Real Estate Purchase Contract (Farm and Ranch)

REAL ESTATE PURCHASE CONTRACT (FARM AND RANCH)

STATE OF _____________________

COUNTY OF ___________________

1.  PARTIES: _______________________________________________________________________ (Seller) agrees to sell and convey to __________________________________________________________________
 ____________________ (Purchaser), and Purchaser agrees to buy from Seller the Property described below.

2. PROPERTY: The land, improvements, accessories and crops are collectively referred to as the "Property".

A. LAND: The land situated in _________________________________ [county, state], described as follows:

________________________________________________________________________________________
 ________________________________________________________________________________________
 ________________________________________________________________________________________,

or as described on attached exhibit, also known as _______________________________________________
 ________________________________________________________________________________________
 (address/zip code), together with all rights, privileges, and appurtenances pertaining thereto, including but not limited to: water rights, claims, permits, strips and gores, easements, and cooperative or association memberships.

B. IMPROVEMENTS:

(1) FARM and RANCH IMPROVEMENTS: The following permanently installed and built-in items, if any: windmills, tanks, barns, pens, fences, gates, sheds, outbuildings, and corrals.

(2) RESIDENTIAL IMPROVEMENTS: The house, garage, and all other fixtures and improvements attached to the above-described real property, including without limitation, the following permanently installed and built-in items, if any: all equipment and appliances, valances, screens, shutters, awnings, wall-to-wall carpeting, mirrors, ceiling fans, attic fans, mail boxes, television antennas and satellite dish system and equipment, heating and air-conditioning units, security and fire detection equipment, wiring, plumbing and lighting fixtures, chandeliers, water softener system, kitchen equipment, garage door openers, cleaning equipment, shrubbery, landscaping, outdoor cooking equipment, and all other property owned by Seller and attached to the above described real property.

C. ACCESSORIES:

(1) FARM AND RANCH ACCESSORIES: The following described related accessories: (check items of conveyed accessories:)   _____portable buildings   _____hunting blinds   _____game feeders livestock feeders and troughs   irrigation equipment   _____fuel tanks   _____submersible pumps  _____pressure tanks   _____corrals   _____gates   _____chutes   _____other:________________________________________________________
 ________________________________________________________________________________________
 ________________________________________________________________________________________.

(2) RESIDENTIAL ACCESSORIES: The following described related accessories, if any: window air conditioning units, stove, fireplace screens, curtains and rods, blinds, window shades, draperies and rods, controls for satellite dish system, controls for garage door openers, entry gate controls, door keys, mailbox keys, above ground pool, swimming pool equipment and maintenance accessories, and artificial fireplace logs.

D. CROPS: Unless otherwise agreed in writing, Seller has the right to harvest all growing crops until delivery of possession of the Property.

E. EXCLUSIONS: The following improvements, accessories, and crops will be retained by Seller and excluded:
 ________________________________________________________________________________________
 ________________________________________________________________________________________

________________________________________________________________________________________
 ________________________________________________________________________________________

F. RESERVATIONS: Seller reserves the following mineral, water, royalty, timber, or other interests:
 ________________________________________________________________________________________
 ________________________________________________________________________________________

________________________________________________________________________________________
 ________________________________________________________________________________________

3. SALES PRICE:

A. Cash portion of Sales Price payable by Purchaser at closing ...................... $___________________

B. Sum of all financing described below (excluding any loan funding

fee or mortgage insurance premium) ........................................................       $___________________

C. Sales Price (Sum of A and B) ...............................................................       $___________________

D. The Sales Price [check one:]   _____will   _____will not be adjusted based on the survey required by Paragraph 6C. If the Sales Price is adjusted, the Sales Price will be calculated on the basis of $___________________ per acre. If the Sales Price is adjusted by more than 10%, either party may terminate this contract by providing written notice to the other party within __________ days after the terminating party receives the survey. If neither party terminates this contract or if the variance is 10% or less, the adjustment will be made to the amount in [check one:]   _____3A   _____3B _____proportionately to 3A and 3B.

4. FINANCING: The portion of Sales Price not payable in cash will be paid as follows: [Check applicable items below.]

_____  A. THIRD PARTY FINANCING: One or more third party mortgage loans in the total amount of $___________________. If the Property does not satisfy the lenders' underwriting requirements for the loan(s), this contract will terminate and the earnest money will be refunded to Purchaser. 

            [Check one item only:]

            _____ (1) This contract is subject to Purchaser being approved for the financing described in the attached Third Party Financing Condition Addendum.

            _____ (2) This contract is not subject to Purchaser being approved for financing.

_____  B. ASSUMPTION: The assumption of the unpaid principal balance of one or more promissory notes described in the attached Loan Assumption Addendum.

_____  C. SELLER FINANCING: A promissory note from Purchaser to Seller of $___________________ bearing _______% interest per annum, secured by [choose the appropriate instrument authorized within the state:]  _____ mortgage, or  _____ vendor's and deed of trust liens, and containing the terms and conditions described in the attached Seller Financing Addendum. If an owner policy of title insurance is furnished, Purchaser shall furnish Seller with a mortgagee policy of title insurance.

5. EARNEST MONEY: Upon execution of this contract by both parties, Purchaser shall deposit $___________________ as earnest money with ___________________________________________________, as escrow agent, at __________________________________________________________________(address). Purchaser shall deposit additional earnest money of $___________________ with escrow agent within ____________ days after the effective date of this contract. If Purchaser fails to deposit the earnest money as required by this contract, Purchaser will be in default.

6. TITLE POLICY AND SURVEY:

A. TITLE POLICY: Seller shall furnish to Purchaser at [check one:]  _____Seller’s  _____Purchaser’s expense an owner policy of title insurance (Title Policy) issued by: ____________________________________________________ (Title Company) in the amount of the Sales Price, dated at or after closing, insuring Purchaser against loss under the provisions of the Title Policy, subject to the promulgated exclusions (including existing building and zoning ordinances) and the following exceptions:

(1) The standard printed exception for standby fees, taxes and assessments.

(2) Liens created as part of the financing described in Paragraph 4.

(3) Reservations or exceptions otherwise permitted by this contract or as may be approved by Purchaser in writing.

(4) The standard printed exception as to marital rights.

(5) The standard printed exception as to waters, tidelands, beaches, streams, and related matters.

(6) The standard printed exception as to discrepancies, conflicts, shortages in area or boundary lines, encroachments or protrusions, or overlapping improvements. Purchaser, at Purchaser’s expense, may have the exception amended to read, "shortages in area".

B. COMMITMENT: Within 20 days after the Title Company receives a copy of this contract, Seller shall furnish to Purchaser a commitment for title insurance (Commitment) and, at Purchaser's expense, legible copies of restrictive covenants and documents evidencing exceptions in the Commitment (Exception Documents) other than the standard printed exceptions. Seller authorizes the Title Company to mail or hand deliver the Commitment and Exception Documents to Purchaser at Purchaser's address shown in Paragraph 21. If the Commitment and Exception Documents are not delivered to Purchaser within the specified time, the time for delivery will be automatically extended up to 15 days or the Closing Date, whichever is earlier.

C. SURVEY: The survey must be made by a registered professional land surveyor acceptable to the Title Company and any lender. [Check one box only:]

_____  (1) Within __________ days after the effective date of this contract, Seller, at Seller’s expense, shall furnish a new survey to Purchaser.

_____ (2) Within __________ days after the effective date of this contract, Purchaser, at Purchaser’s expense, shall obtain a new survey.

_____ (3) Within __________ days after the effective date of this contract, Seller shall furnish Seller's existing survey of the Property to Purchaser and the Title Company, along with Seller's affidavit acceptable to the Title Company for approval of the survey. The existing Survey [check one:] _____will   _____will not be recertified to a date subsequent to the effective date of this contract at the expense of [check one:] _____Purchaser   _____Seller. If the existing survey is not approved by the Title Company or Purchaser's lender, a new survey will be obtained at the expense of [check one:]  _____Purchaser   _____Seller no later than 3 days prior to the Closing Date.

_____ (4) No survey is required.

D. OBJECTIONS: Within __________ days after Purchaser receives the Commitment, Exception Documents and the survey, Purchaser may object in writing to (i) defects, exceptions, or encumbrances to title: disclosed on the survey other than items 6A(1) through (5) above; disclosed in the Commitment other than items 6A(1) through (6) above; (ii) any portion of the Property lying in the 100 year flood plain as shown on the current Federal Emergency Management Agency map; or (iii) any exceptions which prohibit the following use or activity:

________________________________________________________________________________________
 ________________________________________________________________________________________

________________________________________________________________________________________
 ________________________________________________________________________________________

Purchaser's failure to object within the time allowed will constitute a waiver of Purchaser’s right to object; except that the requirements in Schedule C of the Commitment are not waived. Seller shall cure the timely objections of Purchaser or any third party lender within 15 days after Seller receives the objections and the Closing Date will be extended as necessary. If objections are not cured within such 15 day period, this contract will terminate and the earnest money will be refunded to Purchaser unless Purchaser waives the objections.

E. EXCEPTION DOCUMENTS: Prior to the execution of the contract, Seller has provided Purchaser with copies of the Exception Documents listed below or on the attached exhibit. Matters reflected in the Exception Documents listed below or on the attached exhibit will be permitted exceptions in the Title Policy and will not be a basis for objection to title:

Document                                                                 Date                       Recording Reference

_________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________
 _________________________________________                             _____________       __________________

F. SURFACE LEASES: Prior to the execution of the contract, Seller has provided Purchaser with

copies of written leases and given notice of oral leases (Leases) listed below or on the

attached exhibit. The following Leases will be permitted: exceptions in the Title Policy and will not be a basis for objection to title:

________________________________________________________________________________________

________________________________________________________________________________________
________________________________________________________________________________________

G. TITLE NOTICES:

(1) ABSTRACT OR TITLE POLICY: Broker advises Purchaser to have an abstract of title covering the Property examined by an attorney of Purchaser’s selection, or Purchaser should be furnished with or obtain a Title Policy. If a Title Policy is furnished, the Commitment should be promptly reviewed by an attorney of Purchaser’s choice due to the time limitations on Purchaser’s right to object.

(2) STATUTORY TAX DISTRICTS: If the Property is situated in a utility or other statutorily created district providing water, sewer, drainage, or flood control facilities and services, state law may require Seller to deliver and Purchaser to sign the statutory notice relating to the tax rate, bonded indebtedness, or standby fee of the district prior to final execution of this contract. (Consult with an attorney if you are unclear on this requirement.)

(3) TIDE WATERS: If the Property abuts the tidally influenced waters of the state, state law may require a notice regarding coastal area property to be included in the contract. An addendum containing the notice promulgated by the state or required by the parties must be used.  (Consult with an attorney if you are unclear on this requirement.)

(4) ANNEXATION: If the Property is located outside the limits of a municipality, Seller notifies Purchaser under that the Property may now or later be included in the extraterritorial jurisdiction of a municipality and may now or later be subject to annexation by the municipality. Each municipality maintains a map that depicts its boundaries and extraterritorial jurisdiction. To determine if the Property is located within a municipality’s extraterritorial jurisdiction or is likely to be located within a municipality’s extraterritorial jurisdiction, contact all municipalities located in the general proximity of the Property for further information.

(5) UNIMPROVED PROPERTY LOCATED IN A CERTIFICATED SERVICE AREA OF A UTILITY SERVICE PROVIDER: If the Property is located in a certificated service area of a utility service provider and the Property does not receive water or sewer service from the utility service provider on the date the Property is transferred, state law may require a notice regarding the cost of providing water or sewer services to the Property. An addendum containing the notice promulgated by the state or required by the parties must be used.

(6) AGRICULTURAL DEVELOPMENT DISTRICT: The Property [check one:]  _____is   _____is not located in a agricultural development district.

7. PROPERTY CONDITION:

A. INSPECTIONS, ACCESS AND UTILITIES: Purchaser may have the Property inspected by inspectors selected by Purchaser and licensed by the state or otherwise permitted by law to make inspections. Seller shall permit Purchaser and Purchaser’s agents access to the Property at reasonable times. Seller shall pay for turning on existing utilities for inspections. NOTICE: Purchaser should determine the availability of utilities to the Property suitable to satisfy Purchaser’s needs.

B. SELLER'S DISCLOSURE NOTICE (Notice):

[Check one box only:]

_____ (1) Purchaser has received the Notice

_____ (2) Purchaser has not received the Notice. Within _________ days after the effective date of this contract, Seller shall deliver the Notice to Purchaser. If Purchaser does not receive the Notice, Purchaser may terminate this contract at any time prior to the closing and the earnest money will be refunded to Purchaser. If Seller delivers the Notice, Purchaser may terminate this contract for any reason within 7 days after Purchaser receives the Notice or prior to the closing, whichever first occurs, and the earnest money will be refunded to Purchaser.

_____ (3) State law does not require this Seller to furnish the Notice.

C. SELLER’S DISCLOSURE OF LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS is required by Federal law for a residential dwelling constructed prior to 1978.

D. ACCEPTANCE OF PROPERTY CONDITION: Purchaser accepts the Property in its present condition; provided Seller, at Seller’s expense, shall complete the following specific repairs and treatments:
 ________________________________________________________________________________________
 ________________________________________________________________________________________

E. COMPLETION OF REPAIRS: Unless otherwise agreed in writing, Seller shall complete all agreed repairs prior to the Closing Date. All required permits must be obtained, and repairs must be performed by persons who are licensed or otherwise permitted by law to provide such repairs. At Purchaser’s election, any transferable warranties received by Seller with respect to the repairs will be transferred to Purchaser at Purchaser’s expense. If Seller fails to complete any agreed repairs prior to the Closing Date, Purchaser may do so and receive reimbursement from Seller at closing. The Closing Date will be extended up to 15 days, if necessary, to complete repairs.

F. LENDER REQUIRED REPAIRS AND TREATMENTS: Unless otherwise agreed in writing, neither party is obligated to pay for lender required repairs, which includes treatment for wood destroying insects. If the parties do not agree to pay for the lender required repairs or treatments, this contract will terminate and the earnest money will be refunded to Purchaser. If the cost of lender required repairs and treatments exceeds 5% of the Sales Price, Purchaser may terminate this contract and the earnest money will be refunded to Purchaser.

G. ENVIRONMENTAL MATTERS: Purchaser is advised that the presence of wetlands, toxic substances, including asbestos and wastes or other environmental hazards, or the presence of a threatened or endangered species or its habitat may affect Purchaser’s intended use of the Property. If Purchaser is concerned about these matters, an addendum promulgated by the state or required by the parties should be used.

H. SELLER’S DISCLOSURES: Except as otherwise disclosed in this contract, Seller has no knowledge of the following:

(1) any flooding of the Property which has had a material adverse effect on the use of the Property;

(2) any pending or threatened litigation, condemnation, or special assessment affecting the Property;

(3) any environmental hazards or conditions which materially affect the Property;

(4) any dumpsite, landfill, or underground tanks or containers now or previously located on the Property;

(5) any wetlands, as defined by federal or state law or regulation, affecting the Property; or

(6) any threatened or endangered species or their habitat affecting the Property.

I. RESIDENTIAL SERVICE CONTRACTS: Purchaser may purchase a residential service contract from a residential service company licensed by the state. If Purchaser purchases a residential service contract, Seller shall reimburse Purchaser at closing for the cost of the residential service contract in an amount not exceeding $___________________ . Purchaser should review any residential service contract for the scope of coverage, exclusions and limitations. The purchase of a residential service contract is optional. Similar coverage may be purchased from various companies authorized to do business in the state.

J. GOVERNMENT PROGRAMS: The Property is subject to the government programs listed below or on the attached exhibit:

________________________________________________________________________________________
 ________________________________________________________________________________________.

Seller shall provide Purchaser with copies of all governmental program agreements. Any allocation or proration of payment under governmental programs is made by separate agreement between the parties which will survive closing.
 ________________________________________________________________________________________
 ________________________________________________________________________________________

8. BROKERS' FEES: All obligations of the parties for payment of brokers’ fees are contained in separate written agreements.

9. CLOSING:

A. The closing of the sale will be on or before ___________________, 20____, or within 7 days after objections to matters disclosed in the Commitment or by the survey have been cured, whichever date is later (Closing Date). If either party fails to close the sale by the Closing Date, the non-defaulting party may exercise the remedies contained in Paragraph 15.

B. At closing:

(1) Seller shall execute and deliver a general warranty deed conveying title to the Property to Purchaser and showing no additional exceptions to those permitted in Paragraph 6, an assignment of Leases, and furnish tax statements or certificates showing no delinquent taxes on the Property.

(2) Purchaser shall pay the Sales Price in good funds acceptable to the escrow agent.

(3) Seller and Purchaser shall execute and deliver any notices, statements, certificates, affidavits, releases, loan documents and other documents required of them by this contract, the Commitment or law necessary for the closing of the sale and the issuance of the Title Policy.

C. Unless expressly prohibited by written agreement, Seller may continue to show the Property and receive, negotiate and accept back up offers.

D. All covenants, representations and warranties in this contract survive closing.

10. POSSESSION: Seller shall deliver to Purchaser possession of the Property in its present or required condition, ordinary wear and tear excepted: [check one:]  _____upon closing and funding   _____according to a temporary residential lease form promulgated by the state or other written lease required by the parties. Any possession by Purchaser prior to closing or by Seller after closing which is not authorized by a written lease will establish a tenancy at sufferance relationship between the parties. Consult your insurance agent prior to change of ownership or possession because insurance coverage may be limited or terminated. The absence of a written lease or appropriate insurance coverage may expose the parties to economic loss.

11. SPECIAL PROVISIONS: (Insert only factual statements and business details applicable to the sale. State regulations may prohibit licensees from adding factual statements or business details for which a contract addendum or other form has been promulgated by the state for mandatory use. Consult with an attorney if you are unclear on this requirement.)

________________________________________________________________________________________
 ________________________________________________________________________________________

________________________________________________________________________________________
 ________________________________________________________________________________________
 ________________________________________________________________________________________
 ________________________________________________________________________________________

12. SETTLEMENT AND OTHER EXPENSES:

A. The following expenses must be paid at or prior to closing:

(1) Expenses payable by Seller (Seller's Expenses):

(a) Releases of existing liens, including prepayment penalties and recording fees; release of Seller’s loan liability; tax statements or certificates; preparation of deed; one-half of escrow fee; and other expenses payable by Seller under this contract.

(b) Seller shall also pay an amount not to exceed $___________________ to be applied in the following order: Purchaser’s Expenses which Purchaser is prohibited from paying by FHA, VA, state-coordinated veteran’s housing assistance programs, or other governmental loan programs; Purchaser’s prepaid items; other Purchaser’s expenses.

(2) Expenses payable by Purchaser (Purchaser's Expenses):

(a) Loan origination, discount, buy-down, and commitment fees (Loan Fees).

(b) Appraisal fees; loan application fees; credit reports; preparation of loan documents; interest on the notes from date of disbursement to one month prior to dates of first monthly payments; recording fees; copies of easements and restrictions; mortgagee title policy with endorsements required by lender; loan-related inspection fees; photos, amortization schedules, one-half of escrow fee; all prepaid items, including required premiums for flood and hazard insurance, reserve deposits for insurance, ad valorem taxes and special governmental assessments; final compliance inspection; courier fee, repair inspection, underwriting fee and wire transfer, expenses incident to any loan, and other expenses payable by Purchaser under this contract.

B. Purchaser shall pay Private Mortgage Insurance Premium (PMI), VA Loan Funding Fee, or FHA Mortgage Insurance Premium (MIP) as required by the lender. C. If any expense exceeds an amount expressly stated in this contract for such expense to be paid by a party, that party may terminate this contract unless the other party agrees to pay such excess. Purchaser may not pay charges and fees expressly prohibited by FHA, VA, state-coordinated veteran’s housing assistance programs or other governmental loan program regulations.

13. PRORATIONS AND ROLLBACK TAXES:

A. PRORATIONS: Taxes for the current year, interest, maintenance fees, assessments, dues and rents will be prorated through the Closing Date. If taxes for the current year vary from the amount prorated at closing, the parties shall adjust the prorations when tax statements for the current year are available. If taxes are not paid at or prior to closing, Purchaser shall pay taxes for the current year. Rentals which are unknown at time of closing will be prorated between Purchaser and Seller when they become known.

B. ROLLBACK TAXES: If this sale or Purchaser’s use of the Property after closing results in the assessment of additional taxes, penalties or interest (Assessments) for periods prior to closing, the Assessments will be the obligation of Purchaser. If Seller’s change in use of the Property prior to closing or denial of a special use valuation on the Property claimed by Seller results in Assessments for periods prior to closing, the Assessments will be the obligation of Seller. Obligations imposed by this paragraph will survive closing.

14. CASUALTY LOSS: If any part of the Property is damaged or destroyed by fire or other casualty after the effective date of this contract, Seller shall restore the Property to its previous condition as soon as reasonably possible, but in any event by the Closing Date. If Seller fails to do so due to factors beyond Seller’s control, Purchaser may (a) terminate this contract and the earnest money will be refunded to Purchaser (b) extend the time for performance up to 15 days and the Closing Date will be extended as necessary or (c) accept the Property in its damaged condition with an assignment of insurance proceeds and receive credit from Seller at closing in the amount of the deductible under the insurance policy. Seller’s obligations under this paragraph are independent of any obligations of Seller under Paragraph 7.

15. DEFAULT: If Purchaser fails to comply with this contract, Purchaser will be in default, and Seller may (a) enforce specific performance, seek such other relief as may be provided by law, or both, or (b) terminate this contract and receive the earnest money as liquidated damages, thereby releasing both parties from this contract. If, due to factors beyond Seller’s control, Seller fails within the time allowed to make any non-casualty repairs or deliver the Commitment, or survey, if required of Seller, Purchaser may (a) extend the time for performance up to 15 days and the Closing Date will be extended as necessary or (b) terminate this contract as the sole remedy and receive the earnest money. If Seller fails to comply with this contract for any other reason, Seller will be in default and Purchaser may (a) enforce specific performance, seek such other relief as may be provided by law, or both, or (b) terminate this contract and receive the earnest money, thereby releasing both parties from this contract.

16. MEDIATION: Any dispute between Seller and Purchaser related to this contract which is not resolved through informal discussion  [check one:]  _____will  will not be submitted to a mutually acceptable mediation service or provider. The parties to the mediation shall bear the mediation costs equally. This paragraph does not preclude a party from seeking equitable relief from a court of competent jurisdiction.

17. ATTORNEY'S FEES: The prevailing party in any legal proceeding related to this contract is entitled to recover reasonable attorney’s fees and all costs of such proceeding incurred by the prevailing party.

18. ESCROW: The escrow agent is not (a) a party to this contract and does not have liability for the performance or nonperformance of any party to this contract, (b) liable for interest on the earnest money and (c) liable for the loss of any earnest money caused by the failure of any financial institution in which the earnest money has been deposited unless the financial institution is acting as escrow agent. At closing, the earnest money must be applied first to any cash down payment, then to Purchaser's Expenses and any excess refunded to Purchaser. If both parties make written demand for the earnest money, escrow agent may require payment of unpaid expenses incurred on behalf of the parties and a written release of liability of escrow agent from all parties. If one party makes written demand for the earnest money, escrow agent shall give notice of the demand by providing to the other party a copy of the demand. If escrow agent does not receive written objection to the demand from the other party within 30 days after notice to the other party, escrow agent may disburse the earnest money to the party making demand reduced by the amount of unpaid expenses incurred on behalf of the party receiving the earnest money and escrow agent may pay the same to the creditors. If escrow agent complies with the provisions of this paragraph, each party hereby releases escrow agent from all adverse claims related to the disbursal of the earnest money. Escrow agent's notice to the other party will be effective when deposited in the U. S. Mail, postage prepaid, certified mail, return receipt requested, addressed to the other party at such party's address shown below. Notice of objection to the demand will be deemed effective upon receipt by escrow agent.

19. REPRESENTATIONS: Seller represents that as of the Closing Date (a) there will be no liens, assessments, or security interests against the Property which will not be satisfied out of the sales proceeds unless securing payment of any loans assumed by Purchaser and (b) assumed loans will not be in default. If any representation of Seller in this contract is untrue on the Closing Date, Purchaser may terminate this contract and the earnest money will be refunded to Purchaser.

20. FEDERAL TAX REQUIREMENTS: If Seller is a "foreign person," as defined by applicable law, or if Seller fails to deliver an affidavit to Purchaser that Seller is not a "foreign person," then Purchaser shall withhold from the sales proceeds an amount sufficient to comply with applicable tax law and deliver the same to the Internal Revenue Service together with appropriate tax forms. Internal Revenue Service regulations require filing written reports if currency in excess of specified amounts is received in the transaction.

21. NOTICES: All notices from one party to the other must be in writing and are effective when mailed to, hand-delivered at, or transmitted by facsimile as follows:

To Purchaser at:                                                         To Seller at:

____________________________________                        ____________________________________
 ____________________________________                        ____________________________________

____________________________________                        ____________________________________

Telephone: (_____) ____________________             Telephone: (_____) ____________________

Facsimile:   (_____) ____________________             Facsimile:   (_____) ____________________

22. AGREEMENT OF PARTIES: This contract contains the entire agreement of the parties and cannot be changed except by their written agreement. Addenda which are a part of this contract are (check all applicable boxes):

_____ Third Party Financing Condition Addendum

_____ Seller Financing Addendum

_____ Loan Assumption Addendum

_____ Purchaser’s Temporary Residential Lease

_____ Seller's Temporary Residential Lease

_____ Addendum for Sale of Other Property by Purchaser

_____ Addendum for Unimproved Property Located in a Certificated Service Area of a Utility Service Provider

_____ Addendum for Seller's Disclosure of Information on Lead-based Paint and Leadbased Paint Hazards as Required by Federal Law

_____ Environmental Assessment, Threatened or Endangered Species and Wetlands Addendum

_____ Addendum for Coastal Area Property

_____ Addendum for Property Located Seaward of the Gulf Intracoastal Waterway

_____ Addendum for "Back-Up" Contract

_____ Other (list):

________________________________________________________________________________________
 ________________________________________________________________________________________

23. TERMINATION OPTION: This paragraph will be a part of this contract ONLY if both blanks are filled in and Purchaser has paid the Option Fee. Purchaser has paid Seller $___________________ (Option Fee) for the unrestricted right to terminate this contract by giving notice of termination to Seller within __________ days after the effective date of this contract. If Purchaser gives notice of termination within the time specified, the Option Fee will not be refunded, however, any earnest money will be refunded to Purchaser. The Option Fee [check one:] _____will _____will not be credited to the Sales Price at closing. For the purposes of this paragraph, time is of the essence; strict compliance with the time for performance stated herein is required.

24. CONSULT AN ATTORNEY: Real estate licensees cannot give legal advice. READ THIS CONTRACT CAREFULLY. If you do not understand the effect of this contract, consult an attorney BEFORE signing.

Purchaser’s Attorney is:                                            Seller’s Attorney is:

____________________________________                        ____________________________________
 ____________________________________                        ____________________________________

____________________________________                        ____________________________________

Telephone: (_____) ____________________             Telephone: (_____) ____________________

Facsimile:   (_____) ____________________             Facsimile:   (_____) ____________________

EXECUTED the _______ day of _________________, 20_____ (EFFECTIVE DATE).

____________________________________            ____________________________________
Purchaser                                                            Seller

____________________________________            ____________________________________
Purchaser                                                            Seller

SELLER’S RECEIPT:

Receipt of $___________________ (Option Fee) in the form of ___________________  is acknowledged.

____________________________________            ____________________
Seller                                                                    Date