Can this be signed electronically?

Yes. Electronic signatures are generally enforceable under the ESIGN Act (15 U.S.C. ch. 96) and UETA where adopted, provided the parties demonstrate intent, consent, attribution, and retention capability.

Is a notary required for the deed?

Deeds require a notary acknowledgement for recording in most states; the deed itself is usually notarized at closing and recorded at the county recorder's office.

What if names don’t match title records?

Name mismatches can block closing and title insurance. Correct names or provide entity authorization before recording to avoid re-execution and additional fees.

How do inspection waivers affect remedies?

A clear inspection waiver limits buyer claims for post-closing condition unless seller made specific false representations. Precise waiver and remedy language reduces litigation risk.

Can the contract be revoked after signing?

Revocation depends on contract terms, contingencies, and state contract law; absent a contractual right or contingency, unilateral revocation may be a breach.

How long should records be kept?

Retain executed agreements for at least 3 years from effective date for tax purposes (IRC §6501(a)); retain real estate records longer as recommended by title insurer and counsel.

Electronic Signature
Templates
Real estate
Sight Unseen Purchase Agreement

Sight Unseen Purchase Agreement

This template is fully customizable. Edit the text, fill out the fields, and send it for signature. Give it a try!

SIGHT UNSEEN PURCHASE AGREEMENT

This Sight Unseen Purchase Agreement ("Agreement") is made on by and between Buyer: and Seller: . Buyer and Seller are collectively referred to as the Parties.

1. Property Identification

Street Address Parcel / APN Number Legal Description

2. Purchase Terms

Purchase Price: $ payable as follows: Earnest Money Deposit: $ to be delivered to Escrow Agent: within days after mutual execution.

Financing Contingency: Yes No. If Yes, Buyer shall have days to obtain loan approval. Any financing contingency shall be evidenced in writing and shall identify loan terms and interest rate tolerance.

Inspection Period: Buyer acknowledges purchase is sight unseen. Buyer shall have days from effective date to conduct inspections. Seller authorizes reasonable access for inspections. If inspections reveal material defects, Buyer may terminate by written notice prior to expiration of the inspection period and shall be entitled to return of earnest money as sole remedy.

3. Closing and Possession

Closing Date: . Closing shall occur by escrow or at closing agent designated above unless otherwise agreed in writing.

Place of Closing / Title Company

Possession: Possession shall be delivered to Buyer on subject to proration of rents, taxes and utilities as of the closing date.

4. Closing Costs, Prorations and Title

Closing costs and title expenses shall be allocated as follows: Seller pays ; Buyer pays .

Title: Seller shall convey marketable title by general warranty deed (or other deed specified) subject only to permitted exceptions agreed in writing. Buyer shall have the right to object to title matters within days of receipt of title commitment.

5. Included and Excluded Items

Inclusions (to be conveyed with property) Exclusions (specifically reserved by Seller)

6. Disclosures

Lead-Based Paint (if applicable): Yes No

Mold or Water Intrusion: Yes No

Prior Structural or Material Damage Known to Seller: Yes No

Additional Seller Disclosures

7. Default, Remedies and Liquidated Damages

If Buyer fails to perform, Seller may retain earnest money as liquidated damages, subject to any equitable relief permitted by law. If Seller fails to convey title or otherwise defaults, Buyer may elect specific performance or terminate and recover earnest money. The Parties agree remedies are cumulative and not exclusive unless otherwise stated herein.

8. Risk of Loss; Condition at Closing

Risk of loss prior to closing shall remain with Seller. If substantial damage occurs before closing and cannot be repaired prior to scheduled closing, Buyer may elect to (a) accept the property with an agreed credit, (b) require Seller to repair prior to closing, or (c) terminate this Agreement and receive return of earnest money.

9. Representations and Warranties

Seller represents that Seller is the lawful owner with authority to sell, that there are no undisclosed judgments or liens except those disclosed in writing, and that to Seller's knowledge there are no material defects except as disclosed. Buyer acknowledges the property is being purchased sight unseen and has had the opportunity to perform inspections as provided herein.

10. Notices

Buyer Notice Address Seller Notice Address

All notices must be in writing and delivered to the addresses set forth above by personal delivery, certified mail, or other method providing delivery confirmation. Notice is effective upon receipt.

11. Governing Law; Entire Agreement

This Agreement shall be governed by and construed in accordance with the laws of the State of . This Agreement, including any written attachments, constitutes the entire agreement between the Parties and supersedes all prior oral or written agreements. No modification is effective unless in writing and signed by both Parties.

12. Miscellaneous Provisions

Time is of the essence with respect to all dates specified in this Agreement. Headings are for convenience and do not affect interpretation. If any provision is held invalid, the remainder shall continue in full force and effect.

Additional Terms or Amendments

Buyer

Printed Name:

By:

Date:

Seller

Printed Name:

By:

Date:

What a Sight Unseen Purchase Agreement Is and When it’s Used

A Sight Unseen Purchase Agreement is a real estate contract in which a buyer agrees to purchase property without conducting a physical inspection or visiting the property beforehand. Common in out-of-state investments, foreclosure sales, bulk portfolio purchases, or auction acquisitions, the contract typically includes an explicit 'as-is' clause, inspection-waiver language, and allocation of risk for defects. Although the arrangement shifts risk to the buyer, the agreement still creates binding rights and obligations when properly executed and delivered under applicable electronic-signature law such as the ESIGN Act and state UETA rules.

Why Parties Use a Sight Unseen Purchase Agreement

Sight Unseen agreements enable faster transactions and predictable allocation of risk where in-person inspection is impractical. They allow buyers and sellers to close remotely while documenting inspection waivers, contingency limits, and remedies under contract law and electronic-signature statutes.

Typical Parties and Roles Involved

These agreements are used by investors, brokers, sellers handling bulk dispositions, and title/escrow agents. They streamline remote purchases but shift inspection risk to the buyer.

Institutional investors and REITs buying portfolios from servicers or banks.
Individual out-of-state investors purchasing rental or rehab properties.
Listing brokers, servicers, and auction firms facilitating remote sales.

Each participant has different priorities: buyers focus on disclosures and indemnities, sellers on limiting post-closing liability, and title companies on clear chain of title and recording instructions.

Who Signs and Why

Buyer Representative

Often an investor, manager, or attorney signing on behalf of an entity. They must confirm authority, accept inspection waivers, and acknowledge allocation of risk in writing to bind the purchasing entity.

Seller or Agent

Sellers or listing agents sign to transfer property subject to the contract terms; they typically include as-is disclaimers and require clear delivery to escrow or title for closing.

Core Elements to Include in a Professional Agreement

A robust Sight Unseen Purchase Agreement combines concise property identification, clear risk allocation, and specific closing mechanics to avoid later disputes.

Property Description

Full legal description, parcel number, and street address. Accurate legal description prevents title issues and recording defects.

Purchase Price

Exact dollar amount, payment schedule, and escrow instructions. Include earnest money deadlines and refund conditions in plain terms.

As-Is Clause

Express statement that buyer accepts property condition without on-site inspection. Specify whether seller makes any representations or warranties.

Inspection Waiver

Language documenting the buyer’s waiver of inspection rights, any allowed limited inspections, and consequences for undisclosed defects.

Contingencies

Financing, title, and appraisal contingencies, including deadlines and conditions that permit termination or cure.

Closing Mechanics

Designated escrow/title company, closing date, deed form, prorations, and instructions for recording and possession.

Step-by-Step: How to Complete the Agreement

Follow a logical sequence to reduce errors and ensure enforceability when signing sight unseen.

01

Prepare draft: Insert all factual property and monetary terms.
02

Add disclosures: Attach seller disclosures and as-is language.
03

Confirm parties: Verify legal names and authority to sign.
04

Execute and deliver: Sign, date, and send copies to escrow/title.

Where to Send or File the Signed Agreement

After execution, routing determines when obligations begin and where the closing process is coordinated.

Seller/Listing Agent: Receive fully executed copy for records.
Escrow or Title: Primary recipient for deposit, closing, and title clearance.
Lender (if applicable): Sent to underwriter for loan conditions and funding approval.
Recording Office: Deed recorded at county recorder after closing.

Configuring an Online Signing Workflow

Set up clear fields, authentication, and routing to replicate physical signing steps in an electronic workflow.

Field	Configuration
Signature Method	eSignature with timestamp and audit trail
Authentication Level	Email link or SMS code; use KBA for higher assurance
Template	Save as reusable template for repeat transactions
Notifications	Automatic email reminders and completion receipts

Digital Signing and File Format Considerations

Use a platform that preserves audit trails, supports PDF/DOCX, and integrates with escrow/title systems for secure handoff.

File Types: PDF and DOCX preserved for recording
Integrations: CRM and storage integration recommended
Authentication: Email, SMS, or advanced KBA options

Ensure chosen tools produce tamper-evident signed PDFs, accessible audit trails, and export options required by title companies and recorders.

Comparing eSignature Vendors for This Agreement

Key vendor differences influence cost, compliance, and bulk execution. The table summarizes common criteria; confirm plan details with each provider before purchasing.

	signNow	DocuSign	Adobe Sign	PandaDoc	HelloSign
Starting Price	$8/user/mo	$15/user/mo	$14/user/mo	$19/user/mo	$15/user/mo
Free Trial	7-day free trial	No free plan	No free plan	Limited free plan	Limited free plan
Bulk Send	Yes	Yes	Yes	Yes	Yes
Audit Trail	Yes	Yes	Yes	Yes	Yes
HIPAA Compliant	Yes	Yes	Yes	No	No

Common Deadlines and Timeframes to Track

Include explicit dates or number-of-days clauses in the contract so contingencies and remedies are enforceable and predictable.

Earnest Money Deposit:

Typically due within 2–5 business days after acceptance

Inspection Window:

Commonly 7–14 days from effective date if limited inspections permitted

Financing Contingency:

Loan commitment usually required by a specific calendar date

Closing Date:

Set as exact date; subject to agreed extensions in writing

Recording Deadline:

Deed recorded promptly after funding; county processing times vary

Key Milestones from Offer to Recording

A simple milestone sequence clarifies responsibilities and helps escrow and title track progress toward closing.

01

Offer Acceptance

Contract executed by buyer and seller; effective date established

02

Escrow Opened

Earnest money deposited and escrow instructions provided

03

Title Clearance

Title search completed and defects cured before closing

04

Closing & Recording

Funds transferred, deed signed, and deed recorded at county

Common Mistakes to Avoid When Preparing This Agreement

Using an informal property description that later contradicts the recorded deed and delays title insurance.
Failing to state inspection waiver terms and permitted remedies, causing disputes over defect responsibility.
Relying on verbal promises about repairs or condition absent written, signed amendments to the contract.
Mismatched party names or missing entity authority documents that prevent closing or require re-execution.

Risks and Legal Consequences of an Incorrect Agreement

Title Defects: May lead to loss of insurance or costly cures

Financing Failure: Buyer risk of deposit forfeiture or contract termination

Inspection Waiver: Buyer bears repair costs and liability for unknown defects

Misdescription: Recording issues or clouded title

Tax Consequences: Incorrect proration or reporting triggers audits

Late Recording: Possible priority disputes and additional fees

Security, Compliance, and Record Integrity

Encryption: TLS 1.2/1.3 in transit; AES-256 at rest

Audit Trail: Timestamped logs with signer attribution and IP

Regulatory Compliance: Supports ESIGN and UETA requirements

HIPAA Support: BAA required for protected health information

21 CFR Part 11: Platform capabilities available for regulated records

Certifications: SOC 2 Type II and ISO 27001 available

Real-World Examples of Remote Real Estate Execution

These examples illustrate how organizations complete property agreements remotely while managing compliance and closing logistics.

Optica Ventures LLC

The interface is simple and easy-to-use for our team; more importantly, it is just as easy for our customers.

They executed remote purchases without field visits.
By using a consistent template and secure e-sign workflow, they reduced turnaround time and kept full audit trails for investor review and title insurance.

Martin Properties

I can process and execute all of these documents online with 100% compliance and built-in security.

Mobile and offline signing supported.
The company completed out-of-state acquisitions quickly, avoided travel costs, and retained signed PDFs with detailed audit logs for closing and lender review.

Practical Tips to Minimize Risk and Speed Closing

Adopt consistent templates, confirm identities, and coordinate title and escrow early to reduce post-execution surprises.

Standardize Templates

Use a single vetted template with clearly labeled as-is and inspection-waiver language to reduce negotiation time and ensure consistent risk allocation across transactions.

Verify Signer Authority

Confirm entity authority or power of attorney with supporting documents before execution to avoid re-execution and closing delays.

Coordinate with Title

Engage the title company early to surface title exceptions and determine whether additional affidavits or endorsements are required for remote closings.

Document Delivery

Provide executed copies to all parties, escrow, and the lender immediately; maintain a tamper-evident signed PDF and an audit trail for future reference.

Frequently Asked Questions and Practical Answers

Answers address enforceability, notarization, common post-closing issues, and what to do if a signed agreement contains errors.

Need help? Contact support

Can this be signed electronically?
Yes. Electronic signatures are generally enforceable under the ESIGN Act (15 U.S.C. ch. 96) and UETA where adopted, provided the parties demonstrate intent, consent, attribution, and retention capability.
Is a notary required for the deed?
Deeds require a notary acknowledgement for recording in most states; the deed itself is usually notarized at closing and recorded at the county recorder's office.
What if names don’t match title records?
Name mismatches can block closing and title insurance. Correct names or provide entity authorization before recording to avoid re-execution and additional fees.
How do inspection waivers affect remedies?
A clear inspection waiver limits buyer claims for post-closing condition unless seller made specific false representations. Precise waiver and remedy language reduces litigation risk.
Can the contract be revoked after signing?
Revocation depends on contract terms, contingencies, and state contract law; absent a contractual right or contingency, unilateral revocation may be a breach.
How long should records be kept?
Retain executed agreements for at least 3 years from effective date for tax purposes (IRC §6501(a)); retain real estate records longer as recommended by title insurer and counsel.

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