BUYERS PACKET - CBSHOME Intranetweb1.cbshome.com/resources/intranet/html/downloads/forms/pdfforms... · BUYERS PACKET 1. Anti-Fraud ... and promote the buyer’s interests A written

BUYERSPACKET1. Anti-FraudDisclosure-F0601(6/20/16)2. AgencyDisclosureforBuyersandSellers(7/2017)2perpacket3. ALTA,ConsenttoDisclosureofALTASettlementStatement4. PurchaseAgreement-FO200(1/2018)5. VA/FHAAddendumtoPurchaseAgreement-FO265(1/2016)6. ExclusiveBuyerAgencyAgreement–FO292(5/2016)7. AffiliatedBusinessDisclosure-FO401(1/2018)8. PrivacyProtection,CBSHOME–FO508(9/2015)9. ReleaseofConfidentialInformation-FO294(8/2008)10. DualAgencyLimitedAgreement-FO291(1/2017)11. BuyersNetSheet-FO259(1/2017)12. CounterOfferFromBuyertoSeller-FO530(10/2011)13. PurchaseAgreementAddendumF001114. FloodInsuranceReform,Buyers-FO512(5/2014)15. TaxExplanationforBuyers,Douglas/SarpyCounty-FO316(4/2013)16. ForYourProtection:GetaHomeInspection.17. EarnestMoneyReceipt-FO522(1/2011)18. NLTARecommendedVerbiagefor“SellerPaid”Costs19. PropertyInspectionResolutionAddendum-FO424(9/2015)20. EscrowClosingInformation-FO006(1/2017)21. ExplanationofaSanitary&ImprovementDistrict-FO058(1/2002)22. CBSHOME/Best(BHHSTalkingPointsFlyer)23. CBSHOMEInsuranceFlyer24. HomeServicesLendingFlyer25. VendorsList26. UtilitiesCard27. LeadBasedPaintBooklet28. MiscellaneousVendorsFlyers

Because you are going to be involved in a real estate transaction where money is changing hands, you are a potential target for cyber-criminals. These sophisticated criminals could:

• Trytohackintoyouremailaccountortheemailofotherpersonsinvolvedinyourtransactionanddirectyoutosendawiretothehacker’saccount.

• Theycanevensendyouemailsthatappeartobefromyouragent,yourcloseroranothertrustedsource!

WHENYOUAREUSINGCBSHOME REAL ESTATEANDOURFAMILYOFSERVICESTOCLOSEYOURSALE,WEWILLNEVERASKYOUTOWIREMONEYVIAEMAIL,EVER!

If you receive wiring instructions, even if it appears legitimate, donotsend money to that account. Always call to verify such instructions.

Closing with another company? Always contact the closer directly before wiring any money. To ensure it’s the closing company:

• Donotuseaphonenumberorothercontactinformationfromanemail.• Useabusinessnumberfromanothersource(suchastheclosingcompany’swebsite)

tomakesureyouareactuallytalkingtoyourcloserandnotsomeoneintentonstealingyourmoney.

If you receive any electronic communication directing you to transfer funds or provide nonpublic personal information, even if that electronic communication appears to be from CBSHOME Real Estate Company, do not respond to it and immediately notify CBSHOME Real Estate Company. Such requests, even if they may otherwise appear to be from CBSHOME Real Estate Company, are likely part of a scheme to defraud you by stealing funds from you or using your identity to commit a crime. To notify CBSHOME Real Estate Company of suspected fraud related to your real estate transaction, contact: [email protected] or 402-697-4020. I acknowledge the above information:

DON’TLETSCAMARTISTSSTEALYOURMONEY!

(Buyer/Seller) (Date) (Buyer/Seller) (Date)

F0601_Anti-FraudDisclosure Rev. 01/18

AgencyDisclosureInformationforBuyersandSellers

Company__________________________________AgentName__________________________________Nebraskalawrequiresallrealestatelicenseesprovidethisinformationoutliningthetypesofrealestateservicesbeingoffered.ForadditionalinformationonAgencyDisclosureandmoregoto:http://www.nrec.ne.gov/consumer-info/index.html

Theagencyrelationshipofferedis(initialoneoftheboxesbelow,allpartiesinitialifapplicable):

____________LimitedSeller’sAgent• Worksfortheseller• Shallnotdiscloseanyconfidentialinformationaboutthesellerunlessrequiredbylaw

• Mayberequiredtodisclosetoabuyerotherwiseundisclosedadversematerialfactsabouttheproperty

• Mustpresentallwrittenofferstoandfromthesellerinatimelymanner

• Mustexercisereasonableskillandcareforthesellerandpromotetheseller’sinterests

Awrittenagreementisrequiredtocreateaseller’sagencyrelationship

____________LimitedBuyer’sAgent• Worksforthebuyer• Shallnotdiscloseanyconfidentialinformationaboutthebuyerunlessrequiredbylaw

• Mayberequiredtodisclosetoaselleradversematerialfactsincludingfactsrelatedtobuyer’sabilitytofinanciallyperformthetransaction

• Mustpresentallwrittenofferstoandfromthebuyerinatimelymanner

• Mustexercisereasonableskillandcareforthebuyerandpromotethebuyer’sinterestsAwrittenagreementisnotrequiredtocreateabuyer’sagencyrelationship

____________LimitedDualAgent

• Worksforboththebuyerandseller• Maynotdisclosetosellerthatbuyeriswillingtopaymorethanthepriceoffered

• Maynotdisclosetobuyerthatselleriswillingtoacceptlessthantheaskingprice

• Maynotdisclosethemotivatingfactorsofanyclient• MustexercisereasonableskillandcareforbothbuyerandsellerAwrittendisclosureandconsenttodualagencyrequiredforallpartiestothetransaction

____________CustomerOnly(listofservicesprovidedtoacustomer,ifany,onreverseside)• Agentdoesnotworkforyou,agentworksforanotherpartyorpotentialpartytothetransactionas:__LimitedBuyer’sAgent__LimitedSeller’sAgent__CommonLawAgent(attachaddendum)

• Agentmaydiscloseconfidentialinformationthatyouprovideagenttohisorherclient

• Agentmustdiscloseotherwiseundisclosedadversematerialfacts:- aboutapropertytoyouasabuyer/customer-aboutbuyer’sabilitytofinanciallyperformthetransactiontoyouasaseller/customer• Agentmaynotmakesubstantialmisrepresentations

____CommonLawAgentfor____Buyer____Seller(completeandattachCommonLawAgencyaddendum)THISISNOTACONTRACTANDDOESNOTCREATEANYFINANCIALOBLIGATIONS.Bysigningbelow,IacknowledgethatIhavereceivedtheinformationcontainedinthisagencydisclosureandthatitwasgiventomeattheearliestpracticableopportunityduringorfollowingthefirstsubstantialcontactwithmeand,further,ifapplicable,asacustomer,thelicenseeindicatedonthisformhasprovidedmewithalistoftasksthelicenseemayperformforme.

Acknowledgement of Disclosure (Including Information on back of form)

_________________________ ____________ _________________________ _____________ (Client or Customer Signature) (Date) (Client or Customer Signature) (Date)

______________________________________ _______________________________________ (Print Client or Customer Name) (Print Client or Customer Name)

NRECAgencyDisclosureForm Page1of2 7/1/2017

ContactInformation:1. AgentName(s): PhoneNumber(s):

___________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________

Onlytheagent(s)namedin#1(above)isofferingtorepresentyouasyouragent.OtherlicenseesofthesamebrokerageormembersofthesameteammayworkforanotherpartytothetransactionandshouldNOTbeassumedtobeyouragent.________Initial_________Initial

*Thisparagraphisnotapplicableiftheproposedagencyrelationshipisacustomeronlyorthebrokeragedoesnotpracticedesignatedagency.

2. TeamName:____________________________________________________________________________________TeamLeaderName:____________________________________ PhoneNumber:__________________________

3. ManagingBrokerName:JudyBurford,BryanFraser,JoeGehrki,MarkLeaders,TrudyMeyerPhoneNumber(s):402-934-1590

4. DesignatedBrokerName:ScottVogt Company:CBSHOMERealEstatePhoneNumber:402-964-4600

ClientorCustomername(s):__________________________________,_________________________________________________________________________________________________________________________________________

WhenCBSHOMERealEstateworkswithanUnrepresentedSellerCBSHOME Real Estate, when representing Buyer, provides allstatutoryservicesanddutiesrequiredofaLimitedBuyer’sAgenttotheBuyer-Client.WhenCBSHOMERealEstaterepresentsaBuyerandworkswithanunrepresentedSeller,aCBSHOMERealEstateAgentmayperformthefollowingtasksforaSeller–Customer.

a. Present buyer’s offer and provide backgroundinformation, except that required to be confidential,relatingtothebuyer’sabilitytoperform.

b. Review and explain clauses in the PurchaseAgreement.

c. Providemarketdatathatjustifiesthebuyer’soffer.d. Presentsellercounter-offerstothebuyer.e. Assistinthetransactionuntilclosing.

A CBSHOME Real Estate Agent representing a buyer will seekcompensation from the seller,but inadditionat closing,CBSHOMEReal Estate collects a flat fee from Buyer-Clients or unrepresentedsellers, except as otherwise specified in a written agreement oraffected by lender requirements unless otherwise agreed withthe client inwriting.

WhenCBSHOMERealEstateworkswithanUnrepresentedBuyerCBSHOME Real Estate, when representing a Seller, provides allstatutory services and duties required of a Limited Seller’s Agent.WhenCBSHOMERealEstate representsaSellerandworkswithanunrepresentedBuyer,aCBSHOMERealEstateAgentmayperformthefollowingtasksforaBuyer-Customer.

a. Explainthehomebuyingprocess.b. Provideinformationonavailablefinancing.c. Reviewandexplainclausesinthepurchaseagreement.d. Presentofferstothesellerandcounter-offersfromtheseller.

e. Assistinthetransactionuntilclosing.

Atclosing,CBSHOMERealEstatecollectsaflatfeefromSellers,Buyer-Customers,exceptasotherwisespecified inawrittenagreementoraffectedbylenderrequirements.

LimitedDualAgencyCBSHOMERealEstateoffersLimitedDualAgency.

CommonLawAgencyCBSHOMEReal EstateoffersCommonLawAgencyonly for specificsituationsbywrittenagreement.

DisclosureofBrokerageRelationshipsinRealEstateTransactionsforBuyersandSellers

I,_____________________________________andI,_____________________________________(consumernames),acknowledgethatI/wehavereceivedacopyofthisdocumenton____________________________,20____(date)and__________________________,20____(date),respectively.

_____(initials) _____(initials)NRECAgencyDisclosureForm Page2of2 7/1/2017

AgencyDisclosureInformationforBuyersandSellers

Company__________________________________AgentName__________________________________Nebraskalawrequiresallrealestatelicenseesprovidethisinformationoutliningthetypesofrealestateservicesbeingoffered.ForadditionalinformationonAgencyDisclosureandmoregoto:http://www.nrec.ne.gov/consumer-info/index.html

Theagencyrelationshipofferedis(initialoneoftheboxesbelow,allpartiesinitialifapplicable):

____________LimitedSeller’sAgent• Worksfortheseller• Shallnotdiscloseanyconfidentialinformationaboutthesellerunlessrequiredbylaw

• Mayberequiredtodisclosetoabuyerotherwiseundisclosedadversematerialfactsabouttheproperty

• Mustpresentallwrittenofferstoandfromthesellerinatimelymanner

• Mustexercisereasonableskillandcareforthesellerandpromotetheseller’sinterests

Awrittenagreementisrequiredtocreateaseller’sagencyrelationship

____________LimitedBuyer’sAgent• Worksforthebuyer• Shallnotdiscloseanyconfidentialinformationaboutthebuyerunlessrequiredbylaw

• Mayberequiredtodisclosetoaselleradversematerialfactsincludingfactsrelatedtobuyer’sabilitytofinanciallyperformthetransaction

• Mustpresentallwrittenofferstoandfromthebuyerinatimelymanner

• Mustexercisereasonableskillandcareforthebuyerandpromotethebuyer’sinterestsAwrittenagreementisnotrequiredtocreateabuyer’sagencyrelationship

____________LimitedDualAgent

• Worksforboththebuyerandseller• Maynotdisclosetosellerthatbuyeriswillingtopaymorethanthepriceoffered

• Maynotdisclosetobuyerthatselleriswillingtoacceptlessthantheaskingprice

• Maynotdisclosethemotivatingfactorsofanyclient• MustexercisereasonableskillandcareforbothbuyerandsellerAwrittendisclosureandconsenttodualagencyrequiredforallpartiestothetransaction

____________CustomerOnly(listofservicesprovidedtoacustomer,ifany,onreverseside)• Agentdoesnotworkforyou,agentworksforanotherpartyorpotentialpartytothetransactionas:__LimitedBuyer’sAgent__LimitedSeller’sAgent__CommonLawAgent(attachaddendum)

• Agentmaydiscloseconfidentialinformationthatyouprovideagenttohisorherclient

• Agentmustdiscloseotherwiseundisclosedadversematerialfacts:- aboutapropertytoyouasabuyer/customer-aboutbuyer’sabilitytofinanciallyperformthetransactiontoyouasaseller/customer• Agentmaynotmakesubstantialmisrepresentations

____CommonLawAgentfor____Buyer____Seller(completeandattachCommonLawAgencyaddendum)THISISNOTACONTRACTANDDOESNOTCREATEANYFINANCIALOBLIGATIONS.Bysigningbelow,IacknowledgethatIhavereceivedtheinformationcontainedinthisagencydisclosureandthatitwasgiventomeattheearliestpracticableopportunityduringorfollowingthefirstsubstantialcontactwithmeand,further,ifapplicable,asacustomer,thelicenseeindicatedonthisformhasprovidedmewithalistoftasksthelicenseemayperformforme.

Acknowledgement of Disclosure (Including Information on back of form)

_________________________ ____________ _________________________ _____________ (Client or Customer Signature) (Date) (Client or Customer Signature) (Date)

______________________________________ _______________________________________ (Print Client or Customer Name) (Print Client or Customer Name)

NRECAgencyDisclosureForm Page1of2 7/1/2017

ContactInformation:1. AgentName(s): PhoneNumber(s):

___________________________________________ _____________________________________________________________________________________ _____________________________________________________________________________________ __________________________________________

Onlytheagent(s)namedin#1(above)isofferingtorepresentyouasyouragent.OtherlicenseesofthesamebrokerageormembersofthesameteammayworkforanotherpartytothetransactionandshouldNOTbeassumedtobeyouragent.________Initial_________Initial

*Thisparagraphisnotapplicableiftheproposedagencyrelationshipisacustomeronlyorthebrokeragedoesnotpracticedesignatedagency.

2. TeamName:____________________________________________________________________________________TeamLeaderName:____________________________________ PhoneNumber:__________________________

3. ManagingBrokerName:JudyBurford,BryanFraser,JoeGehrki,MarkLeaders,TrudyMeyerPhoneNumber(s):402-934-1590

4. DesignatedBrokerName:ScottVogt Company:CBSHOMERealEstatePhoneNumber:402-964-4600

ClientorCustomername(s):__________________________________,_________________________________________________________________________________________________________________________________________

WhenCBSHOMERealEstateworkswithanUnrepresentedSellerCBSHOME Real Estate, when representing Buyer, provides allstatutoryservicesanddutiesrequiredofaLimitedBuyer’sAgenttotheBuyer-Client.WhenCBSHOMERealEstaterepresentsaBuyerandworkswithanunrepresentedSeller,aCBSHOMERealEstateAgentmayperformthefollowingtasksforaSeller–Customer.

a. Present buyer’s offer and provide backgroundinformation, except that required to be confidential,relatingtothebuyer’sabilitytoperform.

b. Review and explain clauses in the PurchaseAgreement.

c. Providemarketdatathatjustifiesthebuyer’soffer.d. Presentsellercounter-offerstothebuyer.e. Assistinthetransactionuntilclosing.

A CBSHOME Real Estate Agent representing a buyer will seekcompensation from the seller,but inadditionat closing,CBSHOMEReal Estate collects a flat fee from Buyer-Clients or unrepresentedsellers, except as otherwise specified in a written agreement oraffected by lender requirements unless otherwise agreed withthe client inwriting.

WhenCBSHOMERealEstateworkswithanUnrepresentedBuyerCBSHOME Real Estate, when representing a Seller, provides allstatutory services and duties required of a Limited Seller’s Agent.WhenCBSHOMERealEstate representsaSellerandworkswithanunrepresentedBuyer,aCBSHOMERealEstateAgentmayperformthefollowingtasksforaBuyer-Customer.

a. Explainthehomebuyingprocess.b. Provideinformationonavailablefinancing.c. Reviewandexplainclausesinthepurchaseagreement.d. Presentofferstothesellerandcounter-offersfromtheseller.

e. Assistinthetransactionuntilclosing.

Atclosing,CBSHOMERealEstatecollectsaflatfeefromSellers,Buyer-Customers,exceptasotherwisespecified inawrittenagreementoraffectedbylenderrequirements.

LimitedDualAgencyCBSHOMERealEstateoffersLimitedDualAgency.

CommonLawAgencyCBSHOMEReal EstateoffersCommonLawAgencyonly for specificsituationsbywrittenagreement.

DisclosureofBrokerageRelationshipsinRealEstateTransactionsforBuyersandSellers

I,_____________________________________andI,_____________________________________(consumernames),acknowledgethatI/wehavereceivedacopyofthisdocumenton____________________________,20____(date)and__________________________,20____(date),respectively.

_____(initials) _____(initials)NRECAgencyDisclosureForm Page2of2 7/1/2017

CONSENT TO DISCLOSURE OF ALTA SETTLEMENT STATEMENT

In connection with your real estate transaction, ________________________ (company name) will prepare an ALTA Settlement Statement that itemizes all of the fees and charges that the seller and homebuyer will be responsible for in the real estate transaction. To ensure the accuracy of the information contained in the ALTA Settlement Statement in advance of closing, it is ________________________’s (company name) practice, with the necessary consents, to provide copies of the ALTA Settlement Statement to the seller and homebuyer and their real estate agents and brokers for review. Unless otherwise authorized by law, ________________________ (company name) will not disclose the ALTA Settlement Statement related to your real estate transaction to third parties without your consent. Please complete (consenting party): In connection with the real estate transaction for property located at _____________________________________ (property address), I, _______________________ (full, legal name of consenting party), hereby authorize and instruct ___________________________ (company name) to disclose the ALTA Settlement Statement to the homebuyer and seller and their real estate agents and brokers. The purpose of this disclosure is to effectuate the above-described real estate transaction and this authorization will remain in full force and effect, subject to my right to revoke this authorization in writing at any time, until ____________________ (date certain; no longer than one year). I have been informed that I may refuse to authorize the disclosure of the ALTA Settlement Statement and have had explained to me the consequences of my refusal to authorize release of the information. I have read and understand the terms of this CONSENT TO DISCLOSURE OF ALTA SETTLEMENT STATEMENT and agree to the terms stated herein. A photocopy or facsimile of this authorization will be deemed as valid as the original. Signature: ______________________________________________ Date: _______________ Signature: ______________________________________________ Date: _______________

© 2018 Omaha Area Board of REALTORS®, Inc. Purchaser(s) Initials: _______________ ______________ Seller(s) Initials: ______________ ______________

Page 1 of 10

1/1/2018 Form 200

OMAHA AREA BOARD OF REALTORS®

UNIFORM PURCHASE AGREEMENT

(This is a legally binding contract. If not understood, seek legal advice.)

The REALTOR® negotiating this agreement is a member of the Omaha Area Board of REALTORS® and as such is governed by its Code of

Ethics and Rules of Fair Business Practice.

______________________________________________________________, REALTORS® (Broker) Date:_______________________

The undersigned Purchaser, (whether one or more) agrees to purchase the Property described as follows:

1. Property Address:________________________________________________________________Zip Code _________________

2. Legal Description (Property): ______________________________________________________________________________ as

surveyed, platted and recorded in _______________________ County, NE, including all fixtures and equipment permanently attached to the

Property.

3. Personal Property: The only personal property included is as follows: range oven refrigerator microwave dishwasher

all window coverings all ceiling fans washer dryer garage door opener(s) with _______ remotes outdoor play equipment

storage shed work bench and/or shelving located in __________________________________________, other (list in space)

____________________________________________________________________________________________________, together with

any other property which is permanently affixed to the Property.

4. Conveyance: Provided that the Seller (whether one or more) has good, valid and marketable title, in fee simple, Seller agrees to

convey title to Property to Purchaser or his nominee by form of warranty deed or __________________________, free and clear of all liens,

encumbrances or special taxes levied or assessed, no exceptions except _____________________________________ and subject to all

building and use restrictions, utility easements abutting the boundary of the Property, and protective covenants now of record.

5. Assessments: Seller agrees to pay any assessments for paving, curb, sidewalk or utilities previously constructed, now under

construction, or ordered or required to be constructed by any public authority, but not yet assessed. Upon notification, Seller agrees to notify

Purchaser of any additional assessments ordered but not yet assessed.

6. Consideration: Purchaser agrees to pay to Seller, via certified funds, the total purchase price in the amount of _________________

__________________________________________________________________DOLLARS ($_________________________________) on

the following terms: $_________________________________ (Deposit) deposited herewith as evidenced by the receipt attached below unless

otherwise provided in Section 10c, below. Deposit is made payable and delivered to Escrow Agent Broker Seller. If the Deposit is

paid by check, it will be cashed following acceptance of this Agreement or as otherwise agreed herein. In the event this offer is not accepted

by the Seller of the Property within the time specified, the Deposit shall be returned to Purchaser. In the event there are any defects in the title

which cannot be cured as specified below, the Deposit shall be paid to Purchaser. In the event of wrongful refusal or failure of the Purchaser to

consummate the purchase, the Seller may, at his option, retain the Deposit for failure to carry out the terms of this Purchase Agreement, subject

to the terms of the listing agreement. In the event of a dispute over the return or release of the Deposit, Purchaser(s) and Seller(s) understand

that the Broker or Escrow Agent will not release funds to either party without the signed written consent of Seller(s) and Purchaser(s) or a court

order or arbitration ruling. Broker shall pay any Deposit into court which it may have in its possession upon the filing of such legal action. Such

legal action shall not be maintained against Broker when the dispute is between Purchaser and Seller. Any party naming Broker as a party to

any proceeding despite the aforementioned sentences shall be liable to Broker for all legal costs and fees.

7. All Cash: Balance of $ _____________________________________ shall be paid in wire transferred funds, or certified or

cashier’s check at time of delivery of deed, no financing being required.

8. Conditional Upon Financing: This Agreement shall be conditional upon Purchaser obtaining financing, under the terms set forth

below:

8.1 Terms of Financing. Balance of $ ______________________________________ shall be paid in wire transferred funds,

or by certified or cashier’s check at time of delivery of deed, conditioned upon Purchaser’s ability to obtain financing to be secured by first

mortgage or deed of trust, on above described Property in the amount of $___________________________________. The financing will be

VA, FHA, CONVENTIONAL, CONVENTIONAL with P.M.I., NIFA, USDA or ______________________________,

with terms providing initial monthly principal and interest payment of not more than $_____________________________ plus taxes and

insurance, and for an initial interest rate not exceeding ______% per annum, plus mortgage insurance. The note will be for a period of not less

than ______ years. Loan origination/service fee to be paid by Purchaser except as otherwise agreed herein.

Purchase Agreement – Cont.


Page 2 of 10

1/1/2018 Form 200

8.2 Purchaser Loan Application Requirements: Purchaser agrees to make application for financing within five (5) business

days of acceptance of this offer to:

____________________________________________________________________________________________________, or

Company Name Loan Officer Name Phone Number

____________________________________________________________________________________________________,

Company Name Loan Officer Name Phone Number

to sign all papers and pay all costs in connection therewith, and to establish escrow reserves as required. If the financing is not approved within

____ days from date of acceptance, this offer shall be null and void, and the Deposit will be paid to Purchaser with no further agreement or

release required, except that, if processing of the application for financing has not been completed by the lending agency within the above time,

such time limit shall be automatically extended until the lending agency has, in the normal course of its business, advised either approval or

denial. If the original loan application is denied, the Purchaser authorizes and instructs the Lender to notify the Purchaser, the Seller and all

real estate licensees involved in the transaction, in writing. Upon notification of denial, this Purchase Agreement shall be void and the Deposit

will be paid to Purchaser, with no further agreement or release required, unless Seller and Purchaser mutually agree in writing within five (5)

business days from receipt of notification of loan denial that an additional loan application will be made or that, without waiving such

contingency, additional loan information will be submitted to the original Lender or Purchaser waives the financing condition. Notwithstanding

the foregoing, if approval or denial is not issued within ten (10) days after the approximate closing date, below, this Agreement shall be voidable

by Seller upon written notice to Purchaser.

9. A. Seller Financing: - See attached addendum B. Loan Assumption: - See attached addendum.

10. ADDITIONAL PROVISIONS: (Check all that apply):

A. Contingent Upon Sale and Closing: This offer is contingent upon the sale and closing of Purchaser’s property located at:

________________________________________________________________________________ See attached addendum.

B. Contingent Upon Closing: This offer is contingent upon Purchaser first obtaining the proceeds from the closing of the Purchaser’s

property located at _______________________________________________________________________________, scheduled to close on

approximately ________________________________________. If such closing does not occur within ten (10) business days after the

approximate closing date, below, this offer shall be voidable by Seller upon written notice to Purchaser.

C. Other Provisions (if attaching addenda, list in Section 37):

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

__________________________________________________________________________________________________________

11. Taxes: If the Property is located in Douglas or Sarpy County, all consolidated real estate taxes which become delinquent in the year

in which closing takes place shall be treated as though all are Current Taxes for the purposes of this Agreement. If the Property is located in

any other county, all consolidated real estate taxes for the year in which closing takes place (based on assessed value and tax rate as of the date

of this Agreement) shall be treated as Current Taxes for the purposes of this Agreement. Such Current Taxes shall be prorated as of date of

possession or closing.

12. Rents, Deposits and Leases, If Rented: All leases and rents shall be current and not in default at closing. Any tenant deposits and

leases shall be assigned to Purchaser at no cost. All rents shall be prorated to date of closing. Copies of all current leases shall be provided to

the Purchaser within ten (10) days of acceptance of this Agreement. In the event that any condition of an existing lease is unacceptable to

Purchaser, Purchaser may terminate this Agreement by written notice to Seller within ten (10) days of Purchaser’s receipt of the copies of

leases, and Purchaser shall be entitled to be paid the Deposit with no further agreement or release required.

13. Sanitary and Improvement District (S.I.D.): Purchaser understands that this Property is located within S.I.D. #____________. If

the Property is located within an SID, Purchaser acknowledges receipt of the most recently filed S.I.D. Statement and understands: (i) the

Property is located within a sanitary and improvement district; (ii) sanitary and improvement districts are located outside the corporate limits

of any municipality; (iii) residents of sanitary and improvement districts are not eligible to vote in municipal elections; and (iv) owners of

Property located within sanitary and improvement districts have limited access to services provided by nearby municipalities until and unless

the Property is annexed by the municipality.


PROPERTY ADDRESS: _______________________________________________________________________________________________________________________________


Page 3 of 10

1/1/2018 Form 200

14. Conveyance of Title: Seller shall through Seller’s Agent or closing agent furnish a current title insurance commitment or complete

abstract of title to Purchaser as soon as practical. If title defects are found, Seller must cure them within a reasonable time. Notwithstanding

the foregoing, if title defects are not cured within fourteen (14) days after the approximate closing date, below, this Agreement shall be voidable

by either Purchaser or Seller upon written notice to the other party.

Approximate closing date to be _______________________________________________, 20____, and possession date shall be closing,

or _______________________________________________, 20____, at ______ o’clock __.M.

Purchaser and Seller acknowledge that the closing date is approximate. Delays may arise due to factors partially or completely beyond the

control of persons and entities involved in the transaction. Purchaser and Seller release and agree to hold harmless all listing and selling brokers,

title insurance companies, escrow agents and lenders, if any, together with their employees and associates, from and against any and all claims

related to any delay in the occurrence of closing.

The Real Estate Settlement Procedures Act (“RESPA”) and its accompanying regulations make it clear that if the Purchaser pays any part of

the title insurance policy, the Seller cannot make the sale conditioned on the use of a particular title insurance company. According to the

Purchasers rights under RESPA, Purchaser hereby directs the title insurance work to __________________________________________

or ________________________________.

Purchaser hereby selects the expanded ALTA Homeowners Policy of Title or ______________________________________________.

The cost of any title insurance policies and endorsements shall be equally divided between Purchaser and Seller.

15. Escrow Closing: Purchaser and Seller acknowledge and understand that the closing of the sale may be handled by an Escrow Agent

and that the Broker is authorized to transfer the Deposit or any other funds it receives to said Escrow Agent. After said transfer, Broker shall

have no further responsibility or liability to Purchaser or Seller for the accounting for said funds. Escrow Agent’s or the Broker’s charge for

the escrow closing shall be equally divided between Purchaser and Seller unless Purchaser is obtaining a VA loan, in which case escrow costs

of the closing shall be paid by Seller. Escrow Agent shall be ____________________________________________________________ or

_________________________________________________. If no Escrow Agent is selected, the title insurance agent, above, shall be the

Escrow Agent. At closing Purchaser is required to have wire transferred funds or certified or cashier’s check for the balance of amounts due.

16. Utilities: Purchaser agrees to have all utilities transferred from Seller’s name to Purchaser(s) name, as of the date of closing or

possession, whichever is earlier.

17. Homeowners Association and Protective Covenants: Purchaser acknowledges that the Property may be subject to protective

covenants that govern Purchaser’s use of the Property, and that may be enforced by the homeowners association or its members. Purchaser can

obtain a copy of the protective covenants from the designated title insurance company. Seller shall pay all homeowners and neighborhood

association assessments levied and due as of closing. Homeowners or neighborhood association dues shall be prorated to the date of closing.

Purchaser shall be responsible for all future homeowners or neighborhood association dues, if any.

18. State Documentary Tax: The State Documentary Tax on the deed shall be paid by the Seller.

19. Affiliated Business Arrangements: Purchaser and Seller acknowledge and understand that real estate licensees involved in this

transaction may receive financial remuneration from the sale of title insurance or other forms of insurance or service as defined in the Affiliated

Business Arrangement Disclosure, if applicable. Purchaser and Seller acknowledge receipt of the Affiliated Business Arrangement Disclosure

provided herewith, if applicable.

20. Release of Information: Purchaser and Seller authorize the release by Broker and/or its agents of information including price,

financing and Property information regarding the purchase of this Property to the Great Plains Multiple Listing Service of the Omaha Area

Board of REALTORS® Inc., its participants and government entities. Purchaser authorizes selling agent/broker to market the fact of the sale

of this Property and related information including, but not limited to, the purchase price.

21. Survey: Purchaser is aware of the availability of having a survey to determine the property limits, measurements, building locations,

encroachments from adjoining lands, and registered Easements which may affect the property. Purchaser agrees to pay for (select one):

Improvement Location Survey / Plot Plan (minimum survey; or relied upon for establishment of structure or other improvements),

Boundary and Improvement Location Survey (corners located/verified; improvements located; parcel checked for encroachments, may be

used for construction with regard to local, state and federal regulations),


© 2018 Omaha Area Board of REALTORS® Purchaser(s) Initials: _______________ ______________ Seller(s) Initials: ______________ ______________

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ALTA (American Land Title Association) Survey (most comprehensive survey, covers all aspects of above survey options and identifies

any additional evidence of possession or use which could be adverse to Purchaser),

Waived unless required by a lender

In most situations, even if a survey is not required, one of the surveys is recommended.

22. Seller Property Condition Disclosure: Purchaser acknowledges receipt of Seller Property Condition Disclosure Statement.

23. Home Warranty Acknowledgment: Purchaser has been advised of the availability of Home warranty.

Purchaser shall receive a home warranty, provided at the expense of Purchaser Seller. Home warranty provider shall be

__________________________________ or __________________________________.

Purchaser selects the warranty type Non-Evaluated Warranty Evaluated Warranty (if available) with No Exclusions*. Cost is

$_______________ plus applicable taxes. Home warranty plan benefits are limited to and defined by the plan documents, which Purchaser is

advised to review. *(Seller is responsible to ensure issuance of warranty with no exclusions under this option.)

Home warranty coverage rejected by Purchaser.

24. Property Inspections (Select as noted): Purchaser has been advised of the availability of property inspections/tests. Unsatisfactory

Home Condition, Asbestos, Mold, Lead and other contaminants may exist in the Property of which the Broker or Agent is unaware. Suspected

Contaminants and home condition may be identified with a typical air quality or home inspection(s). Broker recommends Purchaser obtain

inspection(s) of Purchaser’s choice to better determine the presence of contaminants and home condition.

Purchaser identifies the following inspections/tests, as selected, which may be ordered:

Whole House Inspection*or components or subsystems

Structural

Mold

Septic System

Well

Lead Based Paint

Radon test

Other ________________________________________________

*“Whole house” inspections often include, but are not necessarily limited to, structure, exterior, roofing, plumbing, electrical, heating, central

air conditioning, interior, insulation and ventilation. In some instances it may be advisable to consult a structural engineer as part of the

inspections to the Property. Occasionally, whole house inspectors may use or recommend other inspectors in the course of a whole house

inspection and they will be considered as part of the whole house inspection for notification purposes.

Purchaser elects NOT to obtain property inspections.

If Purchaser has elected to obtain property inspections, then the following provisions shall apply:

Within seven (7) business days (or______________) after the final acceptance of this Purchase Agreement, Purchaser, at Purchaser’s

expense, shall have the right to have a “qualified” inspector or inspectors perform any and all inspections of the real property as identified

above, to determine whether the Property is satisfactory to Purchaser. To be “qualified” an inspector must be licensed, if required, in the state,

county or city in which the Property is located. In any case, the inspections performed with regard to the Property under this Agreement must

be in the ordinary course of the inspector’s business. The inspection report may or may not cover items required by the appraisal. Seller will

allow inspectors reasonable access to the property within the specified timeframe.

If Purchaser chooses to have a radon test, and the results of the radon test show average radon levels of 4 picocuries per liter of air

(pCi/L) or higher, Seller will have a licensed radon mitigation company professionally install a mitigation system and will either provide after-

installation test results of below 4.0 picocuries per liter of air, or a guarantee from the radon mitigation company that the level of radon will be

below 4.0 picocuries, with a transfer of the warranty to Purchaser. A copy of the paid receipt and either test results or guarantee will be provided

to Purchaser prior to closing. Should Seller successfully complete mitigation under this Section, Purchaser agrees to accept the Property in its

mitigated condition.



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Purchaser’s Response to Inspection Reports: Within three (3) business days of Purchaser's receipt of all requested inspection reports,

the Purchaser shall notify Seller of Purchaser’s requested course of action, which may be delineated on a property inspection resolution

addendum and Purchaser shall also provide Seller with relevant pages of the inspection report(s). Purchaser’s course of action shall be set forth

as one of the three following options:

Option “A” – After receipt of Inspections, the Purchaser(s) may choose not to request any action of Seller

and to waive further objection regarding the home inspection findings.

Option “B” – If the report(s) reveal(s) any condition, issue or defect that is unsatisfactory to Purchaser, the

Purchaser may deliver a written request for repair and or remediation, as required, to the Seller. Such request

shall include a copy of the relevant inspection report or summary from the qualified inspector.

Option “C” – If the condition of the Property, as shown in any inspection or report, is unsatisfactory to

Purchaser(s), then the Purchaser may terminate the Purchase Agreement with written notice to the Seller, at

which time Purchaser shall be paid the Deposit with no further agreement or release required. Upon Seller’s

request, Purchaser agrees to provide a copy of the relevant inspection report or summary from the qualified

inspector.

Purchaser’s failure to deliver the report and written notification or request within the specified time period will result in Purchaser’s acceptance

of the Property “as is” and Purchaser shall be deemed to have waived any objection based on Property inspections under this section.

Seller’s Response to Inspection Notice: Within three (3) business days of receipt of a property inspection resolution addendum, Seller shall

notify Purchaser, in writing of what steps, if any, the Seller will take to correct any identified condition, issue or defect before closing. The

failure of Seller to deliver a response before the expiration of this time period shall be treated as a notification that Seller will not make any

repairs.

If the Seller is unwilling or unable to remedy the identified conditions, issues or defects to the Purchaser’s reasonable satisfaction, the Purchaser:

(i) may elect to give written notice that Purchaser accepts the Property without any repairs or remediation to be done by Seller; (ii) may notify

Seller that Purchaser has elected to void the Agreement. If Purchaser elects to void the Agreement, Purchaser shall be paid the Deposit with no

further agreement or release required. If Purchaser does not elect to take the Property "as is" or elect to void the Agreement within three (3)

business days of the Seller’s response (or the deadline for response, if no response was timely provided), Purchaser shall be deemed to have

elected to purchase the Property “as is” and shall be deemed to have waived Purchaser’s rights under this Section.

25. Purchaser’s Personal Inspection: This offer is based upon Purchaser’s personal inspection or investigation of the property and not

upon any representation or warranties of condition by Seller or any limited agents involved in this transaction. If finished sq.ft., age, location

of property lines, lot size, condition of improvements, protective covenants, designated school or school district, or other specific requirements

are important to Purchaser’s decision to purchase, Purchaser acknowledges the limited agents have advised Purchaser to make or procure

independent investigations.

26. Condition of Property: Seller represents to the best of Seller's knowledge, information and belief, there are no material, latent defects

in the Property nor any conditions present or existing with respect to the Property which may give rise to or create Environmental Hazards or

Liabilities and there are no enforcement actions pending or threatened with respect to the Property or any conditions present on it, except as

have been disclosed in writing to Purchaser. Seller agrees to maintain the landscaping, sprinkler system, heating, air conditioning, water heater,

sewer, plumbing, electrical systems and any built-in appliances in functional and operable condition until delivery of possession, unless

otherwise noted in the Seller Property Condition Disclosure Statement or specified herein. Seller will allow Purchaser to walk through Property

within ______ days before closing to confirm compliance with this Purchase Agreement.

27. Wood Infestation: Purchaser (Seller, in the case of a new VA loan) agrees to pay the cost of a wood destroying insect inspection of

the Property, and Seller agrees to pay for any treatment or repair work found necessary for issuance of a wood destroying insects warranty.

Termite inspection work is to be performed by _________________________ or _________________________________. Purchaser

agrees to designate the inspector for such inspection in writing to Seller’s Agent within ten (10) days after acceptance of this offer. Purchaser

agrees to accept the treated Property upon completion of repairs. Provided, however, if treatment and repairs exceed 2% or

________________of the purchase price, this Purchase Agreement may be cancelled by Seller and/or Purchaser, by written notice delivered

to the other party within five (5) days of receipt of a wood destroying insect inspection report, which inspection report must be delivered to the

Seller and Purchaser not later than fifteen (15) days prior to the approximate closing date set forth in Section 14, above, at which time Purchaser

shall be paid the Deposit with no further agreement or release required.



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28. Insurance: Seller shall insure the property for fire, wind, hail, explosion, water or any other cause at no less than replacement cost

until closing. Risk of loss or damage to Property, prior to closing, shall be the responsibility of Seller. If, prior to closing, the structure on the

Property is materially damaged; Seller shall immediately notify the Purchaser in writing of the damage. Purchaser, at Purchaser’s choice, may:

1) rescind this Agreement, at which time Purchaser shall be paid the Deposit with no further agreement or release required; or 2) take the

Property subject to the damage, with the Seller paying to the Purchaser the insurance proceeds and deductible for the replacement of the Property

or at a price discounted by the cost of restoration of the Property. Purchaser agrees to insure the Property at closing.

29. Smoke Detectors and Carbon Monoxide Alarms: Seller agrees to install, at Seller’s expense, smoke detectors and carbon monoxide

alarms as required by law.

30. Compensation of Selling Broker: Purchaser shall pay Selling Broker compensation of $_________________ at closing. The

compensation will be collected in all cases except if Purchaser secures a loan that does not allow Purchaser to pay for such compensation. If

this compensation is paid by Purchaser to Selling Broker, Seller and Purchaser agree that Selling Broker, which may be the same as the Listing

Broker, or any cooperating broker may collect compensation from both Seller and Purchaser.

31. Lead-Based Paint Addendum: Was property built before 1978? Yes No. If yes, Purchaser and Seller must complete Disclosure

of Information on Lead-Based Paint and/or Lead-Based Paint Hazards.

32. Equal Opportunity: It is unlawful to discriminate against any person in the terms, conditions or privileges of sale, purchase or lease

of a dwelling or in the provision of services or facilities in connection therewith because of race, color, religion, national origin, ethnic origin,

familial status, sex, handicap, disability, or sexual orientation, or age in the City of Omaha if an individual is forty (40) years of age or older.

33. Modification in Writing: Any modification of the terms of this agreement must be in writing and signed by all parties.

34. Electronic Transaction Authorization: The undersigned agree that all documents bearing signatures, initials or other marks of

acknowledgement by a Purchaser, Seller and/or Broker/agent relating to a real estate transaction contemplated under this Agreement, including

offers, counteroffers and acceptances: (1) may be transmitted electronically, and/or may use digital signature technology which is compliant

with state UETA and/or federal E-SIGN requirements and (2) that digital signatures as well as electronic copies of manual signatures, whether

scanned, digital photograph, facsimile or other means of image reproduction shall be treated in all respects as originals, and (3) that they will

submit all original signatures if requested by the other party. This Agreement and any addendums or modifications may be signed in counterparts

and such counterparts shall be considered as one document.

35. Arbitration and Mediation:

Section 35 is hereby waived by all parties if this Section Initialed Purchaser(s) Initials: _________ _________

A. Disputes: The term “Dispute” shall include, without limitation, any controversy, complaint, dispute, claim or disagreement relating to or

arising out of the construction, interpretation, enforcement, or breach of the terms of this Purchase Agreement between Purchaser and

Seller.

B. Mediation: In the event of any Dispute, any party to the Dispute may seek non-binding mediation in an attempt to resolve the dispute by

giving fifteen (15) days written notice of a request for such mediation to all other parties to the Dispute. The request for mediation must be

made within three hundred sixty five (365) days after the party making the request knew, or exercising reasonable diligence and care,

should have known, of the Dispute. In no case shall such request be made after the statute of limitations on a civil suit based on the Dispute

would have run. Such mediation shall be administered by the American Arbitration Association and shall be conducted according to the

American Arbitration Association’s Commercial Rules – Real Estate Industry Arbitration Rules (including a Mediation Alternative) or

such other mediation service versed in real estate practices of the locality.

C. Arbitration: Any Dispute that is not resolved by informal settlement or mediation shall be resolved exclusively by binding

arbitration. Such arbitration shall be administered by the American Arbitration Association and shall be conducted according to

the American Arbitration Association’s Commercial Rules – Real Estate Industry Arbitration Rules (Including a Mediation

Alternative). The arbiter(s) shall apply Nebraska substantive and procedural law to the arbitration proceeding. Arbitration shall

be commenced by written demand made by any one or more of the parties to the Dispute given to all other parties to the Dispute.

The demand for arbitration must be in writing and must be given by personal delivery or certified mail, return receipt requested,

within three hundred sixty five (365) days after the party making the demand knew, or exercising reasonable diligence and care,

should have known, of the Dispute. Notwithstanding the previous sentence, in the case that the parties unsuccessfully attempt

mediation to resolve a Dispute, the demand for arbitration shall be made within sixty (60) days of the final mediation session.

However, in no case shall such demand be made after the statute of limitations on a civil suit based on the Dispute would have run.



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The prevailing party shall be entitled to costs and fees of the arbitration and, in the discretion of the arbitrator who shall take into

account the relative merits of the opponent’s case, the arbiter may award attorney’s fees and arbitration costs to the prevailing

party.

D. Provisional Remedies. The filing of a judicial action to enable the reporting of a notice of pending action, for order of attachment,

receivership, injunction, or other like provisional remedies, shall not constitute a waiver of mediation or arbitration under this provision,

nor shall it constitute a breach of the duty to arbitrate.

E. Exclusions. The terms of this Section shall not apply to: 1) Foreclosure or other action or proceeding to enforce a deed of trust, mortgage

or land contract; 2) the filing or enforcement of a construction or similar lien, or 3) an action filed and held in “Small Claims Court, as

defined in Neb. Res. Stat 25-2801 to 2804, provided, however, that any attempt to transfer such a proceeding to county or district court

shall make section 35 applicable to such action.

F. Waiver. BY SIGNING THIS PURCHASE AGREEMENT, THE PARTIES AGREE THAT EVERY DISPUTE DESCRIBED ABOVE

THAT IS NOT RESOLVED BY INFORMAL SETTLEMENT OR MEDIATION WILL BE DECIDED EXCLUSIVELY BY

ARBITRATION AND THAT ANY ARBITRATION DECISION WILL BE FINAL AND BINDING. THE PARTIES AGREE THAT

THEY WILL RECEIVE ALL THE RIGHTS AND BENEFITS OF ARBITRATION BUT ARE GIVING UP RIGHTS THEY MIGHT

HAVE TO LITIGATE THOSE CLAIMS AND DISPUTES IN A COURT OR JURY TRIAL, OR TO PARTICIPATE AS A

REPRESENTATIVE OR MEMBER OF ANY CLASS OF CLAIMANTS IN CONNECTION WITH ANY SUCH DISPUTES. NO

PARTY TO THIS AGREEMENT, WHETHER REALTOR® OR SELLER, SHALL BE ENTITLED TO JOIN OR CONSOLIDATE

DISPUTES BY OR AGAINST OTHERS IN ANY ARBITRATION, OR TO INCLUDE IN ANY ARBITRATION ANY DISPUTE AS

A REPRESENTATIVE OR MEMBER OF A CLASS, OR TO ACT IN ANY ARBITRATION IN THE INTEREST OF THE GENERAL

PUBLIC OR IN ANY PRIVATE ATTORNEY GENERAL CAPACITY.

36. Offer Expiration: This offer to purchase is subject to acceptance by Seller on or before __________________________, 20_____,

at _______________o’clock _______. M., Omaha, NE time. Purchaser acknowledges receipt of a signed copy of this Purchase Agreement, as

well as Estimated Purchaser’s Closing Cost Statement if required by law.

37. List of Attachments and Addenda, and Disclosures:

Seller Property Condition Disclosure Statement Signed and Dated ___________

Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards

S.I.D. Statement

Limited Dual Agency Agreement

Affiliated Business Arrangement Disclosure

Wire Fraud Notice

_______________________________________

_______________________________________

_______________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

_____________________________________________________________________________________________________

THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK



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The undersigned parties executed this AGREEMENT.

THIS CONTRACT CONTAINS AN ARBITRATION PROVISION UNLESS WAIVED IN SECTION 35 WHICH MAY BE

ENFORCED BY THE PARTIES.

The arbitration provision is contained in Section 35.

Purchaser: ____________________________________________ Purchaser: _________________________________________

______________________________________________________ ___________________________________________________

Purchaser’s Name (Printed) Purchaser’s Name (Printed)

Address: _____________________________________________ Address:___________________________________________

City: ____________________ State: ____ Zip: __________ City: ______________________ State: ____ Zip: _______

Phone: ______________________________ Phone: ______________________________

NAMES FOR DEED

____________________________________________________________________________________________________________

BUYER AGENT INFO

_______________________________________ _________________________________________

REALTOR® (Company Name), Broker AGENT NAME (Printed)

_______________________________________ _________________________________________

OFFICE ADDRESS AGENT E-MAIL ADDRESS

_______________________________________ _______________/_________________________

OFFICE MLS ID # AGENT MLS ID # / AGENT NREC LICENSE #

_______________________________________ _________________________________________

OFFICE PHONE # AGENT PHONE #

Deposit is: ☐ delivered with Agreement ☐ to be delivered later (If deposit to be delivered later, see Section 10C).

Deposit payable to ☐ Escrow Agent ☐ Broker ☐ Seller

RECEIVED FROM:

________________________________________________________________________________________________________________

the sum of ___________________________________________________________________________________________________

($________________________) DOLLARS (by _______________________ ) to apply to the purchase price of the Property on terms and

conditions as stated. This receipt is not an acceptance of the above offer to purchase.

RECEIVED BY: __________________________________ SIGNATURE ____________________________________

RECEIPT




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The Seller, whether one or more, accepts the foregoing offer to purchase on ________________________________, 20_____, at

_______________o’clock _______. M., Omaha, NE time, on the terms stated and agrees to convey title to the Property, deliver possession,

and perform all the terms and conditions set forth, except as follows:

____________________________________________________________________________________________________________

____________________________________________________________________________________________________________

____________________________________________________________________________________________________________

Seller acknowledges receipt of a copy of this Agreement with all identified addenda and, if required by law, an Estimated Seller’s Closing

Statement. The undersigned Seller executes this agreement as of the date set forth above.




Seller: ________________________________________________ Seller: ________________________________________________

______________________________________________________ ______________________________________________________

Seller’s Name (Printed) Seller’s Name (Printed)

SELLER AGENT INFO

_______________________________________ _________________________________________

REALTOR® (Company Name), Broker AGENT NAME (Printed)

_______________________________________ _________________________________________

OFFICE ADDRESS AGENT E-MAIL ADDRESS

_______________________________________ _______________/_________________________

OFFICE MLS ID # AGENT MLS ID # / AGENT NREC LICENSE #

_______________________________________ _________________________________________

OFFICE PHONE # AGENT PHONE #

The Purchaser, whether one or more, accepts the foregoing Seller’s counteroffer to purchase on ____________________________, 20_____,

at _______________o’clock _______. M., Omaha, NE time, on the terms stated and perform all the terms and conditions set forth, except as

follows:

____________________________________________________________________________________________________________

____________________________________________________________________________________________________________

____________________________________________________________________________________________________________

Purchaser acknowledges receipt of a copy of this Agreement with all identified addenda and, if required by law, an Estimated Purchaser’s

Closing Statement. The undersigned Purchaser executes this agreement as of the date set forth above.




SELLER ACCEPTANCE

CEPTANCE

PURCHASER ACCEPTANCE OF COUNTER OFFER

CEPTANCE




Page 10 of 10

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Purchaser: ____________________________________________ Purchaser: __________________________________________

The undersigned Seller (check one):

□ accepts the terms above.

□ makes a counter-offer with an attached addendum.




Seller: ________________________________________________ Seller: ________________________________________________

______________________________________________________ ______________________________________________________

Seller’s Name (Printed) Seller’s Name (Printed)

We, the undersigned Seller(s), Purchaser(s), and Agent(s), involved in this transaction, each certify that the terms of this Purchase Agreement

are true to the best of our knowledge and belief and that any other agreement entered into by any of these parties in connection with this

transaction is attached to this Purchase Agreement.

Purchaser: ________________________________________ Seller: ________________________________________

date date

Purchaser: ________________________________________ Seller: ________________________________________

date date

Agent: ___________________________________________ Agent: ________________________________________

date date

Purchaser acknowledges receipt of a fully executed copy of this Purchase Agreement on ____________________________, 20_____.

NOTE: At closing, Purchaser required to have wire transferred funds or certified or cashier’s check for the balance of amounts due.

Purchaser: ________________________________________ Purchaser: ________________________________________

PURCHASER RECEIPT

REAL ESTATE CERTIFICATION

AC

CEPTANCE

SELLER ACCEPTANCE OF COUNTER OFFER

CEPTANCE

F0265 Rev 09/2015

VA AND FHA ADDENDUM TO PURCHASE AGREEMENT This Addendum is executed contemporaneously with the Purchase Agreement to which it is attached.

ADDENDUM TO UNIFORM PURCHASE AGREEMENT

Dated ________________________, __________ on

Property located at __________________________________________________________________________________________________

VETERAN’S ADMINISTRATION (VA) ESCAPE CLAUSE

“It is expressly agreed that, notwithstanding any other provisions of this contract, the Purchaser shall not incur any penalty by forfeiture of

earnest money deposit or otherwise be obligated to complete the purchase of the property described herein, if the contract purchase price or

cost exceeds the reasonable value of the property established by the V.A. The Purchaser shall, however, have the privilege and option of

proceeding with the consummation of this contract without regard to the amount of reasonable value established by the V.A.”

Purchaser _____________________________________________ Seller____________________________________________________

Date Date

Purchaser______________________________________________Seller____________________________________________________

Date Date

FEDERAL HOUSING ADMINISTRATION (FHA) AMENDATORY CLAUSE

[4155.1 REV-4 (6/92)]

It is expressly agreed that, notwithstanding any other provisions of this contract, the Purchaser shall NOT be obligated to complete the

purchase of the property described herein or to incur any penalty by forfeiture of earnest money deposits or otherwise, unless the Purchaser

has been given, in accordance with HUD/FHA or VA requirements, a written statement by the Federal Housing Commission, Veterans

Administration, or a Direct Endorsement lender setting forth the appraised value of the property of not less than $_____________________.

The Purchaser shall have the privilege and option of proceeding with consummation of the contract without regard to the amount of the

appraised valuation. The appraised valuation is arrived at to determine the maximum mortgage the Department of Housing and Urban

Development will insure. HUD does not warrant the value nor the condition of the property. The Purchaser should satisfy himself/herself

that the price and condition of the property are acceptable.

The dollar amount to be inserted in the amendatory clause is the sales price as stated in the contract. If the Borrower and Seller agree to

adjust the sales price in response to an appraised value that is less than the sales price, a new amendatory clause is not required. However, the

loan application package must include the original sales contract with the same price as shown on the amendatory clause, along with the

revised or amended sales contract.


Date Date


Date Date

SEE HUD FORM 92564-CN FOR YOUR PROTECTION: GET A HOME INSPECTION – WHICH MUST

BE EXECUTED ON OR BEFORE THE PURCHASE AGREEMENT IS EXECUTED.

F0292 Rev 01/2017 ________ ________ Initials Initials

CBSHOME REAL ESTATE

EXCLUSIVE BUYER’S AGENT AGREEMENT

This is a legally binding contract. If not understood, seek legal advice

_____________________________________________________________________ , as Buyer, makes this Agreement

with CBSHOME Real Estate, and __________________________________________ as Buyer’s specific Limited Buyer’s

Agents (referred to collectively as “REALTOR®”).

1. Purpose of Agreement. The purpose of this sole and exclusive agency agreement (Agreement) is to create a mutual understanding and commitment between the parties to direct and engage the efforts of REALTOR® to locate real property for Buyer to purchase as follows:

a. Residential Property b. Investment Property c. Other: __________________

2. Term of Agreement. This Agreement shall begin ______________________________, and shall continue through______________________________. Either party may terminate this Agreement during the first ______ days from the beginning date, by providing written notice to the other. If Buyer has entered into a Purchase Agreement prior to termination, termination of the Agreement shall not relieve Buyer of the obligation to compensate REALTOR®. 3. Scope of Agreement. This Agreement relates to all properties which may be identified or upon which an offer is made during the term of the Agreement. The Buyer agrees to conduct all negotiations for the purchase of property covered in the Scope of this Agreement through Buyer’s Agent. Buyer and REALTOR® obligations shall be governed by Neb. Rev.

Stat. § 76-2418.

4. Compensation of REALTOR®. In consideration of services to be performed by Buyer’s Agent, Buyer agrees to pay REALTOR®, for services rendered, compensation in the amount of $325.00 (Flat Fee) plus the applicable amounts described in subparagraphs (a), (b), and (c).

a. Property Subject to Listing Agreement with CBSHOME Real Estate. If Buyer enters into an agreement to purchase a property which is subject to a Listing Agreement with CBSHOME Real Estate, no additional compensation shall be paid by Buyer to REALTOR® with the exception of the above referenced Flat Fee.

b. Property Subject to Listing Agreement with another Company. If Buyer enters into an agreement to buy a property subject to a Listing Agreement with any broker other CBSHOME Real Estate, _2.8__% of the purchase price less the amount paid to the REALTOR® by the cooperating broker. By agreement of the Buyer and REALTOR® this amount may be determined at the time of sale.

c. For Sale by Owner. If Buyer enters into an agreement to buy a property not subject to a Listing Agreement,

compensation of $_____________________.

5. Nondiscrimination. Buyer and REALTOR® agree not to discriminate against any prospective Seller because of race, color, sex, religion, familial status, handicap, national origin or sexual orientation.

6. Modifications. No modification of this Agreement shall be valid, unless made in writing and signed by all parties.

7. Transmittal Authorization. The undersigned agree that all documents bearing signatures, initials or other marks of acknowledgment by a Buyer, Seller and/or Broker/agent relating to the real estate transaction contemplated under this Agreement, including offers, counteroffers and acceptances: (1) may be transmitted electronically, and/or may use digital signature technology which is compliant with state UETA and/or federal E-SIGN requirements and will be treated as

F0292 Rev 01/2017 ________ ________ Initials Initials

originals. This Agreement and any addendums or modifications may be signed in counterparts and such counterparts shall be considered as one document.

8. Entire Agreement. This Exclusive Buyer Agency Agreement constitutes the entire agreement between REALTOR® and Buyer and any prior negotiations or agreements, whether oral or written, are not valid unless set forth in this Agreement.

9. Copies of Agreement. Receipt of a copy of this Agreement is acknowledged.

________________________________________ ________________________________________

REALTOR® Firm Name Printed Name of Buyer (s)

________________________________________ ________________________________________

Office Address Buyer Signature

________________________________________ ________________________________________

City State Zip Buyer Signature

________________________________________ ________________________________________

Printed Name of Agent Buyer Address

________________________________________ ________________________________________

Agent Signature Date City State Zip

________________________________________ ________________________________________

Business Phone Agent Phone Residence Buyer Phone Cellular

________________________________________ ________________________________________

Agent E-mail Buyer E-mail

HSOA-00009457.10 Rev 1/9/18

Affiliated Business Arrangement Disclosure Statement

To: _______________________________________________ Property: ____________________________________________

From: _______________________________________________ Date: ____________________________________________

This is to give you notice that CBSHOME Real Estate Company and CBSHOME Real Estate of Iowa, Inc. both doing business as CBSHOME (together, “CBSHOME”); HomeServices Relocation, LLC; HomeServices Lending, LLC; Nebraska Land Title and Abstract Co.and Wahoo Title, LLC both doing business as Nebraska Land Title & Abstract (together, “Nebraska Land Title & Abstract”); and CBSHOME Insurance, LLC are part of a family of companies (the “Affiliated Companies”), and each may refer to you the services of another. Wahoo Title, LLC is owned 51% by Capitol Title Company. CBSHOME Insurance, LLC is owned 50% by HomeServices Insurance, Inc. (“HSI”). CBSHOME Real Estate Company, CBSHOME Real Estate of Iowa, Inc., HomeServices Relocation, LLC, HomeServices Lending, LLC, Nebraska Land Title and Abstract Co., Capitol Title Company, and HSI are each wholly owned by HomeServices of America, Inc., either directly or through one or more subsidiaries. Because of these relationships, the referral of a customer (including you) by any of the Affiliated Companies to another may provide the referring company, its affiliates, and/or their employees with a financial or other benefit.

In addition, while CBSHOME is not affiliated with HMS Home Warranty, it does have a contractual relationship with HMS Home Warranty pursuant to which CBSHOME advertises and promotes HMS Home Warranty for a fixed service fee.

Set forth below is the estimated charge or range of charges for each of the services listed. You are NOT required to use any of these service providers as a condition of the sale of the subject property or to obtain access to any settlement service.

THERE ARE FREQUENTLY OTHER SETTLEMENT SERVICE PROVIDERS AVAILABLE WITH SIMILAR SERVICES. YOU ARE FREE TO SHOP AROUND TO DETERMINE THAT YOU ARE RECEIVING THE BEST SERVICES AND THE BEST RATE FOR THESE SERVICES.

Service Provider Service Provided Charge or Range of Charges CBSHOME Broker’s Commission $325 - $999 plus 6% - 9% of the sales price HomeServices Relocation, LLC

Relocation Services Fees paid by real estate broker

HomeServices Lending, LLC Loan Origination $545 - $1,595 Discount Points 0.0% - 4.0% of the loan amount (optional) Appraisal $395 - $1,000 (fees may significantly exceed this range due to complexity

of appraisal and/or property) Credit Report $9.75 - $114.50 Tax Service Fee $65 - $110 Flood Certification Fee $10 - $30

Nebraska Land Title & Abstract

Lender’s Policy $1.00 - $3.50 per $1,000 of coverage, based on type and total amount (minimum $100); or $75 - $125 if issued simultaneously with Owner’s Policy

Owner’s Policy $1.00 - $3.50 per $1,000 of coverage, based on type and total amount (minimum $100)

Title Search/Exam Fees

$75 - $200 per transaction

Closing Fee $350 - $1,000 plus expenses incurred CBSHOME Insurance, LLC* Homeowner’s

Insurance $200 - $2,000 annual premium, depending on the product and associated risk assessments (e.g., age of home, credit score, past claims of the insured, etc.)

HMS Home Warranty Home Warranty $489 - $2,000, depending on property and optional coverages

ACKNOWLEDGEMENT: I/we have read this disclosure form and understand that the Affiliated Companies may refer me/us to purchase the above-described settlement service(s) from one another, and that any such referrals may provide the referring company, its affiliates, and/or their employees with a financial or other benefit.

_______________________________________________ _____________________________________________________ Signature (Date) Signature (Date)

* In rare cases, your insurance policy may instead be issued by Trident Insurance Agency Company LP or Long & Foster Insurance Agency, Inc., affiliates of HSI, or under another of its trade names. HSI’s trade names include: Edina Realty Insurance Agency, HomeServices Insurance Agency, HomeServices Insurance Georgia, HomeServices Insurance Maryland, InsuranceSouth, Long Insurance Group, PCG Agencies, and PCG Insurance Agency.

CBSHOME Real Estate © Revised 2/7/2011 F0508

CBSHOME Real Estate Privacy Protection Statement

This statement is provided on behalf of CBSHOME Real Estate and its core companies: Nebraska Land Title & Abstract & CBSHOME Insurance. At CBSHOME Real Estate, protecting the privacy and the confidentiality of your personal information is very important to us. We value your business and trust you place in us. As a part of our business, we must collect, maintain and use certain personal information about you. To help you better understand how your personal information is protected at CBSHOME Real Estate and its core companies, we are providing you with the following statement, describing our practices and policies with respect to the privacy of your information. In addition to the above core companies, CBSHOME Real Estate is affiliated with CBSHOME Mortgage, and CBSHOME Insurance, a core company, which issues its own privacy protection statement.

Types of personal information we collect • Information we receive from you on applications or other forms including real estate forms• Information about your transaction with us, our core companies, or others• Information we receive from a consumer reporting agency• Information from third parties (such as employers, financial institutions, etc.)

Information disclosure Except as noted below, we will not disclose information about you without your authorization. We may, without your prior consent and only as permitted by law, provide information to: • Our core companies, which are listed above• Unrelated companies with whom we jointly market products and services• Unrelated companies that assist us in processing, underwriting, closing and servicing the purchase or sale of your

house or your loan• Governmental agencies, as required by law• In response to valid summons, court order, search warrant or subpoena, or to protect our legal interests

Federal Notice. The CBSHOME Real Estate family of companies is providing this notice. CBSHOME has title, mortgage, and insurance affiliates that are committed to the highest quality of service. If you choose, however, you may limit the CBSHOME companies from marketing their products or services to you based on your personal information that they receive from other CBSHOME companies, such as your contact and transaction information. (Rest assured, we do not share your financial information with anyone.) Your choice to limit marketing offers from the CBSHOME companies will apply until you tell us to change your choice. • To limit marketing offers, contact us by telephone at (402) 964-4600 or by written correspondence at the address

below.

Information security procedures In order to protect the confidentiality of your personal information, we maintain physical, electronic, and procedural safeguards. We will permit only authorized employees, trained in the proper handling of your personal information, to have access to your information.

Personal information on former customers Our Privacy Protection Policy and information security practices described in this notice apply equally to our current and former customers.

How you can contact us CBSHOME Real Estate can be contacted regarding any question or concerns with regard to this statement by writing to CEO, CBSHOME Real Estate, 15950 W. Dodge Rd, Omaha NE 68118. Property Address: __________________________________________________________________________

Agent Name: ______________________________________________________________________________

__________________________________________ _____________________________________________ Client/Customer Signature Date Client/Customer Signature Date

__________________________________________ _____________________________________________ Client/Customer Printed Name Date Client/Customer Printed Name Date

RELEASE OF CONFIDENTIAL INFORMATION - NEBRASKA

The undersigned client(s) acknowledges the following Nebraska Real Estate Laws and authorizes agent to release the following confidential information:

76-2406. Confidential information, defined. Confidential information shall mean information made confidential by statute, rule, regulation or written instructions from the client unless the information is made public or becomes public by the words or conduct of the client to whom the information pertains or from a source other than the licensee.

76-2417/2418/2419. Seller’s/Landlord or Buyer’s Tenant or Dual Agent. A licensee acting as an agent shall not disclose any confidential information about the client unless disclosure is required by statute, rule, or regulation or failure to disclose the information would constitute fraudulent misrepresentation. No cause of action for any person shall arise against a licensee acting as a Seller’s/Landlord, Buyer’s/Tenant Agent or Dual Agent for making any required or permitted disclosure.

Confidential Information to be released: (Please check where appropriate.) Client agrees that CBSHOME and its agents may release loan information to the

Seller in order to further the process of buying or selling real property. Other: _________________________________________________________________ Release limited to the following persons: _____________________________________ _____________________________________ ____________________________________ Client Date _____________________________________ ____________________________________ Client Date _____________________________________ ____________________________________ Agent Date FO294 (Revised 08/08) 1 of 1

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F0291 (01/2017) Page 1 of 2

This is a legally binding contract. If not understood, seek legal advice.

CBSHOME REAL ESTATE

LIMITED DUAL AGENCY AGREEMENT

This limited Dual Agency Disclosure pertains to the property located at:

_________________________________________________________________________________________, Nebraska.

CBSHOME Real Estate permits Buyer’s Limited Agents (Buyer’s Agent) and Seller’s Limited Agents (Seller’s Agent),

with the Informed Written Consent of both the Buyer and Seller of a particular property, to act as a Limited Dual Agent

(Dual Agent) for both the Buyer and the Seller. When an agent is acting as Limited Agent representing either party, agent

agrees to promptly notify both Buyer and Seller when one becomes interested in acquiring the mutual property. Buyer

and Seller acknowledge that the Limited Agent will then be a Dual Agent of both Seller and Buyer, serving both the Seller

and Buyer as clients. The term of this agreement shall be according to the dates set forth in either the Listing Agreement

or Buyer Agency Agreement or at the date of closing of property, whichever is earlier.

Duties and responsibilities of Dual Agent: A Dual Agent, will owe to the Buyer and Seller the following duties and

obligations serving both as clients: a) To perform the terms of written agreement made with the Buyer and Seller; b) To

exercise reasonable skill and care for the Buyer and Seller; c) To promote interest of the Buyer and Seller with utmost

good faith, loyalty, and fidelity, including:

1) Seeking a price and terms which are acceptable to both Buyer and Seller, except the Dual Agent shall not be obligated

to seek other offers to purchase the property while the Buyer and Seller are party to a contract to purchase property; 2)

Presenting all written offers to and from the Buyer and Seller in a timely manner, regardless of whether the Seller is

already a party to a contract to purchase property; 3) Disclosing in writing to the Buyer and Seller adverse material facts

actually known by the Dual Agent; 4) Advising Buyer and Seller to obtain expert advice as to material matters about

which the Dual Agent knows but the specifics of which are beyond the expertise of the Dual Agent; d) To account in a

timely manner for all money and property received; e) to comply with all requirements of sections 76-2401 to 76-2430,

the Nebraska Real Estate License Act, and any rules and regulations promulgated pursuant to such sections or act; and f)

To comply with any applicable federal, state, and local laws, rules, regulations and ordinances, including fair housing and

civil rights statutes and regulations.

The Dual Agent continues to owe to the Buyer and Seller the duties and obligations described above, except that a Dual

Agent may disclose to one client any information the Dual Agent has gained from the other client which is relevant to the

transaction or client. A dual Agent shall disclose to all clients all adverse material facts actually known by the agent. The

Dual Agent can not disclose, without the Informed Written Consent of the client to whom the information pertains: a)

That Seller is willing to accept less than the asking price for the property; b) That Buyer is willing to pay more than the

purchase price offered for the property; c) What motivating factors are for any client buying or selling the property; d)

That either client will agree to financing terms other than those offered by that client.

Confidential Information: No cause of action for any person shall arise against a Dual Agent for making any required or

permitted disclosure. A Dual Agent shall not disclose to one client any confidential information about the other client

unless the disclosure is required by statute, rule, or regulation or failure to disclose the information would constitute

fraudulent misrepresentation. In the event the agent becomes a Dual Agent, the Dual Agent will prepare and present to

the Buyer and Seller an Informed Written Consent (Dual Agency Agreement) at or before the time and offer to or from

either party is presented. The Dual Agency Agreement will identify the Seller and Buyer and disclose the compensation

agreement between Dual Agent and Seller or Buyer, if any. The Dual Agent will be allowed to continue in the transaction

as a Dual Agent only if the Dual Agency Agreement is signed by both Buyer and Seller.

F0291 (01/2017) Page 2 of 2

Compensation: Property is subject to Listing Agreement with Broker, all fees paid to Broker shall be paid by Seller, or

as otherwise agreed upon by the Buyer, Seller and Broker; provided, however, Seller and Buyer (except in the case of a

VA loan, Buyer shall not pay the flat fee commission) will be responsible for a flat fee commission of $325.00.

Seller and Buyer acknowledge that ____________________________________, a Limited Agent with CBSHOME Real

Estate, is the Buyer’s Agent and the Seller’s Agent for this transaction, but now serves as a Dual Agent representing both

the Buyer and Seller as clients.

Copies of Agreement: A receipt of a copy of this Agreement is acknowledged by signing below.

The period of this dual agency shall begin on _______________ and continue through ______________(expiration date).

_______________________________________________________ __________________________

Buyer Date

_______________________________________________________ __________________________

Buyer Date

_______________________________________________________ __________________________

Seller Date

_______________________________________________________ __________________________

Seller Date

_______________________________________________________ __________________________

Limited Dual Agent Date

BUYERS ESTIMATED CLOSING STATEMENTPREPARED FOR:________________________________ ADDRESS:____________________________________________________

DATE:_________________________________________ SALE PRICE:___________________________________________________

LOAN TYPE____________________________________ LOAN AMOUNT:_______________________________________________

EST./YR. HAZARD INSURANCE:__________________ MIP/PMI/FUNDING FEE:_________________________________________ (financed)

YEARLY TAXES:________________________________ TOTAL LOAN AMOUNT:________________________________________

ESTIMATED CLOSING COSTS DOWN PAYMENT………………………………………………………………………. _______________________________________

*APPLICATION, CREDIT & APPRAISAL…………………………………………….. _______________________________________

___________% Loan Origination Fee………………………………………………… _______________________________________

___________% Discount Points (pd. by buyer)………………………………………. _______________________________________

___________% VA Funding Fee (if not financed)…………………………………… _______________________________________

___________% MIP/PMI (if not financed)…………………………………………… _______________________________________

PLOT PLAN OR SURVEY……………………………………………………………… _______________________________________

WOOD INFESTATION INSPECTION………………………………………………… _______________________________________

RECORDING FEES……………………………………………………………………… _______________________________________

TITLE INSURANCE…………………………………………………………………….. _______________________________________

ASSUMPTION FEE……………………………………………………………………… _______________________________________

ESCROW CLOSING FEE……………………………………………………………….. _______________________________________

LOAN COMPANY FEES……………………………………………………………….. _______________________________________

FLAT FEE COMMISSION ..……………………………………… …………………… _______________________________________

HOME WARRANTY FEE ……………………………………………………………… _______________________________________

HOME INSPECTION FEE ……………………………………………………………… _______________________________________

OTHER…………………………………………………………………………………... _______________________________________

SUBTOTAL…….. _______________________

ESCROWS AND PREPAIDS *FIRST YEAR HOMEOWNERS INSURANCE……………………………………….. _______________________________________

2 MONTHS ESCROW/HOMEOWNERS INSURANCE………………………………. _______________________________________

2 MONTHS ESCROW PMI/MIP……………………………………………………….. _______________________________________

PREPAID TAXES AND TAX ESCROW (7-8 MOS)………………………………….. _______________________________________

MIP OVERAGE…………………………………………………………………………. _______________________________________

ESTIMATED INTEREST PER DAY ________ X # OF DAYS ___________………… _______________________________________

SUBTOTAL……… _______________

COSTS PRIOR TO CLOSING TOTAL……… _______________________ EARNEST DEPOSIT……………………………………… ________________

*LOAN APPLICATION………...………………………… ________________

*FIRST YEAR HOMEOWNERS…………………………. ________________

HOME INSPECTION FEE ….……………………………. _________________

TOTAL PD PRIOR TO CLOSING……………………………………………………..(-) _____________

AMOUNT DUE AT CLOSING____________________ ESTIMATED MONTHLY PAYMENT PRINCIPAL & INTEREST………………………____________ INTEREST RATE: _____________

PMI/MIP………………………………………….____________

INSURANCE……………………………………. ____________ TERM OF LOAN: _____________

TAXES…………………………………………..._____________

TOTAL PAYMENT…………………………….._____________

I acknowledge receipt of the above.

____________________________________ Date:______________ ____________________________________ Date:_____________

F0259 (01/2017) Page 1 of 1

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ADDENDUM

This addendum is in addition to and becomes a permanent part of Purchase Agreement dated

on the property known as: Address: ___________________________________ ______________________________ BUYER SELLER ___________________________________ ______________________________ BUYER SELLER ___________________________________ ______________________________ DATE DATE ___________________________________ ______________________________ WITNESS WITNESS

F0011 Revised 3/29/00)1 of 1

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F0513 Revised 05/2014 1 of 2

What a Seller needs to know about current developments in Flood Insurance Law First, it is important to know whether your property is in a Special Flood Hazard Area! You may check with your insurance agent and also review local and federal governmental resources: http://cityofomaha.org/planning/component/content/article/226 http://www.fema.gov/ The Flood Insurance Reform Act of 2012 extended the National Flood Insurance Program (NFIP) for five more years but sought to phase out discounts and grandfathered rates for flood insurance while attempting to bring rates up to market value. Due to concerns over skyrocketing premiums, Congress passed the Homeowner Flood Insurance Affordability Act of 2014 (HFIA). The HFIA serves to eliminate the immediate application of full market-based rates upon the sale of a property or a new policy. The law prevents the increase of a rate of more than 18% for a primary home and more than 18-25% for a second home. Policyholders may be able to receive a refund of premium if it was in excess of the capped rate. New owners will be able to assume a prior owner’s policy at its existing rate, and certain properties will be “grandfathered” for older rates even if the property is remapped into a different flood zone (assuming the property is built to code). However, newly mapped properties will be subject to rate increases. As a current homeowner in a Special Flood Hazard Area rates are going up, however, they will not be going up as high was originally possible. You will be able to keep any subsidized rate, subject to capped increases, you currently have on your PRIMARY residence and a Buyer will also be able to assume that subsidized policy as well at time of sale. On any non-primary/secondary residence, if you have a subsidized rate, it will go up 25% per year until your rate reaches the true market rate – this change began January 1, 2013. Remember, flood maps do change – and remapping is being done all over the country. If you have been recently placed into the a Special Flood Hazard Area, you may be eligible for a lower-cost Preferred Risk Policy (PRP), if you act within two years of the revised flood map’s effective date. Check with your insurance agent or local government officials. How might this impact the sale of my home? Due to the HFIA, Buyers concerns should be lessened as they will be able to assume your current policy and its ceiling on rate increases. However, in all circumstances it appears that the rates will continue to increase over time until they hit market rate. Check with your insurance agent to find out whether your rate is subsidized. Buyers will likely have to provide an elevation certificate to their insurance company prior to obtaining a final quote for flood insurance. This process can take up to six weeks (more or less will depend upon the volume of requests and staffing levels at FEMA), so it makes sense to begin the process at the time you list your home for sale, rather than waiting until a purchase offer is accepted, so a shorter closing period is possible.

F0513 Revised 05/2014 2 of 2

Buyers whose lenders require flood insurance will, when comparing homes, consider the total cost of ownership, which may have an impact upon the amount they can afford or choose to pay for properties in the flood plain, if the market rate of flood insurance for the property will substantially increase from the existing, subsidized rate. However, these concerns should be lessened through the implementation of HFIA. This form contains an overview of the must current legal developments as to its subject matter as of the date written. Each property has its own unique circumstances and the above only provides a sampling of the law and is not intended to be a complete or specific as to your property. For more information, contact your insurance agent and/or refer to the FEMA website at: www.floodsmart.gov/floodsmart/

F0316 (Revised 04/13) Page 1of 1

NOTICE TO BUYERS REGARDING DOUGLAS AND SARPY COUNTY

URBAN REAL ESTATE TAX PRORATION

In Douglas and Sarpy County, Nebraska, the taxes on urban residential real estate are

paid in the year following their assessment. Stated another way, real property taxes

levied and assessed in 2012 are paid in 2013. The year in which the taxes are paid is

called the year in which the taxes become delinquent. For example: the 2012 real estate

taxes are delinquent if not paid in 2013. Therefore, if you purchase a home in 2013, the

taxes, which are paid or prorated, are the 2012 taxes. This is, and has always been, the

local custom and the way your purchase agreement and closing statement are prepared.

Real estate taxes are not known for the current year until approximately mid

September. At that time, the County Commissioners send the County Assessor the tax

rate, which is expressed in a percentage form. The County Assessor then prepares the tax

statement by multiplying the tax rate by the full-assessed valuation of the property. The

result is the amount of taxes on the real estate, which will be due. Tax statements for the

current year are not produced until mid December, and mailed out at the end of each year.

The first half of those taxes become delinquent the following April 1st and the second

half of the taxes become delinquent on August 1st.

Since the real estate taxes are not known, or capable of being computed with any

degree of accuracy until very late in the year, it has been the custom and practice in

Douglas and Sarpy County to prorate the real estate taxes for the year in which those

taxes would become delinquent if not paid.

For any further questions please contact the proper taxing authority for your county.

In Douglas County, call 402-444-7272 and in Sarpy County call 402-593-2138.

I have read the above statement and have received a full explanation in detail from my

agent. I understand how real property taxes are set forth on my purchase agreement and

are to be prorated when my transaction is closed.

____________________________ ____________________________________

Date Buyer

____________________________ ____________________________________

Date Buyer

U.S. Department of Housing OMB Approval No. 2502-0538 and Urban Development (HUD) (exp. 06/30/2006) Federal Housing Administration (FHA)

For Your Protection: Get a Home Inspection Name of Buyer(s)

Property Address:

Why a Buyer Needs a Home Inspection Radon Gas Testing

A home inspection gives the buyer more detailed The United States Environmental Protection Agency information about the overall condition of the home and the Surgeon General of the United States have prior to purchase. In a home inspection, a qualified recommended that all houses should be tested for inspector takes an in-depth, unbiased look at your radon. For more information on radon testing, call the potential new home to: toll free National Radon Information Line at 1-800-

SOS-Radon or 1-800-767-7236. As with a home • Evaluate the physical condition: structure, inspection, if you decide to test for radon, you may

construction and mechanical systems; do so before signing your contract, or you may do so • Identify items that need to be repaired or after signing the contract as long as your contract

replaced; and states the sale of the home depends on your • Estimate the remaining useful life of the major satisfaction with the results of the radon test.

systems, equipment, structure and finishes

Appraisals Are Different From Home Be an Informed Buyer Inspections

It is your responsibility to be an informed buyer. Be sure that what you buy is satisfactory in every

An appraisal is different from a home inspection. respect. You have the right to carefully examine your Appraisals are for lenders; home inspections are for potential new home with a qualified home inspector. buyers. An appraisal is required to: You may arrange to do so before signing your

contract or may do so after signing the contract as • Estimate the market value of a house; long as your contract states that the sale of the home • Make sure that the house meets FHA minimum depends on the inspection.

property standards/requirements; and• Make sure that the house is marketable.

FHA Does Not Guarantee the Value or Condition of Your Potential New Home

If you find problems with your new home after closing, FHA cannot give or lend you money for repairs, and FHA cannot buy the home back from you.

I/we understand the importance of getting an independent home inspection. I/we have considered this before signing a contract with the seller for a home. Furthermore, I/we have carefully read this notice and fully understand that FHA will not perform a home inspection nor guarantee the price or condition of the property.

I/We choose to have a home inspection performed.

I/We choose not to have a home inspection performed.

X XSignature and Date Signature and Date

F0012 5/051 of 1Form HUD-92564-CN (12/04)

F0012 FHA Addendum

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© CBSHOME Real Estate 2011 Revised 1/2011 F0522

Earnest Money Receipt

Earnest money for the Purchase Agreement dated ___________, for the following Property: ____________________________________________________________________________

(Select relevant section below):

was to be tendered upon the occurrence of certain terms and conditions, as follows, which have now occurred______________________________________________________________ ___________________________________________________________________________________________________________________________________________________________.

was to be tendered directly to ____________________________________________.

Below is receipt of the earnest money being tendered by Buyer, in accordance with the terms of the contract:

On this ______ day of ___________________, 20____ received from:

Buyer or ___________________________________________________________________, the sum of _________________________________________________Dollars ($____________________________) (by_____________________) to apply to the purchase price of the Property on terms and conditions as stated in the Purchase Agreement above referenced. This receipt is not an acceptance of the offer or the removal of any contingency in the contract.

_______________________________________ _______________________________________ NAME of Recipient Company AGENT NAME or Other Company Recipient Representative (e.g. CBSHOME Real Estate Company) ________________________________________ __________________________________________________ OFFICE ADDRESS AGENT’S Or Other Recipient Representative's SIGNATURE _____________________ _____________ __________________ ______________________ BROKER CODE # PHONE# AGENT CODE # HOME PHONE #

Seller Paid Costs

It was brought to our attention that some Agents are unsure of exactly what wording to

use when asking for seller paid costs. So we are here to help you! See below for the

correct wording to use so that your buyer may utilize the entire amount of Seller paids.

1) If you are going to use a percentage (%), please make sure that you say "seller to

pay up to 3% of purchase price toward buyer's closing costs, pre-paids, points,

escrows, insurance, pro-rated taxes, prorated and future HOA dues, BAC Fee/Flat

Fee and inspections.

*NOTE: Make sure that you put "3% of purchase price''. Some agents are

leaving out the "purchase price" and are only saying "3% of closing costs".

This means just that, 3% of closing costs. So if your buyer's closing cost are

only $4,500.00, the seller will only have to pay $135.00.

2) If you are going to use an amount than the sentence should read as follows:

Seller to pay up to $4,000.00 towards buyer's closing costs, prepaids,

points, escrows, insurance, pro-rated taxes, pro-rated and future HOA dues,

BAC Fee/Flat Fee and inspections.

***NOTE: You do not have to include the BAC/Flat fee in there if you don't want to. But

if you think that we might be short of using all the costs, then you have to have that

written in there or we cannot use it. The BAC fee is NOT a closing cost, prepaid, etc., it is

a commission paid by the buyer at closing.

We hope this is helpful to all of you! We are just trying to help you make the most of your

buyers closing! Remember, you can always stop by and see us if you have questions! We

are here to help and there is never a dumb question! We may have dumb answers, but what

do you expect from us, we have to stay humorous to stay sane!!!

Thank you very much! We appreciate your business!

NLTA

F0006 (01b/2017) Page 1 of 2

ESCROW/CLOSING INSTRUCTIONS

159 Dodge _____ Sarpy _____ Relocation: Yes _____ No _____ MLS#_______________________________________________________

Property Address______________________________________________________________________ City_____________________________

State_______ Zip __________ SSDL: Y____ N ____ Lot/Land _____

Year Built ___________ Contingency: Y____ N____ Remain on Market: Y_____ N______

Purchase Price $________________________ List Price $_________________________ Sellers Cost $_______________________

Acceptance Date: ______________ Closing Date: ______________ Date of Possession: _____________ Firm ____ Subject to Change ____

List Agent: ______________________________________________ Sell Agent: _________________________________________________

OABR: #_____________________________________________ OABR: #_______________________________________

Co-List Agent/ Co-Sell Agent/

Personal Asst: ___________________________________________ Personal Asst: ______________________________________________

OABR: #________________________________________ OABR: #________________________________________

Office Phone: __________________ Cell: ___________________ Office Phone #____________________ Cell: ______________________

Broker: ______________________________ MLS# ____________ Broker: __________________________________MLS#:___________

Address: ______________________________________________ Address: ____________________________________________________

Transaction Transaction

Coordinator: ________________________Phone:______________ Coordinator:__________________________Phone:________________

SELLERS PURCHASERS

Corp _____ LLC ______ Filing State ______(Check) Corp _____ LLC ______ Filing State ______(Check)

Seller 1: _______________________________________________ Buyer 1: ____________________________________________________

Seller 2:______________________________________________ Buyer 2:____________________________________________________

Present Addr: _________________________________________ Present Addr: _______________________________________________

City: _________________________________________________ City: ______________________________________________________

State: __________ Zip: ____________ State: ___________ Zip: _______________

Primary Phone #: ______________________________________ Primary Phone #: ___________________________________________

SSN#: xxx – xx - _____________/ xxx – xx - ________________ SSN#: xxx – xx - ________________/ xxx – xx - ______________

Status: Married_______ Single _______ Div ________ Status: Married_______ Single_______ Div_______

New Address:__________________________________________ New Address:____________________________________________

____________________________________Zip_______________ ________________________________ Zip:_________

E-Mail:_______________________________________________ E-Mail:_________________________________________________

E-Mail 2:______________________________________________ E-Mail 2:________________________________________________

Is the Purchaser or Seller out of town now OR will they be at time of closing? Yes ( ) No ( )

F0006 (01b/2017) Page 2 of 2

Purchaser’s Lender: _________________________________ Loan Officer: _______________________________________________

Phone #:_____________________ Address:_______________________________________________________________________________

E-Mail Address:___________________________________________________

Type: CONV ( ) FHA ( ) CASH ( ) NIFA ( ) VA ( ) L/C ( ) OTHER ( )_______________________

Present Lender: _____________________________________ Loan #______________________________________________

2nd Mortgage Co:____________________________________ Loan #______________________________________________

Home Inspection:_________________________________________________ Pre-inspection: YES ( ) NO ( )

Termite Inspection: T.N.T. ______ Other ______ Paid By:_______________ Lockbox: YES ( ) NO ( )____ Occupied ______ Vacant

HOMEOWNER’S WARRANTY: YES ( ) NO ( ) Co:______________ Paid By:_________ Sold By: List ( ) Sell ( )

Title/Escrow Company: NLTA or ___________________________________________

Escrow Closer Name:_________________________________________ Phone:_____________________________

E-Mail Address:_______________________________________________________

Expanded Title Coverage _____ Basic Title Coverage _____

NLTA to provide agent commission check at closing List Sale

(NLTA Closings Only) Yes ( ) No ( ) Yes ( ) No ( )

Deed Packet (Check one): Escrow Company to Handle ____ Agent to Handle_____

AGENT COMMENTS OR ADDITIONAL INFORMATION:___________________________________________________________________

Commission Info: Commission Rate _____% Outside Broker .028_____ .024_____ Other_______ Manager Approval_____

Any unusual split in commission?:______________________________________________ (Attach F0021)

Flat Fee Commission: List Side: $325.00 __________ Sale Side: $325.00 __________

Agent Administrative Commission (AAC) $__________ As per Exclusive Buyer Agency Agreement

Bonus: Yes____ No ____ To Whom____________________ From Whom_________________ $____________________

CBSHOME Relocation Services Information List Side:_________ Sell Side:__________

To Whom: Agent __________________________________________Broker:______________________________________________________

Address:_____________________________________________ City/State/Zip____________________________________________________

PROPERTY ADDRESS: _______________________________________________________________________________________________

AGENT: ______________________________________________________________________ SALE DATE: __________________________

Remarks: ____________________________________________________________________________________________________________

KEY: *NOTICE: All Mandatory items must be checked off before a commission check is issued.

EXPLANATION OF A SANITARY AND IMPROVEMENT DISTRICT ("SID")

Residents new to the SID system frequently ask questions about how an SID operates and what purpose they serve. Here is a basic explanation of what a Sanitary and Improvement District is and how it functions. A Sanitary and Improvement District or "SID" is an alternative land development method. An SID is a public entity formed to aid land developments which fall outside the city. An SID ceases to exist when the city make a determination to include the SID as a part of the city. This can happen in a few years or can take much longer, depending on the financial stability of the SID and the city's determination. In most instances, a land developer borrows money to construct sewers, common grounds and other amenities. They also borrow money to finance the short term operating expenses. These costs are recouped when the lots are sold and the "Special Assessments" covering these improvements are collected. In the SID system, the developer often borrows money by selling municipal bonds and warrants. The cost of the improvements and operations are repaid by principal and interest payments on the bonds and warrants. These payments are funded over a number of years by the homeowner. A planning board governs the SID. The board is responsible for planning and maintaining the financial well being of the subdivision, including setting the tax rate. It does not make laws or pass ordinances. New board members are elected every two years. Each homeowner gets one vote for the SID members. All SID members are residents of the subdivision with one member serving as chairman and one as clerk. Any homeowner living in the SID is eligible to run for the board. An SID usually has two phases. In the first phase, normally lasting 2-3 years, the developer owns most of the land. It is common for the developer to sit on the board during that time. When the subdivision is close to completion and most of the homes are occupied, the board then consists of residents of the community. SID board meetings are open to the public. The SID members are there to listen and respond to their neighbor's concerns and suggestions. NOTE: This document is not intended as a legal analysis of SID law. For more specific legal advice on SIDS, please contact your attorney. F0058 (Revised 1/10/02)

1 Revised 09/2015F0424

PROPERTY INSPECTION RESOLUTION ADDENDUM

(F0424) This addendum is in addition to and becomes a permanent part of Purchase Agreement

dated__________________ the property known as:

Address:______________________________________________________________________________________

Legal:________________________________________________________________________________________

(INITIAL THE APPROPRIATE OPTION)

______Option “A” – After receipt of Inspections, the Purchaser(s) may choose not to request any action of Seller and

to waive further objection regarding the home inspection findings.

______Option “B” – If the report(s) reveal(s) any condition, issue or defect that is unsatisfactory to Purchaser, the

Purchaser may deliver a written request for repair and or remediation, as required, to the Seller. Such request shall

include a copy of the relevant inspection report or summary from the qualified inspector.

(Form continues on Page 2).

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

______Option “C” –If the condition of the Property, as shown in any inspection or report, is unsatisfactory to

Purchaser(s), then the Purchaser may terminate the Purchase Agreement with written notice to the Seller, at which

time Purchaser shall be paid the Deposit with no further agreement or release required. Upon seller’s request,

Purchaser agrees to provide a copy of the relevant inspection report or summary from the qualified inspector (as per

Uniform Purchase Agreement Page 5 of 10).

Seller ______does_______does not

request a copy of the relevant inspection report or summary.

The purchase agreement shall be considered null and void and Buyer shall receive a refund of Buyer’s earnest money,

less any inspection or other costs which remain unpaid and are the Buyer’s responsibility.

Date/time: ___________________________ Date/time: ___________________________

Buyer: ______________________________ Buyer: ______________________________

Acknowledgement of Receipt by Seller

Date/time: ___________________________ Date/time: ____________________________

Seller: _______________________________ Seller: ________________________________

(This form is complete if Option A or C was selected).

2 Revised 09/2015 F0424

PROPERTY INSPECTION RESOLUTION ADDENDUM – Page 2

SELLER RESPONSE TO OPTION B REQUESTS (IF APPLICABLE):

SELLER notifies Buyer that in response to Buyer's Option B requests Seller:

_____ Declines to take the requested action and unless Buyer accepts the Property "As Is" by the date calculated

in the Purchase Agreement, this Purchase Agreement shall become null and void within

48 (or ____) hours of delivery of this notice to Buyer (or Buyer's representative)

_____ Agrees to take the actions requested by Buyer

_____ Proposes to take the following action in response to Buyer’s Requests______________________

_____________________________________________________________________________________________

_____________________________________________________________________________________________

_____________________________________________________________________

Date/time: ________________________ Date/time: ________________________

Seller: ___________________________ Seller: ___________________________

[Addendum Complete if Seller Declines and Buyer does not elect to take “As Is”, OR if Seller agrees to take

all action requested by Buyer]

_____________________________________________________________________________________

BUYER RESPONSE TO SELLER’S PROPOSED ACTIONS

___ Buyer accepts Seller’s proposed actions as satisfactory.

___ Buyer rejects Seller’s proposed actions as unsatisfactory. This Purchase Agreement is null and void and Buyer

is entitled to return of earnest money.


Buyer: ___________________________ Buyer: ___________________________

BUYER RESPONSE TO SELLER’S DECLINATION

___ Buyer withdraws all requests for Seller to take action and elects to take the Property “as is”, in the condition it

was in at the time of the Purchase Agreement effective date.


Buyer: ___________________________ Buyer: ___________________________

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WE BELIEVE HOME MATTERS MOST

Flyer_1311_BHHS_ListingPacket Rev. 12/16

CBSHOME Real Estate provides the full continuum of services for all of your real estate needs.

We have top-of-the-line resources, provide exceptional exposure and attract only the most knowledgeable, professional agents in the business to best serve your real estate needs. These factors combined have resulted in CBSHOME having more successful residential transactions than any other company in the marketplace.

Our countless customers don’t choose to work with us just because of our company name; they choose to work with an agent they can trust.

Our agents are the people they count on to help them sell their home or help them find the perfect “just getting started” home, “living the dream” house and new “empty nest”. Those are the people they reach out to at all hours of the day or night. And it’s those same people that help them get their house sold or purchase a new one, and share in their family’s joy when they move into their new home.

We are fortunate to maintain the CBSHOME name while continuing to leverage the confidence and trust the Berkshire Hathaway reputation carries nationally and internationally. We have been expertly serving the Omaha metropolitan area for decades, and our reputation for being “the BEST” is well deserved.

We have carried the HomeServices of America, Inc. name since 1998 and have been a Berkshire Hathaway affiliate since 2000.

CBSHOME agents are the people that offer peace of mind and make homebuyers and sellers confident that, wherever they’re going, they are making the very best move. Our agents’ names are the names they trust.

Trust us.

You’re in the BEST hands when you

move with CBSHOME.

Documents

BUYERS PACKET - CBSHOME Intranetweb1.cbshome.com/resources/intranet/html/downloads/forms/pdfforms... · BUYERS PACKET 1. Anti-Fraud ... and promote the buyer’s interests A written