{"id":1302,"date":"2012-07-18T13:00:00","date_gmt":"2012-07-18T13:00:00","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/2012\/07\/18\/no-writing-no-problem-when-a-purchase-sale-may-be-found-enforceable\/"},"modified":"2023-11-08T18:36:24","modified_gmt":"2023-11-08T18:36:24","slug":"no-writing-no-problem-when-a-purchase-sale-may-be-found-enforceable","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2012\/07\/18\/no-writing-no-problem-when-a-purchase-sale-may-be-found-enforceable\/","title":{"rendered":"No writing? No problem. When a Purchase &#038; Sale may be found enforceable"},"content":{"rendered":"<p>On May 22, 2012, a judge of the Middlesex Superior Court found that a buyer and seller intended to be bound by an offer to purchase undeveloped land established through email correspondence, despite the parties\u2019 agreement that a final hard copy offer would be executed.\u00a0 In, <a title=\"Feldberg et. al. v. Coxall\" href=\"http:\/\/www.scribd.com\/doc\/98733228\/Feldberg-Et-Al-v-Coxall-ORDER-on-Plaintiff-s-Emergency-Motion-for-Endorsement-of-Memorandum-of-Lis-Pendens-01717406\" target=\"_self\" rel=\"noopener\"><span style=\"text-decoration: underline;\">Feldberg et. al. v. Coxall<\/span><\/a>, MLW No. 12-143-12, the Court allowed a Lis Pendens to be filed in the chain of title to the property, reviewing the likelihood of success on the merits in light of Seller\u2019s special motion to dismiss the Buyers\u2019 complaint.<\/p>\n<p>The decision includes excerpts from certain email exchanges between Coxall (the Seller), Feldberg and Rogers (the Buyers) and their counsel, which included attached drafts of the offer to purchase.\u00a0 In an email, Seller indicated that the only open item was Feldberg\u2019s financing approval, which Seller assumed would include the lender\u2019s proposed closing date.\u00a0 Once a financing commitment letter with a closing date was provided (despite containing various conditions), this prerequisite was satisfied.\u00a0 The Buyers delivered a final original executed offer and deposit check, but never received a countersignature from Seller.\u00a0 Buyers then filed this action to force the sale.<\/p>\n<p>As constantly echoed by first year law school professors, a contract relating to real property must be in writing to satisfy the <a title=\"Statute of Frauds\" href=\"http:\/\/en.wikipedia.org\/wiki\/Statute_of_frauds\" target=\"_self\" rel=\"noopener\">Statute of Frauds<\/a>.\u00a0 In this instance, email correspondence was deemed sufficient to satisfy the requirement of a writing.\u00a0 In reviewing this key issue, the Court noted the Buyers must set forth a good faith argument in order to successfully overcome the Seller\u2019s motion to dismiss.\u00a0 Buyers cited cases where email correspondence may satisfy the Statute of Frauds and the Court made note of the Massachusetts Uniform Electronic Transactions Act, General Laws, Chapter 110G, which attempts to reconcile historical real estate requirements and practice in this digital age.\u00a0 Pursuant to this statute, the conduct of the Buyers and Seller in using emails containing personalized signature blocks to negotiate the terms of this deal may constitute an agreement to use electronic means, even though a final paper offer was to be executed.\u00a0 These arguments were found supportable and reasonable in response to the Statute of Frauds defense raised by Seller.\u00a0 As the parties ultimately settled this issue out of court, Massachusetts appellate courts will not be answering this question in the context of these particular circumstances.<\/p>\n<p>Although this case is not precedential, it serves as a strong reminder that in this electronic age, the game is constantly evolving.\u00a0 Emails, albeit providing instant gratification in corresponding with clients and opposing counsel in negotiating a deal, are formal correspondence and may be used as evidence to demonstrate the parties\u2019 intent to be bound, and are subject to subpoena and court review (one may want to think twice about the liberal use of emoticons, to avoid the issue of whether a smiley face may signify a meeting of the minds, or constitute an intent to be bound).\u00a0 This case may also provide a reason for business people, lawyers and law firms to add additional content to the automatic disclaimer appearing at the foot of every email that negotiating the terms of a transaction through email does not bind the parties and no contract is formed unless and until mutual delivery of manually-affixed signatures on original documents.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>On May 22, 2012, a judge of the Middlesex Superior Court found that a buyer and seller intended to be bound by an offer to purchase undeveloped land established through email correspondence, despite the parties\u2019 agreement that a final hard copy offer would be executed.\u00a0 In, Feldberg et. al. v. Coxall, MLW No. 12-143-12, the [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1776,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[],"tags":[],"class_list":["post-1302","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>No writing? No problem. 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