Identify Seller: 
 
  Name(s): 
 
  Address(es): 
 
 
  Phone: 
  __male  __female  __corporation  __partnership  __LLC 

Identify Purchaser: 
 
  Name(s): 
 
  Address(es): 
 
 
  Phone: 
  __male  __female  __corporation  __partnership  __LLC 

You represent:  __Seller  __Purchaser 
 
If the other party is represented by an attorney: 
  Name: 
  Firm: 
  Address: 
 
  Phone: 
 
If there is one or more BROKER - 
 
  Name(s): 
 
  Address(es): 
 
  Phone(s): 
 
  __prepare brokerage agreement for __Seller/__Purchaser 
    commission is ___% of purchase price, or $ 
 
Identify premises - 
 
  Street Address: 
  Common Name: 
  City: 
  County: 
  State: 
  Number of parcels:  __one  __other: 
  Section: 
  Block: 
  Lot: 
  [metes and bounds will be Exhibit A] 
 
USE of premises - 
  __an apartment house       __industrial/manufacturing 
  __garden apartments        __mixed use - office and com'l
  __an office building       __mixed use - office and res'l 
  __a shopping center        __mixed use - res'l and com'l
  __a house 
  __vacant land              __other: 
 
ESTATE being sold - 
  __fee title - both land and buildings 
  __land only 
  __buildings 
  __a leasehold estate 
  __leasehold and fee title 
  __leasehold and land 
  __leasehold and buildings
 
Personal property to be expressly included or excluded: 
 
 
 
 
 
How is the purchase price to be paid - 
  __all cash without a bank loan contingency  [usually] 
  __all cash WITH a bank loan contingency 
    Contingent for how many days: 
    Amount of loan: $ 
    Amortized over how many years: 
    __Purchaser to represent annual earnings: $ 
__cash and taking subject to EXISTING Mortgage 
__cash and PURCHASE MONEY Mortgage 
__cash, EXISTING Mortgage and subordinate PM Mortgage 
__cash and PM WRAPAROUND Mortgage 
__cash and PM NOTE secured by a LETTER OF CREDIT 
__cash, EXISTING Mortgage and PM NOTE and L/C 
__no cash at closing, just: 
  __EXISTING Mortgage  __PM Mortgage  __EXISTING Mortgage and subordinate PM Mortgage
  __PM WRAPAROUND Mortgage  __NOTE and L/C  __EXISTING Mortgage, NOTE and L/C 
 
TOTAL PRICE: $ 
downpayment: $ 
cash at closing: $             [__Federal Funds] 
amount of EXISTING Mortgage: $ 
amount of PURCHASE MONEY Mortgage: $ 
amount of PM WRAPAROUND Mortgage: $ 
amount of PM NOTE and L/C: $ 
 
If premises sold subject to an EXISTING Mortgage - 
  __one  __more than one 
  Identify EXISTING Mortgage: 
 
 
May it be accelerated by __sale of premises or __subordinate mortgage - if so, __bank's 
   consent is to be a condition (and whether either party is to pay to get consent, time 
   for doing so): 
 
 
The purchase price is to be - __fixed amount above balance of EXISTING Mortgage at closing,
   or __If EXISTING Mortgage is greater or less than anticipated - __adjust cash at closing 
   __adjust PM NOTE [__first vs __last installments] 
 
If this sale involves the sale of a leasehold estate - 
  Identify Ground Lease: 
 
Is Ground Lessor's consent required for __sale of premises or __placing a mortgage - if so,
   __consent is to be a condition (and whether either party is to pay to get consent,  time 
   for doing so): 
 
 
If there are to be a PURCHASE MONEY NOTE (and Mortgage) - 
  __non-recourse 
  __expressly prepayable without penalty 
  __a prepayment premium: ___% of principal 
  __higher rate of interest after default: ___% 
  __a fixed late charge: ___% of amount due 
  __due on sale 
  __prohibit any further mortgage 
  __must maintain flood insurance 
  __escrow deposits for taxes & insurance 
  __to sign non-disturbance agreements with tenants 
  __to provide title insurance to Seller 
  __payment of attorneys' fees if foreclosed  [___% of principal, __minimum fee: $          ] 
  __Seller's attorneys to be paid preparation fee: $ 
  __short form of mortgage 
  __prepare a rider rather than entire Mortgage  [__use Blumberg form - No. of last article:    ] 
  __LETTER OF CREDIT to be issued by a specific bank   Name: 
  Payment terms of NOTE: 
 
 
 
 
 
 
 
EXCEPTIONS TO TITLE - 
  __any covenants, easements or title exceptions, such shown in title report [Exhibit B] 
  __a survey: 
 
  __any leases or tenancies: 
  __apartments 
  __rent stabilized 
  __rent controlled 
  __premises is to be converted (so Seller to provide financial statements) 
  __ordinary space leases 
  __a "net" or "operating" lease 
  __one major lease of entire premises 
  __a "lease-back" of __a portion/__entire premises to Seller 
 
__Seller not to lease vacant space (Purchaser pays reasonable compensation) 
__estoppel letters from specific tenants to be delivered at closing 
__service contracts 
__agreements with employees  [__union contract to be assumed] 
__other: 
 
 
__Seller is to represent that there are no hazardous substances on the premises 
 
Re violations - 
  __Purchaser accepts violations issued after the contract (but Seller will be
    responsible for prior violations)
    [__but Seller shall not have to pay more than $          ] 
  __Purchaser accepts all violations whenever issued 
  __Seller must remove all violations 
  __contract to be silent on subject 
 
Re any defects to title - 
  __Purchaser is to search title and provide the title report to Seller [within ___ days 
    after contract, or ___ days before closing] 
  __Purchaser may search title without using a title company 
  __Seller is to provide a title abstract to Purchaser 
 
Is the deed to be - 
  __bargain and sale deed WITHOUT covenant against grantor's acts 
  __bargain and sale deed WITH covenant against grantor's acts    
  __general warranty deed 
  __special warranty deed 
  __quitclaim or other deed without warranty or recourse 
  __other: 
 
__contract to discuss condemnation or casualty loss 
 
__Seller to remain in possession after closing 
  How many days:       
  Any per diem payment: $           
  Any days without fee:      
  Any deposit to secure delivery of possession: $         
 
Are there going to be closing adjustments for - 
  __real estate taxes 
  __water & sewer  [__metered] 
  __rent under leases  [__and "additional" rent] 
  __oil 
  __gas 
  __coal 
  __electricity  [usually not adjusted] 
  __other: 
 
 
__tax reduction proceeding pending 
__transfer tax to be paid by Seller 
__Seller expressly to pay any sales taxes on personal property 
__errors in computing apportionments to be corrected after closing 
 
__downpayment to be held in escrow 
  __escrow to terminate when mortgage contingency elapses 
  Escrow agent is __your firm  __other: 
 
__downpayment to be liquidated damages 
 
__contract to provide for a tax free exchange (IRC 1031) 
 
__contract to prohibit assignment 
  __but may assign to affiliate 
  __consent to assignment not to be unreasonably withheld 
 
__prepare just a RIDER (rather than entire contract) 
 
__prepare a short form of contract 
 
__prepare a Purchaser's form of contract, rather than a form biased in favor of Seller

Is Seller to represent that - 
  __equipment will be in working order 
  __insurance policies are being maintained 
  __zoned for: 
  __assessed valuation - land $        buildings $ 
  __other: 
 
__contract may be recorded  [__prepare memo of contract] 
 
Date of contract: 
 
Date of closing:                    [__time of the essence] 
 
Place of closing: 
 
 
     __or at offices of Purchaser's lender 
 
Are notices to be given to parties - __and attorneys  __just attorneys,  
 
Prepare - 
  __closing documents 
  __backs 
  __acknowledgments 
  __witnessing and attestation