feed2js_ck = true;

document.write('<div class="rss-box">');
document.write('<p class="rss-title"><a class="rss-title" href="http://lytleletter.blogspot.com/" target="_blank">Lytle Letter</a><br /><span class="rss-item"></span></p>');
document.write('<ul class="rss-items">');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/12/agent-buyer-primer-on-title-warranty.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-indent:.5in&quot;&gt;Contracts used by Realtor&lt;span style=&quot;mso-ascii-font-family:Cambria;mso-hansi-font-family:Cambria;&quot;&gt;®&lt;/span&gt; associations on the Virg..." target="_blank">Agent & Buyer Primer on Title & Warranty Clause Changes</a><br />');
document.write('<span class="rss-date">December 20, 2008 06:03:00 pm</span><br />');
document.write('  Contracts used by Realtor® associations on the Virginia peninsula (and the entire state, I think) provide several important clauses relating to the quality of title a seller is obligated to deliver ...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/12/my-aunt-frieda.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;margin-bottom:6.0pt;text-align:justify;text-justify: inter-ideograph;tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;I am asked di..." target="_blank">My Aunt Frieda</a><br />');
document.write('<span class="rss-date">December 14, 2008 10:04:00 am</span><br />');
document.write('  I am asked disclosure questions at least once a week, so let?s just review the basics in this post:   Va. Code § 54.1-2131(B) requires listing agents to disclose, in writing, to prospective buyers, ...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/12/brian-friend-of-mine-has-power-of.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;margin-bottom:2.0pt;text-align:justify;text-justify: inter-ideograph;tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size: 12.0pt&quot;&gt;Probably not...." target="_blank">Brian, a friend of mine has power of attorney for her incompetent mom.  Can she transfer the house to herself and then sell?</a><br />');
document.write('<span class="rss-date">December 08, 2008 11:56:00 pm</span><br />');
document.write('  Probably not.  This question raises several important points regarding powers of attorney.   First, we need determine whether the power allows the attorney-in-fact (the donee of the power) to act du...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/12/confidential-or-not.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify;text-justify:inter-ideograph; tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;Suppose you have a listing where ..." target="_blank">Confidential or Not?</a><br />');
document.write('<span class="rss-date">December 01, 2008 11:57:00 pm</span><br />');
document.write('  Suppose you have a listing where there is a material adverse fact pertaining to the physical condition of the property.  A bad furnace, for example. You rightly discuss this with your seller and adv...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/11/brian-three-brothers-inherited-property.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify;text-justify:inter-ideograph; tab-stops:.25in&quot;&gt;&lt;span style=&quot;&quot;&gt;&lt;span class=&quot;Apple-style-span&quot; style=&quot;font-size: small;&qu..." target="_blank">Brian, three brothers inherited property. One brother wants to sell his share to one brother.  Does the third brother have to give permission?</a><br />');
document.write('<span class="rss-date">November 25, 2008 12:01:00 am</span><br />');
document.write('  The short answer is no, no permission is necessary. This question illustrates a couple of different principles.   The first principle is the nature of property passing by way of will or intestacy (n...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/11/rescue-scams.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;margin-top:6.0pt;text-align:justify;text-justify: inter-ideograph;tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size: 12.0pt&quot;&gt;The economic cli..." target="_blank">Rescue Scams</a><br />');
document.write('<span class="rss-date">November 18, 2008 12:02:00 am</span><br />');
document.write('  The economic climate has given rise to a cottage industry known as ?loan auditors? or ?foreclosure rescue firms.?  All essentially promise to stop a foreclosure.  I want you to be aware of new Virgi...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/11/brian-ive-got-closing-where-we-cant-get.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify;text-justify:inter-ideograph; tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;Hmmm.&lt;span style=&quot;mso-spa..." target="_blank">Brian, I?ve got a closing where we can?t get the repairs done in time.  What do I do?</a><br />');
document.write('<span class="rss-date">November 10, 2008 11:54:00 pm</span><br />');
document.write('  Hmmm.  I suppose it is too late to fuss about repair timing. Perhaps that wasn?t the agent?s fault  anyway (didn?t ask).   The first thing you do not do, and I get asked this quite often, is blithel...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/11/brian-ive-got-closing-with-unreleased.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify;text-justify:inter-ideograph; tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;Unfortunately we are seeing more ..." target="_blank">Brian, I?ve got a closing with an unreleased deed of trust, but the settlement agent who closed the deal is out of business and gone.  What do I do?</a><br />');
document.write('<span class="rss-date">November 03, 2008 11:36:00 pm</span><br />');
document.write('  Unfortunately we are seeing more and more of this as a result of the economy generally and the real estate market specifically.   If the problem is an unreleased deed of trust then have the sellers ...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/10/brian-can-buyer-waive-her-rights-under.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify;text-justify:inter-ideograph; tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;In a word, no. Va. Code § 55-509...." target="_blank">Brian, can a buyer waive her rights under Virginia Property Owner?s Association Act?</a><br />');
document.write('<span class="rss-date">October 27, 2008 11:38:00 pm</span><br />');
document.write('  In a word, no. Va. Code § 55-509.4, which sets forth the Act?s contract disclosure requirements and rights of cancellation, says:  F. Except as expressly provided in this chapter, the provisions of ...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/10/brian-what-is-difference-between.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify;text-justify:inter-ideograph; tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;A general warranty seller warrant..." target="_blank">Brian, what is the difference between special and general warranty, and should my buyers be worried?</a><br />');
document.write('<span class="rss-date">October 20, 2008 11:19:00 pm</span><br />');
document.write('  A general warranty seller warrants (promises or guarantees) that he holds clear title to the property and has a right to sell it.  This warranty covers (all) problems created back in the chain of ti...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/12/brian-when-should-my-sellers-cancel.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;margin-bottom:2.0pt;text-align:justify;text-justify: inter-ideograph;tab-stops:.25in&quot;&gt;&lt;span style=&quot;font-size:10.0pt;mso-bidi-font-size:12.0pt;&quot;&gt;To be safe se..." target="_blank">Brian, when should my seller\'s cancel their homeowner?s insurance?</a><br />');
document.write('<span class="rss-date">October 13, 2008 10:00:00 pm</span><br />');
document.write('  To be safe sellers should not cancel until the deed is recorded, the payoff is received, and they have proceeds in hand.    Sellers want to cancel as soon as possible because they get the balance of...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/10/brian-i-have-listing-where-couple-is.html" title="&lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: 18.0px Times New Roman&quot;&gt;&lt;span class=&quot;Apple-style-span&quot; style=&quot;font-size: small;&quot;&gt;&lt;span class=&quot;Apple-style-span&quot; style=&quot;font-family: arial;&quot;&g..." target="_blank">Brian, I have a listing where the couple is divorcing.  They hate each other.  I can?t get them to agree on a thing.  What are my obligations?</a><br />');
document.write('<span class="rss-date">October 06, 2008 09:59:00 pm</span><br />');
document.write('Even though you may feel sympathetic to one party, and believe the other party is simply being an obstructionist, please be reminded that both of them are clients to whom you owe a duty.  Read on.   I...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/09/brian-seller-wants-to-change-or-strike.html" title="&lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: 14.0px Times New Roman&quot;&gt;No, it is not ok.  Explanation below (and come to the &lt;span style=&quot;text-decoration: underline&quot;&gt;October 13 Roundtabl&lt;/span&gt;e for an even better e..." target="_blank">Brian, the seller wants to change or strike the general warranty, state of title, and/or mechanic?s lien clauses from the contract, is this ok?</a><br />');
document.write('<span class="rss-date">September 29, 2008 09:55:00 pm</span><br />');
document.write('No, it is not ok.  Explanation below (and come to the October 13 Roundtable for an even better explanation from First American regarding title insurance!).   The current market has generated more than...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/09/brian-sellers-spouse-wont-sign-contract.html" title="&lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: 14.0px Times New Roman&quot;&gt;No, as long as both were named as parties.  But read on.&lt;/p&gt; &lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: 14.0px Times New Roman; min-height: 16.0px..." target="_blank">Brian, the seller?s spouse won?t sign the contract (or listing agreement).  Do I have a deal?</a><br />');
document.write('<span class="rss-date">September 22, 2008 09:53:00 pm</span><br />');
document.write('No, as long as both were named as parties.  But read on.  This frequently asked question arises when someone refuses at the last minute to sign the contract or a listing agreement.  The answer turns o...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/09/brian-seller-died-before-we-could-close.html" title="&lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: 14.0px Calibri&quot;&gt;Yes.&lt;/p&gt;&lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: 14.0px Calibri&quot;&gt;&lt;br /&gt;&lt;/p&gt;&lt;p style=&quot;margin: 0.0px 0.0px 0.0px 0.0px; font: ..." target="_blank">Brian, the seller died before we could close, can the buyer make the seller?s heirs honor the contract?</a><br />');
document.write('<span class="rss-date">September 15, 2008 09:51:00 pm</span><br />');
document.write('Yes.The Virginia Supreme Court answered this question in the affirmative in the case of Moore\'s Adm\'rs v. Fitz Randolph, 33 Va. 175 (1835).  This result is true not only in Virginia, but to my knowled...');
document.write('</li>');
document.write('<li class="rss-item"><a class="rss-item" href="http://lytleletter.blogspot.com/2008/12/brian-when-should-my-sellers-cancel_07.html" title="&lt;!--StartFragment--&gt;  &lt;p class=&quot;MsoNormal&quot; style=&quot;text-align:justify&quot;&gt;&lt;span class=&quot;Apple-style-span&quot;  style=&quot;font-size:small;&quot;&gt;I would not want sellers cancelling their homeowner?s insurance until ..." target="_blank">Brian, when should my sellers cancel their homeowner?s insurance?</a><br />');
document.write('<span class="rss-date">September 08, 2008 10:04:00 pm</span><br />');
document.write('  I would not want sellers cancelling their homeowner?s insurance until the deed is recorded, the payoff is received, and the sellers have their money in hand.  Obviously, sellers want to cancel their...');
document.write('</li>');
document.write('</ul></div>');