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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'>I remember a Supreme Court case 12 years or so ago that did hold the failure to disclose a murder was grounds for termination or recission of a home sale. Seems like it was Division II out of Lewis County or SW WA. <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'>Tom<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'> <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'>Thomas J. Westbrook<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'>Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><img width=152 height=62 style='width:1.5833in;height:.6416in' id="Picture_x0020_2" src="cid:image001.jpg@01D9A824.115DCFB0"><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>324 West Bay Drive NW, Suite 201<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>Olympia, WA 98502<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>(360) 866-4000 phone<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>(360) 866--3832 fax<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><a href="http://www.buddbaylaw.com/">www.buddbaylaw.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:red'>COVID POLICY:<o:p></o:p></span></p><p class=MsoNormal><i><span style='color:#1F497D'>Our firm continues to follow guidance from the CDC and Governor Inslee’s office regarding social distancing and the wearing of face coverings, and we encourage the public and our clients to do the same. Our staff is still working remotely much of the time so electronic communication by phone and email continues to be encouraged. We appreciate your patience and understanding.</span></i><span style='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Bryce Dille<br><b>Sent:</b> Monday, June 26, 2023 11:34 AM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Suicide disclosure<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'>I think the exception to that would be if the seller knew that the buyer, for whatever reason would not purchase the property if there had been a suicide or murder on the property, and that was a material inducement to the buyer that in that case the seller would have an obligation to disclose But only if the seller knew that this was a material condition to the buyers purchase of the property <o:p></o:p></p><div><p class=MsoNormal>Bryce H. Dille <o:p></o:p></p><div><p class=MsoNormal>Dille Law, PLLC<o:p></o:p></p></div><div><p class=MsoNormal>Office: 360-350-0270<o:p></o:p></p></div><div><p class=MsoNormal>Cell: 253-579-5561<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<o:p></o:p></p></div></div></div><div><p class=MsoNormal><br><br><o:p></o:p></p><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal style='margin-bottom:12.0pt'>On Jun 26, 2023, at 11:20 AM, Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a>> wrote:<o:p></o:p></p></blockquote></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>I have to agree with Mark that the focus of the law is entirely on the physical condition of the property. I can’t think of any situation where a person has a duty to disclose an event that occurred in the past, unless the event proximately caused a change in the physical condition of the property, <b><i>as physical condition can be shown by admissible evidence in court</i></b>. That is what removes any argument about having to disclose a suicide, or a murder, or anything similar.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Some buyers will be unsettled when they learn of such a past event, even to the point where had they known that the event took place in the house, they wouldn’t have purchased it. But there is no legal remedy for that because the seller has no duty of disclosure and even if they did, the buyer cannot provide by admissible evidence that the physical condition of the property was impaired by the event.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><div><p class=MsoNormal>Sincerely,<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Eric<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Eric C. Nelsen<o:p></o:p></p><p class=MsoNormal>Sayre Law Offices, PLLC<o:p></o:p></p><p class=MsoNormal>1417 31st Ave South<o:p></o:p></p><p class=MsoNormal>Seattle WA 98144-3909<o:p></o:p></p><p class=MsoNormal>206-625-0092<o:p></o:p></p><p class=MsoNormal><a href="mailto:eric@sayrelawoffices.com"><span style='color:#0563C1'>eric@sayrelawoffices.com</span></a><o:p></o:p></p></div><p class=MsoNormal> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <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>Mark Anderson<br><b>Sent:</b> Monday, June 26, 2023 10:49 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] Suicide disclosure<o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>Without reference to the statutes or requisite forms, here are my broad-brush thoughts on disclosures. If there is anything that affects the material condition of the property, especially anything the Buyer could have to deal with following the purchase, it should be disclosed. The mere fact that an event, any event – including death, happened on the property should not matter to a Buyer unless the event directly affected the physical condition of the property or in any way had the potential to compromise the ability of the property to safely and properly serve its purpose (as a residence or commercial facility). </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>Like Annie, I am not aware of anything in statutory or common law expressly <u>excusing</u> a Seller from disclosing suicide or other death in the sale of real estate. On the other hand, I am not aware of anything in statutory or common law expressly <u>requiring</u> a Seller to disclose suicide or other death in the sale of real estate.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>Finally, consider the circumstance where a family member in the house dies of natural causes and his/her surviving family continues to live there until eventually the house is sold. Does anyone on this list really think that a Seller should disclose that their family member died there? </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'> </span><o:p></o:p></p><div><p class=MsoNormal style='margin-bottom:12.0pt'><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#222A35'>Mark B. Anderson<br></span></b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#222A35'>ANDERSON LAW FIRM PLLC<br>821 Dock St Ste 209 PMB 4-12<br>Tacoma, Washington 98402<br>+1 253-327-1750<br>+1 253-327-1751 (fax)<br><a href="mailto:marka@mbaesq.com">marka@mbaesq.com</a><br><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.mbaesq.com_&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=tDa5bwabSM1U24HwK-3G6B67H7C7I1eiDmV_UzpUxl8&e=">www.mbaesq.com</a></span><o:p></o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'><b><span style='font-size:10.0pt;font-family:"Arial Narrow",sans-serif;color:#002060'>CONFIDENTIALITY NOTICE<br></span></b><span style='font-size:10.0pt;font-family:"Arial Narrow",sans-serif;color:#002060'>This transmission is confidential and is intended solely for the use of the individual named recipient. It may be protected by the attorney-client privilege, work product doctrine, or other confidentiality protection. If you are not the intended recipient, or the person responsible to deliver it to the intended recipient, be advised that any dissemination, distribution, or copying of this communication is prohibited. If you have received this transmission in error, please immediately notify the sender via e-mail or by telephone at (253) 327-1750 that you have received the message in error, and then delete it. Thank you.</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <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>Annie Fitzsimmons<br><b>Sent:</b> 06/24/2023 8:17 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>; Roger Hawkes <<a href="mailto:roger@skyvalleylawyers.com">roger@skyvalleylawyers.com</a>><br><b>Subject:</b> Re: [WSBARP] Suicide disclosure<o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Good Morning. I know nothing about the new topic of discussion but I do not agree with the consensus regarding suicide disclosure. I am not aware of anything in statutory or common law expressly excusing a seller from disclosing suicide or other death in the sale of real estate. I believe it will be an issue of first impression the first time an appellate court hears the issue. </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>RCW 18.86.010, the Agency Law, defines "Material Fact" to exclude suicide or other death from disclosures that real estate brokers are required to make. However, the Seller Disclosure Act, RCW 64.06, mandates the questions a seller must answer in disclosing the condition of the property. The final question on the residential form asks if there are any other "material defects" a buyer should know. The Legislature did not use the same term ("Material Facts") as used in the Agency Law and did not refer back to RCW 18.86 in defining the information that a seller must give buyer. </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>I am not aware of any other common or statutory law limiting a seller's obligation to disclose. Based on that, I have always concluded that while the Legislature has addressed the issue for real estate brokers, Washington law has not provided an answer as to seller's obligation. </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>There are certainly arguments to be made in defense of a seller not having to disclose ... the Legislature could have asked that question directly on Form 17 if they wanted the disclosure, for example. Similarly, however, there are arguments favoring seller making the disclosure ... the Legislature could easily have referred back to the definition of "Material Fact" had the Legislature intended to give seller the same disclosure obligation as brokers. Consequently, I believe the question is ripe for litigation and if your advice to your seller client is that they are absolutely excused from disclosing suicide or other death in the property, I think you put yourself at risk in resolution of the issue. </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>My two cents ... </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>-- Annie Fitzsimmons </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> </span><o:p></o:p></p></div><div><p>Annette T. Fitzsimmons P.S.<br>P.O. Box 430<br>Belfair, WA 98528<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal>On 06/24/2023 7:32 AM MDT Roger Hawkes <<a href="mailto:roger@skyvalleylawyers.com">roger@skyvalleylawyers.com</a>> wrote: <o:p></o:p></p></div><div><p class=MsoNormal> <o:p></o:p></p></div><div><p class=MsoNormal> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-family:"Segoe UI Emoji",sans-serif'>😊</span>I can’t say I now understand it. Couldn’t then either<span style='font-family:"Segoe UI Emoji",sans-serif'>😊</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Harry Cross was my prof.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>From:</span></strong> <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>> <strong><span style='font-family:"Calibri",sans-serif'>On Behalf Of </span></strong>Joshua Grant<br><strong><span style='font-family:"Calibri",sans-serif'>Sent:</span></strong> Friday, June 23, 2023 8:12 PM<br><strong><span style='font-family:"Calibri",sans-serif'>To:</span></strong> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Subject:</span></strong> Re: [WSBARP] Suicide disclosure<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a name="OLE_LINK1"></a><a name="OLE_LINK2"><span style='mso-bookmark:OLE_LINK1'>I retired as a county judge… before that when I would get a law student Rule 9… , and the supervising attorney was in the back row, I would say: “Welcome to Lincoln County counsel, I see this is your first time here.. we have a local rule that you must pass a test to practice here… and it is easy, only one question, define the term incorporeal hereditament”.. lawyer in back seat is trying not to laugh out loud… never had more than a frozen gaze,.. waiting for “well in real property law there is this bundle of sticks….” Never happened.. then I said “oh o.k. we can proceed”.<o:p></o:p></span></a></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'>So I was delighted to see this response.,,,,,,,,,,,,,,,<o:p></o:p></span></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'>Josh<o:p></o:p></span></span></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'><strong><span style='font-size:18.0pt;font-family:"Calibri",sans-serif;color:#004080'>Joshua F. Grant</span></strong></span></span><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'><span style='font-size:14.0pt;color:black'><o:p></o:p></span></span></span></p><div><p class=MsoNormal><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'><span style='font-size:14.0pt;color:black'><image001.png><o:p></o:p></span></span></span></p></div><p class=MsoNormal><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'><span style='font-size:14.0pt;color:black'><br></span></span></span><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'><span style='color:#004080'>P. O. Box 619<br>Wilbur, WA 99185<br>509 647 5578</span></span></span><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'> <o:p></o:p></span></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'></span></span><a href="mailto:jgrant@advocateslg.com"><span style='mso-bookmark:OLE_LINK2'><span style='mso-bookmark:OLE_LINK1'>jgrant@advocateslg.com</span></span><span style='mso-bookmark:OLE_LINK1'></span><span style='mso-bookmark:OLE_LINK2'></span></a><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>From:</span></strong> <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>> <strong><span style='font-family:"Calibri",sans-serif'>On Behalf Of </span></strong>Roger Hawkes<br><strong><span style='font-family:"Calibri",sans-serif'>Sent:</span></strong> Friday, June 23, 2023 1:50 PM<br><strong><span style='font-family:"Calibri",sans-serif'>To:</span></strong> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Subject:</span></strong> Re: [WSBARP] Suicide disclosure<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>And I thought ‘incorporeal hereditaments’ was the real hoot<span style='font-family:"Segoe UI Emoji",sans-serif'>😊</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>From:</span></strong> <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>> <strong><span style='font-family:"Calibri",sans-serif'>On Behalf Of </span></strong>Lynn Clare<br><strong><span style='font-family:"Calibri",sans-serif'>Sent:</span></strong> Friday, June 23, 2023 1:26 PM<br><strong><span style='font-family:"Calibri",sans-serif'>To:</span></strong> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Subject:</span></strong> Re: [WSBARP] Suicide disclosure<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>There was a New York case we read in law school where a party sold a "haunted" B and B that had been on some kind of advertised ghost tour. The buyers didn't know about it until later and sued. The court held that "having persistently held out the house as haunted, Sellers are estopped from claiming that it isn't. The house is, as a matter of law, haunted."</span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Arial",sans-serif'> </span><o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>It was a hoot.</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>On Fri, Jun 23, 2023 at 12:40 PM Inge Fordham <<a href="mailto:inge@fordhamlegal.com">inge@fordhamlegal.com</a>> wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>That’s one I haven’t heard of … failure to disclose ghost haunting property. Thanks for this gem. <span style='font-family:"Segoe UI Emoji",sans-serif'>😊</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr><td width=60 valign=top style='width:45.0pt;padding:0in 5.4pt 0in 5.4pt'><div><p class=MsoNormal><span style='font-family:"Times",serif;color:black'><image002.png><o:p></o:p></span></p></div></td><td width=570 valign=top style='width:427.25pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><strong><span style='font-size:13.0pt;font-family:"Cambria",serif;color:#203864'>Inge A. Fordham | Attorney</span></strong><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'>Fordham Law, PLLC</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'>3218 Sixth Avenue | Tacoma, WA 98406</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'>Office: (253) 348-2657 | Mobile: (206) 778-3131</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'><a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__linkprotect.cudasvc.com_url-3Fa-3Dhttp-253a-252f-252fwww.fordhamlegal.com-26c-3DE-2C1-2C9y3sU0VxD0ILsiIwmyf6l06btj4poQjjoTcOOgm-5FfIAhC-5FdQIO34YLXs7h0h-5FZy34kvzPIe4LBUb0EsrIRxDTpTq2GOQUUneTgVka792FulY-26typo-3D1&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=mHzj60acWMy6hq4f65PgzOKQiDtCn8CP2OZ50L4uuuQ&e=" target="_blank">www.fordhamlegal.com</a></span><o:p></o:p></p></td></tr></table><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:9.0pt;color:black'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-size:8.0pt;font-family:"Cambria",serif;color:#7D888E'>Confidential Communication:</span></strong><span style='font-size:8.0pt;font-family:"Cambria",serif;color:#7D888E'> This email is sent to a recipient on behalf of an attorney/law firm, and is information intended exclusively for the individual, entity or company to which it is sent. This communication may contain proprietary, privileged or confidential information or may otherwise be legally exempt from disclosure other than to the intended recipient. If you are not the named addressee, you are not authorized to read, print, retain, copy or otherwise disseminate this message or any part of it. If you have received this email in error, please notify the sender immediately by email or other communication and delete all copies of the message.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div id="m_-2055768649769406291mail-editor-reference-message-container"><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><strong><span style='font-size:12.0pt;font-family:"Calibri",sans-serif;color:black'>From: </span></strong><span style='font-size:12.0pt;color:black'><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>> on behalf of Bryce Dille <<a href="mailto:Bryce@dillelaw.com" target="_blank">Bryce@dillelaw.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Date: </span></strong>Friday, June 23, 2023 at 11:57 AM<br><strong><span style='font-family:"Calibri",sans-serif'>To: </span></strong>WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Subject: </span></strong>Re: [WSBARP] Suicide disclosure</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>You are correct years ago I represented the Realtor who sold a house where owners mother had committed suicide which wasn’t disclosed and the buyer sued for non disclosure saying the Ghost of the deceased was still in the property crt dismissed saying no requirement of disclosure<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Bryce H. Dille<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Dille Law, PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>2010 Caton Way SW Ste. 101<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Olympia, WA 98502<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Office: 360-350-0270<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Cell: 253-579-5561<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><p class=MsoNormal><span style='font-family:"Arial",sans-serif;color:black'><image003.png><o:p></o:p></span></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>This transmission contains confidential attorney-client communications and may not be disclosed to any person but the intended recipient(s). If this matter is transmitted to you in error, please notify the sender immediately. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Business Entity Creation and Management, Business, Government and Tax Law, Real Estate and Land Use, Residential, Commercial and Condominium Development Real Estate and Commercial Transactions & Closings, Including Performing Services as IRS Section 1031 Exchange Facilitator Estate Planning, including Wills and Trusts, and Probate Administration Representation Homeowners/Condominium Association Real Estate Developments Real Property Foreclosures and Forfeitures.<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>From:</span></strong> <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>> <strong><span style='font-family:"Calibri",sans-serif'>On Behalf Of </span></strong>Inge Fordham<br><strong><span style='font-family:"Calibri",sans-serif'>Sent:</span></strong> Friday, June 23, 2023 11:42 AM<br><strong><span style='font-family:"Calibri",sans-serif'>To:</span></strong> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Subject:</span></strong> Re: [WSBARP] Suicide disclosure<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>My understanding is that in the State of Washington, sellers are not required to disclose a death on the property (whether by murder, suicide, etc.).<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr><td width=60 valign=top style='width:45.0pt;padding:0in 5.4pt 0in 5.4pt'><div><p class=MsoNormal><span style='font-family:"Times",serif;color:black'><image002.png><o:p></o:p></span></p></div></td><td width=570 valign=top style='width:427.25pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><strong><span style='font-size:13.0pt;font-family:"Cambria",serif;color:#203864'>Inge A. Fordham | Attorney</span></strong><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'>Fordham Law, PLLC</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'>3218 Sixth Avenue | Tacoma, WA 98406</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'>Office: (253) 348-2657 | Mobile: (206) 778-3131</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:3.0pt'><span style='font-size:12.0pt;font-family:"Cambria",serif;color:black'><a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__linkprotect.cudasvc.com_url-3Fa-3Dhttps-253a-252f-252furldefense.proofpoint.com-252fv2-252furl-253fu-253dhttp-2D3A-5F-5Fwww.fordhamlegal.com-2526d-253dDwMF-2Dg-2526c-253deuGZstcaTDllvimEN8b7jXrwqOf-2Dv5A-5FCdpgnVfiiMM-2526r-253dZjJT61sMYHYXW1a7W0qvaz-2DzO3o-5FEa2RRxXvW5Yr3-2D0-2526m-253dfzLGq-2D3Qi0oo0XE1ovCTurcWqqbq74ryLL9wHR641qK4U3LefRpfpL8jrtoOV6V2-2526s-253dMHsR4iY75HAS5QwIOAteetSLV9hkKsqOpUnJ-2DFfqyx8-2526e-253d-26c-3DE-2C1-2CaJqUJ1Vi1pCT1C3QdGayXxLu-2Di12qLc-2D-2DQce9OGgSA30VJu5AVfBncA7idipzW6E1ThlZ98KPiyVzXItAX8GTUXa0JsflV2fnt3TpvlQFS3lHkRhAbXDirA-2C-26typo-3D1&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=u748_ShdWDl2LUmqT2YcHCaeGiDUgQgzi5eYvW8ravI&e=" target="_blank">www.fordhamlegal.com</a></span><o:p></o:p></p></td></tr></table><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:9.0pt;color:black'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-size:8.0pt;font-family:"Cambria",serif;color:#7D888E'>Confidential Communication:</span></strong><span style='font-size:8.0pt;font-family:"Cambria",serif;color:#7D888E'> This email is sent to a recipient on behalf of an attorney/law firm, and is information intended exclusively for the individual, entity or company to which it is sent. This communication may contain proprietary, privileged or confidential information or may otherwise be legally exempt from disclosure other than to the intended recipient. If you are not the named addressee, you are not authorized to read, print, retain, copy or otherwise disseminate this message or any part of it. If you have received this email in error, please notify the sender immediately by email or other communication and delete all copies of the message.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div id="m_-2055768649769406291mail-editor-reference-message-container"><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><strong><span style='font-size:12.0pt;font-family:"Calibri",sans-serif;color:black'>From: </span></strong><span style='font-size:12.0pt;color:black'><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>> on behalf of Craig Gourley <<a href="mailto:craig@glgmail.com" target="_blank">craig@glgmail.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Date: </span></strong>Friday, June 23, 2023 at 11:35 AM<br><strong><span style='font-family:"Calibri",sans-serif'>To: </span></strong>WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br><strong><span style='font-family:"Calibri",sans-serif'>Subject: </span></strong>[WSBARP] Suicide disclosure</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Listmates, does anyone know what the seller’s disclosure requirement ( if any) is when someone has committed suicide in a home? Thanks, Craig<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>GOURLEY LAW GROUP</span></strong><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>THE EXCHANGE CONNECTION</span></strong><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><strong><span style='font-family:"Calibri",sans-serif'>SNOHOMISH ESCROW </span></strong><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>P.O. Box 1091<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Snohomish, WA 98291<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>PH: (360) 568-5065 (800) 291-8401<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Fax: (360) 568-8092<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>CONFIDENTIALITY NOTICE: This electronic mail transmission may contain legally privileged, confidential information belonging to the sender. The information is intended only for the use of the individual or entity named above. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or taking any action based on the contents of this electronic mail is strictly prohibited. If you have received this electronic mail in error, please contact sender and delete all copies.<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div></div></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>***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><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br><a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__linkprotect.cudasvc.com_url-3Fa-3Dhttp-253a-252f-252fmailman.fsr.com-252fmailman-252flistinfo-252fwsbarp-26c-3DE-2C1-2CxvKbfakKLNetdggHvJysxAlQqBTvTrV6SLHVgYMKvMO6manY-5FPXiF3lraPVm2V0DOmGL9WzYla1Au2qKdfFoqnDHu1m-5FgycpPa4acgzZ-5FWxWqlB2Qmpw3g3y-26typo-3D1&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=kAJqJ23FHe_vMB9Z1e1cjCGHbEM9PsnmL-Qz1Mb2l0k&e=" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p></div></blockquote></div></div><p class=MsoNormal>***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><br>_______________________________________________ <br>WSBARP mailing list <br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a> <br><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=Nf1x9cw-upi1mYMdXfM0kpckYmfsBjOkfH5JBDx4_ag&e=">http://mailman.fsr.com/mailman/listinfo/wsbarp</a> <o:p></o:p></p></blockquote><p class=MsoNormal>***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><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=Nf1x9cw-upi1mYMdXfM0kpckYmfsBjOkfH5JBDx4_ag&e=">https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=UmVQrhPgvcGO1grC1Ro4LI7S_eqo_FtqiICGqY9S56lOc5lAC2xyoPswvroVz_pI&s=Nf1x9cw-upi1mYMdXfM0kpckYmfsBjOkfH5JBDx4_ag&e=</a><o:p></o:p></p></div></blockquote></div></body></html>