Warning: No representation is made that this form of contract for the sale and
purchase of real estate complies with Section 5-702 of the General Obligations
Law (“Plain Language Law”).
CONSULT YOUR LAWYER BEFORE SIGNING THIS AGREEMENT
NOTE: FIRE AND CASUALTY LOSSES AND CONDEMNATION
This contract form does not provide for what happens in the event of fire, or other
casualty loss or condemnation before the title closing. Unless different provision
is made in this contract, Section 5-1311 of the General Obligations Law will
apply. One part of that law makes a Purchaser responsible for fire and casualty
loss upon taking possession of the Premises before the title closing.
Residential Contract of Sale
Contract of Sale made as of __________________________________ between
________________________________________________________________ Address:
__________________________________________________________________ Social
Security Number/ Fed. I.D. No(s): _____________________ hereinafter called “Seller”
and ____________________________________________________________________
Address: ________________________________________________________________
Social Security Number/ Fed. I.D. No(s): _____________________ hereinafter called
“Purchaser”.
The parties hereby agree as follows:
1. Premises. Seller shall sell and convey and Purchaser shall purchase the
property, together with all buildings and improvements thereon (collectively the
“Premises”), more fully described on a separate page marked “Schedule A”, annexed
hereto and made a part hereof and also known as: ________________________ Street
Address: __________________________________________________________. Tax
Map Designation: ___________________________________________.
Together with Seller’s ownership and rights, if any, to land lying in the bed of any street
or highway, opened or proposed, adjoining the Premises to the center line thereof,
including any right of Seller to any unpaid award by reason of any taking by
condemnation and/or for any damage to the Premises by reason of change of grade of any
street or highway. Seller shall deliver at no additional cost to Purchaser, at Closing (as
hereinafter defined), or thereafter, on demand, any documents that Purchaser may
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reasonably require for the conveyance of such title and the assignment and collection of
such award or damages.
2. Personal Property. This sale also includes all fixtures and articles of personal
property now attached or appurtenant to the Premises, unless specifically excluded
below. Seller represents and warrants that at Closing they will he paid for and owned by
Seller, free and clear of all liens and encumbrances, except any existing mortgage to
which this sale may be subject. They include, but are not limited to, plumbing, heating,
lighting and cooking fixtures, chandeliers, bathroom and kitchen cabinets and counters,
mantels, door mirrors, switch plates and door hardware, venetian blinds, window
treatments, shades, screens, awnings, storm windows, storm doors, window boxes, mail
box, TV aerials, weather vane, flagpole, pumps, shrubbery, fencing, outdoor statuary,
tool shed, dishwasher, washing machine, clothes dryer, garbage disposal unit, range,
oven, built-in microwave oven, refrigerator, freezer, air conditioning equipment and
installations, wall to wall carpeting and built-ins not excluded below (strike out
inapplicable items).


Excluded from this sale are furniture and household furnishings and


3. Purchase Price. The purchase price is ____________________________
($_____________), payable as follows:
(a) on the signing of this contract, by Purchaser’s good check payable to
the Escrowee (as hereinafter defined), subject to collection, the receipt of which is hereby
acknowledged, to be held in escrow pursuant to paragraph 6 of this contract (the
“Downpayment”):






$_____________.
(b) by allowance for the principal amount unpaid on the existing mortgage
on the date hereof, payment of which Purchaser shall assume by joinder in the deed:








$_____________.
(c) by a purchase money note and mortgage from Purchaser to Seller:








$_____________.
(d) balance at Closing in accordance with paragraph 7:










$_____________.
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4. Existing Mortgage. (Delete if inapplicable) If this sale is subject to an
existing mortgage as indicated in paragraph 3(b) above:
(a) The Premises shall be conveyed subject to the continuing lien of the
existing mortgage, which is presently payable, with interest at the rate of ___________
percent per annum, in monthly installments of $__________ which include principal,
interest and escrow amounts, if any, and with any balance of principal being due and
payable on ______________________________.
(b) To the extent that any required payments are made on the existing
mortgage between the date hereof and Closing which reduce the unpaid principal amount
thereof below the amount shown in paragraph 3(b), then the balance of the price payable
at Closing under paragraph 3(d) shall be increased by the amount of the payments of
principal. Seller represents and warrants that the amount shown in paragraph 3(b) is
substantially correct and agrees that only payments required by the existing mortgage will
be made between the date hereof and Closing.
(c) If there is a mortgagee escrow account, Seller shall assign it to
Purchaser, if it can be assigned, and in that case Purchaser shall pay the amount in the
escrow account to Seller at Closing.
(d) Seller shall deliver to Purchaser at Closing a certificate dated not more
than 30 days before Closing signed by the holder of the existing mortgage, in form for
recording, certifying the amount of the unpaid principal, the date to which interest has
been paid and the amounts, if any, claimed to be unpaid for principal and interest,
itemizing the same. Seller shall pay the fees for recording such certificate. If the holder of
the existing mortgage is a bank or other institution as defined in Section 274-a of the Real
Property Law it may, instead of the certificate, furnish a letter signed by a duly
authorized officer, employee or agent, dated not more than 30 days before Closing,
containing the same information.
(e) Seller represents and warrants that (i) Seller has delivered to Purchaser
true and complete copies of the existing mortgage, the note secured thereby and any
extensions and modifications thereof, (ii) the existing mortgage is not now, and at the
time of Closing will not be, in default, and (iii) the existing mortgage does not contain
any provision that permits the holder of the mortgage to require its immediate payment in
full or to change any other term thereof by reason of the sale or conveyance of the
Premises.
5. Purchase Money Mortgage. (Delete if inapplicable) If there is to be a
purchase money mortgage as indicated in paragraph 3(c) above:
(a) The purchase money note and mortgage shall be drawn by the attorney
for Seller in the form attached or, if not, in the standard form adopted by the New York
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State Land Title Association. Purchaser shall pay at Closing the mortgage recording tax,
recording fees and the attorney’s fees in the amount of $__________ for its preparation.
(b) The purchase money note and mortgage shall also provide that it is
subject and subordinate to the lien of the existing mortgage and any extensions,
modifications, replacements or consolidations of the existing mortgage, provided that (i)
the interest rate thereof shall not be greater than __________ percent per annum and the
total debt service thereunder shall not be greater than $ __________________ per annum,
and (ii) if the principal amount thereof shall exceed the amount of principal owing and
unpaid on the existing mortgage at the time of placing such new mortgage or
consolidated mortgage, the excess be paid to the holder of such purchase money
mortgage in reduction of the principal thereof. The purchase money mortgage shall also
provide that such payment to the holder thereof shall not alter or affect the regular
installments, if any, of principal payable thereunder and that the holder thereof will, on
demand and without charge therefor, execute, acknowledge and deliver any agreement or
agreements further to effectuate such subordination.
6. Downpayment in Escrow. (a) Seller’s attorney (“Escrowee”) shall hold the
Downpayment
in
escrow
in
a
segregated
bank
account
at
____________________________, address: __________________________________,
until Closing or sooner termination of this contract and shall pay over or apply the
Downpayment in accordance with the terms of this paragraph. Escrowee shall hold the
Downpayment in a(n) _________-bearing account for the benefit of the parties. If interest
is held for the benefit of the parties, it shall be paid to the party entitled to the
Downpayment and the party receiving the interest shall pay any income taxes thereon. If
interest is not held for the benefit of the parties, the Downpayment shall be placed in an
IOLA account or as otherwise permitted or required by law. The Social Security or
Federal Identification numbers of the parties shall be furnished to Escrowee upon request.
At Closing, the Downpayment shall be paid by Escrowee to Seller. If for any reason
Closing does not occur and either party gives Notice (as defined in paragraph 25) to
Escrowee demanding payment of the Downpayment, Escrowee shall give prompt Notice
to the other party of such demand. If Escrowee does not receive Notice of objection from
such other party to the proposed payment within 10 business days after the giving of such
Notice, Escrowee is hereby authorized and directed to make such payment. If Escrowee
does receive such Notice of objection within such 10 day period or if for any other reason
Escrowee in good faith shall elect not to make such payment, Escrowee shall continue to
hold such amount until otherwise directed by Notice from the parties to this contract or a
final, nonappealable judgment, order or decree of a court. However, Escrowee shall have
the right at any time to deposit the Downpayment and the interest thereon with the clerk
of a court in the county in which the Premises are located and shall give Notice of such
deposit to Seller and Purchaser. Upon such deposit or other disbursement in accordance
with the terms of this paragraph, Escrowee shall be relieved and discharged of all further
obligations and responsibilities hereunder.
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(b) The parties acknowledge that Escrowee is acting solely as a
stakeholder at their request and for their convenience and that Escrowee shall not be
liable to either party for any act or omission on its part unless taken or suffered in bad
faith or in willful disregard of this contract or involving gross negligence on the part of
Escrowee. Seller and Purchaser jointly and severally (with right of contribution) agree to
defend (by attorneys selected by Escrowee), indemnify and hold Escrowee harmless from
and against all costs, claims and expenses (including reasonable attorneys’ fees) incurred
in connection with the performance of Escrowee’s duties hereunder, except with respect
to actions or omissions taken or suffered by Escrowee in bad faith or in willful disregard
of this contract or involving gross negligence on the part of Escrowee.
(c) Escrowee may act or refrain from acting in respect of any matter
referred to herein in full reliance upon and with the advice of counsel which may be
selected by it (including any member of its firm) and shall be fully protected in so acting
or refraining from action upon the advice of such counsel.
(d) Escrowee acknowledges receipt of the Downpayment by check subject
to collection and Escrowee’s agreement to the provisions of this paragraph by signing in
the place indicated on the signature page of this contract.
(e) Escrowee or any member of its firm shall be permitted to act as
counsel for Seller in any dispute as to the disbursement of the Downpayment or any other
dispute between the parties whether or not Escrowee is in possession of the
Downpayment and continues to act as Escrowee.
(f) The party whose attorney is Escrowee shall be liable for loss of the
Downpayment.
7. Acceptable Funds. All money payable under this contract, unless otherwise
specified, shall be paid by:
(a) Cash, but not over $1,000.00;
(b) Good certified check of Purchaser drawn on or official check issued by
any bank, savings bank, trust company or savings and loan association having a banking
office in the State of New York, unendorsed and payable to the order of Seller, or as
Seller may otherwise direct upon reasonable prior notice (by telephone or otherwise) to
Purchaser;
(c) As to money other than the purchase price payable to Seller at Closing,
uncertified check of Purchaser up to the amount of $_______________; and
(d) As otherwise agreed to in writing by Seller or Seller’s attorney.
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8. Mortgage Commitment Contingency. (Delete paragraph if inapplicable)
(a) The obligation of Purchaser to purchase under this contract is
conditioned upon issuance, on or before ____________ days after a fully executed copy
of this contract is given to Purchaser or Purchaser’s attorney in the manner set forth in
paragraph 25 or subparagraph 8(k) (the “Commitment Date”), of a written commitment
from an Institutional Lender pursuant to which such Institutional Lender agrees to make a
first mortgage loan, other than a VA, FHA or other governmentally insured loan, to
Purchaser, at Purchaser's sole cost and expense, of $______________ for a term of at
least _______ years (or such lesser sum or shorter term as Purchaser shall be willing to
accept) at the prevailing fixed or adjustable rate of interest and on other customary
commitment terms (the “Commitment”). To the extent a Commitment is conditioned on
the sale of Purchaser’s current home, payment of any outstanding debt, no material
adverse change in Purchaser’s financial condition or any other customary conditions,
Purchaser accepts the risk that such conditions may not be met; however, a commitment
conditioned on the Institutional Lender’s approval of an appraisal shall not be deemed a
“Commitment” hereunder until an appraisal is approved (and if that does not occur before
the Commitment Date, Purchaser may cancel under subparagraph 8(e) unless the
Commitment Date is extended). Purchaser’s obligations hereunder are conditioned only
on issuance of a Commitment. Once a Commitment is issued, Purchaser is bound under
this contract even if the lender fails or refuses to fund the loan for any reason.
(b) Purchaser shall (i) make prompt application to one or, at Purchaser’s
election, more than one Institutional Lender for such mortgage loan, (ii) furnish accurate
and complete information regarding Purchaser and members of Purchaser’s family, as
required, (iii) pay all fees, points and charges required in connection with such
application and loan, (iv) pursue such application with diligence, and (v) cooperate in
good faith with such Institutional Lender(s) to obtain a Commitment. Purchaser shall
accept a Commitment meeting the terms set forth in subparagraph 8(a) and shall comply
with all requirements of such Commitment (or any other commitment accepted by
Purchaser). Purchaser shall furnish Seller with a copy of the Commitment promptly after
receipt thereof.
(c) (Delete this subparagraph if inapplicable) Prompt submission by
Purchaser of an application to a mortgage broker registered pursuant to Article 12-D of
the New York Banking Law (“Mortgage Broker”) shall constitute full compliance with
the terms and conditions set forth in subparagraph 8(b)(i), provided that such Mortgage
Broker promptly submits such application to such Institutional Lender(s). Purchaser shall
cooperate in good faith with such Mortgage Broker to obtain a Commitment from such
Institutional Lender(s).
(d) If all Institutional Lenders to whom applications were made deny such
applications in writing prior to the Commitment Date, Purchaser may cancel this contract
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by giving Notice thereof to Seller, with a copy of such denials, provided that Purchaser
has complied with all its obligations under this paragraph 8.
(e) If no Commitment is issued by the Institutional Lender on or before
the Commitment Date, then, unless Purchaser has accepted a written commitment from
an Institutional Lender that does not conform to the terms set forth in subparagraph 8(a),
Purchaser may cancel this contract by giving Notice to Seller within 5 business days after
the Commitment Date, provided that such Notice includes the name and address of the
Institutional Lender(s) to whom application was made and that Purchaser has complied
with all its obligations under this paragraph 8.
(f) If this contract is canceled by Purchaser pursuant to subparagraphs
8(d) or (e), neither party shall thereafter have any further rights against, or obligations or
liabilities to, the other by reason of this contract, except that the Downpayment shall be
promptly refunded to Purchaser and except as set forth in paragraph 27.
(g) If Purchaser fails to give timely Notice of cancellation or if Purchaser
accepts a written commitment from an Institutional Lender that does not conform to the
terms set forth in subparagraph 8(a), then Purchaser shall be deemed to have waived
Purchaser’s right to cancel this contract and to receive a refund of the Downpayment by
reason of the contingency contained in this paragraph 8.
(h) If Seller has not received a copy of a commitment from an Institutional
Lender accepted by Purchaser by the Commitment Date, Seller may cancel this contract
by giving Notice to Purchaser within 5 business days after the Commitment Date, which
cancellation shall become effective unless Purchaser delivers a copy of such commitment
to Seller within 10 business days after the Commitment Date. After such cancellation
neither party shall have any further rights against, or obligations or liabilities to, the other
by reason of this contract, except that the Downpayment shall be promptly refunded to
Purchaser (provided Purchaser has complied with all of its obligations under this
paragraph 8) and except as set forth in paragraph 27.
(i) The attorneys for the parties are hereby authorized to give and receive
on behalf of their clients all Notices and deliveries under this paragraph 8.
(j) For purposes of this contract, the term “Institutional Lender” shall
mean any bank, savings bank, private banker, trust company, savings and loan
association, credit union or similar banking institution whether organized under the laws
of this state, the United States or any other state; foreign banking corporation licensed by
the Superintendent of Banks of New York or regulated by the Comptroller of the
Currency to transact business in New York State; insurance company duly organized or
licensed to do business in New York State; mortgage banker licensed pursuant to Article
12-D of the Banking Law; and any instrumentality created by the United States or any
state with the power to make mortgage loans.
- 8 -
(k) For purposes of subparagraph (a), Purchaser shall be deemed to have
been given a fully executed copy of this contract on the third business day following the
date of ordinary or regular mailing, postage prepaid.
9. Permitted Exceptions. The Premises are sold and shall be conveyed subject
to:
(a) Zoning and subdivision laws and regulations, and landmark, historic or
wetlands designation, provided that they are not violated by the existing buildings and
improvements erected on the property or their use;
(b) Consents for the erection of any structures on, under or above any
streets on which the Premises abut;
(c) Encroachments of stoops, areas, cellar steps, trim and cornices, if any,
upon any street or highway;
(d) Real estate taxes that are a lien, but are not yet due and payable; and
(e) The other matters, if any, including a survey exception, set forth in a
Rider attached.
10. Governmental Violations and Orders. (a) Seller shall comply with all notes
or notices of violations of law or municipal ordinances, orders or requirements noted or
issued as of the date hereof by any governmental department having authority as to lands,
housing, buildings, fire, health, environmental and labor conditions affecting the
Premises. The Premises shall be conveyed free of them at Closing. Seller shall furnish
Purchaser with any authorizations necessary to make the searches that could disclose
these matters.
(b) (Delete if inapplicable) All obligations affecting the Premises pursuant
to the Administrative Code of the City of New York incurred prior to Closing and
payable in money shall be discharged by Seller at or prior to Closing.
11. Seller’s Representations. (a) Seller represents and warrants to Purchaser that:
(i)
The Premises abut or have a right of access to a public road;
(ii) Seller is the sole owner of the Premises and has the full right,
power and authority to sell, convey and transfer the same in accordance with the terms of
this contract;
(iii) Seller is not a “foreign person”, as that term is defined for
purposes of the Foreign Investment in Real Property Tax Act, Internal Revenue Code
- 9 -
(“IRC”) Section 1445, as amended, and the regulations promulgated thereunder
(collectively “FIRPTA”);
(iv) The Premises are not affected by any exemptions or
abatements of taxes; and
(v) Seller has been known by no other name for the past ten
years, except _____________________________________.
(b) Seller covenants and warrants that all of the representations and
warranties set forth in this contract shall be true and correct at Closing.
(c) Except as otherwise expressly set forth in this contract, none of
Seller’s covenants, representations, warranties or other obligations contained in this
contract shall survive Closing.
12. Condition of Property. Purchaser acknowledges and represents that
Purchaser is fully aware of the physical condition and state of repair of the Premises and
of all other property included in this sale, based on Purchaser’s own inspection and
investigation thereof, and that Purchaser is entering into this contract based solely upon
such inspection and investigation and not upon any information, data, statements or
representations, written or oral, as to the physical condition, state of repair, use, cost of
operation or any other matter related to the Premises or the other property included in the
sale, given or made by Seller or its representatives, and shall accept the same “as is” in
their present condition and state of repair, subject to reasonable use, wear, tear and
natural deterioration between the date hereof and the date of Closing (except as otherwise
set forth in paragraph 16(e)), without any reduction in the purchase price or claim of any
kind for any change in such condition by reason thereof subsequent to the date of this
contract. Purchaser and its authorized representatives shall have the right, at reasonable
times and upon reasonable notice (by telephone or otherwise) to Seller, to inspect the
Premises before Closing.
13. Insurable Title. Seller shall give and Purchaser shall accept such title as
_______________________________________________________________ shall be
willing to approve and insure in accordance with its standard form of title policy
approved by the New York State Insurance Department, subject only to the matters
provided for in this contract.
14. Closing, Deed and Title. (a) “Closing” means the settlement of the
obligations of Seller and Purchaser to each other under this contract, including the
payment of the purchase price to Seller, and the delivery to Purchaser of a
____________________________________________ deed in proper statutory short
form for record, duly executed and acknowledged, so as to convey to Purchaser fee
simple title to the Premises, free of all encumbrances, except as otherwise herein stated.
- 10 -
The deed shall contain a covenant by Seller as required by subd. 5 of Section 13 of the
Lien Law.
(b) If Seller is a corporation, it shall deliver to Purchaser at the time of
Closing (i) a resolution of its Board of Directors authorizing the sale and delivery of the
deed, and (ii) a certificate by the Secretary or Assistant Secretary of the corporation
certifying such resolution and setting forth facts showing that the transfer is in conformity
with the requirements of Section 909 of the Business Corporation Law. The deed in such
case shall contain a recital sufficient to establish compliance with that Section.
15. Closing Date and Place. Closing shall take place at the office of
________________________________________
at
____________
o’clock
on
________________________ or, upon reasonable notice (by telephone or otherwise) by
Purchaser, at the office of ____________________________________.
16. Conditions to Closing. This contract and Purchaser’s obligation to purchase
the Premises are also subject to and conditioned upon the fulfillment of the following
conditions precedent:
(a) The accuracy, as of the date of Closing, of the representations and
warranties of Seller made in this contract.
(b) The delivery by Seller to Purchaser of a valid and subsisting
Certificate of Occupancy or other required certificate of compliance, or evidence that
none was required, covering the building(s) and all of the other improvements located on
the property authorizing their use as a ________________ family dwelling at the date of
Closing.
(c) The delivery by Seller to Purchaser of a certificate stating that Seller is
not a foreign person, which certificate shall be in the form then required by FIRPTA or a
withholding certificate from the Internal Revenue Service. If Seller fails to deliver the
aforesaid certificate or if Purchaser is not entitled under FIRPTA to rely on such
certificate, Purchaser shall deduct and withhold from the purchase price a sum equal to
10% thereof (or any lesser amount permitted by law) and shall at Closing remit the
withheld amount with the required forms to the Internal Revenue Service.
(d) The delivery of the Premises and all building(s) and improvements
comprising a part thereof in broom clean condition, vacant and free of leases or tenancies,
together with keys to the Premises.
(e) All plumbing (including water supply and septic systems, if any),
heating and air conditioning, if any, electrical and mechanical systems, equipment and
machinery in the building(s) located on the property and all appliances which are
included in this sale being in working order as of the date of Closing.
- 11 -
(f) If the Premises are a one or two family house, delivery by the parties
at Closing of affidavits in compliance with state and local law requirements to the effect
that there is installed in the Premises a smoke detecting alarm device or devices.
(g) The delivery by the parties of any other affidavits required as a
condition of recording the deed.
17. Deed Transfer and Recording Taxes. At Closing, certified or official bank
checks payable to the order of the appropriate State, City or County officer in the amount
of any applicable transfer and/or recording tax payable by reason of the delivery or
recording of the deed or mortgage, if any, shall be delivered by the party required by law
or by this contract to pay such transfer and/or recording tax, together with any required
tax returns duly executed and sworn to, and such party shall cause any such checks and
returns to be delivered to the appropriate officer promptly after Closing. The obligation to
pay any additional tax or deficiency and any interest or penalties thereon shall survive
Closing.
18. Apportionments and Other Adjustments; Water Meter and Installment
Assessments. (a) To the extent applicable, the following shall be apportioned as of
midnight of the day before the day of Closing: (i) taxes, water charges and sewer rents,
on the basis of the fiscal period for which assessed; (ii) fuel; (iii) interest on the existing
mortgage; (iv) premiums on existing transferable insurance policies and renewals of
those expiring prior to Closing; (v) vault charges; (vi) rents as and when collected.
(b) If Closing shall occur before a new tax rate is fixed, the apportionment
of taxes shall be upon the basis of the tax rate for the immediately preceding fiscal period
applied to the latest assessed valuation.
(c) If there is a water meter on the Premises, Seller shall furnish a reading
to a date not more than 30 days before Closing and the unfixed meter charge and sewer
rent, if any, shall be apportioned on the basis of such last reading.
(d) If at the date of Closing the Premises are affected by an assessment
which is or may become payable in annual installments, and the first installment is then a
lien, or has been paid, then for the purposes of this contract all the unpaid installments
shall be considered due and shall be paid by Seller at or prior to Closing.
(e) Any errors or omissions in computing apportionments or other
adjustments at Closing shall be corrected within a reasonable time following Closing.
This subparagraph shall survive Closing.
19. Allowance for Unpaid Taxes, etc. Seller has the option to credit Purchaser as
an adjustment to the purchase price with the amount of any unpaid taxes, assessments,
water charges and sewer rents, together with any interest and penalties thereon to a date
- 12 -
not less than five business days after Closing, provided that official bills therefor
computed to said date are produced at Closing.
20. Use of Purchase Price to Remove Encumbrances. If at Closing there are
other liens or encumbrances that Seller is obligated to pay or discharge, Seller may use
any portion of the cash balance of the purchase price to pay or discharge them, provided
Seller shall simultaneously deliver to Purchaser at Closing instruments in recordable form
and sufficient to satisfy such liens or encumbrances of record, together with the cost of
recording or filing said instruments. As an alternative Seller may deposit sufficient
monies with the title insurance company employed by Purchaser acceptable to and
required by it to assure their discharge, but only if the title insurance company will insure
Purchaser’s title clear of the matters or insure against their enforcement out of the
Premises and will insure Purchaser’s Institutional Lender clear of such matters. Upon
reasonable prior notice (by telephone or otherwise), Purchaser shall provide separate
certified or official bank checks as requested to assist in clearing up these matters.
21. Title Examination; Seller’s Inability to Convey; Limitations of Liability.
(a) Purchaser shall order an examination of title in respect of the Premises from a title
company licensed or authorized to issue title insurance by the New York State Insurance
Department or any agent for such title company promptly after the execution of this
contract or, if this contract is subject to the mortgage contingency set forth in paragraph
8, after a mortgage commitment has been accepted by Purchaser. Purchaser shall cause a
copy of the title report and of any additions thereto to be delivered to the attorney(s) for
Seller promptly after receipt thereof.
(b) (i) If at the date of Closing Seller is unable to transfer title to Purchaser
in accordance with this contract, or Purchaser has other valid grounds for refusing to
close, whether by reason of liens, encumbrances or other objections to title or otherwise
(herein collectively called “Defects”), other than those subject to which Purchaser is
obligated to accept title hereunder or which Purchaser may have waived and other than
those which Seller has herein expressly agreed to remove, remedy or discharge and if
Purchaser shall be unwilling to waive the same and to close title without abatement of the
purchase price, then, except as hereinafter set forth, Seller shall have the right, at Seller’s
sole election, either to take such action as Seller may deem advisable to remove, remedy,
discharge or comply with such Defects or to cancel this contract; (ii) if Seller elects to
take action to remove, remedy or comply with such Defects, Seller shall be entitled from
time to time, upon Notice to Purchaser, to adjourn the date for Closing hereunder for a
period or periods not exceeding 60 days in the aggregate (but not extending beyond the
date upon which Purchaser’s mortgage commitment, if any, shall expire), and the date for
Closing shall be adjourned to a date specified by Seller not beyond such period. If for any
reason whatsoever, Seller shall not have succeeded in removing, remedying or complying
with such Defects at the expiration of such adjournment(s), and if Purchaser shall still be
unwilling to waive the same and to close title without abatement of the purchase price,
then either party may cancel this contract by Notice to the other given within 10 days
- 13 -
after such adjourned date; (iii) notwithstanding the foregoing, the existing mortgage
(unless this sale is subject to the same) and any matter created by Seller after the date
hereof shall be released, discharged or otherwise cured by Seller at or prior to Closing.
(c) If this contract is cancelled pursuant to its terms, other than as a result
of Purchaser’s default, this contract shall terminate and come to an end, and neither party
shall have any further rights, obligations or liabilities against or to the other hereunder or
otherwise, except that: (i) Seller shall promptly refund or cause the Escrowee to refund
the Downpayment to Purchaser and, unless cancelled as a result of Purchaser’s default or
pursuant to paragraph 8, to reimburse Purchaser for the net cost of examination of title,
including any appropriate additional charges related thereto, and the net cost, if actually
paid or incurred by Purchaser, for updating the existing survey of the Premises or of a
new survey, and (ii) the obligations under paragraph 27 shall survive the termination of
this contract.
22. Affidavit as to Judgments, Bankruptcies, etc. If a title examination
discloses judgments, bankruptcies or other returns against persons having names the same
as or similar to that of Seller, Seller shall deliver an affidavit at Closing showing that they
are not against Seller.
23. Defaults and Remedies. (a) If Purchaser defaults hereunder, Seller’s sole
remedy shall be to receive and retain the Downpayment as liquidated damages, it being
agreed that Seller’s damages in case of Purchaser’s default might be impossible to
ascertain and that the Downpayment constitutes a fair and reasonable amount of damages
under the circumstances and is not a penalty.
(b) If Seller defaults hereunder, Purchaser shall have such remedies as
Purchaser shall be entitled to at law or in equity, including, but not limited to, specific
performance.
24. Purchaser’s Lien. All money paid on account of this contract, and the
reasonable expenses of examination of title to the Premises and of any survey and survey
inspection charges, are hereby made liens on the Premises, but such liens shall not
continue after default by Purchaser under this contract.
25. Notices. Any notice or other communication (“Notice”) shall be in writing
and either
(a) sent by either of the parties hereto or by their respective attorneys who
are hereby authorized to do so on their behalf or by the Escrowee, by registered or
certified mail, postage prepaid, or
(b) delivered
in person or by overnight courier, with
receipt
acknowledged, to the respective addresses given in this contract for the party and the
Escrowee, to whom the Notice is to be given, or to such other address as such party or
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Escrowee shall hereafter designate by Notice given to the other party or parties and the
Escrowee pursuant to this paragraph. Each Notice mailed shall be deemed given on the
third business day following the date of mailing the same, except that any notice to
Escrowee shall be deemed given only upon receipt by Escrowee and each Notice
delivered in person or by overnight courier shall be deemed given when delivered, or
(c) with respect to paragraph 7(b) or 20, sent by fax to the party’s
attorney. Each notice by fax shall be deemed given when transmission is confirmed by
the sender's fax machine. A copy of each notice sent to a party shall also be sent to the
party's attorney. The attorneys for the parties are hereby authorized to give and receive on
behalf of their clients all Notices and deliveries.
26. No Assignment. This contract may not be assigned by Purchaser without the
prior written consent of Seller in each instance and any purported assignment(s) made
without such consent shall be void.
27. Broker. Seller and Purchaser each represents and warrants to the other that it
has not dealt with any real estate broker in connection with this sale other than
_____________________________________________________________________
(“Broker”) and Seller shall pay Broker any commission earned pursuant to a separate
agreement between Seller and Broker. Seller and Purchaser shall indemnify and defend
each other against any costs, claims and expenses, including reasonable attorneys’ fees,
arising out of the breach on their respective parts of any representation or agreement
contained in this paragraph. The provisions of this paragraph shall survive Closing or, if
Closing does not occur, the termination of this contract.
28. Miscellaneous. (a) All prior understandings, agreements, representations and
warranties, oral or written, between Seller and Purchaser are merged in this contract; it
completely expresses their full agreement and has been entered into after full
investigation, neither party relying upon any statement made by anyone else that is not
set forth in this contract.
(b) Neither this contract nor any provision thereof may be waived,
changed or cancelled except in writing. This contract shall also apply to and bind the
heirs, distributes, legal representatives, successors and permitted assigns of the respective
parties. The parties hereby authorize their respective attorneys to agree in writing to any
changes in dates and time periods provided for in this contract.
(c) Any singular word or term herein shall also be read as in the plural and
the neuter shall include the masculine and feminine gender, whenever the sense of this
contract may require it.
(d) The captions in this contract are for convenience of reference only and
in no way define, limit or describe the scope of this contract and shall not be considered
in the interpretation of this contract or any provision hereof.
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(e) This contract shall not be binding or effective until duly executed and
delivered by Seller and Purchaser.
(f) Seller and Purchaser shall comply with IRC reporting requirements, if
applicable. This subparagraph shall survive Closing.
(g) Each party shall, at any time and from time to time, execute,
acknowledge where appropriate and deliver such further instruments and documents and
take such other action as may be reasonably requested by the other in order to carry out
the intent and purpose of this contract. This subparagraph shall survive Closing.
(h) This contract is intended for the exclusive benefit of the parties hereto
and, except as otherwise expressly provided herein, shall not be for the benefit of, and
shall not create any rights in, or be enforceable by, any other person or entity.
(i) If applicable, the complete and fully executed disclosure of
information on lead-based paint and/or lead-based paint hazards is attached hereto and
made a part hereof.
IN WITNESS WHEREOF, this contract has been duly executed by the parties hereto.
_____________________________
_____________________________
Seller
Purchaser
_____________________________
_____________________________
Seller
Purchaser
Attorney for Seller:
Attorney for Purchaser:
______________________________
______________________________
Address: _____________________
Address: _____________________
_____________________________
_____________________________
_____________________________
_____________________________
Tel.: ________________________
Tel.: ________________________
Fax: _________________________
Fax: _________________________
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Receipt of the Downpayment is acknowledged and the undersigned agrees to act in
accordance with the provisions of paragraph 6 above.
_____________________________
Escrowee
PREMISES:
Section:

__________
Block:

__________
Lot:


__________
County or Town:
__________
Street No. Address: __________