1. No category

Offer Packet
For the property located at:
2908 14th Ave S
Seattle, Washington 98144
Buyers and Brokers: If you believe you
may be making an offer on this home,
please examine this information and use
the provided forms with your offer.
NOTE: This property is offered with seller
financing only. Offers must include the
forms provided in this packet. Blank
Forms 22C with Supplement, and the
blank Real Estate Contract (Form LPB
44.05 to be completed by closing agent)
will be provided upon request. Thank you.
the way you move..
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Form 17: Seller Disclosure
Form 22J: Lead Paint Disclosure
Form 22D: Optional Clauses
Form 22RA: Attorney Review Addendum
Form 22K: Utilities Addendum
Form 35: Inspection Addendum
Initialed Legal Description
Sample Real Estate Contract
Seller Financing FAQ
Sample Payment Terms Addendum & Supplement
Sewer Inspection Docs & Videos, URLs
Other Receipts, Invoices & Documentation
First American Title Order # 4209-2103531
First American Escrow: Trulene Glenn
Phone: 253.850.5234 Fax: 253.850.5230
Managing Broker, CNE, Realtor
206.280.3773 • [email protected] • www.erikstanford.com • 4919 South Genesee Street • Seattle, WA 98118
Inspection Contingency Time Line:
Form 35 Buyer's Notice for Initial Inspection Period (page 1, line 21) shall commence upon
Buyer's waiver of Buyer's Attorney Review Period. (Form 22RA)
Sample Real Estate Contract for Purchase of:
2908 14th Avenue South
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Broker:
Note to Selling
Real Estate Contract
(provided in this Offer Packet) must be attached to the Purchase & Sale Agreement for Escrow
to complete (not this Sample). The REC attachment is not considered to be part of the Purchase & Sale Agreement.
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Seller Financing
Q: What is seller financing?
A: It is pretty much like bank financing except you are making your mortgage payments to the
seller of the house instead of to a bank or a money lender.
Q: Why should I be interested in seller financing instead of a money lender mortgage?
A: Seller financing has distinct advantages for both buyer and seller so it is a win-win situation for
both parties.
Q: What are those advantages?
A: For the Buyer:
 It is less expensive and easier to qualify for the seller financed loan saving thousands of
dollars over the life of the loan.
 There are no loan origination fees (typically 1% of loan amount or more).
 There are no loan discount fees.
 There are no loan interest rate lock-in fees.
 There is no PMI (payment insurance for the bank) on seller financing.
 The seller (us) doesn’t care if you borrow some of the down payment from Grandma.
 There is no required appraisal fee, unless you yourself choose to have one.
 There are no required inspection or certification fees, which you pay for, unless you yourself
choose to have them.
 The seller typically does not want to misrepresent the property and have you, the buyer, stop
making payments or sue the seller. The bank doesn’t care whether you have a problem with
the house, they just want their payment every month,
and the seller already has your money, so good luck.
 There are no other miscellaneous fees like document preparation, tax registration, courier
fees or other “junk” fees for you to pay.
 Loan qualification is decided by the seller who wants to sell their house, not by some
corporate committee who doesn’t have any personal interest in whether or not you ever
qualify for the mortgage loan.
 Loan documentation is minimal – no tax returns, no letters to write as to why you were late
on a payment back in 2008, no disclosing all your personal information.
 Closing and possession can be in as quick as a week.
 Our real concern is just do you have the income to support the monthly payments and are
you reasonably credit worthy.
For the Seller:
 WE get the interest on the loan balance, instead of the bank. Savings account interest these
days is pitiful and the stock market is too volatile for senior citizens to feel secure.
 Closing and possession can be in as quick as a week.
 There are tax advantages to spreading out the income stream over a period of years.
Sample Payment Terms Addendum for Purchase of:
2908 14th Avenue South
238,000.00
3.875
550.00
Month
SUPPLEMENT TO PAYMENT TERMS ADDENDUM
The following is a Supplement to the “Payment Terms Addendum” to the Purchase and Sale Agreement dated
_____________, 2015 between
(“Buyer”) and Sherian R. Grimes, Michael Thiessen and Barbara J. Thiessen (“Seller”) concerning 2908 14th Ave.
S., Seattle, WA 98144 (the “Property”). The terms of this Supplement control and prevail over inconsistent
terms in the Payment Terms Addendum.
1.
The installment payments shall begin on the 1st day of the calendar month following Closing, except that if
that date would be less than 10 days after Closing, the installment payments shall begin on the 1st day of the second
calendar month after Closing. Installment payments shall continue on the 1st day of each succeeding calendar
month; but notwithstanding the foregoing, the entire balance of principal and interest is due in full not later than the
first day of the 150th month (12 ½ years) after the date the first installment payment is due. For example, if the first
installment payment is due May 1, 2015, the entire balance of principal and interest will be due in full not later than
October 1, 2027.
2.
A judgment was obtained against Ted J. Grimes, husband of seller Sherian R. Grimes, in King County
Superior Court of Washington on September 20, 1999, in the face amount of $616,202.00, and additional interest
and costs have accrued on that judgment since then. The judgment was renewed in 2009 and will lapse on or about
September 20, 2019 by operation of law if not paid or satisfied before then. Seller does not warrant that such
judgment will be satisfied or paid. Ted J. Grimes deeded his interest in the Property to Sherian R. Grimes by quit
claim deed dated February 2003. Although Ted J. Grimes and Sellers believe that this judgment is not and should
not be considered a lien on or otherwise affect the Property, Buyer shall consult Buyer’s own attorney about such
judgment.
3.
Paragraph 1.D. of the Payment Terms Addendum, concerning contingency on review and approval of
Seller’s and Buyer’s counsel, does apply. Paragraph 1.B. of the Payment Terms Addendum is deleted.
Date:
Buyer:
Date:
Buyer:
Date:
Seller:
Date:
Seller:
Date:
Seller:
rev. 4/4/15
2908 14th Ave S | Updates & Improvements
Kitchen Remodel: (2010)
•• New cabinets and cupboards with self-closing hardware.
•• New granite countertops, window sills, raised backsplashes.
•• New appliances.
Electrical:
•• All updates fully permitted, professionally installed and sign-off.
•• Knob and tube wiring replaced with insulated copper wiring.
•• New 200 amp service panel installed with additional 50 amp boxes for the lower floor
kitchen and the garage.
•• Second washer/dryer hookups installed on the main floor in addition to the existing
hookups on the lower floor.
•• Additional outlet boxes installed in the kitchens.
Oil Furnace:
•• Updated burner unit installed.
•• Burner box vacuumed and cleaned.
•• Inspected, cleaned and serviced. (December 2014)
Drainage/Sewer:
•• Replaced section of broken and partially blocked sewer line with plastic insert with
accompanying lifetime guarantee.
•• Remaining lines scoped and clear.
General:
•• Tile floors installed over cement panel subfloor on new sheathing glued and screwed
to floor joists.
•• Crown molding installed in living room, dining room and main bath.
•• Chair rail installed in living room, dining room, kitchen and hallway.
•• French doors installed between living room and dining room.
•• New laminate flooring in lower level.
•• Recent exterior trim paint (house is all brick).
This House | 10 Things We’ll Miss About This Home
By Ted & Sheri Grimes
Ted:
•• It is very livable with good traffic flow, high ceilings and plenty of windows for a light and airy feel.
•• It is relatively private with a large back area mostly unseen from the street. Garage access and additional
parking are open and in the back for personal safety and convenience.
•• It has a large garden area that my father used to capacity growing corn, peas, string beans, rhubarb,
potatoes, carrots and various “greens” from the deep South.
•• There is a major City park/viewpoint 2 blocks away giving marvelous views of downtown, SODO, West
Seattle and Elliot Bay.
•• It is close to most everything. Two different bus routes within 3 blocks and Link Light Rail only 3.5
blocks away. Downtown is under 15 minutes away, Pill Hill is 10 minutes, LOWE’S and HOME DEPOT
under 10 minutes, West Seattle and Alki 10 minutes, Chinatown under 10 minutes and scores of eating
establishments and stores within a 10 minute drive.
•• The prevailing winds come from the Sound and cool the house nicely and naturally during the summer.
•• It is on the high side of the slope so people can’t see in the windows when passing by.
•• It has a private center hallway which separates the bedrooms from the living areas so people can move
between bedrooms and bathrooms without using public areas when guests are visiting.
•• It is a very flexible design with a grease pit in the garage for home mechanics and a paved area in
back for 3 more cars. The garden area can be used for additional parking or building a mother-in-law
apartment. The basement can be separated into a separate complete living unit too. The garage roof is
flat and can be made into a private patio with expanded views of Elliot Bay.
Sheri:
•• I’ll miss the quick walk to Red Apple Market for that one missing ingredient to finish dinner or the terrific
Chinese takeout.
•• I’ll miss the late afternoon breeze coming up from the water on a warm day.
•• I’ll miss the walk down Forest Street to 12th Ave at the cliff park and watching the city move about.
•• I’ll miss the laundry shoot!
•• I’ll miss the mail slot - so safe mail can collect for days and weeks, unseen.
•• I’ll miss the sunsets out the front windows over Elliott Bay.
•• I’ll miss the safety of the vault - storing valuables.
•• I’ll miss all the great storage space.
•• I’ll miss the tall ceilings and roomy rooms.
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CLICK links below to view 3/2/15 Sewer Inspection Videos:
Part 1 (from city main to roof sewer vent)
Part 2 (last few feet of roof sewer vent, after camera battery expired)
PLIA's Heating Oil Pollution Liability Insurance Program
Why You Should Register
• Property owners are responsible for cleaning up
contamination if their tank leaks.
• Pollution coverage is often not available from
private insurance companies.
• The coverage is free of charge to the owner. There is no
premium or deductible required.
What Is Covered By This Insurance
• PLIA will pay up to $60,000 to clean up contamination,
not covered by other insurance, on your property and/or
a neighboring property.
• The contamination must come from a leak that starts
after a heating oil tank is registered with us. The tank
may be underground, aboveground, or in a basement.
• The tank must be registered in the current owner’s name.
• Reimbursement up to $1,500 to repair damages on
neighboring property (third party coverage), such as
landscaping, flooring, painting, etc.
What Is Not Covered
• Leaks from abandoned or decommissioned tanks, or
other sources.
• Leaks that start before registering with PLIA.
• Property restoration on your property (first party
coverage).
• Removal/repair/replacement of the tank/lines/
furnace (this does not include reimbursement of new
tank replacement costs according to RCW 70.149.120).
• Emergency heat restoration.
• Heating oil lost in the release.
Success Of The Program
This program began on January 1, 1996. As of July 2011,
we have received more than 2,500 claims and spent more
than $24 million on cleanups.
Registration Information
• To register, you must complete and return the form on
the reverse side of this brochure to PLIA.
• We will mail you a confirmation of registration within
14 days.
• If you do not receive a confirmation letter within 14
days, please call us at 1-800-822-3905 or (360) 407-0520.
• You must be registered with us before the leak starts in
order for the cleanup to be covered.
How Claims Are Filed
If you discover a leak you must call us at 1-800-822-3905
or (360) 407-0520. Owners have 30 calendar days from the
date their registered tank is abandoned or decommissioned
to file a claim.
• We will investigate the claim, which may include taking
photos of your property and the failed tank.
• You must hire a contractor to do the cleanup from the list
we will provide to you.
• All work must be approved by us before the work begins.
The information in this publication does not include all the information in the insurance policy or rules governing the
Heating Oil Pollution Liability Insurance Program (chapter 374-70 Washington Administrative Code). We will provide these
documents to you if you need to file a claim, or at your request.
POLLUTION LIABILITY INSURANCE AGENCY
(Retain for your records)
Published by:
State of Washington
Pollution Liability Insurance Agency
PO Box 40930
Olympia, WA 98504-0930
(360) 407-0520 • (800) 822-3905
Fax: (360) 407-0509
www.plia.wa.gov
Revised 8/11
Registration Form
Owner __________________________________________
Address where tank is located:
Mailing Address __________________________________
Street Address ___________________________________
________________________________________________
________________________________________________
City ________________________________State _______
City ________________________________State _______
Zip _____________ Phone (
Zip _____________ County _________________________
) ____________________
Email address: ___________________________________
How did you hear about our program (website, dealer, realtor, etc.)? _______________________________________
Will the property where the tank(s) is located be occupied by the owner? __________ Used as a rental? ________________
When did you become the owner of the property? ___________ Name of previous owner ____________________________
(Month/Day/Year)
Is there anyone else authorized to discuss your registration or claim with us? ______________________________________
____________________________________________________________________________________________________
Number of heating oil tanks used for space heating on the property _______________
Please identify each tank as Underground, Aboveground, or Basement:
Tank 1 __________________
Tank 2 ___________________
Tank 3 ____________________
I attest that the tank(s) I am registering above has not been abandoned or decommissioned, and all information provided on
this form is true and correct.
____________________________________________________
Owner Signature
__________________________________________
Date
(Please complete a separate registration form for each property address where a heating oil tank is being registered.)
DETACH HERE ALONG PERFORATION BEFORE MAILING
Registration is Easy!
Step 1. Complete the registration form above. The form must be signed by the heating oil tank owner.
Step 2. Mail or fax completed registration form to:
Pollution Liability Insurance Agency
PO Box 40930
Olympia WA 98504-0930
Fax: (360) 407-0509
Real Estate Transactions
When a registered owner sells the property or transfers
ownership in any way, the coverage under the Heating Oil
Pollution Liability Insurance Program ENDS. To avoid any
lapse in coverage, the new owner must register within 180
days from the date of the property transfer.
Owners may register at any time, however the effective date of
the coverage will begin on the date we receive the registration
form if more than 180 days have passed from the date
ownership changed.