA 99362<br></div><div dir="ltr">Ph: (509) 676-9805<br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This electronic mail message contains information that (a) is or may be legally privileged, confidential, proprietary in nature, or otherwise protected by law from disclosure, and (b) is intended only for the use of the Addressee(s) named herein. If you are not the intended recipient, an addressee, or the person responsible for delivering this to an addressee, you are hereby notified that reading, using, copying, or distributing any part of this message is strictly prohibited. If you have received this electronic mail message in error, please contact me immediately and take the steps necessary to delete the message completely from your computer system. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a><mailto:pneumiller@hotmail.com>> wrote:<br></div><div dir="ltr">So I have a trial coming up where the occupant says occupant is buying the house and I represent the LL who says the occupant is renting the house and therefore subject to unlawful detainer. The occupant has little to show that occupant is buying the house and therefore the statute of frauds kicks in. But how? Is it a ?weight of the evidence type of thing? where the occupant can still present oral testimony and a couple of documents which don?t meet the requirements of the statute of limitations? Or, can I object (on what grounds?) to the evidence from being presented at trial in the first place because it fails to rise to the level of documentation required by the statute of frauds? In other words, I have this thing called the statute of frauds. On a practical basis, how do I use it at trial?<br></div><div dir="ltr"><br></div><div dir="ltr">BTW, I have read many sources regarding the statute and none have addressed how it is used at trial.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image001.jpg@01D9720D.BF71D530]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/f9ef8cee/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/f9ef8cee/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image001.jpg<br></div><div dir="ltr">Type: image/jpeg<br></div><div dir="ltr">Size: 14264 bytes<br></div><div dir="ltr">Desc: image001.jpg<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/f9ef8cee/image001-0001.jpg" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/f9ef8cee/image001-0001.jpg</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 3<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 23:40:56 +0000<br></div><div dir="ltr">From: Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:SA1PR05MB788896EE00E52971CAC5B45EDD9D9@SA1PR05MB7888.namprd05.prod.outlook.com" rel="nofollow" target="_blank">SA1PR05MB788896EE00E52971CAC5B45EDD9D9@SA1PR05MB7888.namprd05.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Pfui. Garbage defense. Assertion of the existence of a PSA is an affirmative defense against the eviction because it evades or negates elements necessary to prove UD?whether the occupant is a ?tenant? under a ?rental agreement? as defined in Title 59. The burden of proof on affirmative defenses is with the defendant. See Kastanis v. Educ. Emps. Credit Union, 122 Wash.2d 483, 493, 859 P.2d 26 (1993) (the defendant bears the burden of proof ?only where it asserts an ?affirmative defense? ?); Locke v. City of Seattle, 133 Wash.App. 696, 713, 137 P.3d 52 (2006) (?The burden of proof is ... placed upon the party asserting the avoidance or affirmative defense.?). The fact that he isn?t making a counterclaim is irrelevant.<br></div><div dir="ltr"><br></div><div dir="ltr">That said, a contract to purchase real property does not need to be in writing, even though a conveyance or lien (or real estate commission agreement) does?so long as its terms must be completely performed within one year. See the blog post by Babak Shamsi on Beresford Booth?s website<https://beresfordlaw.com/what-is-the-statute-of-frauds/#:~:text=Washington%20State%20affords%20great%20flexibility,to%20have%20an%20enforceable%20agreement.>. So I think the occupant can testify to the alleged contract and how it was formed and what its terms are. (All subject to the trier of fact?s credibility determination, of course, and subject to denial by the plaintiff.)<br></div><div dir="ltr"><br></div><div dir="ltr">Might be able to trip them up immediately if they testify to any term that could or would require performance more than a year after formation. If the agreement was for payments to be made over multiple years, that violates RCW 19.36.010(1)<<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010" rel="nofollow" target="_blank">https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010</a>>. (But note case law about saving an oral contract to purchase real estate by occupancy plus partial performance.)<br></div><div dir="ltr"><br></div><div dir="ltr">Since this would be a pretty complex lie to pull off, I?d depose/examine the occupant concerning all the specifics on when and how the agreement was formed?on the phone? in person? when? and then question all the elements of formation and performance ? offer, acceptance, consideration, purchase price, payment terms, interest rate, type of deed conveyance, escrow, title insurance company, closing date, any financing required, contingencies, etc., etc., until they?re desperately making up as many random clauses as they can. Ask them if the seller recited the legal description during their completely oral agreement (no emails, no texts, nothing in writing concerning a contract to buy?).<br></div><div dir="ltr"><br></div><div dir="ltr">Ask them about contextual/circumstantial evidence of the existence of a contract. After the agreement was made, then what? Did they make payments? Any evidence of those payments? Checks have ?installment payment on contract? written on them, or anything like that? Emails from the landlord treating him as a purchaser and not a tenant? Did they make any demands as a tenant, like getting the plumbing repaired or whatever? Ever invoke tenant protections even though supposedly buying the property?<br></div><div dir="ltr"><br></div><div dir="ltr">Re the original question about statute of frauds at trial?I?d file a Motion in Limine asking the Court to exclude all evidence/testimony suggesting the existence of a contract in violation of RCW 19.36.010(1). At the least, this puts the issue at the forefront of the judge?s mind.<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Paul Neumiller<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:53 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">NJP attorney is arguing that they don?t have to prove a purchase and sale agreement because title is not the issue. NJP is arguing that they are presenting the testimony that T is buying the property as a defense that Plaintiff must overcome because Plaintiff has the burden of proof and T is not asserting it as a counter-claim. Any thoughts? I?m arguing it is two sides of the same coin.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image001.jpg@01D97210.F4E4F870]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:00 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Kelby. I represented a defendant in a UD case several years back who claimed he had an agreement to buy the property, and we lost because we didn't satisfy the statute of frauds. My client had an email or two and his testimony that it was a "rent to own" situation (plaintiff was his sister!). Is it too late for SJ? If discovery hasn't produced a signed agreement that adequately identifies the property and the terms of sale, you should win on SJ. At trial, I don't think there's much weighing of evidence - there's either a written contract or there isn't. If there is a written contract, the judge should then be the one to weigh the evidence as a matter of law only in the event there is some question about whether a written agreement adequately describes the property or the terms.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a><mailto:kelby@derenicklaw.com>> wrote:<br></div><div dir="ltr">I would think that whether a contract exists for the sale of the property would be a question of fact. So, if you are representing the Plaintiff in the trial, when your client testifies and in anticipation of what the Defendant is going to argue, have the Plaintiff provide testimony that there was no contract for the<br></div><div dir="ltr">sale of the property. Then, after the Defendant is finished with presenting his/her defense and counterclaims and introduces whatever documents into evidence, you can recall your client to provide rebuttal testimony to address whatever the Defendant introduced. After the evidentiary part of the trial is over, if there was no evidence of a contract, move the court for dismissal of that counterclaim under CR 41 or CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful detainer trials).<br></div><div dir="ltr"><br></div><div dir="ltr">If the judge won't dismiss it, then just argue at closing that the Defendant cannot prevail on the counterclaim because there was no contract and the statute of frauds case law requires a contract (cite and argue statute of frauds case law).<br></div><div dir="ltr"><br></div><div dir="ltr">Kelby J. Derenick<br></div><div dir="ltr">Attorney<br></div><div dir="ltr"><br></div><div dir="ltr">9414 State Ave., Suite E<br></div><div dir="ltr">Marysville, WA 98270<br></div><div dir="ltr">Ph: (206) 659-5061<br></div><div dir="ltr"><br></div><div dir="ltr">14 E. Main Street, Suite 207<br></div><div dir="ltr">Walla Walla, WA 99362<br></div><div dir="ltr">Ph: (509) 676-9805<br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This electronic mail message contains information that (a) is or may be legally privileged, confidential, proprietary in nature, or otherwise protected by law from disclosure, and (b) is intended only for the use of the Addressee(s) named herein. If you are not the intended recipient, an addressee, or the person responsible for delivering this to an addressee, you are hereby notified that reading, using, copying, or distributing any part of this message is strictly prohibited. If you have received this electronic mail message in error, please contact me immediately and take the steps necessary to delete the message completely from your computer system. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a><mailto:pneumiller@hotmail.com>> wrote:<br></div><div dir="ltr">So I have a trial coming up where the occupant says occupant is buying the house and I represent the LL who says the occupant is renting the house and therefore subject to unlawful detainer. The occupant has little to show that occupant is buying the house and therefore the statute of frauds kicks in. But how? Is it a ?weight of the evidence type of thing? where the occupant can still present oral testimony and a couple of documents which don?t meet the requirements of the statute of limitations? Or, can I object (on what grounds?) to the evidence from being presented at trial in the first place because it fails to rise to the level of documentation required by the statute of frauds? In other words, I have this thing called the statute of frauds. On a practical basis, how do I use it at trial?<br></div><div dir="ltr"><br></div><div dir="ltr">BTW, I have read many sources regarding the statute and none have addressed how it is used at trial.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image001.jpg@01D97210.F4E4F870]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/0ac4f53b/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/0ac4f53b/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image001.jpg<br></div><div dir="ltr">Type: image/jpeg<br></div><div dir="ltr">Size: 14264 bytes<br></div><div dir="ltr">Desc: image001.jpg<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/0ac4f53b/image001-0001.jpg" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/0ac4f53b/image001-0001.jpg</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 4<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 17:12:10 -0700<br></div><div dir="ltr">From: Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] "Linkage" Agreement<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:CAPb45nitL2AEvkRvhDn1rHtBQjPNgCEDMiBi0Kw-1M86AP6YXw@mail.gmail.com" rel="nofollow" target="_blank">CAPb45nitL2AEvkRvhDn1rHtBQjPNgCEDMiBi0Kw-1M86AP6YXw@mail.gmail.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">I litigated this exact issue recently. I represented the property manager<br></div><div dir="ltr">who had a short provision in the management agreement stating if the owner<br></div><div dir="ltr">wanted to sell the property during the term of the contract the owner would<br></div><div dir="ltr">use the manager as the agent/broker. The provision further stated that if<br></div><div dir="ltr">the owner used another firm to market and sell the property then the<br></div><div dir="ltr">manager would be owed damages equaling 6% of the sale price. The case was<br></div><div dir="ltr">contested but in the end the court stated that the owner agreed to it and<br></div><div dir="ltr">it was a valid contract. The owner paid a double commission in the end.<br></div><div dir="ltr"><br></div><div dir="ltr">I am not saying every judge would do the same. But if you represent the<br></div><div dir="ltr">owner make sure you review these management contracts carefully.<br></div><div dir="ltr"><br></div><div dir="ltr">Kelby J. Derenick<br></div><div dir="ltr">Attorney<br></div><div dir="ltr"><br></div><div dir="ltr">*9414 State Ave., Suite E*<br></div><div dir="ltr"><br></div><div dir="ltr">*Marysville, WA 98270Ph: (206) 659-5061*<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">*14 E. Main Street, Suite 207*<br></div><div dir="ltr">*Walla Walla, WA 99362*<br></div><div dir="ltr">*Ph: (509) 676-9805*<br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This electronic mail message contains information<br></div><div dir="ltr">that (a) is or may be legally privileged, confidential, proprietary in<br></div><div dir="ltr">nature, or otherwise protected by law from disclosure, and (b) is intended<br></div><div dir="ltr">only for the use of the Addressee(s) named herein. If you are not the<br></div><div dir="ltr">intended recipient, an addressee, or the person responsible for delivering<br></div><div dir="ltr">this to an addressee, you are hereby notified that reading, using, copying,<br></div><div dir="ltr">or distributing any part of this message is strictly prohibited. If you<br></div><div dir="ltr">have received this electronic mail message in error, please contact me<br></div><div dir="ltr">immediately and take the steps necessary to delete the message completely<br></div><div dir="ltr">from your computer system. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, Apr 18, 2023 at 2:42?PM Laird, Katherine <<br></div><div dir="ltr"><a href="mailto:KatherineLaird@centurypacificlp.com" rel="nofollow" target="_blank">KatherineLaird@centurypacificlp.com</a>> wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> Ideally, this would not be mandatory. The owner could agree to allow the<br></div><div dir="ltr">> PM to make a proposal for selling the property in the future as part of a<br></div><div dir="ltr">> competitive process. . What is the proposed brokerage fee? is it in this<br></div><div dir="ltr">> PM agreement? I suspect not. Also, I would only agree to this provision<br></div><div dir="ltr">> if the property manager has the chops to sell a building of this size and<br></div><div dir="ltr">> scope (at the time of sale) and the fee arrangement is already<br></div><div dir="ltr">> established. I would argue a commitment to sole source the brokerage work<br></div><div dir="ltr">> in the future would warrant a discounted fee. ?<br></div><div dir="ltr">><br></div><div dir="ltr">> good luck,<br></div><div dir="ltr">><br></div><div dir="ltr">> Katherine<br></div><div dir="ltr">> ------------------------------<br></div><div dir="ltr">> *From:* <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<br></div><div dir="ltr">> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Nestor Gorfinkel<br></div><div dir="ltr">> <<a href="mailto:nestor@GlcLawyer.com" rel="nofollow" target="_blank">nestor@GlcLawyer.com</a>><br></div><div dir="ltr">> *Sent:* Tuesday, April 18, 2023 2:15:54 PM<br></div><div dir="ltr">> *To:* WSBA Real Property Listserv<br></div><div dir="ltr">> *Subject:* Re: [WSBARP] "Linkage" Agreement<br></div><div dir="ltr">><br></div><div dir="ltr">> *[EXTERNAL]*<br></div><div dir="ltr">> ------------------------------<br></div><div dir="ltr">><br></div><div dir="ltr">> I have seen management agreements that include those clauses. However, on<br></div><div dir="ltr">> behalf of owner I would exempt transfers to related parties, related<br></div><div dir="ltr">> entities or for estate planning purposes. I would also add refinances,<br></div><div dir="ltr">> Helocs or other loans in your case.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Cordially,<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Nestor Gorfinkel, Attorney at Law<br></div><div dir="ltr">><br></div><div dir="ltr">> Licensed in Florida & Washington State<br></div><div dir="ltr">><br></div><div dir="ltr">> Florida Civil-Law (International) Notary<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *ATTENTION - This e-mail message and any attachment to this e-mail message<br></div><div dir="ltr">> may contain confidential information that is legally privileged. If you are<br></div><div dir="ltr">> not the intended recipient, you must not review, retransmit, convert to<br></div><div dir="ltr">> hard copy, copy, use or disseminate this e-mail or any attachments to it.<br></div><div dir="ltr">> If you have received this e-mail in error, please notify us immediately by<br></div><div dir="ltr">> return e-mail or by telephone at the phone numbers provided herein and<br></div><div dir="ltr">> delete this message. Please note that if this e-mail message contains a<br></div><div dir="ltr">> forwarded message or is a reply to a prior message, some or all of the<br></div><div dir="ltr">> contents of this message or any attachments may not have been produced by<br></div><div dir="ltr">> the sender.*<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *P* *Please consider the environment before printing this e-mail.*<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *From:* <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<br></div><div dir="ltr">> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> *On Behalf Of *Chris B<br></div><div dir="ltr">> *Sent:* Tuesday, April 18, 2023 4:51 PM<br></div><div dir="ltr">> *To:* <a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><br></div><div dir="ltr">> *Subject:* [WSBARP] "Linkage" Agreement<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> One of my property management clients wants a clause in its management<br></div><div dir="ltr">> agreement whereby the client agrees to also list the property with them if<br></div><div dir="ltr">> they choose to sell during the term of the contract. I would never agree<br></div><div dir="ltr">> to such a clause myself, but aside from that, any thoughts on whether this<br></div><div dir="ltr">> would be permissible?<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> The same client also has an agreement where he loans money to its clients<br></div><div dir="ltr">> if they can?t afford to pay for needed repairs. This seems sketchy to me<br></div><div dir="ltr">> too, but I am curious what everyone else thinks.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Chris Benis<br></div><div dir="ltr">><br></div><div dir="ltr">> First Avenue Law Group, PLLC<br></div><div dir="ltr">><br></div><div dir="ltr">> 321 First Avenue West, Seattle, WA 98119<br></div><div dir="ltr">><br></div><div dir="ltr">> 206.447-1900 office ? 206.447.9075 fax ? www. firstavenuelaw.com<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> This message contains information that may be CONFIDENTIAL AND<br></div><div dir="ltr">> PRIVILEGED. Unless you are the addressee (or authorized to receive for the<br></div><div dir="ltr">> addressee), you may not use, copy or disclose to anyone the message or any<br></div><div dir="ltr">> information contained in the message. 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Please contact me if<br></div><div dir="ltr">> you would like to discuss our preparation of an opinion that conforms to<br></div><div dir="ltr">> these new rules.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/453132cf/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/453132cf/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 5<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 17:17:18 -0700<br></div><div dir="ltr">From: "Sullivan, Brett" <<a href="mailto:brett@lucentlaw.com" rel="nofollow" target="_blank">brett@lucentlaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <CANeoVV2=ex-r4=3Ue+t-t5i=oH4ue5hRXXMfEfFnyyc8fqb7zg@mail.gmail.com><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Eric, you had me at "Pfui." That was awesome.<br></div><div dir="ltr"><br></div><div dir="ltr">*Brett T. Sullivan*<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Partner<br></div><div dir="ltr"><br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: (509) 455-3713<br></div><div dir="ltr">D: (509) 828-4642<br></div><div dir="ltr">F: (509) 455-3718<br></div><div dir="ltr">E: <a href="mailto:brett@lucentlaw.com" rel="nofollow" target="_blank">brett@lucentlaw.com</a><br></div><div dir="ltr">lucentlaw.com<br></div><div dir="ltr"><br></div><div dir="ltr">Facebook <<a href="http://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">http://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn <<a href="https://www.linkedin.com/in/brettsullivanspokane" rel="nofollow" target="_blank">https://www.linkedin.com/in/brettsullivanspokane</a>><br></div><div dir="ltr">Twitter <<a href="https://twitter.com/lucentlaw" rel="nofollow" target="_blank">https://twitter.com/lucentlaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and<br></div><div dir="ltr">may be protected by legal privilege. If you are not the intended recipient,<br></div><div dir="ltr">be aware that any disclosure, copying or distribution, or use of this email<br></div><div dir="ltr">or any attachment is prohibited. If you have received this email in error,<br></div><div dir="ltr">please notify me by returning it to the sender and delete this copy from<br></div><div dir="ltr">your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, Apr 18, 2023 at 4:53?PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a>><br></div><div dir="ltr">wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> Pfui. Garbage defense. Assertion of the existence of a PSA is an<br></div><div dir="ltr">> affirmative defense against the eviction because it evades or negates<br></div><div dir="ltr">> elements necessary to prove UD?whether the occupant is a ?tenant? under a<br></div><div dir="ltr">> ?rental agreement? as defined in Title 59. The burden of proof on<br></div><div dir="ltr">> affirmative defenses is with the defendant. * See* *Kastanis v. Educ.<br></div><div dir="ltr">> Emps. Credit Union*, 122 Wash.2d 483, 493, 859 P.2d 26 (1993) (the<br></div><div dir="ltr">> defendant bears the burden of proof ?only where it asserts an ?affirmative<br></div><div dir="ltr">> defense? ?); *Locke v. City of Seattle*, 133 Wash.App. 696, 713, 137 P.3d<br></div><div dir="ltr">> 52 (2006) (?The burden of proof is ... placed upon the party asserting the<br></div><div dir="ltr">> avoidance or affirmative defense.?). The fact that he isn?t making a<br></div><div dir="ltr">> counterclaim is irrelevant.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> That said, a *contract* to purchase real property does not need to be in<br></div><div dir="ltr">> writing, even though a conveyance or lien (or real estate commission<br></div><div dir="ltr">> agreement) does?so long as its terms must be completely performed within<br></div><div dir="ltr">> one year. See the blog post by Babak Shamsi on Beresford Booth?s website<br></div><div dir="ltr">> <https://beresfordlaw.com/what-is-the-statute-of-frauds/#:~:text=Washington%20State%20affords%20great%20flexibility,to%20have%20an%20enforceable%20agreement.>.<br></div><div dir="ltr">> So I think the occupant can testify to the alleged contract and how it was<br></div><div dir="ltr">> formed and what its terms are. (All subject to the trier of fact?s<br></div><div dir="ltr">> credibility determination, of course, and subject to denial by the<br></div><div dir="ltr">> plaintiff.)<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Might be able to trip them up immediately if they testify to any term that<br></div><div dir="ltr">> could or would require performance more than a year after formation. If the<br></div><div dir="ltr">> agreement was for payments to be made over multiple years, that violates RCW<br></div><div dir="ltr">> 19.36.010(1)<br></div><div dir="ltr">> <<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010" rel="nofollow" target="_blank">https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010</a>>.<br></div><div dir="ltr">> (But note case law about saving an oral contract to purchase real estate by<br></div><div dir="ltr">> occupancy plus partial performance.)<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Since this would be a pretty complex lie to pull off, I?d depose/examine<br></div><div dir="ltr">> the occupant concerning all the specifics on when and how the agreement was<br></div><div dir="ltr">> formed?on the phone? in person? when? and then question all the elements of<br></div><div dir="ltr">> formation and performance ? offer, acceptance, consideration, purchase<br></div><div dir="ltr">> price, payment terms, interest rate, type of deed conveyance, escrow, title<br></div><div dir="ltr">> insurance company, closing date, any financing required, contingencies,<br></div><div dir="ltr">> etc., etc., until they?re desperately making up as many random clauses as<br></div><div dir="ltr">> they can. Ask them if the seller recited the legal description during their<br></div><div dir="ltr">> completely oral agreement (no emails, no texts, nothing in writing<br></div><div dir="ltr">> concerning a contract to buy?).<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Ask them about contextual/circumstantial evidence of the existence of a<br></div><div dir="ltr">> contract. After the agreement was made, then what? Did they make payments?<br></div><div dir="ltr">> Any evidence of those payments? Checks have ?installment payment on<br></div><div dir="ltr">> contract? written on them, or anything like that? Emails from the landlord<br></div><div dir="ltr">> treating him as a purchaser and not a tenant? Did they make any demands as<br></div><div dir="ltr">> a tenant, like getting the plumbing repaired or whatever? Ever invoke<br></div><div dir="ltr">> tenant protections even though supposedly buying the property?<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Re the original question about statute of frauds at trial?I?d file a<br></div><div dir="ltr">> Motion in Limine asking the Court to exclude all evidence/testimony<br></div><div dir="ltr">> suggesting the existence of a contract in violation of RCW 19.36.010(1). At<br></div><div dir="ltr">> the least, this puts the issue at the forefront of the judge?s mind.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Sincerely,<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Eric<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Eric C. Nelsen<br></div><div dir="ltr">><br></div><div dir="ltr">> Sayre Law Offices, PLLC<br></div><div dir="ltr">><br></div><div dir="ltr">> 1417 31st Ave South<br></div><div dir="ltr">><br></div><div dir="ltr">> Seattle WA 98144-3909<br></div><div dir="ltr">><br></div><div dir="ltr">> 206-625-0092<br></div><div dir="ltr">><br></div><div dir="ltr">> <a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *Covid-19 Update - *All attorneys are working remotely during regular<br></div><div dir="ltr">> business hours and are available via email and by phone. Videoconferencing<br></div><div dir="ltr">> also is available. Signing of estate planning documents can be completed<br></div><div dir="ltr">> and will be handled on a case-by-case basis. Please direct mail and<br></div><div dir="ltr">> deliveries to the Seattle office.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *From:* <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<br></div><div dir="ltr">> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> *On Behalf Of *Paul Neumiller<br></div><div dir="ltr">> *Sent:* Tuesday, April 18, 2023 3:53 PM<br></div><div dir="ltr">> *To:* WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">> *Subject:* Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> NJP attorney is arguing that they don?t have to prove a purchase and sale<br></div><div dir="ltr">> agreement because title is not the issue. NJP is arguing that they are<br></div><div dir="ltr">> presenting the testimony that T is buying the property as a *defense*<br></div><div dir="ltr">> that Plaintiff must overcome because Plaintiff has the burden of proof<br></div><div dir="ltr">> *and* T is not asserting it as a counter-claim. Any thoughts? I?m<br></div><div dir="ltr">> arguing it is two sides of the same coin.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *From:* <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<br></div><div dir="ltr">> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> *On Behalf Of *Stromberg, Spencer<br></div><div dir="ltr">> *Sent:* Tuesday, April 18, 2023 3:00 PM<br></div><div dir="ltr">> *To:* WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">> *Subject:* Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> I agree with Kelby. I represented a defendant in a UD case several years<br></div><div dir="ltr">> back who claimed he had an agreement to buy the property, and we lost<br></div><div dir="ltr">> because we didn't satisfy the statute of frauds. My client had an email or<br></div><div dir="ltr">> two and his testimony that it was a "rent to own" situation (plaintiff was<br></div><div dir="ltr">> his sister!). Is it too late for SJ? If discovery hasn't produced a signed<br></div><div dir="ltr">> agreement that adequately identifies the property and the terms of sale,<br></div><div dir="ltr">> you should win on SJ. At trial, I don't think there's much weighing of<br></div><div dir="ltr">> evidence - there's either a written contract or there isn't. If there is a<br></div><div dir="ltr">> written contract, the judge should then be the one to weigh the evidence as<br></div><div dir="ltr">> a matter of law only in the event there is some question about whether a<br></div><div dir="ltr">> written agreement adequately describes the property or the terms.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *Spencer A. W. Stromberg*<br></div><div dir="ltr">><br></div><div dir="ltr">> Attorney at Law<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> 1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">><br></div><div dir="ltr">> Spokane, WA 99203-2278<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> P: 509.455.3713<br></div><div dir="ltr">> D: 509.828.4644<br></div><div dir="ltr">> F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">><br></div><div dir="ltr">> E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> lucentlaw.com <<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">><br></div><div dir="ltr">> Facebook <<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">><br></div><div dir="ltr">> LinkedIn <<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">><br></div><div dir="ltr">> Twitter <<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> CONFIDENTIALITY NOTICE: This email and any attachments are confidential<br></div><div dir="ltr">> and may be protected by legal privilege. If you are not the intended<br></div><div dir="ltr">> recipient, be aware that any disclosure, copying or distribution, or use of<br></div><div dir="ltr">> this email or any attachment is prohibited. If you have received this email<br></div><div dir="ltr">> in error, please notify me and delete it from your system.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a>><br></div><div dir="ltr">> wrote:<br></div><div dir="ltr">><br></div><div dir="ltr">> I would think that whether a contract exists for the sale of the property<br></div><div dir="ltr">> would be a question of fact. So, if you are representing the Plaintiff in<br></div><div dir="ltr">> the trial, when your client testifies and in anticipation of what the<br></div><div dir="ltr">> Defendant is going to argue, have the Plaintiff provide testimony<br></div><div dir="ltr">> that there was no contract for the<br></div><div dir="ltr">><br></div><div dir="ltr">> sale of the property. Then, after the Defendant is finished with<br></div><div dir="ltr">> presenting his/her defense and counterclaims and introduces whatever<br></div><div dir="ltr">> documents into evidence, you can recall your client to provide rebuttal<br></div><div dir="ltr">> testimony to address whatever the Defendant introduced. After the<br></div><div dir="ltr">> evidentiary part of the trial is over, if there was no evidence of a<br></div><div dir="ltr">> contract, move the court for dismissal of that counterclaim under CR 41 or<br></div><div dir="ltr">> CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful<br></div><div dir="ltr">> detainer trials).<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> If the judge won't dismiss it, then just argue at closing that the<br></div><div dir="ltr">> Defendant cannot prevail on the counterclaim because there was no contract<br></div><div dir="ltr">> and the statute of frauds case law requires a contract (cite and argue<br></div><div dir="ltr">> statute of frauds case law).<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Kelby J. Derenick<br></div><div dir="ltr">><br></div><div dir="ltr">> Attorney<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *9414 State Ave., Suite E*<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *Marysville, WA 98270 Ph: (206) 659-5061*<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *14 E. Main Street, Suite 207*<br></div><div dir="ltr">><br></div><div dir="ltr">> *Walla Walla, WA 99362*<br></div><div dir="ltr">><br></div><div dir="ltr">> *Ph: (509) 676-9805*<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> CONFIDENTIALITY NOTICE: This electronic mail message contains information<br></div><div dir="ltr">> that (a) is or may be legally privileged, confidential, proprietary in<br></div><div dir="ltr">> nature, or otherwise protected by law from disclosure, and (b) is intended<br></div><div dir="ltr">> only for the use of the Addressee(s) named herein. If you are not the<br></div><div dir="ltr">> intended recipient, an addressee, or the person responsible for delivering<br></div><div dir="ltr">> this to an addressee, you are hereby notified that reading, using, copying,<br></div><div dir="ltr">> or distributing any part of this message is strictly prohibited. If you<br></div><div dir="ltr">> have received this electronic mail message in error, please contact me<br></div><div dir="ltr">> immediately and take the steps necessary to delete the message completely<br></div><div dir="ltr">> from your computer system. Thank you.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a>><br></div><div dir="ltr">> wrote:<br></div><div dir="ltr">><br></div><div dir="ltr">> So I have a trial coming up where the occupant says occupant is buying the<br></div><div dir="ltr">> house and I represent the LL who says the occupant is renting the house and<br></div><div dir="ltr">> therefore subject to unlawful detainer. The occupant has little to show<br></div><div dir="ltr">> that occupant is buying the house and therefore the statute of frauds kicks<br></div><div dir="ltr">> in. But how? Is it a ?weight of the evidence type of thing? where the<br></div><div dir="ltr">> occupant can still present oral testimony and a couple of documents which<br></div><div dir="ltr">> don?t meet the requirements of the statute of limitations? Or, can I<br></div><div dir="ltr">> object (on what grounds?) to the evidence from being presented at trial *in<br></div><div dir="ltr">> the first place* because it fails to rise to the level of documentation<br></div><div dir="ltr">> required by the statute of frauds? In other words, I have this thing<br></div><div dir="ltr">> called the statute of frauds. On a practical basis, how do I use it at<br></div><div dir="ltr">> trial?<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> BTW, I have read many sources regarding the statute and none have<br></div><div dir="ltr">> addressed how it is used at trial.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/33a03dd0/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/33a03dd0/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image001.jpg<br></div><div dir="ltr">Type: image/jpeg<br></div><div dir="ltr">Size: 14264 bytes<br></div><div dir="ltr">Desc: not available<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/33a03dd0/image001-0001.jpg" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/33a03dd0/image001-0001.jpg</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 6<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 19:26:00 -0700<br></div><div dir="ltr">From: Paul Drayna <<a href="mailto:paul@draynalaw.com" rel="nofollow" target="_blank">paul@draynalaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] "Linkage" Agreement<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <CALGUytV18ssNyRMtXsJfN9PhpNuJmD+QT2V=ZxTCTwDe6jssPQ@mail.gmail.com><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Hi Chris, I've always wondered if this practice could be challenged as a<br></div><div dir="ltr">"tying" violation of antitrust law.<br></div><div dir="ltr"><br></div><div dir="ltr">Tying the Sale of Two Products | Federal Trade Commission (ftc.gov)<br></div><div dir="ltr"><<a href="https://www.ftc.gov/advice-guidance/competition-guidance/guide-antitrust-laws/single-firm-conduct/tying-sale-two-products" rel="nofollow" target="_blank">https://www.ftc.gov/advice-guidance/competition-guidance/guide-antitrust-laws/single-firm-conduct/tying-sale-two-products</a>><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">Paul S. Drayna<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">phone: 425-844-2575<br></div><div dir="ltr">site: www.draynalaw.com<br></div><div dir="ltr">email: <a href="mailto:paul@draynalaw.com" rel="nofollow" target="_blank">paul@draynalaw.com</a><br></div><div dir="ltr"><<a href="https://www.facebook.com/paul.drayna.jd" rel="nofollow" target="_blank">https://www.facebook.com/paul.drayna.jd</a>><br></div><div dir="ltr"><<a href="https://www.linkedin.com/in/paulstephendrayna/" rel="nofollow" target="_blank">https://www.linkedin.com/in/paulstephendrayna/</a>><br></div><div dir="ltr">The contents of this message may be privileged and/or confidential. If you<br></div><div dir="ltr">have received this in error please delete the original message and notify<br></div><div dir="ltr">the sender immediately. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, Apr 18, 2023 at 1:54?PM Chris B <<a href="mailto:chrisb@firstavenuelaw.com" rel="nofollow" target="_blank">chrisb@firstavenuelaw.com</a>> wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> One of my property management clients wants a clause in its management<br></div><div dir="ltr">> agreement whereby the client agrees to also list the property with them if<br></div><div dir="ltr">> they choose to sell during the term of the contract. I would never agree<br></div><div dir="ltr">> to such a clause myself, but aside from that, any thoughts on whether this<br></div><div dir="ltr">> would be permissible?<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> The same client also has an agreement where he loans money to its clients<br></div><div dir="ltr">> if they can?t afford to pay for needed repairs. This seems sketchy to me<br></div><div dir="ltr">> too, but I am curious what everyone else thinks.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Chris Benis<br></div><div dir="ltr">><br></div><div dir="ltr">> First Avenue Law Group, PLLC<br></div><div dir="ltr">><br></div><div dir="ltr">> 321 First Avenue West, Seattle, WA 98119<br></div><div dir="ltr">><br></div><div dir="ltr">> 206.447-1900 office ? 206.447.9075 fax ? www. firstavenuelaw.com<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> This message contains information that may be CONFIDENTIAL AND<br></div><div dir="ltr">> PRIVILEGED. Unless you are the addressee (or authorized to receive for the<br></div><div dir="ltr">> addressee), you may not use, copy or disclose to anyone the message or any<br></div><div dir="ltr">> information contained in the message. If you have received the message in<br></div><div dir="ltr">> error, please advise the sender by reply e-mail chrisb@firstavenuelaw.com,<br></div><div dir="ltr">> and delete this message. Thank you very much.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> To comply with recent IRS rules, we must inform you that this message, if<br></div><div dir="ltr">> it contains advice relating to federal taxes, was not intended or written<br></div><div dir="ltr">> to be used, and it cannot be used, for the purpose of avoiding penalties<br></div><div dir="ltr">> that may be imposed under federal tax law. Under recent IRS rules, a<br></div><div dir="ltr">> taxpayer may rely on professional advice to avoid federal tax penalties<br></div><div dir="ltr">> only if that advice is reflected in a comprehensive tax opinion that<br></div><div dir="ltr">> conforms to stringent requirements under federal law. Please contact me if<br></div><div dir="ltr">> you would like to discuss our preparation of an opinion that conforms to<br></div><div dir="ltr">> these new rules.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/4b00075c/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/4b00075c/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 7<br></div><div dir="ltr">Date: Tue, 18 Apr 2023 20:11:41 -0700 (PDT)<br></div><div dir="ltr">From: Annie Fitzsimmons <<a href="mailto:atfitz@comcast.net" rel="nofollow" target="_blank">atfitz@comcast.net</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>>, Paul<br></div><div dir="ltr"> Drayna <<a href="mailto:paul@draynalaw.com" rel="nofollow" target="_blank">paul@draynalaw.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] "Linkage" Agreement<br></div><div dir="ltr">Message-ID: <<a href="mailto:1738313607.1176037.1681873901588@connect.xfinity.com" rel="nofollow" target="_blank">1738313607.1176037.1681873901588@connect.xfinity.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Chris. You should review SSB 5399-S.PL.pdf (wa.gov) <a href="https://lawfilesext.leg.wa.gov/biennium/2023-24/Pdf/Bills/Senate%20Passed%20Legislature/5399-S.PL.pdf?q=20230418200447" rel="nofollow" target="_blank">https://lawfilesext.leg.wa.gov/biennium/2023-24/Pdf/Bills/Senate%20Passed%20Legislature/5399-S.PL.pdf?q=20230418200447</a><br></div><div dir="ltr"><br></div><div dir="ltr">It may impact the contract provision you create for your client. It passed both houses of the Legislature and is awaiting the Governor's signature. It has an emergency clause and will take immediate effect. <br></div><div dir="ltr"><br></div><div dir="ltr">Thanks - Annie<br></div><div dir="ltr"><br></div><div dir="ltr">Annette T. Fitzsimmons P.S.<br></div><div dir="ltr">P.O. Box 430<br></div><div dir="ltr">Belfair, WA 98528<br></div><div dir="ltr"><br></div><div dir="ltr">> On 04/18/2023 7:26 PM Paul Drayna <<a href="mailto:paul@draynalaw.com" rel="nofollow" target="_blank">paul@draynalaw.com</a>> wrote:<br></div><div dir="ltr">> <br></div><div dir="ltr">> <br></div><div dir="ltr">> Hi Chris, I've always wondered if this practice could be challenged as a "tying" violation of antitrust law.<br></div><div dir="ltr">> <br></div><div dir="ltr">> Tying the Sale of Two Products | Federal Trade Commission (ftc.gov) <a href="https://www.ftc.gov/advice-guidance/competition-guidance/guide-antitrust-laws/single-firm-conduct/tying-sale-two-products" rel="nofollow" target="_blank">https://www.ftc.gov/advice-guidance/competition-guidance/guide-antitrust-laws/single-firm-conduct/tying-sale-two-products</a><br></div><div dir="ltr">> <br></div><div dir="ltr">> <br></div><div dir="ltr">> Paul S. Drayna<br></div><div dir="ltr">> Attorney at Law<br></div><div dir="ltr">> phone: 425-844-2575 tel:425-844-2575<br></div><div dir="ltr">> site: <a href="http://www.draynalaw.com/" rel="nofollow" target="_blank">http://www.draynalaw.com/</a><br></div><div dir="ltr">> email: <a href="mailto:paul@draynalaw.com" rel="nofollow" target="_blank">paul@draynalaw.com</a> mailto:paul@draynalaw.com <a href="https://www.facebook.com/paul.drayna.jd" rel="nofollow" target="_blank">https://www.facebook.com/paul.drayna.jd</a> <a href="https://www.linkedin.com/in/paulstephendrayna/" rel="nofollow" target="_blank">https://www.linkedin.com/in/paulstephendrayna/</a><br></div><div dir="ltr">> <br></div><div dir="ltr">> The contents of this message may be privileged and/or confidential. If you have received this in error please delete the original message and notify the sender immediately. Thank you.<br></div><div dir="ltr">> <br></div><div dir="ltr">> <br></div><div dir="ltr">> <br></div><div dir="ltr">> On Tue, Apr 18, 2023 at 1:54?PM Chris B <<a href="mailto:chrisb@firstavenuelaw.com" rel="nofollow" target="_blank">chrisb@firstavenuelaw.com</a> mailto:chrisb@firstavenuelaw.com > wrote:<br></div><div dir="ltr">> <br></div><div dir="ltr">> > > <br></div><div dir="ltr">> > One of my property management clients wants a clause in its management agreement whereby the client agrees to also list the property with them if they choose to sell during the term of the contract. I would never agree to such a clause myself, but aside from that, any thoughts on whether this would be permissible?<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > The same client also has an agreement where he loans money to its clients if they can?t afford to pay for needed repairs. This seems sketchy to me too, but I am curious what everyone else thinks.<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > Chris Benis<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > First Avenue Law Group, PLLC<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > 321 First Avenue West, Seattle, WA 98119<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > 206.447-1900 office ? 206.447.9075 fax ? www.http://firstavenuelaw.com <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > This message contains information that may be CONFIDENTIAL AND PRIVILEGED. Unless you are the addressee (or authorized to receive for the addressee), you may not use, copy or disclose to anyone the message or any information contained in the message. If you have received the message in error, please advise the sender by reply e-mail <a href="mailto:chrisb@firstavenuelaw.com" rel="nofollow" target="_blank">chrisb@firstavenuelaw.com</a> mailto:chrisb@firstavenuelaw.com , and delete this message. Thank you very much.<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > To comply with recent IRS rules, we must inform you that this message, if it contains advice relating to federal taxes, was not intended or written to be used, and it cannot be used, for the purpose of avoiding penalties that may be imposed under federal tax law. Under recent IRS rules, a taxpayer may rely on professional advice to avoid federal tax penalties only if that advice is reflected in a comprehensive tax opinion that conforms to stringent requirements under federal law. Please contact me if you would like to discuss our preparation of an opinion that conforms to these new rules.<br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > <br></div><div dir="ltr">> > ***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></div><div dir="ltr">> > <br></div><div dir="ltr">> > _______________________________________________<br></div><div dir="ltr">> > WSBARP mailing list<br></div><div dir="ltr">> > <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a> mailto:WSBARP@lists.wsbarppt.com<br></div><div dir="ltr">> > <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">> > <br></div><div dir="ltr">> > > ***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></div><div dir="ltr">> <br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">> <br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/9f37c83b/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230418/9f37c83b/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 8<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 15:34:20 +0000<br></div><div dir="ltr">From: Mark Vohr <<a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>>, WSBA<br></div><div dir="ltr"> Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbapt@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: [WSBARP] Referral<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:MW3PR13MB410768101A8F83CF918AF6C8A1629@MW3PR13MB4107.namprd13.prod.outlook.com" rel="nofollow" target="_blank">MW3PR13MB410768101A8F83CF918AF6C8A1629@MW3PR13MB4107.namprd13.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="us-ascii"<br></div><div dir="ltr"><br></div><div dir="ltr">Apologies in advance for multiple posts, but I have an individual for whom we previously provided fiduciary services who is having ownership issues with the cemetery (located in King County) at which he owns several plots.<br></div><div dir="ltr"><br></div><div dir="ltr">Seeking an attorney who has experience working on these kinds of things. If this is you, please email me directly and we can discuss the parties for conflicts check<br></div><div dir="ltr"><br></div><div dir="ltr">Regards,<br></div><div dir="ltr"><br></div><div dir="ltr">Mark<br></div><div dir="ltr"><br></div><div dir="ltr">Ohana Fiduciary Corp.<br></div><div dir="ltr">A Washington Chartered Trust Company<br></div><div dir="ltr">Mark C. Vohr, J.D., CPGC, Principal<br></div><div dir="ltr">155 NE 100th St., Suite 209 Seattle, WA 98125<br></div><div dir="ltr">T: (206) 782-1189 F: (206) 782-1434<br></div><div dir="ltr"><a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a><mailto:mcv@ohanafc.com> www.ohanafc.com<<a href="http://www.ohanafc.com/" rel="nofollow" target="_blank">http://www.ohanafc.com/</a>><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIAL AND/OR PRIVILEGED COMMUNICATION<br></div><div dir="ltr"><br></div><div dir="ltr">This communication may contain information that is confidential. It was intended only for the named or a specific recipient. If you have received this communication in error. Please delete it immediately and contact the sender to advise them of improper delivery.<br></div><div dir="ltr"><br></div><div dir="ltr">This communication is not intended to provide legal advice to the recipient. The sender does not represent you as legal counsel and neither this communication or any conversations you may have with the sender creates an attorney client relationship with the sender. If you seek legal advice please retain an attorney, but it will be someone else.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/9fe686ba/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/9fe686ba/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 9<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 15:44:56 +0000<br></div><div dir="ltr">From: Jason Burnett <<a href="mailto:jburnett@reedlongyearlaw.com" rel="nofollow" target="_blank">jburnett@reedlongyearlaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:BY5PR05MB691547B1FBCC0AB37724BDC5D8629@BY5PR05MB6915.namprd05.prod.outlook.com" rel="nofollow" target="_blank">BY5PR05MB691547B1FBCC0AB37724BDC5D8629@BY5PR05MB6915.namprd05.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">I thought I caught him in an error, but PHOOEY! It?s a recognized alternative spelling.<br></div><div dir="ltr"><br></div><div dir="ltr">Jason W. Burnett<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Reed Longyear Malnati Corwin & Burnett, PLLC<br></div><div dir="ltr">[A black background with white text Description automatically generated with low confidence]<<a href="http://reedlongyearlaw.com/" rel="nofollow" target="_blank">http://reedlongyearlaw.com/</a>><br></div><div dir="ltr">801 Second Ave, Suite 1415<br></div><div dir="ltr">Seattle, WA 98104<br></div><div dir="ltr">Phone: (206) 624?6271<br></div><div dir="ltr">Fax: (206) 624?6672<br></div><div dir="ltr"><a href="mailto:jburnett@reedlongyearlaw.com" rel="nofollow" target="_blank">jburnett@reedlongyearlaw.com</a><mailto:jburnett@reedlongyearlaw.com><br></div><div dir="ltr">www.reedlongyearlaw.com<<a href="http://www.reedlongyearlaw.com/" rel="nofollow" target="_blank">http://www.reedlongyearlaw.com/</a>><br></div><div dir="ltr">[cid:image002.png@01D9729B.36AFF9A0]<<a href="https://www.facebook.com/reedlongyear" rel="nofollow" target="_blank">https://www.facebook.com/reedlongyear</a>>[cid:image003.png@01D9729B.36AFF9A0]<<a href="https://twitter.com/ReedLongyear" rel="nofollow" target="_blank">https://twitter.com/ReedLongyear</a>>[cid:image004.png@01D9729B.36AFF9A0]<<a href="http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc" rel="nofollow" target="_blank">http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc</a>><br></div><div dir="ltr">The information in this email message may be privileged and confidential. It is intended only for the use of the recipient named above (or the employee or agent responsible to deliver it to the intended recipient). If you received this in error, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Sullivan, Brett<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 5:17 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">Eric, you had me at "Pfui." That was awesome.<br></div><div dir="ltr"><br></div><div dir="ltr">Brett T. Sullivan<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Partner<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4yOUljtOzDnhXCjUiBuPG8Hj6U3HtblY4BFjXug8xSesMpbpAA6U7WWxXOnDSm6h0dzArGezBExbwe0KKhWvqeCuNUqlGzJbMnMRv7h8A]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: (509) 455-3713<br></div><div dir="ltr">D: (509) 828-4642<br></div><div dir="ltr">F: (509) 455-3718<br></div><div dir="ltr">E: <a href="mailto:brett@lucentlaw.com" rel="nofollow" target="_blank">brett@lucentlaw.com</a><mailto:brett@lucentlaw.com><br></div><div dir="ltr">lucentlaw.com<<a href="http://lucentlaw.com/" rel="nofollow" target="_blank">http://lucentlaw.com/</a>><br></div><div dir="ltr"><br></div><div dir="ltr">Facebook<<a href="http://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">http://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/in/brettsullivanspokane" rel="nofollow" target="_blank">https://www.linkedin.com/in/brettsullivanspokane</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/lucentlaw" rel="nofollow" target="_blank">https://twitter.com/lucentlaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me by returning it to the sender and delete this copy from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, Apr 18, 2023 at 4:53?PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com>> wrote:<br></div><div dir="ltr">Pfui. Garbage defense. Assertion of the existence of a PSA is an affirmative defense against the eviction because it evades or negates elements necessary to prove UD?whether the occupant is a ?tenant? under a ?rental agreement? as defined in Title 59. The burden of proof on affirmative defenses is with the defendant. See Kastanis v. Educ. Emps. Credit Union, 122 Wash.2d 483, 493, 859 P.2d 26 (1993) (the defendant bears the burden of proof ?only where it asserts an ?affirmative defense? ?); Locke v. City of Seattle, 133 Wash.App. 696, 713, 137 P.3d 52 (2006) (?The burden of proof is ... placed upon the party asserting the avoidance or affirmative defense.?). The fact that he isn?t making a counterclaim is irrelevant.<br></div><div dir="ltr"><br></div><div dir="ltr">That said, a contract to purchase real property does not need to be in writing, even though a conveyance or lien (or real estate commission agreement) does?so long as its terms must be completely performed within one year. See the blog post by Babak Shamsi on Beresford Booth?s website<https://beresfordlaw.com/what-is-the-statute-of-frauds/#:~:text=Washington%20State%20affords%20great%20flexibility,to%20have%20an%20enforceable%20agreement.>. So I think the occupant can testify to the alleged contract and how it was formed and what its terms are. (All subject to the trier of fact?s credibility determination, of course, and subject to denial by the plaintiff.)<br></div><div dir="ltr"><br></div><div dir="ltr">Might be able to trip them up immediately if they testify to any term that could or would require performance more than a year after formation. If the agreement was for payments to be made over multiple years, that violates RCW 19.36.010(1)<<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010" rel="nofollow" target="_blank">https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010</a>>. (But note case law about saving an oral contract to purchase real estate by occupancy plus partial performance.)<br></div><div dir="ltr"><br></div><div dir="ltr">Since this would be a pretty complex lie to pull off, I?d depose/examine the occupant concerning all the specifics on when and how the agreement was formed?on the phone? in person? when? and then question all the elements of formation and performance ? offer, acceptance, consideration, purchase price, payment terms, interest rate, type of deed conveyance, escrow, title insurance company, closing date, any financing required, contingencies, etc., etc., until they?re desperately making up as many random clauses as they can. Ask them if the seller recited the legal description during their completely oral agreement (no emails, no texts, nothing in writing concerning a contract to buy?).<br></div><div dir="ltr"><br></div><div dir="ltr">Ask them about contextual/circumstantial evidence of the existence of a contract. After the agreement was made, then what? Did they make payments? Any evidence of those payments? Checks have ?installment payment on contract? written on them, or anything like that? Emails from the landlord treating him as a purchaser and not a tenant? Did they make any demands as a tenant, like getting the plumbing repaired or whatever? Ever invoke tenant protections even though supposedly buying the property?<br></div><div dir="ltr"><br></div><div dir="ltr">Re the original question about statute of frauds at trial?I?d file a Motion in Limine asking the Court to exclude all evidence/testimony suggesting the existence of a contract in violation of RCW 19.36.010(1). At the least, this puts the issue at the forefront of the judge?s mind.<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Paul Neumiller<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:53 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">NJP attorney is arguing that they don?t have to prove a purchase and sale agreement because title is not the issue. NJP is arguing that they are presenting the testimony that T is buying the property as a defense that Plaintiff must overcome because Plaintiff has the burden of proof and T is not asserting it as a counter-claim. Any thoughts? I?m arguing it is two sides of the same coin.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image005.jpg@01D9729B.36AFF9A0]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:00 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Kelby. I represented a defendant in a UD case several years back who claimed he had an agreement to buy the property, and we lost because we didn't satisfy the statute of frauds. My client had an email or two and his testimony that it was a "rent to own" situation (plaintiff was his sister!). Is it too late for SJ? If discovery hasn't produced a signed agreement that adequately identifies the property and the terms of sale, you should win on SJ. At trial, I don't think there's much weighing of evidence - there's either a written contract or there isn't. If there is a written contract, the judge should then be the one to weigh the evidence as a matter of law only in the event there is some question about whether a written agreement adequately describes the property or the terms.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a><mailto:kelby@derenicklaw.com>> wrote:<br></div><div dir="ltr">I would think that whether a contract exists for the sale of the property would be a question of fact. So, if you are representing the Plaintiff in the trial, when your client testifies and in anticipation of what the Defendant is going to argue, have the Plaintiff provide testimony that there was no contract for the<br></div><div dir="ltr">sale of the property. Then, after the Defendant is finished with presenting his/her defense and counterclaims and introduces whatever documents into evidence, you can recall your client to provide rebuttal testimony to address whatever the Defendant introduced. After the evidentiary part of the trial is over, if there was no evidence of a contract, move the court for dismissal of that counterclaim under CR 41 or CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful detainer trials).<br></div><div dir="ltr"><br></div><div dir="ltr">If the judge won't dismiss it, then just argue at closing that the Defendant cannot prevail on the counterclaim because there was no contract and the statute of frauds case law requires a contract (cite and argue statute of frauds case law).<br></div><div dir="ltr"><br></div><div dir="ltr">Kelby J. Derenick<br></div><div dir="ltr">Attorney<br></div><div dir="ltr"><br></div><div dir="ltr">9414 State Ave., Suite E<br></div><div dir="ltr">Marysville, WA 98270<br></div><div dir="ltr">Ph: (206) 659-5061<br></div><div dir="ltr"><br></div><div dir="ltr">14 E. Main Street, Suite 207<br></div><div dir="ltr">Walla Walla, WA 99362<br></div><div dir="ltr">Ph: (509) 676-9805<br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This electronic mail message contains information that (a) is or may be legally privileged, confidential, proprietary in nature, or otherwise protected by law from disclosure, and (b) is intended only for the use of the Addressee(s) named herein. If you are not the intended recipient, an addressee, or the person responsible for delivering this to an addressee, you are hereby notified that reading, using, copying, or distributing any part of this message is strictly prohibited. If you have received this electronic mail message in error, please contact me immediately and take the steps necessary to delete the message completely from your computer system. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a><mailto:pneumiller@hotmail.com>> wrote:<br></div><div dir="ltr">So I have a trial coming up where the occupant says occupant is buying the house and I represent the LL who says the occupant is renting the house and therefore subject to unlawful detainer. The occupant has little to show that occupant is buying the house and therefore the statute of frauds kicks in. But how? Is it a ?weight of the evidence type of thing? where the occupant can still present oral testimony and a couple of documents which don?t meet the requirements of the statute of limitations? Or, can I object (on what grounds?) to the evidence from being presented at trial in the first place because it fails to rise to the level of documentation required by the statute of frauds? In other words, I have this thing called the statute of frauds. On a practical basis, how do I use it at trial?<br></div><div dir="ltr"><br></div><div dir="ltr">BTW, I have read many sources regarding the statute and none have addressed how it is used at trial.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image005.jpg@01D9729B.36AFF9A0]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div 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--------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image003.png<br></div><div dir="ltr">Type: image/png<br></div><div dir="ltr">Size: 1991 bytes<br></div><div dir="ltr">Desc: image003.png<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/image003-0001.png" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/image003-0001.png</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image004.png<br></div><div dir="ltr">Type: image/png<br></div><div dir="ltr">Size: 1826 bytes<br></div><div dir="ltr">Desc: image004.png<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/image004-0001.png" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/image004-0001.png</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image005.jpg<br></div><div dir="ltr">Type: image/jpeg<br></div><div dir="ltr">Size: 14264 bytes<br></div><div dir="ltr">Desc: image005.jpg<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/image005-0001.jpg" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/a94bfe70/image005-0001.jpg</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 10<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 08:47:58 -0700<br></div><div dir="ltr">From: Jan Kelly <<a href="mailto:jan@jankellylaw.com" rel="nofollow" target="_blank">jan@jankellylaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Referral<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:CAATkJAz3qWhhhcPo_jJGscfhFtcPX277tAbyBL51unvgGK1RUQ@mail.gmail.com" rel="nofollow" target="_blank">CAATkJAz3qWhhhcPo_jJGscfhFtcPX277tAbyBL51unvgGK1RUQ@mail.gmail.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Hi Mark,<br></div><div dir="ltr"><br></div><div dir="ltr">This email is not responsive to your post; however, I've meant to contact<br></div><div dir="ltr">Ohana for a while. I have a client who named Ohana as a secondary trustee,<br></div><div dir="ltr">following his sister. Should I have him contact Ohana now? Thank you!<br></div><div dir="ltr"><br></div><div dir="ltr">Jan<br></div><div dir="ltr"><br></div><div dir="ltr">On Wed, Apr 19, 2023 at 8:39?AM Mark Vohr <<a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a>> wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> Apologies in advance for multiple posts, but I have an individual for whom<br></div><div dir="ltr">> we previously provided fiduciary services who is having ownership issues<br></div><div dir="ltr">> with the cemetery (located in King County) at which he owns several plots.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Seeking an attorney who has experience working on these kinds of things.<br></div><div dir="ltr">> If this is you, please email me directly and we can discuss the parties for<br></div><div dir="ltr">> conflicts check<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Regards,<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> Mark<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *Ohana Fiduciary Corp.*<br></div><div dir="ltr">><br></div><div dir="ltr">> *A Washington Chartered Trust Company*<br></div><div dir="ltr">><br></div><div dir="ltr">> *Mark C. Vohr, J.D., CPGC, Principal*<br></div><div dir="ltr">><br></div><div dir="ltr">> *155 NE 100th St., Suite 209 Seattle, WA 98125*<br></div><div dir="ltr">><br></div><div dir="ltr">> *T: (206) 782-1189 F: (206) 782-1434*<br></div><div dir="ltr">><br></div><div dir="ltr">> <a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a> www.ohanafc.com<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> CONFIDENTIAL AND/OR PRIVILEGED COMMUNICATION<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> This communication may contain information that is confidential. It was<br></div><div dir="ltr">> intended only for the named or a specific recipient. If you have received<br></div><div dir="ltr">> this communication in error. Please delete it immediately and contact the<br></div><div dir="ltr">> sender to advise them of improper delivery.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> This communication is not intended to provide legal advice to the<br></div><div dir="ltr">> recipient. The sender does not represent you as legal counsel and neither<br></div><div dir="ltr">> this communication or any conversations you may have with the sender<br></div><div dir="ltr">> creates an attorney client relationship with the sender. If you seek legal<br></div><div dir="ltr">> advice please retain an attorney, but it will be someone else.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">-- <br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">*Jan Kelly, JD/MBA*Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">JK Law<br></div><div dir="ltr">PO Box 1964<br></div><div dir="ltr">Poulsbo, WA 98370<br></div><div dir="ltr">Direct Line (702) 338-6733<br></div><div dir="ltr"><br></div><div dir="ltr">*Licensed in Nevada and Washington*.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">THIS EMAIL MESSAGE AND ANY ATTACHMENTS ARE CONFIDENTIAL AND INTENDED ONLY<br></div><div dir="ltr">FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED AND MAY<br></div><div dir="ltr">CONTAIN INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND EXEMPT FROM<br></div><div dir="ltr">DISCLOSURE UNDER APPLICABLE LAW. Any unauthorized review, use, copying,<br></div><div dir="ltr">disclosure or distribution of any information contained in or attached to<br></div><div dir="ltr">this communication is STRICTLY PROHIBITED. If you have received this<br></div><div dir="ltr">communication in error, or are not the named recipient, please immediately<br></div><div dir="ltr">notify the sender by email by "reply to sender only" and delete this<br></div><div dir="ltr">message and any attached documents from your computer. Receipt by anyone<br></div><div dir="ltr">other than the intended recipient(s) is not a waiver of confidentiality<br></div><div dir="ltr">and/or any legal privilege. Thank you.<br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/530450b5/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/530450b5/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 11<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 09:03:44 -0700<br></div><div dir="ltr">From: Jan Kelly <<a href="mailto:jan@jankellylaw.com" rel="nofollow" target="_blank">jan@jankellylaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>>, Solo and<br></div><div dir="ltr"> Small Practice Section <<a href="mailto:solo-and-small-practice-section@list.wsba.org" rel="nofollow" target="_blank">solo-and-small-practice-section@list.wsba.org</a>><br></div><div dir="ltr">Subject: [WSBARP] Scam Alert<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:CAATkJAxHkEYRfOvFR9zkA_iK5gbe-Frd1FCg4iBkbhpi0Nux6g@mail.gmail.com" rel="nofollow" target="_blank">CAATkJAxHkEYRfOvFR9zkA_iK5gbe-Frd1FCg4iBkbhpi0Nux6g@mail.gmail.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Good morning!<br></div><div dir="ltr"><br></div><div dir="ltr">A client of mine forwarded to me an email he received purportedly from the<br></div><div dir="ltr">WA Secretary of State's office. It provided a link for him to file his<br></div><div dir="ltr">annual meeting minutes. I'm glad he didn't click on the link. I reported it<br></div><div dir="ltr">to the WA SOS's office. Be aware!<br></div><div dir="ltr"><br></div><div dir="ltr">-- <br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">*Jan Kelly, JD/MBA*Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">JK Law<br></div><div dir="ltr">PO Box 1964<br></div><div dir="ltr">Poulsbo, WA 98370<br></div><div dir="ltr">Direct Line (702) 338-6733<br></div><div dir="ltr"><br></div><div dir="ltr">*Licensed in Nevada and Washington*.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">THIS EMAIL MESSAGE AND ANY ATTACHMENTS ARE CONFIDENTIAL AND INTENDED ONLY<br></div><div dir="ltr">FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED AND MAY<br></div><div dir="ltr">CONTAIN INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND EXEMPT FROM<br></div><div dir="ltr">DISCLOSURE UNDER APPLICABLE LAW. Any unauthorized review, use, copying,<br></div><div dir="ltr">disclosure or distribution of any information contained in or attached to<br></div><div dir="ltr">this communication is STRICTLY PROHIBITED. If you have received this<br></div><div dir="ltr">communication in error, or are not the named recipient, please immediately<br></div><div dir="ltr">notify the sender by email by "reply to sender only" and delete this<br></div><div dir="ltr">message and any attached documents from your computer. Receipt by anyone<br></div><div dir="ltr">other than the intended recipient(s) is not a waiver of confidentiality<br></div><div dir="ltr">and/or any legal privilege. Thank you.<br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/037d45ab/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/037d45ab/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 12<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 16:13:45 +0000<br></div><div dir="ltr">From: Mark Vohr <<a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Cc: Laurel Grimes <<a href="mailto:lfg@ohanafc.com" rel="nofollow" target="_blank">lfg@ohanafc.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Referral<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:MW3PR13MB41073E24A0105F52C2E0ACE5A1629@MW3PR13MB4107.namprd13.prod.outlook.com" rel="nofollow" target="_blank">MW3PR13MB41073E24A0105F52C2E0ACE5A1629@MW3PR13MB4107.namprd13.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Jan ?<br></div><div dir="ltr"><br></div><div dir="ltr"> Thank you for letting me know. Yes, please have your client contact us now and provide us with copied of the documents in which we are named in a fiduciary role. We have a setup procedure for any client who names us in their documents. Our goal is to be fully prepared so that we can efficiently administer our role should we be called upon. When we are named in documents, we set these clients up as ?deferred clients? for whom we may, or may not, be providing services at some point in the future.<br></div><div dir="ltr"><br></div><div dir="ltr">We like to have deferred clients complete intake information forms relevant to the roles we may possibly fill. As you can imagine, having them do so dramatically improves our ability to perform efficiently perform those roles, particularly when the client may no longer be able to provide useful, and sometimes critical information. While we can ultimately figure out any complex situation, having advance information is a big plus.<br></div><div dir="ltr"><br></div><div dir="ltr"> We offer in person or zoom meetings for client and do not charge a fee for these meetings or for any part of the set-up process. Your client has no obligation, pays no fees, and can change their minds and adopt a new plan anytime they wish. We don?t start charging any fees until we are performing a fiduciary role. If they end up changing their mind about their plan, we only ask that they let us know so that we can close the deferred file.<br></div><div dir="ltr"><br></div><div dir="ltr"> Our goal is to get to know all clients for whom we may provide services in advance of actually being called upon to provide those services. Everyone wins with this approach.<br></div><div dir="ltr"><br></div><div dir="ltr"> So ? yes, please ask your client to contact us. She/he can contact our intake coordinator, Laurel Grimes, at: <a href="mailto:lfg@ohanafc.com" rel="nofollow" target="_blank">lfg@ohanafc.com</a><mailto:lfg@ohanafc.com><br></div><div dir="ltr"><br></div><div dir="ltr"> Please let me know if you have any additional questions.<br></div><div dir="ltr"><br></div><div dir="ltr">Regards,<br></div><div dir="ltr"><br></div><div dir="ltr">Mark<br></div><div dir="ltr"><br></div><div dir="ltr">Mark C. Vohr, J.D. CPGC<br></div><div dir="ltr">Ohana Fiduciary Corporation<br></div><div dir="ltr">A Washington Trust Company<br></div><div dir="ltr">155 NE 100th St., Suite 209<br></div><div dir="ltr">Seattle, WA 98125<br></div><div dir="ltr">Telephone: (206) 782-1189<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Jan Kelly<br></div><div dir="ltr">Sent: Wednesday, April 19, 2023 8:48 AM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Referral<br></div><div dir="ltr"><br></div><div dir="ltr">Hi Mark,<br></div><div dir="ltr"><br></div><div dir="ltr">This email is not responsive to your post; however, I've meant to contact Ohana for a while. I have a client who named Ohana as a secondary trustee, following his sister. Should I have him contact Ohana now? Thank you!<br></div><div dir="ltr"><br></div><div dir="ltr">Jan<br></div><div dir="ltr"><br></div><div dir="ltr">On Wed, Apr 19, 2023 at 8:39?AM Mark Vohr <<a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a><mailto:mcv@ohanafc.com>> wrote:<br></div><div dir="ltr">Apologies in advance for multiple posts, but I have an individual for whom we previously provided fiduciary services who is having ownership issues with the cemetery (located in King County) at which he owns several plots.<br></div><div dir="ltr"><br></div><div dir="ltr">Seeking an attorney who has experience working on these kinds of things. If this is you, please email me directly and we can discuss the parties for conflicts check<br></div><div dir="ltr"><br></div><div dir="ltr">Regards,<br></div><div dir="ltr"><br></div><div dir="ltr">Mark<br></div><div dir="ltr"><br></div><div dir="ltr">Ohana Fiduciary Corp.<br></div><div dir="ltr">A Washington Chartered Trust Company<br></div><div dir="ltr">Mark C. Vohr, J.D., CPGC, Principal<br></div><div dir="ltr">155 NE 100th St., Suite 209 Seattle, WA 98125<br></div><div dir="ltr">T: (206) 782-1189 F: (206) 782-1434<br></div><div dir="ltr"><a href="mailto:mcv@ohanafc.com" rel="nofollow" target="_blank">mcv@ohanafc.com</a><mailto:mcv@ohanafc.com> www.ohanafc.com<<a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.ohanafc.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=D9tEoysSE2LeouMC9Y8WQQ&m=pM-fgcAU5TeLYJDvk9WIwF0hlO02iCF5s9m3XYx2oZM&s=D9jyfXJZfxd1eI3W_v7OsaBCbuO90O1MVFgWWpwChkE&e=" rel="nofollow" target="_blank">https://urldefense.proofpoint.com/v2/url?u=http-3A__www.ohanafc.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=D9tEoysSE2LeouMC9Y8WQQ&m=pM-fgcAU5TeLYJDvk9WIwF0hlO02iCF5s9m3XYx2oZM&s=D9jyfXJZfxd1eI3W_v7OsaBCbuO90O1MVFgWWpwChkE&e=</a>><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIAL AND/OR PRIVILEGED COMMUNICATION<br></div><div dir="ltr"><br></div><div dir="ltr">This communication may contain information that is confidential. It was intended only for the named or a specific recipient. If you have received this communication in error. Please delete it immediately and contact the sender to advise them of improper delivery.<br></div><div dir="ltr"><br></div><div dir="ltr">This communication is not intended to provide legal advice to the recipient. The sender does not represent you as legal counsel and neither this communication or any conversations you may have with the sender creates an attorney client relationship with the sender. If you seek legal advice please retain an attorney, but it will be someone else.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><<a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=D9tEoysSE2LeouMC9Y8WQQ&m=pM-fgcAU5TeLYJDvk9WIwF0hlO02iCF5s9m3XYx2oZM&s=debfOygNQnffWvv89CqVB4f-cFQfVp7anAspO06Yzdg&e=" rel="nofollow" target="_blank">https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=D9tEoysSE2LeouMC9Y8WQQ&m=pM-fgcAU5TeLYJDvk9WIwF0hlO02iCF5s9m3XYx2oZM&s=debfOygNQnffWvv89CqVB4f-cFQfVp7anAspO06Yzdg&e=</a>><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">--<br></div><div dir="ltr"><br></div><div dir="ltr">Jan Kelly, JD/MBA<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">JK Law<br></div><div dir="ltr">PO Box 1964<br></div><div dir="ltr">Poulsbo, WA 98370<br></div><div dir="ltr">Direct Line (702) 338-6733<br></div><div dir="ltr"><br></div><div dir="ltr">Licensed in Nevada and Washington.<br></div><div dir="ltr"><br></div><div dir="ltr">[https://static.wealthcounsel.com/static/15185383862255917797.jpg]<br></div><div dir="ltr"><br></div><div dir="ltr">THIS EMAIL MESSAGE AND ANY ATTACHMENTS ARE CONFIDENTIAL AND INTENDED ONLY FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHICH IT IS ADDRESSED AND MAY CONTAIN INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND EXEMPT FROM DISCLOSURE UNDER APPLICABLE LAW. Any unauthorized review, use, copying, disclosure or distribution of any information contained in or attached to this communication is STRICTLY PROHIBITED. If you have received this communication in error, or are not the named recipient, please immediately notify the sender by email by "reply to sender only" and delete this message and any attached documents from your computer. Receipt by anyone other than the intended recipient(s) is not a waiver of confidentiality and/or any legal privilege. Thank you.<br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/67344fbb/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/67344fbb/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 13<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 16:33:48 +0000<br></div><div dir="ltr">From: Catherine Clark <<a href="mailto:Cat@loccc.com" rel="nofollow" target="_blank">Cat@loccc.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:CH3PR19MB7981481C716A577FEB573902A3629@CH3PR19MB7981.namprd19.prod.outlook.com" rel="nofollow" target="_blank">CH3PR19MB7981481C716A577FEB573902A3629@CH3PR19MB7981.namprd19.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">From a trial brief I just filed<br></div><div dir="ltr"><br></div><div dir="ltr">If the agreement lacks a proper legal description, it is void.<br></div><div dir="ltr"><br></div><div dir="ltr">The statute of frauds for real property provides, ?Every conveyance of real estate, or any interest therein, and every contract creating or evidencing any encumbrance upon real estate, shall be by deed ? .? RCW 64.04.010<<a href="https://plus.lexis.com/document/?pdmfid=1530671&crid=24ded445-176c-452f-9b50-7a2f3d8b9547&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A4VK8-WNS0-TXFX-X21H-00000-00&pdcontentcomponentid=10841&pdteaserkey=&pdislpamode=false&pdworkfolderlocatorid=NOT_SAVED_IN_WORKFOLDER&ecomp=174k&earg=sr1&prid=e0a597d4-d856-4e55-a402-2aa4770e992e" rel="nofollow" target="_blank">https://plus.lexis.com/document/?pdmfid=1530671&crid=24ded445-176c-452f-9b50-7a2f3d8b9547&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A4VK8-WNS0-TXFX-X21H-00000-00&pdcontentcomponentid=10841&pdteaserkey=&pdislpamode=false&pdworkfolderlocatorid=NOT_SAVED_IN_WORKFOLDER&ecomp=174k&earg=sr1&prid=e0a597d4-d856-4e55-a402-2aa4770e992e</a>>. Every deed ?shall be in writing, signed by the party bound thereby, and acknowledged.? RCW 64.04.020<<a href="https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3Apct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk" rel="nofollow" target="_blank">https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3Apct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk</a>>. Deeds !<br></div><div dir="ltr"> of trust must comply with all mortgage laws (RCW 61.24.020) and the real estate statute of frauds. GLEPCO, LLC v. Reinstra, 175 Wash. App. 545, 554, 307 P.3d 744 (2013) (?Deeds of trust and trustee's deeds are subject to the statute of frauds.?).<br></div><div dir="ltr">It is the unusually strict but well-settled rule in Washington that to comply with these statutes, real estate subject to a conveyance must be described in sufficient detail that the court is not compelled to resort to extrinsic evidence in order to find out what was in the minds of the contracting parties. Martin v. Seigel, 35 Wn.2d 223, 228, 212 P.2d 107 (1949)<<a href="https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3Apct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk" rel="nofollow" target="_blank">https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3Apct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk</a>>; Key Design, Inc. v. Moser, 138 Wn.2d 875, 883-84, 983 P.2d 653<<a href="https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3A" rel="nofollow" target="_blank">https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3A</a>!<br></div><div dir="ltr"> pct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk>, 993 P.2d 900 (1999)<<a href="https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3Apct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk" rel="nofollow" target="_blank">https://plus.lexis.com/document/documentlink/?pdmfid=1530671&crid=0a1b0bdd-c6f5-467d-a82d-8cc6bb91bb44&pddocfullpath=%2Fshared%2Fdocument%2Fcases%2Furn%3AcontentItem%3A55D0-4NB1-F04M-B05S-00000-00&pdcontentcomponentid=10841&pdproductcontenttypeid=urn%3Apct%3A30&pdiskwicview=false&pdpinpoint=&ecomp=2gntk</a>>.<br></div><div dir="ltr">Kofmehl v. Baseline Lake, LLC, 167 Wn. App. 677, 689-90, 275 P.3d 328, 335 (2012) (emphasis added.).<br></div><div dir="ltr"><br></div><div dir="ltr">Washington courts have long held that to comply with the statute of frauds, a deed conveying land must describe the land conveyed in sufficient detail that it can be located without recourse to oral testimony (unless the deed refers to another instrument that does contain a sufficient description). Bigelow v. Mood, 56 Wn.2d 340, 341, 353 P.2d 429 (1960). An agreement containing an inadequate legal description is void. Howell, 28 Wn. App. at 495-96. Washington's rule is ?the strictest in the nation ? . In most states an incomplete description or a street address is sufficient, and parol evidence may be received to locate the land. Not so in Washington.? 18 William B. Stoebuck & John W. Weaver, Washington Practice: Real Estate: Transactions ? 16.3, at 225 (2d ed. 2004).<br></div><div dir="ltr">Maier v. Giske, 154 Wn. App. 6, 15, 223 P.3d 1265 (2010) (Emphasis added.)<br></div><div dir="ltr"><br></div><div dir="ltr">In Home Realty Lynnwood, Inc. v. Walsh, 146 Wn. App. 231, 233, 189 P.3d 253 (2008), Division One reversed a trial court?s grant of summary judgment which relied on the oral testimony of the parties to a purchase and sale agreement. It stated:<br></div><div dir="ltr"><br></div><div dir="ltr">Because we adhere to Washington's strict rule against recourse to oral testimony in determining whether a legal description satisfies the statute of frauds, we reverse the trial court's order granting the Walshes' summary judgment motion.<br></div><div dir="ltr">Id. at 233.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">Catherine ?Cat? Clark<br></div><div dir="ltr">Law Office of Catherine C. Clark PLLC<br></div><div dir="ltr">110 Prefontaine Place South, Ste. 304<br></div><div dir="ltr">Seattle, WA 98104<br></div><div dir="ltr">Phone: (206) 838-2528<br></div><div dir="ltr">Cell: (206) 409-8938<br></div><div dir="ltr">Email: <a href="mailto:cat@loccc.com" rel="nofollow" target="_blank">cat@loccc.com</a><mailto:cat@loccc.com><br></div><div dir="ltr"><br></div><div dir="ltr">NOTICE: The information contained in this electronic information transmission is confidential. If you are not the intended recipient, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any use, dissemination, distribution or copying of this communication is prohibited. If you received this communication in error, please immediately notify the sender by telephone at (206) 838-2528. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr">From: Jason Burnett<mailto:jburnett@reedlongyearlaw.com><br></div><div dir="ltr">Sent: Wednesday, April 19, 2023 8:57 AM<br></div><div dir="ltr">To: WSBA Real Property Listserv<mailto:wsbarp@lists.wsbarppt.com><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I thought I caught him in an error, but PHOOEY! It?s a recognized alternative spelling.<br></div><div dir="ltr"><br></div><div dir="ltr">Jason W. Burnett<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Reed Longyear Malnati Corwin & Burnett, PLLC<br></div><div dir="ltr">[A black background with white text Description automatically generated with low confidence]<<a href="http://reedlongyearlaw.com/" rel="nofollow" target="_blank">http://reedlongyearlaw.com/</a>><br></div><div dir="ltr">801 Second Ave, Suite 1415<br></div><div dir="ltr">Seattle, WA 98104<br></div><div dir="ltr">Phone: (206) 624?6271<br></div><div dir="ltr">Fax: (206) 624?6672<br></div><div dir="ltr"><a href="mailto:jburnett@reedlongyearlaw.com" rel="nofollow" target="_blank">jburnett@reedlongyearlaw.com</a><mailto:jburnett@reedlongyearlaw.com><br></div><div dir="ltr">www.reedlongyearlaw.com<<a href="http://www.reedlongyearlaw.com/" rel="nofollow" target="_blank">http://www.reedlongyearlaw.com/</a>><br></div><div dir="ltr">[cid:image002.png@01D9729B.36AFF9A0]<<a href="https://www.facebook.com/reedlongyear" rel="nofollow" target="_blank">https://www.facebook.com/reedlongyear</a>>[cid:image003.png@01D9729B.36AFF9A0]<<a href="https://twitter.com/ReedLongyear" rel="nofollow" target="_blank">https://twitter.com/ReedLongyear</a>>[cid:image004.png@01D9729B.36AFF9A0]<<a href="http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc" rel="nofollow" target="_blank">http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc</a>><br></div><div dir="ltr">The information in this email message may be privileged and confidential. It is intended only for the use of the recipient named above (or the employee or agent responsible to deliver it to the intended recipient). If you received this in error, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Sullivan, Brett<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 5:17 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">Eric, you had me at "Pfui." That was awesome.<br></div><div dir="ltr"><br></div><div dir="ltr">Brett T. Sullivan<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Partner<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4yOUljtOzDnhXCjUiBuPG8Hj6U3HtblY4BFjXug8xSesMpbpAA6U7WWxXOnDSm6h0dzArGezBExbwe0KKhWvqeCuNUqlGzJbMnMRv7h8A]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: (509) 455-3713<br></div><div dir="ltr">D: (509) 828-4642<br></div><div dir="ltr">F: (509) 455-3718<br></div><div dir="ltr">E: <a href="mailto:brett@lucentlaw.com" rel="nofollow" target="_blank">brett@lucentlaw.com</a><mailto:brett@lucentlaw.com><br></div><div dir="ltr">lucentlaw.com<<a href="http://lucentlaw.com/" rel="nofollow" target="_blank">http://lucentlaw.com/</a>><br></div><div dir="ltr"><br></div><div dir="ltr">Facebook<<a href="http://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">http://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/in/brettsullivanspokane" rel="nofollow" target="_blank">https://www.linkedin.com/in/brettsullivanspokane</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/lucentlaw" rel="nofollow" target="_blank">https://twitter.com/lucentlaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me by returning it to the sender and delete this copy from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, Apr 18, 2023 at 4:53?PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com>> wrote:<br></div><div dir="ltr">Pfui. Garbage defense. Assertion of the existence of a PSA is an affirmative defense against the eviction because it evades or negates elements necessary to prove UD?whether the occupant is a ?tenant? under a ?rental agreement? as defined in Title 59. The burden of proof on affirmative defenses is with the defendant. See Kastanis v. Educ. Emps. Credit Union, 122 Wash.2d 483, 493, 859 P.2d 26 (1993) (the defendant bears the burden of proof ?only where it asserts an ?affirmative defense? ?); Locke v. City of Seattle, 133 Wash.App. 696, 713, 137 P.3d 52 (2006) (?The burden of proof is ... placed upon the party asserting the avoidance or affirmative defense.?). The fact that he isn?t making a counterclaim is irrelevant.<br></div><div dir="ltr"><br></div><div dir="ltr">That said, a contract to purchase real property does not need to be in writing, even though a conveyance or lien (or real estate commission agreement) does?so long as its terms must be completely performed within one year. See the blog post by Babak Shamsi on Beresford Booth?s website<https://beresfordlaw.com/what-is-the-statute-of-frauds/#:~:text=Washington%20State%20affords%20great%20flexibility,to%20have%20an%20enforceable%20agreement.>. So I think the occupant can testify to the alleged contract and how it was formed and what its terms are. (All subject to the trier of fact?s credibility determination, of course, and subject to denial by the plaintiff.)<br></div><div dir="ltr"><br></div><div dir="ltr">Might be able to trip them up immediately if they testify to any term that could or would require performance more than a year after formation. If the agreement was for payments to be made over multiple years, that violates RCW 19.36.010(1)<<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010" rel="nofollow" target="_blank">https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010</a>>. (But note case law about saving an oral contract to purchase real estate by occupancy plus partial performance.)<br></div><div dir="ltr"><br></div><div dir="ltr">Since this would be a pretty complex lie to pull off, I?d depose/examine the occupant concerning all the specifics on when and how the agreement was formed?on the phone? in person? when? and then question all the elements of formation and performance ? offer, acceptance, consideration, purchase price, payment terms, interest rate, type of deed conveyance, escrow, title insurance company, closing date, any financing required, contingencies, etc., etc., until they?re desperately making up as many random clauses as they can. Ask them if the seller recited the legal description during their completely oral agreement (no emails, no texts, nothing in writing concerning a contract to buy?).<br></div><div dir="ltr"><br></div><div dir="ltr">Ask them about contextual/circumstantial evidence of the existence of a contract. After the agreement was made, then what? Did they make payments? Any evidence of those payments? Checks have ?installment payment on contract? written on them, or anything like that? Emails from the landlord treating him as a purchaser and not a tenant? Did they make any demands as a tenant, like getting the plumbing repaired or whatever? Ever invoke tenant protections even though supposedly buying the property?<br></div><div dir="ltr"><br></div><div dir="ltr">Re the original question about statute of frauds at trial?I?d file a Motion in Limine asking the Court to exclude all evidence/testimony suggesting the existence of a contract in violation of RCW 19.36.010(1). At the least, this puts the issue at the forefront of the judge?s mind.<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Paul Neumiller<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:53 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">NJP attorney is arguing that they don?t have to prove a purchase and sale agreement because title is not the issue. NJP is arguing that they are presenting the testimony that T is buying the property as a defense that Plaintiff must overcome because Plaintiff has the burden of proof and T is not asserting it as a counter-claim. Any thoughts? I?m arguing it is two sides of the same coin.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image009.jpg@01D972A2.07149C80]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:00 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Kelby. I represented a defendant in a UD case several years back who claimed he had an agreement to buy the property, and we lost because we didn't satisfy the statute of frauds. My client had an email or two and his testimony that it was a "rent to own" situation (plaintiff was his sister!). Is it too late for SJ? If discovery hasn't produced a signed agreement that adequately identifies the property and the terms of sale, you should win on SJ. At trial, I don't think there's much weighing of evidence - there's either a written contract or there isn't. If there is a written contract, the judge should then be the one to weigh the evidence as a matter of law only in the event there is some question about whether a written agreement adequately describes the property or the terms.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a><mailto:kelby@derenicklaw.com>> wrote:<br></div><div dir="ltr">I would think that whether a contract exists for the sale of the property would be a question of fact. So, if you are representing the Plaintiff in the trial, when your client testifies and in anticipation of what the Defendant is going to argue, have the Plaintiff provide testimony that there was no contract for the<br></div><div dir="ltr">sale of the property. Then, after the Defendant is finished with presenting his/her defense and counterclaims and introduces whatever documents into evidence, you can recall your client to provide rebuttal testimony to address whatever the Defendant introduced. After the evidentiary part of the trial is over, if there was no evidence of a contract, move the court for dismissal of that counterclaim under CR 41 or CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful detainer trials).<br></div><div dir="ltr"><br></div><div dir="ltr">If the judge won't dismiss it, then just argue at closing that the Defendant cannot prevail on the counterclaim because there was no contract and the statute of frauds case law requires a contract (cite and argue statute of frauds case law).<br></div><div dir="ltr"><br></div><div dir="ltr">Kelby J. Derenick<br></div><div dir="ltr">Attorney<br></div><div dir="ltr"><br></div><div dir="ltr">9414 State Ave., Suite E<br></div><div dir="ltr">Marysville, WA 98270<br></div><div dir="ltr">Ph: (206) 659-5061<br></div><div dir="ltr"><br></div><div dir="ltr">14 E. Main Street, Suite 207<br></div><div dir="ltr">Walla Walla, WA 99362<br></div><div dir="ltr">Ph: (509) 676-9805<br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This electronic mail message contains information that (a) is or may be legally privileged, confidential, proprietary in nature, or otherwise protected by law from disclosure, and (b) is intended only for the use of the Addressee(s) named herein. If you are not the intended recipient, an addressee, or the person responsible for delivering this to an addressee, you are hereby notified that reading, using, copying, or distributing any part of this message is strictly prohibited. If you have received this electronic mail message in error, please contact me immediately and take the steps necessary to delete the message completely from your computer system. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a><mailto:pneumiller@hotmail.com>> wrote:<br></div><div dir="ltr">So I have a trial coming up where the occupant says occupant is buying the house and I represent the LL who says the occupant is renting the house and therefore subject to unlawful detainer. The occupant has little to show that occupant is buying the house and therefore the statute of frauds kicks in. But how? Is it a ?weight of the evidence type of thing? where the occupant can still present oral testimony and a couple of documents which don?t meet the requirements of the statute of limitations? Or, can I object (on what grounds?) to the evidence from being presented at trial in the first place because it fails to rise to the level of documentation required by the statute of frauds? In other words, I have this thing called the statute of frauds. On a practical basis, how do I use it at trial?<br></div><div dir="ltr"><br></div><div dir="ltr">BTW, I have read many sources regarding the statute and none have addressed how it is used at trial.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image009.jpg@01D972A2.07149C80]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" 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others.***<br></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr"><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/d8e7d447/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230419/d8e7d447/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was 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dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 14<br></div><div dir="ltr">Date: Wed, 19 Apr 2023 16:38:27 +0000<br></div><div dir="ltr">From: Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:SA1PR05MB78881831E9EBC5E6F8522D66DD629@SA1PR05MB7888.namprd05.prod.outlook.com" rel="nofollow" target="_blank">SA1PR05MB78881831E9EBC5E6F8522D66DD629@SA1PR05MB7888.namprd05.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">You?re more likely to catch me in a pronunciation error. I read too much so I know a lot of words, but too often I discover the hard way that I don?t know how to pronounce them. I still remember the feeling when I was a kid of pronouncing ?legion? like ?le-JY-un? in front of my older brother....who showed no mercy. :-)<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Jason Burnett<br></div><div dir="ltr">Sent: Wednesday, April 19, 2023 8:45 AM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I thought I caught him in an error, but PHOOEY! It?s a recognized alternative spelling.<br></div><div dir="ltr"><br></div><div dir="ltr">Jason W. Burnett<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Reed Longyear Malnati Corwin & Burnett, PLLC<br></div><div dir="ltr">[A black background with white text Description automatically generated with low confidence]<<a href="http://reedlongyearlaw.com/" rel="nofollow" target="_blank">http://reedlongyearlaw.com/</a>><br></div><div dir="ltr">801 Second Ave, Suite 1415<br></div><div dir="ltr">Seattle, WA 98104<br></div><div dir="ltr">Phone: (206) 624?6271<br></div><div dir="ltr">Fax: (206) 624?6672<br></div><div dir="ltr"><a href="mailto:jburnett@reedlongyearlaw.com" rel="nofollow" target="_blank">jburnett@reedlongyearlaw.com</a><mailto:jburnett@reedlongyearlaw.com><br></div><div dir="ltr">www.reedlongyearlaw.com<<a href="http://www.reedlongyearlaw.com/" rel="nofollow" target="_blank">http://www.reedlongyearlaw.com/</a>><br></div><div dir="ltr">[cid:image002.png@01D972A2.B02DA4B0]<<a href="https://www.facebook.com/reedlongyear" rel="nofollow" target="_blank">https://www.facebook.com/reedlongyear</a>>[cid:image003.png@01D972A2.B02DA4B0]<<a href="https://twitter.com/ReedLongyear" rel="nofollow" target="_blank">https://twitter.com/ReedLongyear</a>>[cid:image004.png@01D972A2.B02DA4B0]<<a href="http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc" rel="nofollow" target="_blank">http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc</a>><br></div><div dir="ltr">The information in this email message may be privileged and confidential. It is intended only for the use of the recipient named above (or the employee or agent responsible to deliver it to the intended recipient). If you received this in error, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Sullivan, Brett<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 5:17 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">Eric, you had me at "Pfui." That was awesome.<br></div><div dir="ltr"><br></div><div dir="ltr">Brett T. Sullivan<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr">Partner<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4yOUljtOzDnhXCjUiBuPG8Hj6U3HtblY4BFjXug8xSesMpbpAA6U7WWxXOnDSm6h0dzArGezBExbwe0KKhWvqeCuNUqlGzJbMnMRv7h8A]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: (509) 455-3713<br></div><div dir="ltr">D: (509) 828-4642<br></div><div dir="ltr">F: (509) 455-3718<br></div><div dir="ltr">E: <a href="mailto:brett@lucentlaw.com" rel="nofollow" target="_blank">brett@lucentlaw.com</a><mailto:brett@lucentlaw.com><br></div><div dir="ltr">lucentlaw.com<<a href="http://lucentlaw.com/" rel="nofollow" target="_blank">http://lucentlaw.com/</a>><br></div><div dir="ltr"><br></div><div dir="ltr">Facebook<<a href="http://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">http://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/in/brettsullivanspokane" rel="nofollow" target="_blank">https://www.linkedin.com/in/brettsullivanspokane</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/lucentlaw" rel="nofollow" target="_blank">https://twitter.com/lucentlaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me by returning it to the sender and delete this copy from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, Apr 18, 2023 at 4:53?PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com>> wrote:<br></div><div dir="ltr">Pfui. Garbage defense. Assertion of the existence of a PSA is an affirmative defense against the eviction because it evades or negates elements necessary to prove UD?whether the occupant is a ?tenant? under a ?rental agreement? as defined in Title 59. The burden of proof on affirmative defenses is with the defendant. See Kastanis v. Educ. Emps. Credit Union, 122 Wash.2d 483, 493, 859 P.2d 26 (1993) (the defendant bears the burden of proof ?only where it asserts an ?affirmative defense? ?); Locke v. City of Seattle, 133 Wash.App. 696, 713, 137 P.3d 52 (2006) (?The burden of proof is ... placed upon the party asserting the avoidance or affirmative defense.?). The fact that he isn?t making a counterclaim is irrelevant.<br></div><div dir="ltr"><br></div><div dir="ltr">That said, a contract to purchase real property does not need to be in writing, even though a conveyance or lien (or real estate commission agreement) does?so long as its terms must be completely performed within one year. See the blog post by Babak Shamsi on Beresford Booth?s website<https://beresfordlaw.com/what-is-the-statute-of-frauds/#:~:text=Washington%20State%20affords%20great%20flexibility,to%20have%20an%20enforceable%20agreement.>. So I think the occupant can testify to the alleged contract and how it was formed and what its terms are. (All subject to the trier of fact?s credibility determination, of course, and subject to denial by the plaintiff.)<br></div><div dir="ltr"><br></div><div dir="ltr">Might be able to trip them up immediately if they testify to any term that could or would require performance more than a year after formation. If the agreement was for payments to be made over multiple years, that violates RCW 19.36.010(1)<<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010" rel="nofollow" target="_blank">https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010</a>>. (But note case law about saving an oral contract to purchase real estate by occupancy plus partial performance.)<br></div><div dir="ltr"><br></div><div dir="ltr">Since this would be a pretty complex lie to pull off, I?d depose/examine the occupant concerning all the specifics on when and how the agreement was formed?on the phone? in person? when? and then question all the elements of formation and performance ? offer, acceptance, consideration, purchase price, payment terms, interest rate, type of deed conveyance, escrow, title insurance company, closing date, any financing required, contingencies, etc., etc., until they?re desperately making up as many random clauses as they can. Ask them if the seller recited the legal description during their completely oral agreement (no emails, no texts, nothing in writing concerning a contract to buy?).<br></div><div dir="ltr"><br></div><div dir="ltr">Ask them about contextual/circumstantial evidence of the existence of a contract. After the agreement was made, then what? Did they make payments? Any evidence of those payments? Checks have ?installment payment on contract? written on them, or anything like that? Emails from the landlord treating him as a purchaser and not a tenant? Did they make any demands as a tenant, like getting the plumbing repaired or whatever? Ever invoke tenant protections even though supposedly buying the property?<br></div><div dir="ltr"><br></div><div dir="ltr">Re the original question about statute of frauds at trial?I?d file a Motion in Limine asking the Court to exclude all evidence/testimony suggesting the existence of a contract in violation of RCW 19.36.010(1). At the least, this puts the issue at the forefront of the judge?s mind.<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Paul Neumiller<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:53 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">NJP attorney is arguing that they don?t have to prove a purchase and sale agreement because title is not the issue. NJP is arguing that they are presenting the testimony that T is buying the property as a defense that Plaintiff must overcome because Plaintiff has the burden of proof and T is not asserting it as a counter-claim. Any thoughts? I?m arguing it is two sides of the same coin.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image005.jpg@01D972A2.B02DA4B0]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, April 18, 2023 3:00 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Litigation and Statute of Frauds<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Kelby. I represented a defendant in a UD case several years back who claimed he had an agreement to buy the property, and we lost because we didn't satisfy the statute of frauds. My client had an email or two and his testimony that it was a "rent to own" situation (plaintiff was his sister!). Is it too late for SJ? If discovery hasn't produced a signed agreement that adequately identifies the property and the terms of sale, you should win on SJ. At trial, I don't think there's much weighing of evidence - there's either a written contract or there isn't. If there is a written contract, the judge should then be the one to weigh the evidence as a matter of law only in the event there is some question about whether a written agreement adequately describes the property or the terms.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Fri, Apr 14, 2023 at 11:36?AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" rel="nofollow" target="_blank">kelby@derenicklaw.com</a><mailto:kelby@derenicklaw.com>> wrote:<br></div><div dir="ltr">I would think that whether a contract exists for the sale of the property would be a question of fact. So, if you are representing the Plaintiff in the trial, when your client testifies and in anticipation of what the Defendant is going to argue, have the Plaintiff provide testimony that there was no contract for the<br></div><div dir="ltr">sale of the property. Then, after the Defendant is finished with presenting his/her defense and counterclaims and introduces whatever documents into evidence, you can recall your client to provide rebuttal testimony to address whatever the Defendant introduced. After the evidentiary part of the trial is over, if there was no evidence of a contract, move the court for dismissal of that counterclaim under CR 41 or CR 50 Judgment as a Matter of Law if there is a jury (for non-unlawful detainer trials).<br></div><div dir="ltr"><br></div><div dir="ltr">If the judge won't dismiss it, then just argue at closing that the Defendant cannot prevail on the counterclaim because there was no contract and the statute of frauds case law requires a contract (cite and argue statute of frauds case law).<br></div><div dir="ltr"><br></div><div dir="ltr">Kelby J. Derenick<br></div><div dir="ltr">Attorney<br></div><div dir="ltr"><br></div><div dir="ltr">9414 State Ave., Suite E<br></div><div dir="ltr">Marysville, WA 98270<br></div><div dir="ltr">Ph: (206) 659-5061<br></div><div dir="ltr"><br></div><div dir="ltr">14 E. Main Street, Suite 207<br></div><div dir="ltr">Walla Walla, WA 99362<br></div><div dir="ltr">Ph: (509) 676-9805<br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This electronic mail message contains information that (a) is or may be legally privileged, confidential, proprietary in nature, or otherwise protected by law from disclosure, and (b) is intended only for the use of the Addressee(s) named herein. If you are not the intended recipient, an addressee, or the person responsible for delivering this to an addressee, you are hereby notified that reading, using, copying, or distributing any part of this message is strictly prohibited. If you have received this electronic mail message in error, please contact me immediately and take the steps necessary to delete the message completely from your computer system. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Thu, Apr 13, 2023 at 4:07?PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" rel="nofollow" target="_blank">pneumiller@hotmail.com</a><mailto:pneumiller@hotmail.com>> wrote:<br></div><div dir="ltr">So I have a trial coming up where the occupant says occupant is buying the house and I represent the LL who says the occupant is renting the house and therefore subject to unlawful detainer. The occupant has little to show that occupant is buying the house and therefore the statute of frauds kicks in. But how? Is it a ?weight of the evidence type of thing? where the occupant can still present oral testimony and a couple of documents which don?t meet the requirements of the statute of limitations? Or, can I object (on what grounds?) to the evidence from being presented at trial in the first place because it fails to rise to the level of documentation required by the statute of frauds? In other words, I have this thing called the statute of frauds. On a practical basis, how do I use it at trial?<br></div><div dir="ltr"><br></div><div dir="ltr">BTW, I have read many sources regarding the statute and none have addressed how it is used at trial.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[cid:image005.jpg@01D972A2.B02DA4B0]<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" 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