Buying a Home Within Arizona Guide - courtesy of realtor Pam Bechdel

Home Buyer’s Guide

Presented By:

Pam Bechdel

Real Estate Consultant, CDPE eXp Realty Direct- 602-721-3116 Fax- 623-258-4211 Toll Free 888-897-7821 x 142 www.buyingphoenix.com

tel:602-721-3116

tel:623-258-4211

tel:888-897-7821%20x%20142

http://www.buyingphoenix.com

Come with us

WWW.GTA-AZ.COM

OFFICE LOCATIONS

“Celebrating 30 Years of Service”

THUNDERBIRD 14050 N. 83rd Avenue, Suite 140

Peoria, AZ 85381

Office: (623) 979-9750

Fax: (623) 487-3862

TUCSON 5151 E. Broadway Road, #1600

Tucson, Arizona 85711

Office: (520) 745-4402

Fax: (520) 512-5401

CORPORATE

14646 N. Kierland Blvd., #122

Scottsdale, Arizona 85254

Office: (480) 315-8140

Fax: (480) 315-8141

ADMIN-SQUAW PEAK 7740 N. 16th Street, Suite 150

Phoenix, Arizona 85020

Office: (602) 569-7800

Fax: (602) 503-4553 (Admin)

Fax: (602) 943-1222 (Marketing)

ESCROW-MAIN OFFICE

7740 N. 16th Street, Suite 150


Office: (602) 569-7800 Fax: (602) 569-7801

TITLE 7740 N. 16th Street, Suite 150


Office: (602) 569-7800

Fax: (602) 943-4093

CUSTOMER SERVICE 7740 N. 16th Street, Suite 150


Office: (602) 569-7800

Fax: (602) 943-4085

GILBERT 3303 E. Baseline Road, Suite 106

Gilbert, Arizona 85234

Office: (480) 969-0668

Fax: (480) 969-0359

DON'T MAKE A MOVE WITHOUT A REALTOR®

"Finding a home without a REALTOR® is like finding a needle in a haystack."

As members of the National Association of REALTORS®, REALTORS® are bound by a strict Code of Ethics. Here's why working with a REALTOR® works for you in terms of your interests, convenience, your budget and your peace of mind throughout the entire buying process.

• REALTORS® have the most information in one place about what is "on the market," including homes listed by other REALTORS®. You won't waste time looking at homes that don't fit your needs.

• REALTORS® help you determine how much home you can afford, how you can acquire the down payment, and what financing options may be open to you.

• REALTORS® can help you find the home best suited to your needs - size, style, features, location, and accessibility to amenities that are important to you.

• REALTORS® can supply information on real estate values, taxes, utility costs, municipal services and facilities.

• REALTORS® have no emotional ties to a home, can be objective about it and can point out its advantages and disadvantages.

• REALTORS® will handle all the negotiations and offers and counter offers with the seller until an agreement is reached and will help you through the escrow process.

Reproduced with permission of the Arizona Association of REALTORS®

WHEN YOU ARE CONSIDERING NEW CONTRUCTION REMEMBER TO HAVE A

REALTOR® ACCOMPANY YOU TO THE NEW HOME SITE.

A Realtor® will help you determine how much you can afford. I you have a home to sell, a Realtor® will be able to tell you what your proceeds will be. A Realtor® understands new home construction warranties, financing, and differences in price, quality and lot selection. Remember the sales agent at the model home represents the builder, not you. A Realtor® will know the builders known for their craftsmanship, use of space, below–market financing and customer attention during construction and after move-in. A Realtor® will know the special amenities offered by each builder. A Realtor® will do research to determine the future use of vacant land in the area and any zoning or land use changes. A Realtor® will explain upgrades, options, lot premiums and builder incentives.

REMEMBER IT DOESN’T COST ANYMORE TO BE REPRESENTED

BY A REALTOR® AT A NEW HOME SUBDIVISION.

THE HOMEBUYING PROCESS

Select a licensed, qualified REALTOR®

Contact a lending institution to pre-qualify for a mortgage loan o Obtain a pre-qualification letter or LSR (Loan Status Report) o Make your mortgage application:

A credit report will be conducted Your employment will be verified A financial background will be conducted

Select the property – new or resale

Make an offer to purchase the property

Present the offer to the seller

o You will sign and date the contract o You will be required to make an earnest money deposit o Your REALTOR® will present the offer to the seller’s agent and handle any

negotiations necessary to reach a mutual agreement for purchase

When/if the offer is accepted: o The escrow will be opened with Guaranty Title Agency and the earnest money

check will be deposited in the escrow account o Guaranty Title Agency will conduct a title search on the property o The lender will order an appraisal of the property within 5 days of opening escrow

Order the property inspection, termite inspection and homeowner’s insurance

o Select a home warranty company/plan, if desired

When/if the mortgage is approved: o All lender/underwriter requirements will need to be met o Loan documents will be prepared and sent to Guaranty Title Agency o Guaranty Title Agency will prepare all documentation to be signed, will notify you

and/or your agent of the final amount due for closing and will schedule all parties to sign closing documents

Your REALTOR® will schedule a final walk-thru

At close of escrow, Guaranty Title Agency will:

o Conduct the signing of your documents o Collect all funds due from the buyer (usually in the form of a cashier’s check or

wire) o Return documents to the lender for final review and funding approval o Record all documents with county recorder and disburse all funds held in escrow o Notify your REALTOR® of the recording and closing confirmation

Your REALTOR® will present you with the keys to your new home

CONGRATULATIONS!!

PROPERTY DEFINITIONS

#Stor = Number of stories A/C = Air conditioning- Central, Zone, Heat Pump, Wall, Combo Appliances = DW-Dishwasher, OV-Oven/Stove, DP-Disposal, RF-Refrigerator, GR-Garage Door Opener, WR-

Washer, DR-Dryer, T-Compactor, M-Microwave, A-Alarm, I-Intercom, F-Freezer, S-Solar Water, V-Vacuum

Athl = Athletic Facilities Specifically Ba = Baths, # Full, # ¾, # ½, # ¼ Bk = Breakfast-Area, Bar, Eat-in, Nook, Room Br = Bedrooms Bsmt = Basement Cable = Cable TV Available Comm = Community within subdivision Cons = Construction- Slump Block, Brick, Masonry Stucco, Frame Stucco, Block, Burnt Adobe, Frame,

Stone CP = Carport Spaces Deed/Rs = Deed Restrictions DivLot = Dividable Lot DR = Dining Room- Area, Formal, Ell, Other Envir = Environmental Disclosures- Superfund, WARF Evap = Evaporative Cooler- Central, Zone, Wall, Combo Facil = Basketball, RQBL-Racquetball, Golf Fire Inc = Fire Protection Included in Texas Fl = Floor Coverings- W-Carpet, V-Vinyl, C-Ceramic, M-Mexican, D-Wood FLan = Front Landscaping- Desert, Low Care, Grass, Combo Fnc = Fence- Wood, Chain Link, Block, Masonry Stucco, Brick, Adobe, Split Rail, Wrought Iron, Rock FP = Fireplace- # of and location, Living Room, Family Room, Master Br, Den FR = Family Room- off kitchen, Separate, Great Room FxUp = Fix-up needed Gas = Gas- SWG, Bottled GR = Garage Spaces Gst = Guest Room- Quarters, House, Other Heat = Forced Air Gas, Forced Air Electric, Heat Pump, Zoned Elec., Wall, Baseboard, solar HPP = Home Protection Plan- Specific Insurance Center HrseA = Horses Allowed HrseF = Horse Facility Instep = Interior Steps Lau = Laundry- Closet, Utility, Storage, Garage OnGlfC = On Golf Course Pat = Patio- Covered, Uncovered Paved = Paved Street Pl = Pool- Conventional, Community, Above Ground Rlan = Rear Landscaping- Desert, Low Care, Grass, Combo Roof = Roof Type- Built Up-Reflect, Built Up, Comp Shingle, Rolled, Tile, Foam, Shake Shingle, Metal RV = Recreational Vehicle Parking RvPrk = Permanent, Temporary Parking Secur = Security System- Alarm, Prewired, Bars Sewr = Sewer- Connected, Septic, Cess Pool Spa = Spa- Conventional, Community, Hot Tub, Portable SpltBr = Split Bedroom Plan SpltLv = Split Level SqFt = Square Footage Styl = Style House- Ranch, Territorial, Santa Fe, Contemporary, Tri-Level, Colonial, Patio SubLt = Subdivided Lots TYPE = TH/C- Townhouse/Condo, SFR- Single Family Residence, MH- Mobile Home View = View- Mountain, City, Sunset, Combo Watr = Water- City, Well, Specific Company WC = Window Coverings- Stay, Some Wlchr = Wheelchair Accessible XRoom = Extra Room- Den, Workshop, AZ Room, Storage YrBt = Year Built

HOME COMPARISONS

FEATURES HOME#1 HOME#2 HOME#3 HOME#4 Property Address

Distinguishing Feature(s)

Purchase Price Living Room / Family Room

Dining Room Kitchen / Eating Area

Number of Bedrooms

Number of Baths

Bonus Room Fireplace Floor Plan Garage/ Car Port

Landscaping /Pool

Lot Characteristics

Utility Companies

Suitable Location

Schools /Church Does home meet your needs?

HOME COMPARISONS

FEATURES HOME#5 HOME#6 HOME#7 HOME#8 Property Address

Distinguishing Feature(s)

Purchase Price Living Room / Family Room

Dining Room Kitchen / Eating Area

Number of Bedrooms

Number of Baths

Bonus Room Fireplace Floor Plan Garage/ Car Port

Landscaping /Pool

Lot Characteristics

Utility Companies

Suitable Location

Schools /Church Does home meet your needs?

NOTES

NOTES

NOTES

ITEMS NECESSARY FOR YOUR LOAN APPLICATION

In order to expedite your loan process, be sure and be prepared to bring with you the following items:

Picture I.D. and proof of social security number

Residence (and landlord) address for the past TWO years

Names and addresses of each employer for the past TWO years

Most recent pay stubs - ONE full month

Most recent W-2’s – TWO Years

Most recent bank statements for all checking/ savings accounts-THREE months

Names, addresses, account numbers, balances, and monthly payments of all open loans

Names, addresses, account numbers, balances, and monthly payments of all credit cards

Addresses and loan information on all real estate owned

Estimated value of all personal property owned

Certificate of eligibility and DD214’s (VA only)

Money for credit report and appraisals

Full Divorce Decree, if applicable

CLOSING COST GUIDE The SELLER can generally expect to pay for:

The BUYER can generally expect to: pay for:

• Owners Title Insurance premiums • Lender’s title insurance premiums • Real Estate Commission • ½ of the escrow fee (except VA)* • ½ of the escrow fee (except VA)* • Document preparation (if applicable) • Any loan fees required by buyer’s Lender

(per contact) • Notary fees (if applicable)

• Payoff all loans • Recording charges for documents in

buyer’s name • Interest accrued to lender being paid off,

statement fees, reconveyance fees and any prepayment penalties

• HOA Transfer Fee (according to contract)

• Termite Work • Termite Inspection • HOA Transfer Fee (according to contract) • All new loan charges (except those

required by lender for seller to pay) • Home Warranty (according to contract)

• Interest on new loan from date of funding to 30 days prior to first payment due

• Any judgments, tax liens, etc. against the

seller • Assumption/Change of Records fees for

takeover of existing loan • Recording charges to clear all documents

of record against the seller • Home Warranty (according to the contract)

• Tax proration (for any taxes unpaid at time

of transfer of title) • Fire insurance premium for first year

• Any unpaid HOA dues • All pre-paids • Any bonds or assessments (according to

contract ) * On VA Loans, escrow fee must be paid by the to SELLER

• Any and all delinquent taxes

This list is not necessarily all inclusive and all the services for which payment may be allowable or non-allowable may not be identified.

WAYS TO HOLD TITLE TO REAL ESTATE IN ARIZONA

Community Property Arizona is a community property state. There is a statutory presumption that all property acquired by husband and wife is community property. Community property is a method of co-ownership for married persons only, and relates to all property acquired during the course of a marriage-except by gift or inheritance. Upon death of one of the spouses, the deceased spouses’ interest will pass by either a will or intestate succession, through the probate courts. Community Property with Right of Survivorship This form of property ownership not only allows the husband and wife to acquire property in their community estate, but also passes title to the last survivor outside of probate. This manner of holding title MAY have tax advantages that are not available with other methods of ownership. Joint Tenancy with Right of Survivorship Joint tenancy is a method of co-ownership that passes title to real property to the last survivor. Title to real property can be acquired by two or more individuals. If a married couple acquires title as joint tenants with right of survivorship, they must specifically accept the joint tenancy to avoid the presumption of community property. Tenancy in Common A method of co-ownership where parties do not have survivorship rights and each owns a specific undivided interest in the entire title. A deceased owner’s share must pass through probate. Sole and Separate Real property owned by a spouse before marriage or any acquired after marriage by gift or inheritance. For a married person to acquire title as sole and separate property, his/her spouse must execute a Disclaimer or Quit Claim Deed. The ownership options listed above apply to individuals. Title to real estate can also be vested in corporations, general partnerships, and limited partnerships or in individuals or corporations acting as trustees pursuant to written trust agreements. If you wish to vest title in one of these entities, Guaranty Title recommends that you obtain competent legal and financial advice.

WHAT IS AN ESCROW?

An escrow is and independent third party account and is the means by which the interests of all parties to the transaction are protected. The escrow is created after the contract for the sale of the home is executed. The escrow becomes the depository for monies, documents and instructions that pertain to the sale of the home. The amount of time necessary to complete the escrow is determined by the terms of the purchase agreement; it is normally 30-45 days but can range from a few days to several months.

WHAT IS TITLE INSURANCE?

Title insurance is a contract of indemnity that guarantees the insured against the defects in title. In Arizona, most real estate transactions are closed with a title insurance policy. Many homeowners make the assumption that when they purchase a piece of property, possession of the deed is all they need to prove ownership. However, there is a possibility that there are hidden hazards attached to the real estate. Title companies work to eliminate risks by performing a search of the public records, laws and court decisions pertaining to the property. This is done to determine the current recorded ownership, any recorded liens or encumbrances or any other matters of record that could affect the title to the property.

WHAT WE DO FOR YOU WHEN YOU ARE BUYING A HOME

In the state of Arizona, title companies perform a dual function. We issue policies of title insurance and act as settlement or escrow agent. WE ISSUE TITLE INSURANCE: Owner’s Policy- Protects the buyer against loss of incurred if defects in title exist. In general, it is said that an Owner’s Policy provides the buyer with protection against adverse matters that affect the title to his or her property. Lender’s Policy- Protects the lender’s interest much like an Owner’s Policy does and protects a lender’s interest. However, lenders usually insist on more extensive coverage than buyers. In general, the lender is concerned with protection against title defects and with the priority of its recorded lien. WE ACT AS SETTLEMENT OF ESCROW AGENT: This is a very involved portion of the transaction. We accumulate documents, funds and information for your closing. When all necessary parts are in place, the closing takes place according to the Buyer’s and Seller’s written instructions. Because of this, Buyer and Seller may do their part of the closing at different times. There is no need to gather together at a closing table to complete the transaction.

ESCROW TIMETABLE

Loan application requested by the Buyer

Contract signed and dated

Escrow opened at Guaranty Title Agency and earnest money deposited

Termite inspection ordered by the Buyer – Original termite report is delivered to Guaranty Title Agency

Property inspection ordered by the Buyer

Insurance for home procured by the buyer – Provide this information to

Guaranty Title Agency and your Lender

Appraisal ordered by the Lender

Buyer approved by the Lender

Repairs, if any, completed and approved by the Lender and the Buyer

Final contingencies removed

Final signing appointment scheduled

Closing figures confirmed with escrow officer – Buyer informed of funds due at closing

Final documents signed by the Buyer and Seller

Final documents filed with County Recorder by Guaranty Title Agency

HELPFUL HINTS FOR A SMOOTH CLOSING

Maintain your current financial status

Avoid making any major purchases or job changes

Call your escrow agent as soon as you decide upon your homeowner’s insurance agent. Be prepared to furnish the name of the company, the name of the contact person, and the phone number.

If a Buyer or a Seller is unable to be present to sign escrow or loan

documents, a power of attorney may be used. Before attempting to use a power of attorney, be sure to have it approved by your Lender and Escrow agent.

If your funds will come from out of state, please let your escrow agent

know at least one week before closing.

If you are unsure about closing procedures, ask questions. A proper explanation is just a phone call away.

Your closing appointment usually takes about an hour. Be sure to make

arrangements accordingly.

Bring cashier’s check payable to Guaranty Title Agency to your closing

Bring photo I.D. with you to your signing

Be prepared for last minute Lender requirements

ARIZONA HOMEOWNERS INSURANCE

Home insurance usually boils down to two crucial concerns: protection and price. Although regulated at the state level, Arizona homeowners insurance is more of a national product than is auto insurance, meaning you will find fewer local variations. The proper Arizona homeowner’s insurance coverage consists of buying the right type of policy, having the proper levels of protection within that policy – including special provisions for jewelry, your computer and other particularly valuable possessions – and supplementing this coverage with special protection against natural disasters that are not covered in your basic policy. Homeowners with mortgages are required by their Lenders to have Arizona homeowners insurance. Many people think that the policy terms required by their lenders represent “OK” levels of insurance, but this may not be true. Lenders want to make sure their exposure is covered, but that can happen without you being full protected. Thus, it’s important that you calculate your needs as well and make sure they are reflected in your coverage. There are seven basic kinds of Arizona homeowners insurance policies and they’re pretty much the same regardless of where you live (except for Texas). They tend to be defined by the perils they cover. For more information about these policies and procedures, contact a licensed homeowner’s agent.

Page 1 of 9

Buyer Attachment • Updated: February 2011Copyright © 2011 Arizona Association of REALTORS®. All rights reserved.

ATTENTION BUYER!You are entering into a legally binding agreement.

1. Read the entire contract before you sign it.

2. Review the Residential Seller’s Property Disclosure Statement (See Section 4a).

• This information comes directly from the Seller. • Investigate any blank spaces, unclear answers or any other information that is important to you.

3. Review the Inspection Paragraph (see Section 6a).

If important to you, hire a qualified: • Mold inspector • Roof inspector • Pest inspector • Pool inspector • Heating/cooling inspector

Verify square footage (see Section 6b)Verify the property is on sewer or septic (see Section 6f)

4. Confirm your ability to obtain insurance and insurability of the propertyduring the inspection period with your insurance agent (see Sections 6a and 6e).

5. Apply for your home loan now, if you have not done so already, and provideyour lender with all requested information (see Section 2f).

It is your responsibility to make sure that you and your lender deliver the necessary funds to escrow insufficient time to allow escrow to close on the agreed upon date. Otherwise, the Seller may cancel the contract.

6. Read the title commitment within five days of receipt (see Section 3c).

7. Read the CC&R’s and all other governing documents within five days of receipt(see Section 3c), especially if the home is in a homeowner’s association.

8. Conduct a thorough final walkthrough (see Section 6m). If the property is unacceptable, speak up. After the closing may be too late.

You can obtain information through the Buyer’s Advisory at http://www.aaronline.com.

Remember, you are urged to consult with an attorney, inspectors, and experts of your choice in any area

of interest or concern in the transaction. Be cautious about verbal representations, advertising claims, andinformation contained in a listing. Verify anything important to you.

Document updated:February 2011BUYER ATTACHMENT

This attachment should be given to the Buyer prior to the submissionof any offer and is not part of the Residential Resale Real Estate PurchaseContract’s terms.

Buyer’s Check List4

2. Review the Residential Seller’s Property Disclosure Statement (See Section 4a).

5. Apply for your home loan now, if you have not done so already, and provideyour lender with all requested information (see Section 2f).

Residential Resale Real Estate Purchase Contract • Updated: February 2011Copyright © 2011 Arizona Association of REALTORS®. All rights reserved.

Page 1 of 9

>>

1a.

1b.

1c.

1d.

1e.

1f.

1g.

1. PROPERTY BUYER:

BUYER’S NAME(S)

SELLER: or n as identified in section 9c.SELLER’S NAME(S)

Buyer agrees to buy and Seller agrees to sell the real property with all improvements, fixtures, and appurtenances thereon or incidental thereto, plus the personal property described herein (collectively the “Premises”).

Premises Address: Assessor’s #:

City: County: AZ, Zip Code:

Legal Description:

$ Full Purchase Price, paid as outlined below

$ Earnest money

$

$

Close of Escrow: Close of Escrow (“COE”) shall occur when the deed is recorded at the appropriate county recorder’s office. Buyerand Seller shall comply with all terms and conditions of this Contract, execute and deliver to Escrow Company all closing documents,and perform all other acts necessary in sufficient time to allow COE to occur on

, 20 (“COE Date”). If Escrow Company or recorder’s office is closed on COE Date,MONTH DAY YEAR

COE shall occur on the next day that both are open for business.

Buyer shall deliver to Escrow Company a cashier’s check, wired funds or other immediately available funds to pay any downpayment, additional deposits or Buyer’s closing costs, and instruct the lender, if applicable, to deliver immediately available funds toEscrow Company, in a sufficient amount and in sufficient time to allow COE to occur on COE Date.

Possession: Seller shall deliver possession, occupancy, existing keys and/or means to operate all locks, mailbox, security

system/alarms, and all common area facilities to Buyer at COE or n .Broker(s) recommend that the parties seek appropriate counsel from insurance, legal, tax, and accounting professionals regardingthe risks of pre-possession or post-possession of the Premises.

Addenda Incorporated: n AS IS n Additional Clause n Assumption and Carryback n Buyer Contingency n Domestic Water Well

n H.O.A. n Lead-Based Paint Disclosure n On-site Wastewater Treatment Facility n Short Sale

n Other:

Fixtures and Personal Property: Seller agrees that all existing fixtures on the Premises, and any existing personal propertyspecified herein, shall be included in this sale, including the following:

• free-standing range/oven • light fixtures • draperies and other window coverings• ceiling fans • towel, curtain and drapery rods • shutters and awnings• attached floor coverings • flush-mounted speakers • water-misting systems • window and door screens, sun screens • storm windows and doors • solar systems • garage door openers and controls • attached media antennas/ • mailbox• outdoor landscaping, fountains, and lighting satellite dishes • central vacuum, hose, and attachments• pellet, wood-burning or gas-log stoves • attached fireplace equipment • built-in appliances • storage sheds • timers

1.

2.

3.4.

5.

6.

7.

8.

9.

10.

11.

12.

13.

14.

15.16.17.

18.

19.

20. 21.22.

23.

24.25.26.

27.

28.

29.

30.31.32.33.34.35.36.37.38.39.

PAGE 1 of 2

Document updated:February 2011

RESIDENTIAL RESALE REAL ESTATEPURCHASE CONTRACT

Page 1 of 9

Seller shall deliver possession, occupancy, existing keys and/or means to operate all locks, mailbox, security

n AS ISAS IS

Short SaleShort Salen

ellite dishes • central vacuum, hose, and attachments

Residential Resale Real Estate Purchase Contract >>

Page 2 of 9


Page 2 of 9

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If owned by the Seller, the following items also are included in this sale: • pool and spa equipment (including any mechanical or other cleaning systems)• security and/or fire systems and/or alarms • water softeners • water purification systems

Additional existing personal property included in this sale (if checked): n refrigerator n washer n dryer as described:

n Other:

Additional existing personal property included shall not be considered part of the Premises and shall be transferred with no monetaryvalue, and free and clear of all liens or encumbrances.

Fixtures and leased items NOT included:

IF THIS IS AN ALL CASH SALE, GO TO SECTION 3.

2. FINANCING Pre-Qualification: A completed AAR Pre-Qualification Form n is n is not attached hereto and incorporated herein by reference.

Loan Contingency: Buyer’s obligation to complete this sale is contingent upon Buyer obtaining loan approval for the loan describedin the AAR Loan Status Update (“LSU”) form without Prior to Document (“PTD”) conditions no later than three (3) days prior to theCOE Date. If Buyer is unable to obtain loan approval without PTD conditions, Buyer shall deliver a notice of the inability to obtainloan approval without PTD conditions to Seller or Escrow Company no later than three (3) days prior to the COE Date.

Unfulfilled Loan Contingency: This Contract shall be cancelled and Buyer shall be entitled to a return of the Earnest Money if afterdiligent and good faith effort, Buyer is unable to obtain loan approval without PTD conditions no later than three (3) days prior to theCOE Date. Buyer acknowledges that prepaid items paid separately from earnest money are not refundable.

Interest Rate / Necessary Funds: Buyer agrees that (i) the inability to obtain loan approval due to the failure to lock the interestrate and “points” by separate written agreement with the lender during the Inspection Period or (ii) the failure to have the downpayment or other funds due from Buyer necessary to obtain the loan approval without conditions and close this transaction is notan unfulfilled loan contingency.

Loan Status Update: Buyer shall deliver to Seller the LSU with at a minimum lines 1-40 completed describing the current statusof the Buyer’s proposed loan within five (5) days after Contract acceptance and instruct lender to provide an updated LSU toBroker(s) and Seller upon request.

Loan Application: Unless previously completed, during the Inspection Period, Buyer shall (i) complete, sign and deliver to thelender a loan application and grant lender permission to access Buyer’s Trimerged Residential Credit Report; and (ii) provideto lender all initial requested signed disclosures and Initial Requested Documentation listed in the LSU on lines 32-35.

Loan Processing During Escrow: Buyer agrees to diligently work to obtain the loan and will promptly provide the lender with alladditional documentation required. Buyer shall sign all loan documents no later than three (3) days prior to the COE Date.

Type of Financing: n Conventional n FHA n VA n USDA n Assumption n Seller Carryback n (If financing is to be other than new financing, see attached addendum.)

Loan Costs: All costs of obtaining the loan shall be paid by the Buyer, unless otherwise provided for herein.

Seller Concessions (If Any): In addition to the other costs Seller has agreed to pay herein, Seller agrees to pay up to %of the Purchase Price or $ for Buyer’s loan costs including pre-paids, impounds and Buyer’s title / escrow closing costs.

VA Loan Costs: In the event of a VA loan, Seller agrees to pay the escrow fee and up to $ of loan costs notpermitted to be paid by the Buyer, in addition to the other costs Seller has agreed to pay herein, including Seller’s Concessions.

Changes: Buyer shall immediately notify Seller of any changes in the loan program, financing terms, or lender described in thePre-Qualification Form if attached hereto or LSU provided within five (5) days after Contract acceptance and shall only make anysuch changes without the prior written consent of Seller if such changes do not adversely affect Buyer’s ability to obtain loanapproval without PTD conditions, increase Seller’s closing costs, or delay COE.

Appraisal Contingency: Buyer’s obligation to complete this sale is contingent upon an appraisal of the Premises acceptable to lender forat least the purchase price. If the Premises fail to appraise for the purchase price in any appraisal required by lender, Buyer has five (5)days after notice of the appraised value to cancel this Contract and receive a refund of the Earnest Money or the appraisal contingencyshall be waived.

Appraisal Fee(s): Appraisal Fee(s), when required by lender, shall be paid by n Buyer n Seller n Other

Appraisal Fee(s) n are n are not included in Seller Concessions, if applicable.

40.41.42.43.44.

45.

46.

47.

48.

49.50.51.

52.

53.

54.

55.56.57.58.

59.60.61.

62.63.64.65.

66.67.68.

69.70.71.

72.73.

74.75.

76.

77.78.

79.80.

81.82.83.84.

85.86.87. 88.

89.

90.

2a.

2b.

2c.

2d.

2e.

2f.

2g.

2h.

2i.

2j.

2k.

2l.

2m.

2n.

n nPre-Qualification: A completed AAR Pre-Qualification Form is is not attached hereto and incorporated herein by reference.

Buyer’s obligation to complete this sale is contingent upon Buyer obtaining loan approval for the loan describedin the AAR Loan Status Update (“LSU”) form without Prior to Document (“PTD”) conditions no later than three (3) days prior to t

Buyer’s obligation to complete this sale is contingent upon Buyer obtaining loan approval for the loan describedin the AAR Loan Status Update (“LSU”) form without Prior to Document (“PTD”) conditions no later than three (3) days prior to t

Buyer’s obligation to complete this sale is contingent upon Buyer obtaining loan approval for the loan describedin the AAR Loan Status Update (“LSU”) form without Prior to Document (“PTD”) conditions no later than three (3) days prior to theCOE Date. If Buyer is unable to obtain loan approval without PTD conditions, Buyer shall deliver a notice of the inability to oin the AAR Loan Status Update (“LSU”) form without Prior to Document (“PTD”) conditions no later than three (3) days prior to tCOE Date. If Buyer is unable to obtain loan approval without PTD conditions, Buyer shall deliver a notice of the inability to oloan approval without PTD conditions to Seller or Escrow Company no later than three (3) days prior to the COE Date.COE Date. If Buyer is unable to obtain loan approval without PTD conditions, Buyer shall deliver a notice of the inability to oloan approval without PTD conditions to Seller or Escrow Company no later than three (3) days prior to the COE Date.

: This Contract shall be cancelled and Buyer shall be entitled to a return of the Earnest Money if afterdiligent and good faith effort, Buyer is unable to obtain loan approval without PTD conditions no later than three (3) days pri

: This Contract shall be cancelled and Buyer shall be entitled to a return of the Earnest Money if afterdiligent and good faith effort, Buyer is unable to obtain loan approval without PTD conditions no later than three (3) days prior to the

Interest Rate / Necessary Funds: Buyer agrees that (i) the inability to obtain loan approval due to the failure to lock the interestInterest Rate / Necessary Funds: Buyer agrees that (i) the inability to obtain loan approval due to the failure to lock the interestrate and “points” by separate written agreement with the lender during the Inspection Period or (ii) the failure to have the downrate and “points” by separate written agreement with the lender during the Inspection Period or (ii) the failure to have the dopayment or other funds due from Buyer necessary to obtain the loan approval without conditions and close this transaction is notpayment or other funds due from Buyer necessary to obtain the loan approval without conditions and close this transaction is noan unfulfilled loan contingency.

Loan Status Update: Buyer shall deliver to Seller the LSU with at a minimum lines 1-40 completed describing the current statusLoan Status Update: Buyer shall deliver to Seller the LSU with at a minimum lines 1-40 completed describing the current statusof the Buyer’s proposed loan within five (5) days after Contract acceptance and instruct lender to provide an updated LSU toof the Buyer’s proposed loan within five (5) days after Contract acceptance and instruct lender to provide an updated LSU toBroker(s) and Seller upon request.

Unless previously completed, during the Inspection Period, Buyer shall (i) complete, sign and deliver to theUnless previously completed, during the Inspection Period, Buyer shall (i) complete, sign and deliver to thelender a loan application and grant lender permission to access Buyer’s Trimerged Residential Credit Report; and (ii) providelender a loan application and grant lender permission to access Buyer’s Trimerged Residential Credit Report; and (ii) provideto lender all initial requested signed disclosures and Initial Requested Documentation listed in the LSU on lines 32-35.

n USDA

: All costs of obtaining the loan shall be paid by the Buyer, unless otherwise provided for herein.

Seller Concessions (If Any): In addition to the other costs Seller has agreed to pay herein, Seller agrees to pay up to %Seller Concessions (If Any)of the Purchase Price or $

: In addition to the other costs Seller has agreed to pay herein, Seller agrees to pay up to for Buyer’s loan costs including pre-paids, impounds and Buyer’s title / escrow closing costs.

VA Loan Costs: In the event of a VA loan, Seller agrees to pay the escrow fee and up to $ permitted to be paid by the Buyer, in addition to the other costs Seller has agreed to pay herein, including Seller’s Concessions.

Changes: Buyer shall immediately notify Seller of any changes in the loan program, financing terms, or lender described in thePre-Qualification Form if attached hereto or LSU provided within five (5) days after Contract acceptance and shall only make ansuch changes without the prior written consent of Seller if such changes do not adversely affect Buyer’s ability to obtain loanapproval without PTD conditions, increase Seller’s closing costs, or delay COE.

Appraisal Contingency:at least the purchase price. If the Premises fail to appraise for the purchase price in any appraisal required by lender, Buyer

Buyer’s obligation to complete this sale is contingent upon an appraisal of the Premises acceptable to lender forat least the purchase price. If the Premises fail to appraise for the purchase price in any appraisal required by lender, Buyer

Buyer’s obligation to complete this sale is contingent upon an appraisal of the Premises acceptable to lender forat least the purchase price. If the Premises fail to appraise for the purchase price in any appraisal required by lender, Buyer

n nAppraisal Fee(s) are are not included in Seller Concessions, if applicable.


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3. TITLE AND ESCROW Escrow: This Contract shall be used as escrow instructions. The Escrow Company employed by the parties to carry out theterms of this Contract shall be:

“ESCROW/TITLE COMPANY”

ADDRESS CITY STATE ZIP

EMAIL PHONE FAX

Title and Vesting: Buyer will take title as determined before COE. Taking title may have significant legal, estate planning and taxconsequences. Buyer should obtain legal and tax advice.

Title Commitment and Title Insurance: Escrow Company is hereby instructed to obtain and deliver to Buyer and Seller directly,addressed pursuant to 8t and 9c or as otherwise provided, a Commitment for Title Insurance together with complete and legible copiesof all documents that will remain as exceptions to Buyer’s policy of Title Insurance (“Title Commitment”), including but not limited toConditions, Covenants and Restrictions (“CC&Rs”); deed restrictions; and easements. Buyer shall have five (5) days after receipt of theTitle Commitment and after receipt of notice of any subsequent exceptions to provide notice to Seller of any items disapproved. Sellershall convey title by warranty deed, subject to existing taxes, assessments, covenants, conditions, restrictions, rights of way, easementsand all other matters of record. Buyer shall be provided at Seller’s expense an American Land Title Association (“ALTA”) Homeowner’sTitle Insurance Policy, or if not available, an ALTA Residential Title Insurance Policy (“Plain Language”/“1-4 units”) or, if not available, aStandard Owner’s Title Insurance Policy, showing title vested in Buyer. Buyer may acquire extended coverage at Buyer’s own additionalexpense. If applicable, Buyer shall pay the cost of obtaining the ALTA Lender Title Insurance Policy.

Additional Instructions: (i) Escrow Company shall promptly furnish notice of pending sale that contains the name and address of theBuyer to any homeowner’s association in which the Premises is located. (ii) If the Escrow Company is also acting as the title agencybut is not the title insurer issuing the title insurance policy, Escrow Company shall deliver to the Buyer and Seller, upon deposit offunds, a closing protection letter from the title insurer indemnifying the Buyer and Seller for any losses due to fraudulent acts or breachof escrow instructions by the Escrow Company. (iii) All documents necessary to close this transaction shall be executed promptly bySeller and Buyer in the standard form used by Escrow Company. Escrow Company shall modify such documents to the extentnecessary to be consistent with this Contract. (iv) Escrow Company fees, unless otherwise stated herein, shall be allocated equallybetween Seller and Buyer. (v) Escrow Company shall send to all parties and Broker(s) copies of all notices and communicationsdirected to Seller, Buyer and Broker(s). (vi) Escrow Company shall provide Broker(s) access to escrowed materials and informationregarding the escrow. (vii) If an Affidavit of Disclosure is provided, Escrow Company shall record the Affidavit at COE.

Tax Prorations: Real property taxes payable by the Seller shall be prorated to COE based upon the latest tax information available.

Release of Earnest Money: In the event of a dispute between Buyer and Seller regarding any Earnest Money deposited withEscrow Company, Buyer and Seller authorize Escrow Company to release Earnest Money pursuant to the terms and conditions ofthis Contract in its sole and absolute discretion. Buyer and Seller agree to hold harmless and indemnify Escrow Company againstany claim, action or lawsuit of any kind, and from any loss, judgment, or expense, including costs and attorney fees, arising from orrelating in any way to the release of Earnest Money.

Prorations of Assessments and Fees: All assessments and fees that are not a lien as of the COE, including homeowner’sassociation fees, rents, irrigation fees, and, if assumed, insurance premiums, interest on assessments, interest on encumbrances,

and service contracts, shall be prorated as of COE or n Other:

Assessment Liens: The amount of any assessment, other than homeowner’s association assessments, that is a lien as of the

COE, shall be n paid in full by Seller n prorated and assumed by Buyer. Any assessment that becomes a lien after COE is the Buyer’s responsibility.

IRS and FIRPTA Reporting: Seller agrees to comply with IRS reporting requirements. If applicable, Seller agrees to complete, sign,and deliver to Escrow Company a certificate indicating whether Seller is a foreign person or a non-resident alien pursuant to theForeign Investment in Real Property Tax Act (“FIRPTA”). Buyer and Seller acknowledge that if the Seller is a foreign person, theBuyer must withhold a tax equal to 10% of the purchase price, unless an exemption applies.

91.92.

93.

94.

95.

96.97.

98.99.

100.101.102.103.104.105.106.107.

108.109.110.111.112.113.114.115.116.117.

118.

119.120.121.122.123.

124.125.

126.

127.

128.129.

130.131.132.133.

3a.

3b.

3c.

3d.

3e.

3f.

3g.

3h.

3i.

ADDRESS CITY STATE ZIPADDRESS CITY STATE ZIPADDRESS CITY STATE ZIPADDRESS CITY STATE ZIP

EMAIL PHONE FAX

Title Commitment and after receipt of notice of any subsequent exceptions to provide notice to Seller of any items disapproved.shall convey title by warranty deed, subject to existing taxes, assessments, covenants, conditions, restrictions, rights of way, easementsshall convey title by warranty deed, subject to existing taxes, assessments, covenants, conditions, restrictions, rights of wayand all other matters of record. Buyer shall be provided at Seller’s expense an American Land Title Association (“ALTA”) Homeow

Standard Owner’s Title Insurance Policy, showing title vested in Buyer. Buyer may acquire extended coverage at Buyer’s own addiexpense. If applicable, Buyer shall pay the cost of obtaining the ALTA Lender Title Insurance Policy.


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4. DISCLOSURE Seller Property Disclosure Statement (“SPDS”): Seller shall deliver a completed AAR Residential SPDS form to the Buyerwithin five (5) days after Contract acceptance. Buyer shall provide notice of any SPDS items disapproved within the InspectionPeriod or five (5) days after receipt of the SPDS, whichever is later.

Insurance Claims History: Seller shall deliver to Buyer a written five-year insurance claims history regarding Premises (or a claimshistory for the length of time Seller has owned the Premises if less than five years) from Seller’s insurance company or an insurancesupport organization or consumer reporting agency, or if unavailable from these sources, from Seller, within five (5) days after Contractacceptance. (Seller may obscure any reference to date of birth or social security number from the document). Buyer shall providenotice of any items disapproved within the Inspection Period or five (5) days after receipt of the claims history, whichever is later.

Lead-Based Paint Disclosure: If the Premises were built prior to 1978, the Seller shall: (i) notify the Buyer of any known lead-basedpaint (“LBP”) or LBP hazards in the Premises; (ii) provide the Buyer with any LBP risk assessments or inspections of the Premises inthe Seller’s possession; (iii) provide the Buyer with the Disclosure of Information on Lead-based Paint and Lead-based PaintHazards, and any report, records, pamphlets, and/or other materials referenced therein, including the pamphlet “Protect Your Familyfrom Lead in Your Home” (collectively “LBP Information”). Buyer shall return a signed copy of the Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards to Seller prior to COE.

n LBP Information was provided prior to Contract acceptance and Buyer acknowledges the opportunity to conduct LBP risk assessments or inspections during Inspection Period.

n Seller shall provide LBP Information within five (5) days after Contract acceptance. Buyer may within ten (10) days

or days after receipt of the LBP Information conduct or obtain a risk assessment or inspection of the Premises for the presence of LBP or LBP hazards (“Assessment Period”). Buyer may within five (5) days after receipt of the LBP Information or five(5) days after expiration of the Assessment Period cancel this Contract.

Buyer is further advised to use certified contractors to perform renovation, repair or painting projects that disturb lead-based paint inresidential properties built before 1978 and to follow specific work practices to prevent lead contamination.

If Premises were constructed prior to 1978, (BUYER’S INITIALS REQUIRED) BUYER BUYER

If Premises were constructed prior to 1978 or later, (BUYER’S INITIALS REQUIRED) BUYER BUYER

Affidavit of Disclosure: If the Premises is located in an unincorporated area of the county, and five or fewer parcels of propertyother than subdivided property are being transferred, the Seller shall deliver a completed Affidavit of Disclosure in the form requiredby law to the Buyer within five (5) days after Contract acceptance. Buyer shall provide notice of any Affidavit of Disclosure itemsdisapproved within the Inspection Period or five (5) days after receipt of the Affidavit of Disclosure, whichever is later.

Changes During Escrow: Seller shall immediately notify Buyer of any changes in the Premises or disclosures made herein, inthe SPDS, or otherwise. Such notice shall be considered an update of the SPDS. Unless Seller is already obligated by Section 5aor otherwise by this Contract or any amendments hereto, to correct or repair the changed item disclosed, Buyer shall be allowedfive (5) days after delivery of such notice to provide notice of disapproval to Seller.

5. WARRANTIES Seller Warranties: Seller warrants and shall maintain and repair the Premises so that at the earlier of possession or COE: (i) allheating, cooling, mechanical, plumbing, and electrical systems (including swimming pool and/or spa, motors, filter systems, cleaningsystems, and heaters, if any), free-standing range/oven, and built-in appliances will be in working condition; (ii) all other agreed uponrepairs and corrections will be completed pursuant to Section 6j; (iii) the Premises, including all additional existing personal propertyincluded in the sale, will be in substantially the same condition as on the date of Contract acceptance; and (iv) all personal propertynot included in the sale and all debris will be removed from the Premises.

Warranties that Survive Closing: Seller warrants that Seller has disclosed to Buyer and Broker(s) all material latent defects andany information concerning the Premises known to Seller, excluding opinions of value, which materially and adversely affect theconsideration to be paid by Buyer. Prior to the COE, Seller warrants that payment in full will have been made for all labor,professional services, materials, machinery, fixtures, or tools furnished within the 150 days immediately preceding the COE inconnection with the construction, alteration, or repair of any structure on or improvement to the Premises. Seller warrants that theinformation regarding connection to a sewer system or on-site wastewater treatment facility (conventional septic or alternative) iscorrect to the best of Seller’s knowledge.

Buyer Warranties: Buyer warrants that Buyer has disclosed to Seller any information that may materially and adversely affect theBuyer’s ability to close escrow or complete the obligations of this Contract. At the earlier of possession of the Premises or COE,Buyer warrants to Seller that Buyer has conducted all desired independent inspections and investigations and accepts the Premises.Buyer warrants that Buyer is not relying on any verbal representations concerning the Premises except disclosed as follows:

134.135.136.

137.138.139.140.141.

142.143.144.145.146.147.

148.149.

150.

151.152.153.

154.155.

156.

157.

158.159.160.161.

162.163.164.165.

166.167. 168.169.170.171.

172.173.174.175.176.177.178.

179. 180.181.182.

183.

184.

4a.

4b.

4c.

4d.

4e.

5a.

5b.

5c.

: Seller shall deliver a completed AAR Residential SPDS form to the Buyer

Buyer is further advised to use certified contractors to perform renovation, repair or painting projects that disturb lead-based paint inBuyer is further advised to use certified contractors to perform renovation, repair or painting projects that disturb lead-baseresidential properties built before 1978 and to follow specific work practices to prevent lead contamination.


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6. DUE DILIGENCE Inspection Period: Buyer’s Inspection Period shall be ten (10) days or days after Contract acceptance. During theInspection Period Buyer, at Buyer’s expense, shall: (i) conduct all desired physical, environmental, and other types of inspectionsand investigations to determine the value and condition of the Premises; (ii) make inquiries and consult government agencies,lenders, insurance agents, architects, and other appropriate persons and entities concerning the suitability of the Premises and thesurrounding area; (iii) investigate applicable building, zoning, fire, health, and safety codes to determine any potential hazards,violations or defects in the Premises; and (iv) verify any material multiple listing service (“MLS”) information. If the presence of sexoffenders in the vicinity or the occurrence of a disease, natural death, suicide, homicide or other crime on or in the vicinity is amaterial matter to the Buyer, it must be investigated by the Buyer during the Inspection Period. Buyer shall keep the Premises freeand clear of liens, shall indemnify and hold Seller harmless from all liability, claims, demands, damages, and costs, and shall repairall damages arising from the inspections. Buyer shall provide Seller and Broker(s) upon receipt, at no cost, copies of all inspectionreports concerning the Premises obtained by Buyer. Buyer is advised to consult the Arizona Department of Real Estate BuyerAdvisory provided by AAR to assist in Buyer’s due diligence inspections and investigations.

Square Footage: BUYER IS AWARE THAT ANY REFERENCE TO THE SQUARE FOOTAGE OF THE PREMISES, BOTH THEREAL PROPERTY (LAND) AND IMPROVEMENTS THEREON, IS APPROXIMATE. IF SQUARE FOOTAGE IS A MATERIALMATTER TO THE BUYER, IT MUST BE INVESTIGATED DURING THE INSPECTION PERIOD.

Wood-Destroying Organism or Insect Inspection: IF CURRENT OR PAST WOOD-DESTROYING ORGANISMS OR INSECTS(SUCH AS TERMITES) ARE A MATERIAL MATTER TO THE BUYER, THESE ISSUES MUST BE INVESTIGATED DURING THEINSPECTION PERIOD. The Buyer shall order and pay for all wood-destroying organism or insect inspections performed during theInspection Period. If the lender requires an updated Wood-Destroying Organism or Insect Inspection Report prior to COE, it will beperformed at Buyer’s expense.

Flood Hazard: Flood hazard designations or the cost of flood hazard insurance shall be determined by Buyer during theInspection Period. If the Premises are situated in an area identified as having any special flood hazards by any governmentalentity, the lender may require the purchase of flood hazard insurance. Special flood hazards may also affect the ability toencumber or improve the Premises.

Insurance: IF HOMEOWNER’S INSURANCE IS A MATERIAL MATTER TO THE BUYER, BUYER SHALL APPLY FOR ANDOBTAIN WRITTEN CONFIRMATION OF THE AVAILABILITY AND COST OF HOMEOWNER’S INSURANCE FOR THEPREMISES FROM BUYER’S INSURANCE COMPANY DURING THE INSPECTION PERIOD. Buyer understands that anyhomeowner’s, fire, casualty, or other insurance desired by Buyer or required by lender should be in place at COE.

Sewer or On-site Wastewater Treatment System: The Premises are connected to a:

n sewer system n septic system n alternative system

IF A SEWER CONNECTION IS A MATERIAL MATTER TO THE BUYER, IT MUST BE INVESTIGATED DURING THEINSPECTION PERIOD. If the Premises are served by a septic or alternative system, the AAR On-site Wastewater TreatmentFacility Addendum is incorporated herein by reference.

(BUYER’S INITIALS REQUIRED) BUYER BUYER

Swimming Pool Barrier Regulations: During the Inspection Period, Buyer agrees to investigate all applicable state, county, andmunicipal Swimming Pool barrier regulations and agrees to comply with and pay all costs of compliance with said regulations prior tooccupying the Premises, unless otherwise agreed in writing. If the Premises contains a Swimming Pool, Buyer acknowledges receiptof the Arizona Department of Health Services approved private pool safety notice.


BUYER ACKNOWLEDGMENT: BUYER RECOGNIZES, ACKNOWLEDGES, AND AGREES THAT BROKER(S) ARE NOTQUALIFIED, NOR LICENSED, TO CONDUCT DUE DILIGENCE WITH RESPECT TO THE PREMISES OR THE SURROUNDINGAREA. BUYER IS INSTRUCTED TO CONSULT WITH QUALIFIED LICENSED PROFESSIONALS TO ASSIST IN BUYER’S DUEDILIGENCE EFFORTS. BECAUSE CONDUCTING DUE DILIGENCE WITH RESPECT TO THE PREMISES AND THESURROUNDING AREA IS BEYOND THE SCOPE OF THE BROKER’S EXPERTISE AND LICENSING, BUYER EXPRESSLYRELEASES AND HOLDS HARMLESS BROKER(S) FROM LIABILITY FOR ANY DEFECTS OR CONDITIONS THAT COULDHAVE BEEN DISCOVERED BY INSPECTION OR INVESTIGATION.


Inspection Period Notice: Prior to expiration of the Inspection Period, Buyer shall deliver to Seller a signed notice of any itemsdisapproved. AAR’s Buyer’s Inspection Notice and Seller’s Response form is available for this purpose. Buyer shall conduct alldesired inspections and investigations prior to delivering such notice to Seller and all Inspection Period items disapproved shall beprovided in a single notice.

185.186.187.188.189.190.191.192.193.194.195.196.

197.198.199.

200.201.202.203.204.

205.206.207.208.

209.210.211.212.

213.

214.

215.216.217.

218.

219.220.221.222.

223.

224.225.226.227.228.229.230.

231.

232.233.234.235.

6a.

6b.

6c.

6d.

6e.

6f.

6g.

6h.

6i.


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Buyer Disapproval: If Buyer, in Buyer’s sole discretion, disapproves of items as allowed herein, Buyer shall deliver to Seller noticeof the items disapproved and state in the notice that Buyer elects to either:

(1) immediately cancel this Contract and all Earnest Money shall be released to Buyer, or(2) provide the Seller an opportunity to correct the items disapproved, in which case:

(a) Seller shall respond in writing within five (5) days or days after delivery to Seller of Buyer’s notice of itemsdisapproved. Seller’s failure to respond to Buyer in writing within the specified time period shall conclusively be deemedSeller’s refusal to correct any of the items disapproved.

(b) If Seller agrees in writing to correct items disapproved, Seller shall correct the items, complete any repairs in aworkmanlike manner and deliver any paid receipts evidencing the corrections and repairs to Buyer three (3) daysor days prior to COE Date.

(c) If Seller is unwilling or unable to correct any of the items disapproved, Buyer may cancel this Contract within five (5) daysafter delivery of Seller’s response or after expiration of the time for Seller’s response, whichever occurs first, and allEarnest Money shall be released to Buyer. If Buyer does not cancel this Contract within the five (5) days as provided,Buyer shall close escrow without correction of those items that Seller has not agreed in writing to correct.

VERBAL DISCUSSIONS WILL NOT EXTEND THESE TIME PERIODS. Only a written agreement signed by both parties will extendresponse times or cancellation rights.

BUYER’S FAILURE TO GIVE NOTICE OF DISAPPROVAL OF ITEMS OR CANCELLATION OF THIS CONTRACT WITHIN THESPECIFIED TIME PERIOD SHALL CONCLUSIVELY BE DEEMED BUYER’S ELECTION TO PROCEED WITH THETRANSACTION WITHOUT CORRECTION OF ANY DISAPPROVED ITEMS.

Notice of Non-Working Warranted Items: Buyer shall provide Seller with notice of any non-working warranted item(s) of whichBuyer becomes aware during the Inspection Period or the Seller warranty for that item(s) shall be waived. Delivery of such noticeshall not affect Seller’s obligation to maintain or repair the warranted item(s).

Home Warranty Plan: Buyer and Seller are advised to investigate the various home warranty plans available for purchase. Theparties acknowledge that different home warranty plans have different coverage options, exclusions, limitations, service fees andmost plans exclude pre-existing conditions.

n A Home Warranty Plan will be ordered by n Buyer or n Seller with the following optional coverage

, to be issued by at a cost not

to exceed $ , to be paid for by n Buyer n Seller

n Buyer declines the purchase of a Home Warranty Plan.

Walkthrough(s): Seller grants Buyer and Buyer’s inspector(s) reasonable access to conduct walkthrough(s) of the Premises for thepurpose of satisfying Buyer that any corrections or repairs agreed to by the Seller have been completed, warranted items are inworking condition and that the Premises is in substantially the same condition as of the date of Contract acceptance. If Buyer doesnot conduct such walkthrough(s), Buyer releases Seller and Broker(s) from liability for any defects that could have been discovered.

Seller’s Responsibility Regarding Inspections and Walkthrough(s): Seller shall make the Premises available for all inspectionsand walkthrough(s) upon reasonable notice by Buyer. Seller shall, at Seller’s expense, have all utilities on, including any propane,until COE to enable Buyer to conduct these inspections and walkthrough(s).

7. REMEDIES Cure Period: A party shall have an opportunity to cure a potential breach of this Contract. If a party fails to comply with any provisionof this Contract, the other party shall deliver a notice to the non-complying party specifying the non-compliance. If the non-compliance is not cured within three (3) days after delivery of such notice (“Cure Period”), the failure to comply shall become abreach of Contract.

Breach: In the event of a breach of Contract, the non-breaching party may cancel this Contract and/or proceed against the breachingparty in any claim or remedy that the non-breaching party may have in law or equity, subject to the Alternative Dispute Resolutionobligations set forth herein. In the case of the Seller, because it would be difficult to fix actual damages in the event of Buyer’sbreach, the Earnest Money may be deemed a reasonable estimate of damages and Seller may, at Seller’s option, accept theEarnest Money as Seller’s sole right to damages; and in the event of Buyer’s breach arising from Buyer’s failure to deliver the noticerequired by Section 2b, or Buyer’s inability to obtain loan approval due to the waiver of the appraisal contingency pursuant to Section2m, Seller shall exercise this option and accept the Earnest Money as Seller’s sole right to damages. An unfulfilled contingency is nota breach of Contract. The parties expressly agree that the failure of any party to comply with the terms and conditions of Section 1dto allow COE to occur on the COE Date, if not cured after a cure notice is delivered pursuant to Section 7a, will constitute a materialbreach of this Contract, rendering the Contract subject to cancellation.

236.237.238.239.

240.241.242.

243.244.245.

246.247.248.249.

250.251.

252.253.254.

255.256.257.

258.259.260.

261.

262.

263.

264.

265.266.267.268.

269.270.271.

272.273.274.275.

276.277.278.279.280.281.282.283.284.285.

6j.

6k.

6l.

6m.

6n.

7a.

7b.

Earnest Money as Seller’s sole right to damages; and in the event of Buyer’s breach arising from Buyer’s failure to deliver therequired by Section 2b, or Buyer’s inability to obtain loan approval due to the waiver of the appraisal contingency pursuant torequired by Section 2b, or Buyer’s inability to obtain loan approval due to the waiver of the appraisal contingency pursuant to2m, Seller shall exercise this option and accept the Earnest Money as Seller’s sole right to damages. An unfulfilled contingenc2m, Seller shall exercise this option and accept the Earnest Money as Seller’s sole right to damages. An unfulfilled contingency is nota breach of Contract. The parties expressly agree that the failure of any party to comply with the terms and conditions of Section 1da breach of Contract. The parties expressly agree that the failure of any party to comply with the terms and conditions of Sectito allow COE to occur on the COE Date, if not cured after a cure notice is delivered pursuant to Section 7a, will constitute a materialto allow COE to occur on the COE Date, if not cured after a cure notice is delivered pursuant to Section 7a, will constitute a mabreach of this Contract, rendering the Contract subject to cancellation.


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Alternative Dispute Resolution (“ADR”): Buyer and Seller agree to mediate any dispute or claim arising out of or relating to thisContract in accordance with the REALTORS® Dispute Resolution System, or as otherwise agreed. All mediation costs shall be paidequally by the parties. In the event that mediation does not resolve all disputes or claims, the unresolved disputes or claims shall besubmitted for binding arbitration. In such event, the parties shall agree upon an arbitrator and cooperate in the scheduling of anarbitration hearing. If the parties are unable to agree on an arbitrator, the dispute shall be submitted to the American ArbitrationAssociation (“AAA”) in accordance with the AAA Arbitration Rules for the Real Estate Industry. The decision of the arbitrator shall befinal and nonappealable. Judgment on the award rendered by the arbitrator may be entered in any court of competent jurisdiction.Notwithstanding the foregoing, either party may opt out of binding arbitration within thirty (30) days after the conclusion of themediation conference by notice to the other and in such event either party shall have the right to resort to court action.

Exclusions from ADR: The following matters are excluded from the requirement for ADR hereunder: (i) any action brought in theSmall Claims Division of an Arizona Justice Court (up to $2,500) so long as the matter is not thereafter transferred or removed fromthe small claims division; (ii) judicial or nonjudicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage, oragreement for sale; (iii) an unlawful entry or detainer action; (iv) the filing or enforcement of a mechanic’s lien; or (v) any matter that iswithin the jurisdiction of a probate court. Further, the filing of a judicial action to enable the recording of a notice of pending action (“lispendens”), or order of attachment, receivership, injunction, or other provisional remedies shall not constitute a waiver of theobligation to submit the claim to ADR, nor shall such action constitute a breach of the duty to mediate or arbitrate.

Attorney Fees and Costs: The prevailing party in any dispute or claim between Buyer and Seller arising out of or relating to thisContract shall be awarded their reasonable attorney fees and costs. Costs shall include, without limitation, attorney fees, expertwitness fees, fees paid to investigators, and arbitration costs.

8. ADDITIONAL TERMS AND CONDITIONS

286.287.288.289.290.291.292.293.294.

295.296.297.298.299.300.301.

302.303.304.

305.

306.

307.

308.

309.

310.

311.

312.

313.

314.

315.

316.

317.

318.

319.

320.

321.

322.

323.

324.

325.

326.

327.

328.

329.

330.

331.

332.

333.

334.

7c.

7d.

7e.

8a.


Page 8 of 9


Page 8 of 9

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Risk of Loss: If there is any loss or damage to the Premises between the date of Contract acceptance and COE or possession,whichever is earlier, by reason of fire, vandalism, flood, earthquake, or act of God, the risk of loss shall be on the Seller, provided,however, that if the cost of repairing such loss or damage would exceed ten percent (10%) of the purchase price, either Seller orBuyer may elect to cancel the Contract.

Permission: Buyer and Seller grant Broker(s) permission to advise the public of this Contract.

Arizona Law: This Contract shall be governed by Arizona law and jurisdiction is exclusively conferred on the State of Arizona.

Time is of the Essence: The parties acknowledge that time is of the essence in the performance of the obligations described herein.

Compensation: Seller and Buyer acknowledge that Broker(s) shall be compensated for services rendered as previously agreed byseparate written agreement(s), which shall be delivered by Broker(s) to Escrow Company for payment at COE, if not previously paid.If Seller is obligated to pay Broker(s), this Contract shall constitute an irrevocable assignment of Seller’s proceeds at COE. If Buyer isobligated to pay Broker(s), payment shall be collected from Buyer as a condition of COE. COMMISSIONS PAYABLE FOR THESALE, LEASING, OR MANAGEMENT OF PROPERTY ARE NOT SET BY ANY BOARD OR ASSOCIATION OF REALTORS®, ORMULTIPLE LISTING SERVICE, OR IN ANY MANNER OTHER THAN BETWEEN THE BROKER AND CLIENT.

Copies and Counterparts: A fully executed facsimile or electronic copy of the Contract shall be treated as an original Contract. ThisContract and any other documents required by this Contract may be executed by facsimile or other electronic means and in anynumber of counterparts, which shall become effective upon delivery as provided for herein, except that the Lead-Based PaintDisclosure Statement may not be signed in counterpart. All counterparts shall be deemed to constitute one instrument, and eachcounterpart shall be deemed an original.

Days: All references to days in this Contract shall be construed as calendar days and a day shall begin at 12:00 a.m. andend at 11:59 p.m.

Calculating Time Periods: In computing any time period prescribed or allowed by this Contract, the day of the act or event fromwhich the time period begins to run is not included and the last day of the time period is included. Contract acceptance occurs on thedate that the signed Contract (and any incorporated counter offer) is delivered to and received by the appropriate Broker. Acts thatmust be performed three days prior to the COE Date must be performed three full days prior (i.e., if COE Date is Friday the act mustbe performed by 11:59 p.m. on Monday).

Entire Agreement: This Contract, and any addenda and attachments, shall constitute the entire agreement between Seller andBuyer, shall supersede any other written or oral agreements between Seller and Buyer and can be modified only by a writing signedby Seller and Buyer. The failure to initial any page of this Contract shall not affect the validity or terms of this Contract.

Subsequent Offers: Buyer acknowledges that Seller has the right to accept subsequent offers until COE. Seller understands thatany subsequent offer accepted by the Seller must be a backup offer contingent on the cancellation of this Contract.

Cancellation: A party who wishes to exercise the right of cancellation as allowed herein may cancel this Contract by deliveringnotice stating the reason for cancellation to the other party or to the Escrow Company. Cancellation shall become effectiveimmediately upon delivery of the cancellation notice.

Notice: Unless otherwise provided, delivery of all notices and documentation required or permitted hereunder shall be in writing anddeemed delivered and received when: (i) hand-delivered; (ii) sent via facsimile transmission; (iii) sent via electronic mail, if emailaddresses are provided herein; or (iv) sent by recognized overnight courier service, and addressed to Buyer as indicated in Section8r, to Seller as indicated in Section 9a and to the Escrow Company indicated in Section 3a.

Earnest Money: Earnest Money is in the form of: n Personal Check n Other If applicable, Earnest Money has been received by Broker named in Section 8r and upon acceptance of this offer will be deposited

with: n Escrow Company n Broker’s Trust Account. Buyer acknowledges that failure to pay the required closing funds by the scheduled COE, if not cured after a cure notice is delivered pursuant to Section 7a, shall be construed as a material breach of thiscontract and all earnest money shall be subject to forfeiture.

Release of Broker(s): Seller and Buyer hereby expressly release, hold harmless and indemnify Broker(s) in this transactionfrom any and all liability and responsibility regarding financing, the condition, square footage, lot lines, boundaries, value,rent rolls, environmental problems, sanitation systems, roof, wood infestation, building codes, governmental regulations,insurance, price and terms of sale, return on investment or any other matter relating to the value or condition of thePremises. The parties understand and agree that the Broker(s) do not provide advice on property as an investment and arenot qualified to provide financial, legal, or tax advice regarding this real estate transaction.

(SELLER’S INITIALS REQUIRED) (BUYER’S INITIALS REQUIRED) SELLER SELLER BUYER BUYER

Terms of Acceptance: This offer will become a binding Contract when acceptance is signed by Seller and a signed copy deliveredin person, by mail, facsimile or electronically, and received by Broker named in Section 8r

by , at a.m./p.m., Mountain Standard Time. Buyer may withdraw this offer at any time prior to receipt of Seller’s signed acceptance. If no signed acceptance is received by thisdate and time, this offer shall be deemed withdrawn and the Buyer’s Earnest Money shall be returned.

335.336.337.338.

339.

340.

341.

342.343.344.345.346.347.

348.349.350.351.352.

353.354.

355.356.357.358.359.

360.361.362.

363.364.

365.366.367.

368.369.370.371.

372.373.

374.375.376.

377.378. 379. 380.381.382.

383.

384.385.

386.387.388.

8b.

8c.

8d.

8e.

8f.

8g.

8h.

8i.

8j.

8k.

8l.

8m.

8n.

8o.

8p.

Broker’s Trust Account. Buyer acknowledges that failure to pay the required closing funds by the Escrow Company Broker’s Trust Account. Buyer acknowledges that failure to pay the required closing funds by the scheduled COE, if not cured after a cure notice is delivered pursuant to Section 7a, shall be construed as a material breach of thisscheduled COE, if not cured after a cure notice is delivered pursuant to Section 7a, shall be construed as a material breach of contract and all earnest money shall be subject to forfeiture.

rent rolls, environmental problems, sanitation systems, roof, wood infestation, building codes, governmental regulations,insurance, price and terms of sale, return on investment or any other matter relating to the value or condition of theinsurance, price and terms of sale, return on investment or any other matter relating to the value or condition of thePremises. The parties understand and agree that the Broker(s) do not provide advice on property as an investment and areinsurance, price and terms of sale, return on investment or any other matter relating to the value or condition of thePremises. The parties understand and agree that the Broker(s) do not provide advice on property as an investment and arenot qualified to provide financial, legal, or tax advice regarding this real estate transaction.

(SELLER’S INITIALS REQUIRED)SELLER SELLER BUYER BUYERSELLER SELLER BUYER BUYER


Page 9 of 9


Page 9 of 9

THIS CONTRACT CONTAINS NINE PAGES EXCLUSIVE OF ANY ADDENDA AND ATTACHMENTS. PLEASE ENSURE THATYOU HAVE RECEIVED AND READ ALL NINE PAGES OF THIS OFFER AS WELL AS ANY ADDENDA AND ATTACHMENTS.

Broker on behalf of Buyer:

PRINT SALESPERSON’S NAME AGENT CODE PRINT FIRM NAME FIRM CODE

FIRM ADDRESS STATE ZIP CODE

PREFERRED TELEPHONE FAX EMAIL

Agency Confirmation: The Broker named in Section 8r above is the agent of (check one):

n the Buyer; n the Seller; or n both the Buyer and Seller

The undersigned agree to purchase the Premises on the terms and conditions herein stated and acknowledge receipt ofa copy hereof including the Buyer Attachment.

^ BUYER’S SIGNATURE MO/DA/YR ^ BUYER’S SIGNATURE MO/DA/YR

ADDRESS ADDRESS

CITY, STATE, ZIP CODE CITY, STATE, ZIP CODE

9. SELLER ACCEPTANCE Broker on behalf of Seller:

PRINT SALESPERSON’S NAME AGENT CODE PRINT FIRM NAME FIRM CODE

FIRM ADDRESS STATE ZIP CODE


Agency Confirmation: The Broker named in Section 9a above is the agent of (check one):

n the Seller; or n both the Buyer and Seller

The undersigned agree to sell the Premises on the terms and conditions herein stated, acknowledge receipt of acopy hereof and grant permission to Broker named on Section 9a to deliver a copy to Buyer.

Counter Offer is attached, and is incorporated herein by reference. Seller should sign both this offer and the Counter Offer. If there is a conflict between this offer and the Counter Offer, the provisions of the Counter Offer shall be controlling.

^ SELLER’S SIGNATURE MO/DA/YR ^ SELLER’S SIGNATURE MO/DA/YR

SELLER’S NAME PRINTED SELLER’S NAME PRINTED

ADDRESS ADDRESS

CITY, STATE, ZIP CODE CITY, STATE, ZIP CODE

n OFFER REJECTED BY SELLER: , 20 MONTH DAY YEAR (SELLER’S INITIALS)

389.390.

391.

392.

393.

394.

395.

396.

397.398.

399.

400.

401.

402.

403.

404.

405.

406.

407.

408.409.

410.411.

412.

413.

414.

415.

416.

8q.

8r.

8s.

8t.

9a.

9b.

9c.



Documents

Buying a Home Within Arizona Guide - courtesy of realtor Pam Bechdel