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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">The Washington Supreme Court stated:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">“It will thus be seen that this court is at variance with the more liberal rule which permits parol testimony to explain what particular property the parties had in mind
when they contracted to transfer real property described merely by a street number. We do not care to recede from the rule adopted by us, which had been stated in a long line of decisions over a number of years, and known and followed by the members of the
bar and title men. <span style="background:yellow;mso-highlight:yellow">We do not apologize for the rule</span>. We feel that it is fair and just to require people dealing with real estate to properly and adequately describe it, so that courts may not be 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 (1949.)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><a name="Paul_A__Neumiller"><img width="250" height="150" style="width:2.6in;height:1.5583in" id="_x0000_i1035" src="cid:image005.jpg@01D972B8.85DE7D40"></a><o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Catherine Clark<br>
<b>Sent:</b> Wednesday, April 19, 2023 11:50 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Litigation and Statute of Frauds<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Nope. Parcel numbers and street addresses are not enough. Must be a full and accurate legal description<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">They don’t call me a title geek for nothing!<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif">Catherine “Cat” Clark<br>
Law Office of Catherine C. Clark PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif;color:black">110 Prefontaine Place South, Ste. 304<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif;color:black">Seattle, WA 98104<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif;color:black">Phone: (206) 838-2528<br>
Cell: (206) 409-8938<br>
Email: <a href="mailto:cat@loccc.com"><span style="color:black">cat@loccc.com</span></a></span><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">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.<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From: </b><a href="mailto:michael@westseattleattorney.com">michael westseattleattorney.com</a><br>
<b>Sent: </b>Wednesday, April 19, 2023 11:23 AM<br>
<b>To: </b><a href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</a><br>
<b>Subject: </b>Re: [WSBARP] Litigation and Statute of Frauds<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal" style="background:white"><span style="font-family:"Times New Roman",serif;color:black">Interesting. I think it was about 40 years ago when I was a Broker, I was told that it was sufficient if the conveyance had the parcel number. The std
was something like what would a normal land surveyor use to find the property. <o:p></o:p></span></p>
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<p class="MsoNormal"><img border="0" width="694" height="2" style="width:7.2333in;height:.025in" id="Horizontal_x0020_Line_x0020_2" src="cid:image007.png@01D972B8.85DE7D40"><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="color:black">From:</span></b><span style="color:black">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Catherine Clark <<a href="mailto:Cat@loccc.com">Cat@loccc.com</a>><br>
<b>Sent:</b> Wednesday, April 19, 2023 9:33 AM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Litigation and Statute of Frauds</span> <o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="xmsonormal">From a trial brief I just filed<o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal">If the agreement lacks a proper legal description, it is void.
<o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:12.0pt;color:black;background:white">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 … .” </span><span style="font-size:12.0pt"><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"><span style="border:none windowtext 1.0pt;padding:0in;background:white">RCW
64.04.010</span></a><span style="color:black;background:white">. </span><span style="color:#212121;background:white">Every deed “shall be in writing, signed by the party bound thereby, and acknowledged.”
</span><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"><span style="border:none windowtext 1.0pt;padding:0in;background:white">RCW
64.04.020</span></a><span style="color:black;background:white">. Deeds of trust must comply with all mortgage laws (RCW 61.24.020) and the real estate statute of frauds.
<i><span style="border:none windowtext 1.0pt;padding:0in">GLEPCO, LLC v. Reinstra</span></i><span style="border:none windowtext 1.0pt;padding:0in">, 175 Wash. App. 545, 554, 307 P.3d 744 (2013) (“</span></span><span style="color:black">Deeds of trust and trustee's
deeds are subject to the <span style="border:none windowtext 1.0pt;padding:0in">
statute of frauds</span>.”).</span></span><o:p></o:p></p>
<p class="xmsonormal" style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:12.0pt;margin-left:.5in">
<span style="font-size:12.0pt;color:black;background:white">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
<b>the court is not compelled to resort to extrinsic evidence in order to find out what was in the minds of the contracting parties</b>.
<span class="xssrfcsection"><span style="border:none windowtext 1.0pt;padding:0in"><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"><span class="xssit"><i><span style="color:black;text-decoration:none">Martin
v. Seigel</span></i></span>, 35 Wn.2d 223, 228, 212 P.2d 107 (1949)</a>; <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">
<span class="xssit"><i><span style="color:black;text-decoration:none">Key Design, Inc. v. Moser</span></i></span>, 138 Wn.2d 875, 883-84, 983 P.2d 653</a>, <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">993
P.2d 900 (1999)</a></span></span></span><span class="xssrfcsection"><span style="font-size:12.0pt;color:#212121;border:none windowtext 1.0pt;padding:0in;background:white">. </span></span><o:p></o:p></p>
<p class="xmsonormal"><i><span style="font-size:12.0pt;color:black;border:none windowtext 1.0pt;padding:0in;background:white">Kofmehl v. Baseline Lake, LLC</span></i><span style="font-size:12.0pt;color:black;border:none windowtext 1.0pt;padding:0in;background:white">,
167 Wn. App. 677, 689-90, 275 P.3d 328, 335 (2012) (emphasis added.).</span><o:p></o:p></p>
<p class="xmsoquote" style="text-indent:0in"><span style="font-size:12.0pt;border:none windowtext 1.0pt;padding:0in">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).
<i>Bigelow v. Mood</i>, 56 Wn.2d 340, 341, 353 P.2d 429 (1960). <b>An agreement containing an inadequate legal description is void.</b>
<i>Howell</i>, 28 Wn. App. at 495-96. </span><span style="font-size:12.0pt">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 <span style="font-variant:small-caps;border:none windowtext 1.0pt;padding:0in">William B. Stoebuck & John W. Weaver, Washington Practice: Real Estate: Transactions</span> § 16.3, at 225 (2d ed. 2004).</span><o:p></o:p></p>
<p class="xmsonormal"><i><span style="font-size:12.0pt;color:black;border:none windowtext 1.0pt;padding:0in;background:white">Maier v. Giske</span></i><span style="font-size:12.0pt;color:black;border:none windowtext 1.0pt;padding:0in;background:white">, 154
Wn. App. 6, 15, 223 P.3d 1265 (2010) (Emphasis added.)</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:12.0pt;color:black;border:none windowtext 1.0pt;padding:0in;background:white"> </span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:12.0pt">In <i><span style="color:black;border:none windowtext 1.0pt;padding:0in;background:white">Home Realty Lynnwood, Inc. v. Walsh</span></i><span style="color:black;border:none windowtext 1.0pt;padding:0in;background:white">,
146 Wn. App. 231, 233, 189 P.3d 253 (2008), </span>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:</span><o:p></o:p></p>
<p class="xmsoquote" style="text-indent:0in"><span style="font-size:12.0pt">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.</span><o:p></o:p></p>
<p class="xmsonormal"><i><span style="font-size:12.0pt">Id. </span></i><span style="font-size:12.0pt">at 233.</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:12.0pt;color:black;border:none windowtext 1.0pt;padding:0in;background:white"> </span><o:p></o:p></p>
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<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif">Catherine “Cat” Clark<br>
Law Office of Catherine C. Clark PLLC</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif;color:black">110 Prefontaine Place South, Ste. 304</span><span style="color:black"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif;color:black">Seattle, WA 98104</span><o:p></o:p></p>
<p class="xmsonormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt;font-family:"Copperplate Gothic Light",sans-serif;color:black">Phone: (206) 838-2528<br>
Cell: (206) 409-8938<br>
Email: <a href="mailto:cat@loccc.com"><span style="color:black">cat@loccc.com</span></a></span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D">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.</span><o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="xmsonormal"><b>From: </b><a href="mailto:jburnett@reedlongyearlaw.com">Jason Burnett</a><br>
<b>Sent: </b>Wednesday, April 19, 2023 8:57 AM<br>
<b>To: </b><a href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</a><br>
<b>Subject: </b>Re: [WSBARP] Litigation and Statute of Frauds<o:p></o:p></p>
</div>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal">I thought I caught him in an error, but PHOOEY! It’s a recognized alternative spelling.
<o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-bottom:12.0pt;text-autospace:none"><b><span style="font-size:12.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848">Jason</span></b><span style="font-size:10.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848"> </span><b><span style="font-size:12.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848">W.</span></b><span style="font-size:10.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848"> </span><b><span style="font-size:12.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848">Burnett<br>
</span></b><span style="font-family:"Segoe UI",sans-serif;color:#4E4848">Attorney at Law</span><b><span style="font-size:14.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848"><br>
</span></b><span style="font-size:10.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848">Reed Longyear Malnati Corwin & Burnett, PLLC<br>
</span><a href="http://reedlongyearlaw.com/"><span style="color:windowtext;text-decoration:none"><img border="0" width="179" height="61" style="width:1.8666in;height:.6333in" id="x_Picture_x0020_5" src="cid:image008.png@01D972B8.85DE7D40" alt="A black background with white text
Description automatically generated with low confidence"></span></a><o:p></o:p></p>
<p class="xmsonormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Segoe UI",sans-serif;color:#4E4848">801 Second Ave, Suite 1415<br>
Seattle, WA 98104<br>
Phone: (206) 624‑6271<br>
Fax: (206) 624‑6672<br>
</span><a href="mailto:jburnett@reedlongyearlaw.com"><span style="font-size:10.0pt;font-family:"Segoe UI",sans-serif;color:#93B479">jburnett@reedlongyearlaw.com</span></a><u><span style="color:blue"><br>
</span></u><a href="http://www.reedlongyearlaw.com/"><span style="font-size:10.0pt;font-family:"Segoe UI",sans-serif;color:#93B479">www.reedlongyearlaw.com</span></a><o:p></o:p></p>
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<p class="xmsonormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Sullivan, Brett<br>
<b>Sent:</b> Tuesday, April 18, 2023 5:17 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Litigation and Statute of Frauds<o:p></o:p></p>
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<p class="xmsonormal">Eric, you had me at "Pfui." That was awesome.<br clear="all">
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<p class="xmsonormal"><b><span style="font-size:9.5pt">Brett T. Sullivan</span></b><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">Attorney at Law</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">Partner</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">1403 S. Grand Blvd., Suite 201-S</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">Spokane, WA 99203-2278</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">P: (509) 455-3713</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">D: (509) 828-4642</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">F: (509) 455-3718</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt">E: <a href="mailto:brett@lucentlaw.com" target="_blank"><span style="color:#1155CC">brett@lucentlaw.com</span></a></span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt"><a href="http://lucentlaw.com/" target="_blank">lucentlaw.com</a></span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:9.5pt"><a href="https://twitter.com/lucentlaw" target="_blank">Twitter</a></span><o:p></o:p></p>
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<p class="xmsonormal">On Tue, Apr 18, 2023 at 4:53 PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a>> wrote:<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt">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.
<u>See</u> <u>Kastanis v. Educ. Emps. Credit Union</u>, 122 Wash.2d 483, 493, 859 P.2d 26 (1993) (the defendant bears the burden of proof “only where it asserts an ‘affirmative defense’ ”);
<u>Locke v. City of Seattle</u>, 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.<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">That said, a <u>contract</u> 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 <a href="https://beresfordlaw.com/what-is-the-statute-of-frauds/#:~:text=Washington%20State%20affords%20great%20flexibility,to%20have%20an%20enforceable%20agreement." target="_blank">
website</a>. 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.)<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt">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 <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=19.36&full=true#19.36.010" target="_blank">
RCW 19.36.010(1)</a>. (But note case law about saving an oral contract to purchase real estate by occupancy plus partial performance.)<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt">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?).<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">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?<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">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.<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt">Sincerely,<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">Eric<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">Eric C. Nelsen<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">1417 31st Ave South<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">Seattle WA 98144-3909<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt">206-625-0092<o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:#0563C1">eric@sayrelawoffices.com</span></a><o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"> <o:p></o:p></p>
<p class="xmsonormal" style="margin-left:4.8pt"><b><span style="color:black;background:aqua">Covid-19 Update -
</span></b>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.<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Paul Neumiller<br>
<b>Sent:</b> Tuesday, April 18, 2023 3:53 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Litigation and Statute of Frauds<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">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 <i>defense</i> that Plaintiff must overcome because Plaintiff has the burden of proof
<i>and</i> T is not asserting it as a counter-claim. Any thoughts? I’m arguing it is two sides of the same coin.</span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><a name="x_m_-8132881474991085767_Paul_A__Neumill"><img border="0" width="250" height="150" style="width:2.6in;height:1.5666in" id="x_m_-8132881474991085767Picture_x0020_1" src="cid:image013.jpg@01D972B8.85DE7D40"></a><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Stromberg, Spencer<br>
<b>Sent:</b> Tuesday, April 18, 2023 3:00 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Litigation and Statute of Frauds<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">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.</span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><b><span style="font-family:"Arial",sans-serif;color:black">Spencer A. W. Stromberg</span></b><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><span style="font-family:"Arial",sans-serif;color:black">1403 S. Grand Blvd., Suite 201-S</span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><span style="font-family:"Arial",sans-serif;color:black">Spokane, WA 99203-2278</span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><span style="font-family:"Arial",sans-serif;color:black"><br>
P: 509.455.3713<br>
D: 509.828.4644<br>
F: +1.509.455.3718 (must dial 1 before area code)</span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt"><span style="font-size:9.5pt;font-family:"Arial",sans-serif;color:black">E: </span><span style="font-family:"Arial",sans-serif;color:black"><a href="mailto:spencer@lucentlaw.com" target="_blank"><span style="font-size:9.5pt;color:#1155CC">spencer@lucentlaw.com</span></a></span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:4.8pt">On Fri, Apr 14, 2023 at 11:36 AM Kelby Derenick <<a href="mailto:kelby@derenicklaw.com" target="_blank">kelby@derenicklaw.com</a>> wrote:<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt">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 <o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt">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). <o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt">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).<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt">Kelby J. Derenick <o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt">Attorney<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt"><b><span style="font-family:"Garamond",serif;color:#222222">9414 State Ave., Suite E</span></b><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt"><b><span style="font-family:"Garamond",serif;color:#222222">Marysville, WA 98270<br>
Ph: (206) 659-5061</span></b><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt"><b><span style="font-family:"Garamond",serif;color:#222222">14 E. Main Street, Suite 207</span></b><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt"><b><span style="font-family:"Garamond",serif;color:#222222">Walla Walla, WA 99362</span></b><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt"><b><span style="font-family:"Garamond",serif;color:#222222">Ph: (509) 676-9805</span></b><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:9.6pt">On Thu, Apr 13, 2023 at 4:07 PM Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" target="_blank">pneumiller@hotmail.com</a>> wrote:<o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:.2in"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">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
<i>in the first place</i> 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?</span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-left:.2in"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">BTW, I have read many sources regarding the statute and none have addressed how it is used at trial.
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<p class="xmsonormal" style="margin-left:.2in"><a name="x_m_-8132881474991085767_m_1483904674777"><img border="0" width="250" height="150" style="width:2.6in;height:1.5666in" id="x_m_-8132881474991085767m_1483904674777805931m_5102791194515186494_x005f_x0000_i1025" src="cid:image013.jpg@01D972B8.85DE7D40"></a><o:p></o:p></p>
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