Contract for the Sale and Purchase of Real Estate

CONTRACT FOR THE SALE AND PURCHASE OF REAL ESTATE (NO BROKER)

For good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged,

, “Seller” whether one or more, and

, “Buyer” whether one or more,

do hereby covenant, contract and agree as follows:

1. AGREEMENT TO SALE AND PURCHASE:

Seller agrees to sell, and Buyer agrees to buy from Seller the property described as follows (complete adequately to identify property):

County, Tennessee.

Address:

Legal Description (or see attached exhibit):

As described in attached Exhibit.

Together with the following items, if any: (Strike items to be retained by Seller) curtains and rods, draperies and rods, valances, blinds, window shades, screens, shutters, awnings, wall-to-wall carpeting, mirrors fixed in place, ceiling fans, attic fans, mail boxes, television antennas and satellite dish system with controls and equipment, permanently installed heating and air-conditioning units, window air-conditioning units, built-in security and fire detection equipment, plumbing and lighting fixtures including chandeliers, water softener, stove, built-in kitchen equipment, garage door openers with controls, built-in cleaning equipment, all swimming pool equipment and maintenance accessories, shrubbery, landscaping, permanently installed outdoor cooking equipment, built-in fireplace screens, artificial fireplace logs and all other property owned by Seller and attached to the above described real property except the following property which is not included:

All property sold by this contract is called the "Property."

2. SALES PRICE:

The parties agree to the following sales price:

Both columns should be an equal amount.

If the unpaid principal balance(s) of any assumed loan(s), if any, as of the Closing Date varies from the loan balance(s) stated above, the cash payable at closing will be adjusted by the amount of any variance.

3. FINANCING:

CASH SALE: This contract is not contingent on financing.

OWNER FINANCING: Seller agrees to finance dollars of the purchase price pursuant to a promissory note from Buyer to Seller of $ , bearing % interest per annum, payable over a term of years with even monthly payments, secured by a deed of trust or mortgage lien with the first payment to begin on the day of , 20 .

NEW LOAN OR ASSUMPTION: This contract is contingent on Buyer obtaining financing.

Within days after the effective date of this contract Buyer shall apply for all financing or noteholder's approval of any assumption and make every reasonable effort to obtain financing or assumption approval. If financing or assumption approval is not obtained within days after the effective date hereof, this contract will terminate and the earnest money will be refunded to Buyer.

If Buyer intends to obtain a new loan, the loan will be of the following type:

Conventional VA FHA Other:

4. EARNEST MONEY:

Buyer shall deposit $ as earnest money with upon execution of this contract by both parties.

5. PROPERTY CONDITION:

SELLER’S PROPERTY DISCLOSURE: Pursuant to the Tennessee Residential Property Disclosure Act, a Property Condition Disclosure Statement, or Exclusion, has been received by Buyer. BUYER INITIALS:

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. An addendum providing such disclosure is attached is not applicable.

Buyer hereby represents that he has personally inspected and examined the above-mentioned premises and all improvements thereon.

Buyer and Seller agree to the following concerning the condition of the property:

Buyer accepts the property in its "as-is" and present condition.

Buyer may have the property inspected by persons of Buyer's choosing and at Buyer's expense.

If the inspection report reveals defects in the property, Buyer shall notify Seller within days of receipt of the report and may cancel this contract and receive a refund of earnest money, or close this agreement notwithstanding the defects, or Buyer and Seller may renegotiate this contract, in the discretion of Seller. All inspections and notices to Seller shall be complete within days after execution of this agreement.

Buyer accepts the Property in its present condition; provided Seller, at Seller’s expense, shall complete the following repairs and treatment:

Buyer agrees that he will not hold Seller or its representatives responsible or liable for any present or future structural problems or damage to the foundation or slab of said property.

If the subject residential dwelling was constructed prior to 1978, Buyer may conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards, to be completed within days after execution of this agreement.

MECHANICAL EQUIPMENT AND BUILT IN APPLIANCES: All such equipment is sold "as-is" without warranty, or shall be in good working order on the date of closing.

Any repairs needed to mechanical equipment or appliances, if any, shall be the responsibility of Seller Buyer.

UTILITIES:

Water is provided to the property by , Sewer is provided by .

Gas is provided by .

Electricity is provided by .

Other:

The present condition of all utilities is accepted by Buyer.

6. CLOSING:

The closing of the sale will be on or before , unless extended pursuant to the terms hereof.

7. TITLE AND CONVEYANCE:

Seller is to convey title to Buyer by Warranty Deed or and provide Buyer with a Certificate of Title prepared by an attorney, title or abstract company.

8. APPRAISAL, SURVEY AND TERMITE INSPECTION:

Any appraisal of the property shall be the responsibility of Buyer Seller.

A survey is not required required, the cost of which shall be paid by Seller Buyer.

A termite inspection is not required required, the cost of which shall be paid by Seller Buyer.

9. POSSESSION AND TITLE:

Title shall be conveyed to Buyer, if more than one as Joint tenants with rights of survivorship, tenants in common, Other:

10. CLOSING COSTS AND EXPENSES:

* 50/50 between buyer and seller.

11. PRORATIONS:

Taxes, interest, maintenance fees, assessments, dues and rents will be prorated through the Closing Date.

12. CASUALTY LOSS:

If any part of the Property is damaged or destroyed after the effective date, Seller shall restore the Property as soon as reasonably possible.

13. DEFAULT:

If Buyer fails to comply, Buyer will be in default. If Seller fails to comply, Seller will be in default.

14. ATTORNEY'S FEES:

The prevailing party in any legal proceeding is entitled to recover costs and reasonable attorney’s fees.

15. REPRESENTATIONS:

Seller represents that as of the Closing Date there will be no liens, assessments, or security interests against the Property which will not be satisfied out of the sales proceeds.

16. FEDERAL TAX REQUIREMENT:

If Seller is a "foreign person", Buyer shall withhold from the sales proceeds as required by law.

17. AGREEMENT OF PARTIES:

This contract contains the entire agreement of the parties and cannot be changed except by written agreement.

18. NOTICES:

All notices must be in writing and are effective when mailed, hand-delivered, or transmitted by facsimile as follows:

19. ASSIGNMENT:

This agreement may not be assigned by Buyer without the consent of Seller.

20. PRIOR AGREEMENTS:

This contract incorporates all prior agreements between the parties and cannot be changed except by written consent.

21. NO BROKER OR AGENTS:

The parties represent that neither party has employed the services of a real estate broker or agent in connection with the property.

22. EMINENT DOMAIN:

If the property is condemned by eminent domain, the Seller and Buyer shall agree to continue the closing or cancel this Contract.

23. OTHER PROVISIONS

24. TIME IS OF THE ESSENCE IN THE PERFORMANCE OF THIS AGREEMENT.

25. GOVERNING LAW: This contract shall be governed by the laws of the State of Tennessee.

26. DEADLINE LIST (Optional)

Whether or not listed above, deadlines contained in this Contract may be extended informally by a writing signed by the person granting the extension except for the closing date which must be extended by a writing signed by both Seller and Buyer.

EXECUTED the day of , 20 (THE EFFECTIVE DATE).

EXHIBIT FOR DESCRIPTION OR ATTACH SEPARATE DESCRIPTION

RECEIPT

Receipt of Earnest Money is acknowledged.