"AS IS" Residential Contract For Sale And Purchase

"AS IS" Residential Contract For Sale And Purchase THIS FORM HAS BEEN APPROVED BY THE FLORIDA REALTORS AND THE FLORIDA BAR e es -7E.11. ESTATE . von IC:AGE TrLf7 i• PARTIES: FLORENCE M. MCNIFF r and AND OR HER ASSIGNS ("Seller), 3 agree that Seller shall sell and Buyer shall buy the following described Real Property and Personal Property ) 4 (collectively 'Property') pursuant to the terms and conditions of this AS IS Residential Contract For Sale And Purchase and 5 any riders and addenda ("Contract"): 1. PROPERTY DESCRIPTION: 7' (a) Street address, city, zip: a' (b) Property is located in' PALM BEACH County. Florida. Real Property Tax ID No.: 42- - 4.16-001-1011 (I Real Property: The legal description is BENT TREE VILLAS WEST COND UNIT 1-101-A 10 11 12 together with all existing improvements and fixtures, including built-in appliances, built-in furnishings and attached 13 wall-to-wall carpeting and flooring ("Real Property") unless specifically excluded in Paragraph 1(e) or by other terms 14 of this Contract. 15 (d) Personal Property: Unless excluded in Paragraph 1(e) or by other terms of this Contract, the following items which 16 are owned by Seller and existing on the Property as of the date of the initial offer are included in the purchase: 17 range(s)/oven(s), refrigerator(s), dishwasher(s), disposal, ceiling fan(s), intercom, light fixture(s), drapery rods and 18 draperies, blinds. window treatments, smoke detector(s), garage door opener(s), security gate and other access 19 devices, and storm shutters/panels ("Personal Property"). 20' Other Personal Property items included in this purchase are: WASHER. DRYER 21 22 Personal Property is included in the Purchase Price, has no contributory value, and shall be left for the Buyer. 23' (e) The following items are excluded from the purchase: 24 25 PURCHASE PRICE AND CLOSING 28' 2. PURCHASE PRICE (U.S. currency) $ 130.000.00 27' (a) Initial deposit to be held in escrow in the amount of (checks subject to COLLECTION) $ 1,000.00 28 The initial deposit made payable and delivered to 'Escrow Agent" named below ra• (CHECK ONE): (1) 0 accompanies offer or (ii) a is to be made within 2 (if left blank, 30 then 3) days after Effective Date. IF NEITHER BOX IS CHECKED, THEN OPTION (0) 31 SHALL BE DEEMED SELECTED. 32' Escrow Agent Information. Name: KEYES COMPANY 33' Address: 34' Phone. E-mail: Fax: s5. (b) Additional deposit to be delivered to Escrow Agent within 10 (if left blank, then 10) 36* days after Effective Date $ 9.000.00 37 (All deposits paid or agreed to be paid, are collectively referred to as the "Deposit") ar (9 Financing: Express as a dollar amount or percentage ("Loan Amount") see Paragraph 8 sr (d) Other: S 40 (e) Balance to close (not including Buyer's closing costs, prepaids and prorations) by wire 41' transfer or other COLLECTED funds $ 120,000.00 42 NOTE: For the definition of "COLLECTION" or "COLLECTED" see STANDARD S. 43 3. TIME FOR ACCEPTANCE OF OFFER AND COUNTER-OFFERS; EFFECTIVE DATE: 44' (a) If not signed by Buyer and Seller, and an executed copy delivered to all parties on or before July 1. 2015 45' this offer shall be deemed withdrawn and the Deposit, if any, shall be returned to 46 Buyer. Unless otherwise stated, time for acceptance of any counter-offers shall be within 2 days after the day the 47 counter-offer is delivered. se (b) The effective date of this Contract shall be the date when the last one of the Buyer and Seller has signed or initialed 49 and delivered this offer or final counter-offer ("Effective Date'). so 4. CLOSING DATE: Unless modified by other provisions of this Contract, the closing of this transaction shall occur and 51 the closing documents required to be furnished by each party pursuant to this Contract shall be delivered ("Closing") on sr July 31, 2015 ("Closing Date"), at the time established by the Closing Agent. 53 3. EXTENSION OF CLOSING DATE: s4 (a) If Closing funds from Buyer's lender(s) are not available at time of Closing due to Truth In Lending Act (TILA) notice 55 requirements, Closing shall be extended for such period necessary to satisfy TILA notice requirements, not to sa exceed 7 days. Buyers Initials FloridaRealtors/F on a ar- SIS-3 Rev.9/14 OP 2014 Florida Reallorsaand The Florida Bar All rights reserved. Simmer 0440234001434681317 Page 1 of 11 Seller's Initials :tronicallv Sinned AMAMI oCinnnnlinoW1 Cocci"... In . AC4- Ann..4 • C;c•nocl ncinn ASinnfinlinATuf Sceeinn in • chRstangifl-r.74.5-47R5-Adurl'ILHIWR1hArARA. 1 EFTA01081059 57 (b) If extreme weather or other condition or event constituting "Force Majeure' (see STANDARD G) causes: (i) sa disruption of utilities or other services essential for Closing or (ii) Hazard, Wind, Flood or Homeowners' insurance, se to become unavailable prior to Closing, Closing shall be extended a reasonable time up to 3 days after restoration so of utilities and other services essential to Closing and availability of applicable Hazard, Wind. Flood or 61 Homeowners' insurance. If restoration of such utilities or services and availability of insurance has not occurred 82' within (if left blank, then 14) days after Closing Date. then either party may terminate this Contract by 63 delivering written notice to the other party, and Buyer shall be refunded the Deposit, thereby releasing Buyer and 64 Seller from all further obligations under this Contract. 85 6. OCCUPANCY AND POSSESSION: es (a) Unless the box in Paragraph 6(b) is checked, Seller shall, at Closing, deliver occupancy and possession of the 67 Property to Buyer free of tenants, occupants and future tenancies. Also, at Closing, Seller shall have removed all 68 personal items and trash from the Property and shall deliver all keys, garage door openers, access devices and 69 codes, as applicable, to Buyer. If occupancy is to be delivered before Closing, Buyer assumes all risks of loss to the 70 Property from date of occupancy, shall be responsible and liable for maintenance from that date, and shall be 71 deemed to have accepted the Property in its existing condition as of time of taking occupancy. 72' (b) El CHECK IF PROPERTY IS SUBJECT TO LEASE(S) OR OCCUPANCY AFTER CLOSING. If Property is /3 subject to a lease(s) after Closing or is intended to be rented or occupied by third parties beyond Closing, the facts 74 and terms thereof shall be disclosed in writing by Seller to Buyer and copies of the written lease(s) shall be 75 delivered to Buyer, all within 5 days after Effective Date. If Buyer determines, in Buyer's sole discretion, that the 76 lease(s) or terms of occupancy are not acceptable to Buyer, Buyer may terminate this Contract by delivery of 77 written notice of such election to Seller within 5 days after receipt of the above items from Seller, and Buyer shall be 7a refunded the Deposit thereby releasing Buyer and Seller from all further obligations under this Contract. Estoppel 79 Letter(s) and Sellers affidavit shall be provided pursuant to STANDARD D. If Property is intended to be occupied 80 by Seller after Closing, see Rider U. POST-CLOSING OCCUPANCY BY SELLER. 81' 7. ASSIGNABILITY: (CHECK ONE): Buyer El may assign and thereby be released from any further liability under this 82' Contract; 0 may assign but not be released from liability under this Contract; or 0 may not assign this Contract. 83 FINANCING 84 8. FINANCING: 85' I: (a) Buyer will pay cash or may obtain a loan for the purchase of the Property. There is no financing contingency to se Buyer's obligation to close . 87' 0 (b) This Contract is contingent upon Buyer obtaining a written loan commitment for a 0 conventional 0 FHA 0 VA 813- or 0 other (describe) loan on the following terms within (if left blank, then 30) days after 89' Effective Date ("Loan Commitment Date') for (CHECK ONE): 3 fixed, 0 adjustable, fl fixed or adjustable rate loan in 90' the Loan Amount (See Paragraph 2(1), at an initial interest rate not to exceed % (if left blank, then prevailing 91' rate based upon Buyer's creditworthiness). and for a term of (if left blank, then 30) years ('Financing"). 92' Buyer shall make mortgage loan application for the Financing within (if left blank, then 5) days after Effective 93 Date and use good faith and diligent effort to obtain a written loan commitment for the Financing ('Loan Commitment") sal and thereafter to close this Contract. Buyer shall keep Seller and Broker fully informed about the status of mortgage 95 loan application and Loan Commitment and authorizes Buyer's mortgage broker and Buyer's lender to disclose such 96 status and progress to Seller and Broker. 9/ 98 Upon Buyers receipt of Loan Commitment, Buyer shall provide written notice of same to Seller. If Buyer does not as receive Loan Commitment by Loan Commitment Date, then thereafter either party may cancel this Contract up to the ma earlier of: 101 (i.) Buyer's delivery of written notice to Seller that Buyer has either received Loan Commitment or elected to 102 waive the financing contingency of this Contract; or 103 (ii.) 7 days prior to Closing Date. 104 If either party timely cancels this Contract pursuant to this Paragraph B and Buyer is not in default under the terms of 105 this Contract, Buyer shall be refunded the Deposit thereby releasing Buyer and Seller from all further obligations under 106 this Contract. If neither party has timely canceled this Contract pursuant to this Paragraph 8, then this financing 107 contingency shall be deemed waived by Buyer. 108 If Buyer delivers written notice of receipt of Loan Commitment to Seller and this Contract does not thereafter close, the log Deposit shall be paid to Seller unless failure to close is due to: (1) Seller's default; (2) Property related conditions of the 110 Loan Commitment have not been met (except when such conditions are waived by other provisions of this Contract); (3) Ili appraisal of the Property obtained by Buyers lender is insufficient to meet terms of the Loan Commitment; or (4) the 112 loan is not funded due to financial failure of Buyer's lender, in which event(s) the Deposit shall be returned to Buyer, 113 thereby releasing Buyer and Seller from all further obligations under this Contract. Buyer's Indittssr. Page 2 of 11 Seller's Initials 1111 FloridaReall daBar-ASIS•3 Rev.9/14 O 2014 Florida Realtors. and The Florida Bar. All rights reserved. Sewell 041023.2001436683377 . ••••.• ann.. • ••••••• -• ••••• •••••••••• • Plartrnnirollv Sidnarl i mann pRinnelnlinAlmf coccinn in • eRdaetitAaOA5-47R-IlotieallIrrAlhArAttia 1 EFTA01081060 114' 0 (4 Assumption of existing mortgage (see rider for terms) 115' 0 (d) Purchase money note and mortgage to Seller (see riders; addenda: or special clauses for terms). 118 CLOSING COSTS, FEES AND CHARGES 117 9. CLOSING COSTS; TITLE INSURANCE; SURVEY; HOME WARRANTY; SPECIAL ASSESSMENTS: 118 (a) COSTS TO BE PAID BY SELLER: 119 • Documentary stamp taxes and surtax on deed, if any • HOA/Condominium Association estoppel fees 120 • Owner's Policy and Charges (if Para raph 9( (i) is checked) • Recording and other fees needed to cure title 121 • Title search charges (if Paragraph 9( (iii) is c ecked) • Sellers attorneys' fees 122' • Municipal lien search (if Paragraph 9( (i) or (iii) is checked) • Other: 129 If, prior to Closing, Seller is unable o meet the AS IS Maintenance Requirement as required by Paragraph 11 a 124 sum equal to 125% of estimated costs to meet the AS IS Maintenance Requirement shall be escrowed at Closing. If 125 actual costs to meet the AS IS Maintenance Requirement exceed escrowed amount. Seller shall pay such actual 126 costs. Any unused portion of escrowed amount(s) shall be returned to Seller. 127 (b) COSTS TO BE PAID BY BUYER: 128 • Taxes and recording fees on notes and mortgages • Loan expenses 129 • Recording fees for deed and financing statements • Appraisal fees 130 • Owners Policy and Charges (if Paragraph 91(ii) is checked) • Buyer's Inspections 131 • Survey (and elevation certification, if required • Buyer's attorneys' fees 132 • Lender's title policy and endorsements • All property related insurance 133 • HONCondominium Association application/transfer fees • Owners Policy Premium (if Paragraph 134 • Municipal lien search (if Paragraph 94 (ii) is checked) 9 4 (iii) is checked.) 135' Other: 136' (# TITLE EVIDENCE AND INSURANCE: At least (if left blank, then 5) days prior to Closing Date, a title 137 insurance commitment issued by a Florida licensed title insurer, with legible copies of instruments listed as 136 exceptions attached thereto ("Title Commitment') and. after Closing, an owner's policy of title insurance (see 139 STANDARD A for terms) shall be obtained and delivered to Buyer. If Seller has an owner's policy of title insurance 140 covering the Real Property, a copy shall be furnished to Buyer and Closing Agent within 5 days after Effective Date. 141 The owner's title policy premium, title search and closing services (collectively, "Owner's Policy and Charges') shall 142 be paid. as set forth below 143 (CHECK ONE): 144• g (i) Seller shall designate Closing Agent and pay for Owner's Policy and Charges (but not including charges for 145 closing services related to Buyer's lender's policy and endorsements and loan closing, which amounts shall be paid 146 by Buyer to Closing Agent or such other provider(s) as Buyer may select): or 147' 0 (ii) Buyer shall designate Closing Agent and pay for Owner's Policy and Charges and charges for closing 148 services related to Buyer's lender's policy. endorsements. and loan closing; or 149' O (iii) (MIAMI-DADE/BROWARD REGIONAL PROVISION]: Seller shall furnish a copy of a prior owner's policy of 150 title insurance or other evidence of title and pay fees for: (A) a continuation or update of such title evidence, which 151 is acceptable to Buyer's title insurance underwriter for reissue of coverage; (B) tax search; and (1 municipal lien 152 search. Buyer shall obtain and pay for post-Closing continuation and premium for Buyers owners policy, and if 153' applicable, Buyers lenders policy. Seller shall not be obligated to pay more than $ (if left blank, 154 then $200.00) for abstract continuation or title search ordered or performed by Closing Agent. 155 (d) SURVEY: At least 5 days prior to Closing, Buyer may, at Buyers expense, have the Real Property surveyed and 156 certified by a registered Florida surveyor ("Survey'). If Seller has a survey covering the Real Property, a copy shall 157 be furnished to Buyer and Closing Agent within 5 days after Effective Date. 158' (e) HOME WARRANTY: At Closing, 0 Buyer 0 Seller 0 N/A shall pay for a home warranty plan issued by 159' at a cost not to exceed $ . A home 160 warranty plan provides for repair or replacement of many of a home's mechanical systems and major built-in 161 appliances in the event of breakdown due to normal wear and tear during the agreement's warranty period. 182 (f) SPECIAL ASSESSMENTS: At Closing, Seller shall pay: (i) the full amount of liens imposed by a public body 163 ("public body' does not include a Condominium or Homeowner's Association) that are certified, confirmed and 164 ratified before Closing; and (ii) the amount of the public body's most recent estimate or assessment for an 165 improvement which is substantially complete as of Effective Date, but that has not resulted in a lien being imposed 166 on the Property before Closing. Buyer shall pay all other assessments. If special assessments may be paid in 167 installments (CHECK ONE): 168' 0 (a) Seller shall pay installments due prior to Closing and Buyer shall pay installments due after Closing. 169 Installments prepaid or due for the year of Closing shall be prorated. 170' 0 (b) Seller shall pay the assessment(s) in full prior to or at the time of Closing. 171 IF NEITHER BOX IS CHECKED, THEN OPTION (a) SHALL BE DEEMED SELECTED. Buyers Initials (O1\- )C Page 3 of 11 Sellers Initials FloridaRealtorstFloridaBarASIS-3 Rev.9/14 43 2014 Florida Realtorsoand The Florida Bar. All rights reserved. Spina 0440x1200143449327 artrnniroliti einnezei rein" ete•nalnal/mr. fl it ...^.3-nnt- AC 4 .41,414 • • Cielf4fAniro litt c in non liainn Race-inn in PA4aPCIM-1,74S-47A5Aggici-rirtrrA 1 hArfiftp 1 EFTA01081061 172 This Paragraph 9(f) shall not apply to a special benefit tax lien imposed by a community development district (COO) 173 pursuant to Chapter 190, F.S., which lien shall be prorated pursuant to STANDARD K. 174 DISCLOSURES 175 10. DISCLOSURES: 176 (a) RADON GAS: Radon is a naturally occurring radioactive gas that, when it is accumulated in a building in sufficient 177 quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal 178 and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon 179 testing may be obtained from your county health department. 180 (b) PERMITS DISCLOSURE: Except as may have been disclosed by Seller to Buyer in a written disclosure, Seller 181 does not know of any improvements made to the Property which were made without required permits or made 182 pursuant to permits which have not been properly closed. 183 (t MOLD: Mold is naturally occurring and may cause health risks or damage to property. If Buyer is concerned or 184 desires additional information regarding mold, Buyer should contact an appropriate professional. 185 (d) FLOOD ZONE; ELEVATION CERTIFICATION: Buyer is advised to verify by elevation certificate which flood zone 186 the Property is in. whether flood insurance is required by Buyer's lender, and what restrictions apply to improving 187 the Property and rebuilding in the event of casualty. If Property is in a "Special Flood Hazard Area" or "Coastal 788 Barrier Resources Act' designated area or otherwise protected area identified by the U.S. Fish and Wildlife Service 189 under the Coastal Barrier Resources Act and the lowest floor elevation for the building(s) and /or flood insurance 190 rating purposes is below minimum flood elevation or is ineligible for flood insurance coverage through the National 191 Flood Insurance Program or private flood insurance as defined in 42 Il. §4012a. Buyer may terminate this 192" Contract by delivering written notice to Seller within (if left blank, then 20) days after Effective Date, and 193 Buyer shall be refunded the Deposit thereby releasing Buyer and Seller from all further obligations under this lea Contract, failing which Buyer accepts existing elevation of buildings and flood zone designation of Property. The 195 National Flood Insurance Program may assess additional fees or adjust premiums for pre-Flood Insurance Rate 196 Map (pre-FIRM) non-primary structures (residential structures in which the insured or spouse does not reside for at 197 least 50% of the year) and an elevation certificate may be required for actuarial rating. 198 (e) ENERGY BROCHURE: Buyer acknowledges receipt of Florida Energy-Efficiency Rating Information Brochure 199 required by Section 553.996, F.S. 200 (f) LEAD-BASED PAINT: If Property includes pre-1978 residential housing, a lead-based paint disclosure is 201 mandatory. 202 (g) HOMEOWNERS' ASSOCIATION/COMMUNITY DISCLOSURE: BUYER SHOULD NOT EXECUTE THIS 203 CONTRACT UNTIL BUYER HAS RECEIVED AND READ THE HOMEOWNERS' ASSOCIATION/COMMUNITY 204 DISCLOSURE, IF APPLICABLE. 205 (h) PROPERTY TAX DISCLOSURE SUMMARY: BUYER SHOULD NOT RELY ON THE SELLER'S CURRENT 206 PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO 207 PAY IN THE YEAR SUBSEQUENT TO PURCHASE. A CHANGE OF OWNERSHIP OR PROPERTY 208 IMPROVEMENTS TRIGGERS REASSESSMENTS OF THE PROPERTY THAT COULD RESULT IN HIGHER 209 PROPERTY TAXES. IF YOU HAVE ANY QUESTIONS CONCERNING VALUATION, CONTACT THE COUNTY 210 PROPERTY APPRAISER'S OFFICE FOR INFORMATION. 211 (i) FIRPTA TAX WITHHOLDING: Seller shall inform Buyer in writing if Seller is a "foreign person" as defined by the 212 Foreign Investment in Real Property Tax Act ("FIRPTA"). Buyer and Seller shall comply with FIRPTA, which may 213 require Seller to provide additional cash at Closing. If Seller is not a "foreign person". Seller can provide Buyer, at or 214 prior to Closing, a certification of non-foreign status, under penalties of perjury, to inform Buyer and Closing Agent 215 that no withholding is required. See STANDARD V for further information pertaining to FIRPTA. Buyer and Seller 216 are advised to seek legal counsel and tax advice regarding their respective rights, obligations, reporting and 217 withholding requirements pursuant to FIRPTA. 218 (j) SELLER DISCLOSURE: Seller knows of no facts materially affecting the value of the Real Property which are not 219 readily observable and which have not been disclosed to Buyer. Except as provided for in the preceding sentence, 220 Seller extends and intends no warranty and makes no representation of any type, either express or implied, as to 221 the physical condition or history of the Property. Except as otherwise disclosed in writing Seller has received no 222 written or verbal notice from any governmental entity or agency as to a currently uncorrected building, 223 environmental or safety code violation. 224 PROPERTY MAINTENANCE, CONDITION, INSPECTIONS AND EXAMINATIONS 225 11. PROPERTY MAINTENANCE: Except for ordinary wear and tear and Casualty Loss, Seller shall maintain the Property, 228 including, but not limited to, lawn, shrubbery, and pool, in the condition existing as of Effective Date ("AS IS 227 Maintenance Requirement"). Buyer's Initials C7c Page 4 of 11 Seller's Initials FloridaRealtors/FloridaBar-ASIS-3 Rev.9/14 (7 2014 Florida Realtorsmand The Florida Bar. All rights reserved. serum 044023.200113.5689327 artrnnirallti Cinnori 'mina" in . 4e4 - •nn.• • ClanIenninallo Cinnati iieinn Screeirm tn Pgdagiciffl-rOdS-47RS-FIMA-rinerAlhArAfte 1 fent EFTA01081062 228 12. PROPERTY INSPECTION: RIGHT TO CANCEL: 229' (a) PROPERTY INSPECTIONS AND RIGHT TO CANCEL: Buyer shall have 10 (if left blank, then 15) days 230 after Effective Date ("Inspection Period") within which to have such inspections of the Property performed 231 as Buyer shall desire during the Inspection Period. If Buyer determines, in Buyer's sole discretion, that the 232 Property is not acceptable to Buyer, Buyer may terminate this Contract by delivering written notice of such 233 election to Seller prior to expiration of Inspection Period. If Buyer timely terminates this Contract, the 234 Deposit paid shall be returned to Buyer, thereupon, Buyer and Seller shall be released of all further 235 obligations under this Contract; however, Buyer shall be responsible for prompt payment for such 238 inspections, for repair of damage to, and restoration of, the Property resulting from such inspections, and 237 shall provide Seller with paid receipts for all work done on the Property (the preceding provision shall 238 survive termination of this Contract). Unless Buyer exercises the right to terminate granted herein, Buyer 239 accepts the physical condition of the Property and any violation of governmental, building, environmental, 240 and safety codes, restrictions, or requirements, but subject to Seller's continuing AS IS Maintenance 241 Requirement, and Buyer shall be responsible for any and all repairs and improvements required by Buyer's 242 lender. 243 (b) WALK-THROUGH INSPECTION/RE-INSPECTION: On the day prior to Closing Date, or on Closing Date prior to 244 time of Closing, as specified by Buyer. Buyer or Buyers representative may perform a walk-through (and follow-up 245 walk-through, if necessary) inspection of the Property solely to confirm that all items of Personal Property are on the 248 Property and to verify that Seller has maintained the Property as required by the AS IS Maintenance Requirement 247 and has met all other contractual obligations. 248 (9 SELLER ASSISTANCE AND COOPERATION IN CLOSE-OUT OF BUILDING PERMITS: If Buyer's inspection of 249 the Property identifies open or needed building permits, then Seller shall promptly deliver to Buyer all plans, written 250 documentation or other information in Sellers possession, knowledge, or control relating to improvements to the 251 Property which are the subject of such open or needed Permits, and shall promptly cooperate in good faith with 252 Buyer's efforts to obtain estimates of repairs or other work necessary to resolve such Permit issues. Seller's 253 obligation to cooperate shall include Sellers execution of necessary authorizations, consents, or other documents 254 necessary for Buyer to conduct inspections and have estimates of such repairs or work prepared, but in fulfilling 255 such obligation, Seller shall not be required to expend, or become obligated to expend, any money. 258 (d) ASSIGNMENT OF REPAIR AND TREATMENT CONTRACTS AND WARRANTIES: At Buyer's option and cost, 257 Seller will, at Closing, assign all assignable repair, treatment and maintenance contracts and warranties to Buyer. 258 ESCROW AGENT AND BROKER 259 13. ESCROW AGENT: Any Closing Agent or Escrow Agent (collectively "Agent') receiving the Deposit, other funds and 280 other items is authorized, and agrees by acceptance of them, to deposit them promptly, hold same in escrow within the 281 State of Florida and, subject to COLLECTION, disburse them in accordance with terms and conditions of this Contract. 282 Failure of funds to become COLLECTED shall not excuse Buyers performance. When conflicting demands for the 283 Deposit are received, or Agent has a good faith doubt as to entitlement to the Deposit, Agent may take such actions 284 permitted by this Paragraph 13, as Agent deems advisable. IF in doubt as to Agent's duties or liabilities under this 285 Contract. Agent may. at Agent's option, continue to hold the subject matter of the escrow until the parties agree to its 288 disbursement or until a final judgment of a court of competent jurisdiction shall determine the rights of the parties, or 287 Agent may deposit same with the clerk of the circuit court having jurisdiction of the dispute. An attorney who represents 288 a party and also acts as Agent may represent such party in such action. Upon notifying all parties concerned of such 289 action, all liability on the part of Agent shall fully terminate, except to the extent of accounting for any items previously 270 delivered out of escrow. If a licensed real estate broker, Agent will comply with provisions of Chapter 475, F.S., as 271 amended and FREC rules to timely resolve escrow disputes through mediation, arbitration. interpleader or an escrow 272 disbursement order. 273 Any proceeding between Buyer and Seller wherein Agent is made a party because of acting as Agent hereunder, or in 274 any proceeding where Agent interpleads the subject matter of the escrow, Agent shall recover reasonable attorney's 775 fees and costs incurred, to be paid pursuant to court order out of the escrowed funds or equivalent. Agent shall not be 278 liable to any party or person for mis-delivery of any escrowed items, unless such mis-delivery is due to Agent's willful 277 breath of this Contract or Agent's gross negligence. This Paragraph 13 shall survive Closing or termination of this 278 Contract. 279 14. PROFESSIONAL ADVICE; BROKER LIABILITY: Broker advises Buyer and Seller to verify Property condition, square 280 footage, and all other facts and representations made pursuant to this Contract and to consult appropriate professionals 281 for legal, tax, environmental, and other specialized advice concerning matters affecting the Property and the transaction 282 contemplated by this Contract. Broker represents to Buyer that Broker does not reside on the Property and that all 283 representations (oral, written or otherwise) by Broker are based on Seller representations or public records. BUYER 284 AGREES TO RELY SOLELY ON SELLER, PROFESSIONAL INSPECTORS AND GOVERNMENTAL AGENCIES as FOR VERIFICATION OF PROPERTY CONDITION, SQUARE FOOTAGE AND FACTS THAT MATERIALLY AFFECT 288 PROPERTY VALUE AND NOT ON THE REPRESENTATIONS (ORAL, WRITTEN OR OTHERWISE) OF BROKER. Buyers Initials itC: ".<, Page 5 of 11 Seller's Initials IM FloridaRealtorsiFloridaBaeASIS-3 Rev.91/14 rg/2014 Florida Reallors^and The Florida Bar. All rights reserved. Sons. 044023.200143-6409327 w•trnnirolhs Cinnael Tin . nn-nnt- Ar. - •nn . nt.'s •-• . C;nnewi acinenelinonilf Saccinn In • oftdaisQfri-r2.1S-47AC-RarlQ-rinerA 1 hgrAftis 1 EFTA01081063 28! Buyer and Seller (individually, the "Indemnifying Party) each individually indemnifies, holds harmless, and releases 288 Broker and Broker's officers, directors, agents and employees from all liability for loss or damage, including all costs 289 and expenses, and reasonable attorney's fees at all levels, suffered or incurred by Broker and Broker's officers, no directors, agents and employees in connection with or arising from claims, demands or causes of action instituted by 291 Buyer or Seller based on: (i) inaccuracy of information provided by the Indemnifying Party or from public records; (U) 292 Indemnifying Party's misstatement(s) or failure to perform contractual obligations; (iii) Broker's performance, at 293 Indemnifying Party's request, of any task beyond the scope of services regulated by Chapter 475, F.S., as amended, 294 including Broker's referral, recommendation or retention of any vendor for, or on behalf of Indemnifying Party; (iv) 295 products or services provided by any such vendor for, or on behalf of. Indemnifying Party; and (v) expenses incurred by 296 any such vendor. Buyer and Seller each assumes full responsibility for selecting and compensating their respective 297 vendors and paying their other costs under this Contract whether or not this transaction closes. This Paragraph 14 will 298 not relieve Broker of statutory obligations under Chapter 475, F.S., as amended. For purposes of this Paragraph 14, 299 Broker will be treated as a party to this Contract. This Paragraph 14 shall survive Closing or termination of this Contract. 300 DEFAULT AND DISPUTE RESOLUTION 301 15. DEFAULT: 302 (a) BUYER DEFAULT: If Buyer fails, neglects or refuses to perform Buyer's obligations under this Contract, including 303 payment of the Deposit, within the time(s) specified, Seller may elect to recover and retain the Deposit for the 304 account of Seller as agreed upon liquidated damages, consideration for execution of this Contract, and in full 305 settlement of any claims, whereupon Buyer and Seller shall be relieved from all further obligations under this 306 Contract, or Seller, at Sellers option, may, pursuant to Paragraph 16, proceed in equity to enforce Seller's rights 307 under this Contract The portion of the Deposit. if any, paid to Listing Broker upon default by Buyer, shall be split 308 equally between Listing Broker and Cooperating Broker; provided however, Cooperating Brokers share shall not be 309 greater than the commission amount Listing Broker had agreed to pay to Cooperating Broker. 310 (b) SELLER DEFAULT: If for any reason other than failure of Seller to make Seller's title marketable after reasonable 311 diligent effort, Seller fails, neglects or refuses to perform Seller's obligations under this Contract, Buyer may elect to 312 receive return of Buyer's Deposit without thereby waiving any action for damages resulting from Seller's breach, 313 and, pursuant to Paragraph 16, may seek to recover such damages or seek specific performance. 314 This Paragraph 15 shall survive Closing or termination of this Contract. 315 16. DISPUTE RESOLUTION: Unresolved controversies, claims and other matters in question between Buyer and Seller 3113 arising out of, or relating to, this Contract or its breach, enforcement or interpretation ('Dispute") will be settled as 31/ follows: 318 (a) Buyer and Seller will have 10 days after the date conflicting demands for the Deposit are made to attempt to 319 resolve such Dispute, failing which, Buyer and Seller shall submit such Dispute to mediation under Paragraph 320 16(b). 321 (b) Buyer and Seller shall attempt to settle Disputes in an amicable manner through mediation pursuant to Florida 322 Rules for Certified and Court-Appointed Mediators and Chapter 44, F.S., as amended (the 'Mediation Rules"). The 323 mediator must be certified or must have experience in the real estate industry. Injunctive relief may be sought 324 without first complying with this Paragraph 16(b). Disputes not settled pursuant to this Paragraph 16 may be 325 resolved by instituting action in the appropriate court having jurisdiction of the matter. This Paragraph 16 shall 326 survive Closing or termination of this Contract. 327 17. ATTORNEY'S FEES; COSTS: The parties will split equally any mediation fee incurred in any mediation permitted by 328 this Contract, and each party will pay their own costs, expenses and fees, including attorney's fees, incurred in 329 conducting the mediation. In any litigation permitted by this Contract, the prevailing party shall be entitled to recover no from the non-prevailing party costs and fees, including reasonable attorney's fees, incurred in conducting the litigation. 331 This Paragraph 17 shall survive Closing or termination of this Contract. 332 STANDARDS FOR REAL ESTATE TRANSACTIONS ("STANDARDS") 333 18. STANDARDS: 334 A. TITLE: 335 (i) TITLE EVIDENCE; RESTRICTIONS; EASEMENTS; LIMITATIONS: Within the time period provided in Paragraph 336 9), the Title Commitment, with legible copies of instruments listed as exceptions attached thereto, shall be issued and 337 de ivered to Buyer. The Title Commitment shall set forth those matters to be discharged by Seller at or before Closing 338 and shall provide that, upon recording of the deed to Buyer, an owner's policy of title insurance in the amount of the 339 Purchase Price, shall be issued to Buyer insuring Buyer's marketable title to the Real Property, subject only to the 340 following matters: (a) comprehensive land use plans, zoning, and other land use restrictions, prohibitions and 341 requirements imposed by governmental authority; (b) restrictions and matters appearing on the Plat or otherwise 342 common to the subdivision; (I) outstanding oil, gas and mineral rights of record without right of entry; (d) unplatted 343 public utility easements of record (located contiguous to real property lines and not more than 10 feet in width as to rear 344 or front lines and 7 1/2 feet in width as to side lines); (e) taxes for year of Closing and subsequent years; and (f) Buyers Initials Pa 6 of 11 Sellers Initials FloridaReallors/FlondaBaTASIS-3 Rev.9/14 O 2014 Florida The Florida Bar. All rights reserved. sena 044023.300143.5113132? antenninnlh. C,nnn.l ....inn neinnenni;.....rmr In • -nsi-nns. ••• • - 4•••••• .• I •••• • •-• - • rlarlennirmllu qinmarl ,'Ginn aAinnOnlingsrar Raccinn in PRdataQffl-rO.1S-47R-RPrICI-ritirrfil hnrfiRa 1 EFTA01081064 STANDARDS FOR REAL ESTATE TRANSACTIONS ("STANDARDS") CONTINUED 345 assumed mortgages and purchase money mortgages, if any (if additional items, attach addendum); provided, that, none 346 prevent use of Property for RESIDENTIAL PURPOSES. If there exists at Closing any violation of items identified in (b) 347 - (f) above, then the same shall be deemed a title defect Marketable title shall be determined according to applicable 348 Title Standards adopted by authority of The Florida Bar and in accordance with law. 349 (ii) TITLE EXAMINATION: Buyer shall have 5 days after receipt of Title Commitment to examine it and notify Seller in 350 writing specifying defect(s), if any, that render title unmarketable. If Seller provides Title Commitment and it is delivered as, to Buyer less than 5 days prior to Closing Date, Buyer may extend Closing for up to 5 days after date of receipt to 352 examine same in accordance with this STANDARD A. Seller shall have 30 days ("Cure Period") after receipt of Buyer's 353 notice to take reasonable diligent efforts to remove defects. If Buyer fails to so notify Seller. Buyer shall be deemed to 354 have accepted title as it then is. If Seller cures defects within Cure Period, Seller will deliver written notice to Buyer (with 355 proof of cure acceptable to Buyer and Buyer's attorney) and the parties will close this Contract on Closing Date (or if 356 Closing Date has passed, within 10 days after Buyer's receipt of Seller's notice). If Seller is unable to cure defects 357 within Cure Period, then Buyer may, within 5 days after expiration of Cure Period, deliver written notice to Seller: (a) 358 extending Cure Period for a specified period not to exceed 120 days within which Seller shall continue to use 359 reasonable diligent effort to remove or cure the defects ("Extended Cure Period"); or (b) electing to accept title with 360 existing defects and close this Contract on Closing Date (or if Closing Date as passed, within the earlier of 10 days 301 after end of Extended Cure Period or Buyer's receipt of Seller's notice), or ft ) electing to terminate this Contract and 362 receive a refund of the Deposit, thereby releasing Buyer and Seller from all further obligations under this Contract. If 363 after reasonable diligent effort, Seller is unable to timely cure defects, and Buyer does not waive the defects, this 364 Contract shall terminate, and Buyer shall receive a refund of the Deposit, thereby releasing Buyer and Seller from all 365 further obligations under this Contract. 366 B. SURVEY: If Survey discloses encroachments on the Real Property or that improvements located thereon encroach 367 on setback lines, easements, or lands of others, or violate any restrictions, covenants, or applicable governmental 388 regulations described in STANDARD A (i)(a), (b) or (d) above, Buyer shall deliver written notice of such matters, 369 together with a copy of Survey, to Seller within 5 days after Buyer's receipt of Survey, but no later than Closing. If Buyer 370 timely delivers such notice and Survey to Seller, such matters identified in the notice and Survey shall constitute a title 371 defect. subject to cure obligations of STANDARD A above. If Seller has delivered a prior survey, Seller shall, at Buyer's 372 request, execute an affidavit of "no change" to the Real Property since the preparation of such prior survey, to the 373 t rettent the affirmations therein are true and correct. 374 I. INGRESS AND EGRESS: Seller represents that there is ingress and egress to the Real Property and title to the 375 Real Property is insurable in accordance with STANDARD A without exception for lack of legal right of access. 376 D. LEASE INFORMATION: Seller shall, at least 10 days prior to Closing, furnish to Buyer estoppel letters from 377 tenant(s)/occupant(s) specifying nature and duration of occupancy, rental rates, advanced rent and security deposits 378 paid by tenant(s) or occupant(s)('Estoppel Letter(s)"). If Seller is unable to obtain such Estoppel Letter(s) the same 379 information shall be furnished by Seller to Buyer within that time period in the form of a Sellers affidavit and Buyer may 380 thereafter contact tenant(s) or occupant(s) to confirm such information. If Estoppel Letter(s) or Seller's affidavit, if any, 301 differ materially from Seller's representations and lease(s) provided pursuant to Paragraph 6. or if tenant(s)/occupant(s) 382 fail or refuse to confirm Sellers affidavit, Buyer may deliver written notice to Seller within 5 days after receipt of such 383 information, but no later than 5 days prior to Closing Date. terminating this Contract and receive a refund of the Deposit, 384 thereby releasing Buyer and Seller from all further obligations under this Contract. Seller shall, at Closing, deliver and 385 assign all leases to Buyer who shall assume Seller's obligations thereunder. 386 E. LIENS: Seller shall furnish to Buyer at Closing an affidavit attesting (i) to the absence of any financing statement, 387 claims of lien or potential lienors known to Seller and (ii) that there have been no improvements or repairs to the Real 300 Properly for 90 days immediately preceding Closing Date. If the Real Property has been improved or repaired within 389 that time, Seller shall deliver releases or waivers of construction liens executed by all general contractors, 390 subcontractors, suppliers and materialmen in addition to Seller's lien affidavit setting forth names of all such general 391 contractors, subcontractors, suppliers and materialmen, further affirming that all charges for improvements or repairs 392 which could serve as a basis for a construction lien or a claim for damages have been paid or will be paid at Closing. 393 F. TIME: Calendar days shall be used in computing time periods. Time is of the essence in this Contract. 394 Other than time for acceptance and Effective Date as set forth in Paragraph 3, any time periods provided for or dates 395 specified in this Contract, whether preprinted, handwrit pewritten or inserted herein, shall end or occur on a 396 Saturday, Sunday, or a national legal holiday (see 5 . 6103) shall extend to 5:00. (where the Property is 397 located) of the next business day. 398 G. FORCE MAJEURE: Buyer or Seller shall not be required to perform any obligation under this Contract or be liable 390 to each other for damages so long as performance or non-performance of the obligation is delayed, caused or 400 prevented by Force Majeure. "Force Majeure' means: hurricanes, earthquakes, floods, fire, acts of God, unusual acii transportation delays. wars, insurrections, acts of terrorism, and any other cause not reasonably within control of Buyer 402 or Seller, and which, by exercise of reasonable diligent effort, the non-performing party is unable in whole or in part to 403 prevent or overcome. All time periods, including Closing Date, will be extended for the period that the Force Majeure 404 prevents performance under this Contract, provided, however, if such Force Majeure continues to prevent performance Buyer's Initials CirC v Page 7 of 11 FloridaRealtorsiFloridaBar-ASI9-3 Rev.9/14 02014 Florida Realtors,' and The Florida Bar. All rights reserved. Savoie 044023.200143-6689327 ortrrtnirolly einnoA eleine• in . -"tunnt. •r .• • ••••-•. ••• • • • Clatifretninathi Cinnati ueinn aSinnrwilinanAt Spetinn It7 • raflaaciffi4,74S-47RS-AcmigaifIrrAlhRefiFta 1 Sellers Initials 9m EFTA01081065 STANDARDS FOR REAL ESTATE TRANSACTIONS ("STANDARDS") CONTINUED 405 under this Contract more than 14 days beyond Closing Date, then either party may terminate this Contract by delivering 408 written notice to the other and the Deposit shall be refunded to Buyer, thereby releasing Buyer and Seller from all 407 further obligations under this Contract. 408 H. CONVEYANCE: Seller shall convey marketable title to the Real Property by statutory warranty, trustees, personal 409 representative's, or guardian's deed, as appropriate to the status of Seller, subject only to matters described in 410 STANDARD A and those accepted by Buyer. Personal Property shall, at request of Buyer, be transferred by absolute 411 bill of sale with warranty of title, subject only to such matters as may be provided for in this Contract. 412 I. CLOSING LOCATION; DOCUMENTS; AND PROCEDURE: 413 (i) LOCATION: Closing will take place in the county where the Real Property is located at the office of the attorney or 414 other closing agent ("Closing Agent") designated by the party paying for the owner's policy of title insurance, or, if no 415 title insurance, designated by Seller. Closing may be conducted by mail or electronic means. 418 (ii) CLOSING DOCUMENTS: Seller shall at or prior to Closing, execute and deliver, as applicable, deed, bill of sale, 417 certificate(s) of title or other documents necessary to transfer title to the Property, construction lien affidavit(s), owner's 418 possession and no lien affidavit(s), and assignment(s) of leases. Seller shall provide Buyer with paid receipts for all 419 work done on the Property pursuant to this Contract. Buyer shall furnish and pay for, as applicable the survey, flood 420 elevation certification, and documents required by Buyer's lender. 421 (iii) PROCEDURE: The deed shall be recorded upon COLLECTION of all closing funds. If the Title Commitment 422 provides insurance against adverse matters pursuant to Section 627.7841, F.S., as amended, the escrow closing 423 procedure required by STANDARD J shall be waived, and Closing Agent shall, subject to COLLECTION of all closing 424 funds, disburse at Closing the brokerage fees to Broker and the net sale proceeds to Seller 425 J. ESCROW CLOSING PROCEDURE: If Title Commitment issued pursuant to Paragraph 9(1 does not provide for 428 insurance against adverse matters as permitted under Section 627.7841, F.S.. as amended, the following escrow and 427 closing procedures shall apply: (1) all Closing proceeds shall be held in escrow by the Closing Agent for a period of not 428 more than 10 days after Closing; (2) if Sellers title is rendered unmarketable, through no fault of Buyer, Buyer shall, 429 within the 10 day period, notify Seller in writing of the defect and Seller shall have 30 days from date of receipt of such 430 notification to cure the defect; (3) if Seller fails to timely cure the defect, the Deposit and all Closing funds paid by Buyer 431 shall, within 5 days after written demand by Buyer, be refunded to Buyer and, simultaneously with such repayment, 432 Buyer shall return the Personal Property, vacate the Real Property and re-convey the Property to Seller by special 433 warranty deed and bill of sale; and (4) if Buyer fails to make timely demand for refund of the Deposit, Buyer shall take 434 title as is, waiving all rights against Seller as to any intervening defect except as may be available to Buyer by virtue of 435 warranties contained in the deed or bill of sale. 438 K. PRORATIONS; CREDITS: The following recurring items will be made current (if applicable) and prorated as of the 437 day prior to Closing Date, or date of occupancy if occupancy occurs before Closing Date: real estate taxes (including 438 special benefit tax assessments imposed by a CDD), interest, bonds, association fees, insurance, rents and other 439 expenses of Property. Buyer shall have option of taking over existing policies of insurance, if assumable, in which event 440 premiums shall be prorated. Cash at Closing shall be increased or decreased as may be required by prorations to be 441 made through day prior to Closing. Advance rent and security deposits, if any, will be credited to Buyer. Escrow 442 deposits held by Sellers mortgagee will be paid to Seller. Taxes shall be prorated based on current years tax with due 443 allowance made for maximum allowable discount, homestead and other exemptions. If Closing occurs on a date when 444 current year's millage is not fixed but current year's assessment is available, taxes will be prorated based upon such 445 assessment and prior years millage. If current years assessment is not available, then taxes will be prorated on prior 448 year's tax. If there are completed improvements on the Real Property by January 1st of year of Closing, which 442 improvements were not in existence on January 1st of prior year, then taxes shall be prorated based upon prior years 448 millage and at an equitable assessment to be agreed upon between the parties, failing which, request shall be made to 449 the County Property Appraiser for an informal assessment taking into account available exemptions. A tax proration 450 based on an estimate shall, at either party's request, be readjusted upon receipt of current year's tax bill. This 451 STANDARD K shall survive Closing. 452 L. ACCESS TO PROPERTY TO CONDUCT APPRAISALS, INSPECTIONS, AND WALK-THROUGH: Seller shall, 453 upon reasonable notice, provide utilities service and access to Property for appraisals and inspections, including a walk- 4S4 through (or follow-up walk-through if necessary) prior to Closing. 455 M. RISK OF LOSS: If, after Effective Date, but before Closing, Property is damaged by fire or other casualty 458 (Casualty Loss") and cost of restoration (which shall include cost of pruning or removing damaged trees) does not 457 exceed 1.5% of Purchase Price, cost of restoration shall be an obligation of Seller and Closing shall proceed pursuant 458 to terms of this Contract. If restoration is not completed as of Closing, a sum equal to 125% of estimated cost to 459 complete restoration (not to exceed 1.5% of Purchase Price), will be escrowed at Closing. If actual cost of restoration 480 exceeds escrowed amount, Seller shall pay such actual costs (but, not in excess of 1.5% of Purchase Price). Any 481 unused portion of escrowed amount shall be returned to Seller. If cost of restoration exceeds 1.5% of Purchase Price, 462 Buyer shall elect to either take Property "as is" together with the 1.5%, or receive a refund of the Deposit, thereby 463 releasing Buyer and Seller from all further obligations under this Contract. Sellers sole obligation with respect to tree 464 damage by casualty or other natural occurrence shall be cost of pruning or removal. Buyer's Initials Page 8 of 11 Selets Initials fri FloridaRealtors/F ndaBar-ASIS-3 Rev.9/14 O2014 Florida Realtors and The Florida Bar. All tights reserved. Spnwer 044025200143-5649127 ar4rnn;r•-dli, einnad In . -na-anc.. r • . • •-• • ClantrnnirnIlw Cinnati lieinn osSionflnlinaing Somoinn in • AftslatoQffl-r74R-47AR-ReriChtelreA1hRrAllp EFTA01081066 STANDARDS FOR REAL ESTATE TRANSACTIONS ("STANDARDS") CONTINUED 465 N. 1031 EXCHANGE: If either Seller or Buyer wish to enter into a like-kind exchange (either simultaneously with 466 Closing or deferred) under Section 1031 of the Internal Revenue Code ("Exchange"), the other party shall cooperate in 467 all reasonable respects to effectuate the Exchange, including execution of documents; provided, however. cooperating 468 party shall incur no liability or expense related to the Exchange, and Closing shall not be contingent upon, nor extended 469 or delayed by, such Exchange. 470 O. CONTRACT NOT RECORDABLE; PERSONS BOUND; NOTICE; DELIVERY; COPIES; CONTRACT 471 EXECUTION: Neither this Contract nor any notice of it shall be recorded in any public records. This Contract shall be 472 binding on, and inure to the benefit of, the parties and their respective heirs or successors in interest. Whenever the 473 context permits, singular shall include plural and one gender shall include all. Notice and delivery given by or to the 474 attorney or broker (including such broker's real estate licensee) representing any party shall be as effective as if given 475 by or to that party. All notices must be in writing and may be made by mail, personal delivery or electronic (including 476 "pdr) media. A facsimile or electronic (including "pre') copy of this Contract and any signatures hereon shall be 477 considered for all purposes as an original. This Contract may be executed by use of electronic signatures, as 478 determined by Florida's Electronic Signature Act and other applicable laws. 479 P. INTEGRATION; MODIFICATION: This Contract contains the full and complete understanding and agreement of 480 Buyer and Seller with respect to the transaction contemplated by this Contract and no prior agreements or 481 representations shall be binding upon Buyer or Seller unless included in this Contract. No modification to or change in 482 this Contract shall be valid or binding upon Buyer or Seller unless in writing and executed by the parties intended to be 483 bound by it. 484 Q. WAIVER: Failure of Buyer or Seller to insist on compliance with, or strict performance of, any provision of this 485 Contract, or to take advantage of any right under this Contract, shall not constitute a waiver of other provisions or rights. 486 R. RIDERS; ADDENDA; TYPEWRITTEN OR HANDWRITTEN PROVISIONS: Riders, addenda, and typewritten or 487 handwritten provisions shall control all printed provisions of this Contract in conflict with them. 488 S. COLLECTION or COLLECTED: "COLLECTION" or "COLLECTED" means any checks tendered or received, 489 including Deposits, have become actually and finally collected and deposited in the account of Escrow Agent 490 or Closing Agent. Closing and disbursement of funds and delivery of closing documents may be delayed by 491 Closing Agent until such amounts have been COLLECTED In Closing Agent's accounts. 492 T. LOAN COMMITMENT: 'Loan Commitment' means a statement by the lender setting forth the terms and conditions 493 upon which the lender is willing to make a particular mortgage loan to a particular borrower. Neither a pre-approval 494 letter nor a prequalification letter shall be deemed a Loan Commitment for purposes of this Contract . 495 U. APPLICABLE LAW AND VENUE: This Contract shall be construed in accordance with the laws of the State of 496 Florida and venue for resolution of all disputes, whether by mediation, arbitration or litigation, shall lie in the county 497 where the Real Property is located. 498 V. FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT ("FIRPTA"): If a seller of U.S. real property is a 'foreign 499 person" as defined by FIRPTA, Section 1445 of the Internal Revenue Code requires the buyer of the real property to 500 withhold 10% of the amount realized by the seller on the transfer and remit the withheld amount to the Internal Revenue 501 Service (IRS) unless an exemption to the required withholding applies or the seller has obtained a Withholding 502 Certificate from the IRS authorizing a reduced amount of withholding. Due to the complexity and potential risks of 503 FIRPTA, Buyer and Seller should seek legal and tax advice regarding compliance, particularly if an 'exemption" is 504 claimed on the sale of residential property for $300,000 or less. 505 (i) No withholding is required under Section 1445 if the Seller is not a 'foreign person," provided Buyer accepts proof 506 of same from Seller, which may include Buyer's receipt of certification of non-foreign status from Seller, signed under 507 penalties of perjury, stating that Seller is not a foreign person and containing Seller's name, U.S. taxpayer identification sea number and home address (or office address, in the case of an entity), as provided for in 26 CFR 1.1445.2(b). 509 Otherwise, Buyer shall withhold 10% of the amount realized by Seller on the transfer and timely remit said funds to the 510 IRS. 511 (ii) If Seller has received a Withholding Certificate from the IRS which provides for reduced or eliminated withholding in 512 this transaction and provides same to Buyer by Closing, then Buyer shall withhold the reduced sum, if any required. and 513 timely remit said funds to the IRS. 514 (iii) If prior to Closing Seller has submitted a completed asplication to the IRS for a Withholding Certificate and has 515 provided to Buyer the notice required by 26 CFR 1.1445-1 (2)(i)(B) but no Withholding Certificate has been received 516 as of Closing, Buyer shall, at Closing, withhold 10% of the amount realized by Seller on the transfer and, at Buyer's 517 option, either (a) timely remit the withheld funds to the IRS or (b) place the funds in escrow, at Seller's expense, with an 518 escrow agent selected by Buyer and pursuant to terms negotiated by the parties, to be subsequently disbursed in 519 accordance with the Withholding Certificate issued by the IRS or remitted directly to the IRS if the Sellers application is 520 rejected or upon terms set forth in the escrow agreement. 521 (iv) In the event the net proceeds due Seller are not sufficient to meet the withholding requirement(s) in this transaction, 522 Seller shall deliver to Buyer, at Closing, the additional COLLECTED funds necessary to satisfy the applicable 523 requirement and thereafter Buyer shall timely remit said funds to the IRS or escrow the funds for disbursement in 524 accordance with the final determination of the IRS, as applicable Buyers Initials P Page 9 of 11 Sellers Initials FlondaRealtors/FlondaBer-ASIS-3 Rev.9/14 2014 Florida Realtors*and The Florida Bar. All rights reserved 974 Sons* 044023.200143.5649327 artrnninoeu Cinnad n neiannaes,...Tiat in . .... 4 Anna i.nreg .,e .n qacsinn in • n2r1S-47AB-Artv19-r1BerR111finB140 1 EFTA01081067 STANDARDS FOR REAL ESTATE TRANSACTIONS ("STANDARDS") CONTINUED 525 (v) Upon remitting funds to the IRS pursuant to this STANDARD, Buyer shall provide Seller copies of IRS Forms 8288 526 and 8288-A, as filed. 527 W. RESERVED 528 X. BUYER WAIVER OF CLAIMS: To the extent permitted by law, Buyer waives any claims against Seller and 529 against any real estate licensee involved in the negotiation of this Contract for any damage or defects 530 pertaining to the physical condition of the Property that may exist at Closing of this Contract and be 531 subsequently discovered by the Buyer or anyone claiming by, through, under or against the Buyer. This 532 provision does not relieve Seller's obligation to comply with Paragraph 10(j). This Standard X shall survive 533 Closing. 534 ADDENDA AND ADDITIONAL TERMS 535 19. ADDENDA: The following additional terms are included in the attached addenda or riders and incorporated into this 536' Contract (Check if applicable): O A. Condominium Rider fl B. Homeowners' Assn. O I Seller Financing U Mortgage Assumption Cl E. FHANA Financing O F. Appraisal Contingency O G. Short Sale 0 H. Homeowners'/Flood Ins. DI. RESERVED K J. Interest-Bearing Acct. O K. RESERVED 0 L. RESERVED 537' 538 539 540 541 542 543 544 545 546 547 548 549 550 551 552 553 554 20. ADDITIONAL TERMS: O M. Defective Drywall ID N. Coastal Construction Control Line O 0. Insulation Disclosure n P. Lead Based Paint Disclosure (Pre-1978 Housing) g O. Housing for Older Persons ID R. Rezoning O S. Lease Purchase/ Lease Option ID T. Pre-Closing Occupancy by Buyer ID U. Post-Closing Occupancy by Seller O V. Sale of Buyer's Property LI W. Back-up Contract 0 X. Kick-out Clause O Y. Seller's Attorney Approval O Z. Buyer's Attorney Approval O AA.Licensee-Personal Interest in Property K BB.Binding Arbitration O Other COUNTER-OFFER/REJECTION 555' U Seller counters Buyer's offer (to accept the counter-offer, Buyer must sign or initial the counter-offered terms and deliver 556 a copy of the acceptance to Seller). 557' K Seller rejects Buyer's offer. 558 559 AN ATTORNEY PRIOR TO SIGNING. THIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT. IF NOT FULLY UNDERSTOOD, SEEK THE ADVICE OF see THIS FORM HAS BEEN APPROVED BY THE FLORIDA REALTORS AND THE FLORIDA BAR. 561 Approval of this form by the Florida Realtors and The Florida Bar does not constitute an opinion that any of the terms and 562 conditions in this Contract should be accepted by the patties in a particular transaction. Terms and conditions should be 563 negotiated based upon the respective interests, objectives and bargaining positions of all Interested persons. Buyers Initials '01 /<„. Page 10 of 11 Sellers Initials FloridaRealtors/FloridaBaraSIS-3 Rev.s/i4 CO 2014 Florida Realtors and The Florida Bar. All rights reserved. Swot 044023-2001 434469327 artnn inn ail rein.. e. r . ...nsunnt- Sc. •nn einnael nein," aceirin in • riittaairsorn.r.745.47M-StarKI-rinnnK 1 h6nRRe 1 EFTA01081068 564 AN ASTERISK (1 FOLLOWING A LINE NUMBER IN THE MARGIN INDICATES THE LINE CONTAINS A BLANK TO BE 565 COMPLETED. 566 567 568' 569 570 571 572 573' 574 5/5 576 5/7 578' 579 580 581 582 583' 584 585 586• 587* 588' 569 590 591 592 593 594 595 596 597' 598 599 600• 601 Buyer: Buyer. Seller: 942enc... 7 176721/1 Seller: Date: 6/30/2015 Date Date 7/1/2015 9:53 AM EDT Date: Buyers address for purposes of notice seller's address for purposes of notice BROKER: Listing and Cooperating Brokers, if any, named below (collectively, 'Broker), are the only Brokers entitled to compensation in connection with this Contract. Instruction to Closing Agent: Seller and Buyer direct Closing Agent to disburse at Closing the full amount of the brokerage fees as specified in separate brokerage agreements with the parties and cooperative agreements between the Brokers, except to the extent Broker has retained such fees from the escrowed funds. This Contract shall not modify any MLS or other cffer of compensation made by Seller or Listing Broker to Cooperating Brokers. KATJA PRESSMAN Cooperating Sates Associate, if any KEYES COMPANY Cooperating Broker, If any ALLISON MELVIN Listing Sales Associate LANG REALTY Listing Broker Page 11 0411 FloridaRealtors/FloridaBar-ASIS-3 Rev 9/14 O 2014 Florida Realtors and The Florida Bar. All rights reserved. Screw 044021.20014.146110327 artrnnir."11., Cinnad nit . . ...... . - C;anate aCinnrInlina TOM Caceinn in • acta2agfna-24S-47AR-Rorici4ifin-RlhArRilci 1 EFTA01081069 Comprehensive Rider to the Residential Contract For Sale And Purchase THIS FORM HAS BEEN APPROVED BY THE FLORIDA REALTORS AND THE FLORIDA BAR e es REAL ESTATE • MORTGAGE . TITLE If initialed by all parties, the clauses below will be incorporated into the Florida Realtore/Florida Bar Residential Contract For Sale And Purchase between FLORENCE M. MCNIFF (SELLER) and ND OR HER ASSIGNS (BUYER) concerning the Property described as Buyer's Initials c-0 Seller's Initials A. CONDOMINIUM RIDER 1. CONDOMINIUM ASSOCIATION APPROVAL: The Association's approval of Buyer (CHECK ONE): is El is not required. If approval is required, this Contract is contingent upon Buyer being approved by the Association no later than (if left blank, then 5) days prior to Closing. Within (if left blank, then 5) days after Effective Date Seller shall initiate the approval process with the Association and Buyer shall apply for such approval. Buyer and Seller shall sign and deliver any documents required by the Association in order to complete the transfer of the Property and each shall use diligent effort to obtain such approval, including making personal appearances if required. If Buyer is not approved within the stated time period, this Contract shall terminate and Buyer shall be refunded the Deposit, thereby releasing Buyer and Seller from all further obligations under this Contract. 2. RIGHT OF FIRST REFUSAL: (a) The Association (CHECK ONE): O has [j does not have a right of first refusal ("Right"). If the Association has a Right, this Contract is contingent upon the Association, within the time permitted for the exercise of such Right. either providing written confirmation to Buyer that the Association is not exercising that Right, or failing to timely exercise such Right pursuant to the terms of the Declaration of Condominium ("Declaration", which reference includes all amendments thereto). (b) The members of the Association (CHECK ONE): O have do not have a Right. If the members do have a Right, this Contract is contingent upon the members, within the time permitted for the exercise of such Right. either providing written confirmation to Buyer that the members are not exercising that Right, or failing to timely exercise such Right pursuant to the terms of the Declaration. Buyer and Seller shall, within (if left blank, then 5) days after Effective Date, sign and deliver any documents required as a condition precedent to the exercise of the Right, and shall use diligent effort to submit and process the matter with the Association and members, including personal appearances, if required. (d) If, within the stated time period, the Association, the members of the Association, or both, fail to provide the written confirmation or the Right has not otherwise expired, then this Contract shall terminate and the Deposit shall be refunded to the Buyer, thereby releasing Buyer and Seller from all further obligations under this Contract. (e) If the Association or a member timely exercises its or their Right, this Contract shall terminate and the Deposit shall be refunded to Buyer (unless this Contract provides otherwise), thereby releasing Buyer and Seller from all further obligations under this Contract, and Seller shall pay to Broker the full commission at Closing in recognition that Broker procured the sale. 3. FEES; ASSESSMENTS; PROBATIONS; LITIGATION: (a) Condominium Association assessment(s) and Rents: Seller represents that the current Association assessment(s) installments is/are $ 250.00 payable (CHECK ONE): NImonthly nquarterly rjsemi-annually pannually and if more than one Association assessment payable (CHECK ONE): IT monthly nquarterly ❑semi-annually nannually and the current rent on recreation areas, if any, is payable (CHECK ONE): O monthly Oquarterly Dsemi-annually Ljannually Page 1 of 3 A. CONDOMINIUM RIDER (SEE CONTINUATION) CR-3 Rev. 9/14 C 2014 Florida Rea/tors' and The Florida Bar. All rights reserved Seeks* 037058.7001434$90209 3rtrmliraliv Rinnort ncinn niRinnnnlins TMr Ritigninn In firrhArig-aonn-47r.Q.heisal-91r1rISTA7111Akk aciannalinanor Maceinn rn ARAAcii3M-I-O4S.47RA-RnirIB-rtrirriAlhArARA 1 EFTA01081070 A. CONDOMINIUM RIDER (CONTINUED) All annual assessments levied by the Association and rent on recreational areas, if any, shall be made current by Seller at Closing, and Buyer shall reimburse Seller for prepayments. (b) Fees: Seller shall, at Closing, pay all fines imposed against the Unit by the Condominium Association as of Closing Date and any fees the Association charges to provide information about the Property, assessment(s) and fees. If Property is part of a Homeowners' Association, see Rider B. HOMEOWNERS' ASSOCIATION/COMMUNITY DISCLOSURE for further information including additional assessments and fees. I) Special Assessments and Prorations: (i) Seller represents that Seller is not aware of any special or other assessment that has been levied by the Association or that has been an item on the agenda. or reported in the minutes, of the Association within twelve (12) months prior to Effective Date, ("pending") except as follows: NONE (ii) If special assessments levied or pending exist as of the Effective Date are disclosed above by Seller and may be paid in installments (CHECK ONE): rj Buyer rkJ Seller (if left blank, then Buyer) shall pay installments due after Closing Date. If Seller is checked, Seller shall pay the assessment in full prior to or at the time of Closing. (iii) If special assessments levied or pending exist as of the Effective Date and have not been disclosed above by Seller, then Seller shall pay such assessments in full at the time of Closing. (iv) If, after Effective Date, the Association imposes a special assessment for improvements, work or services, which was not pending as of the Effective Date, then Seller shall pay all amounts due before Closing Date and Buyer shall pay all amounts due after Closing Date. (v) A special assessment shall be deemed levied for purposes of this paragraph on the date when the assessment has been approved as required for enforcement pursuant to Florida law and the condominium documents listed in Paragraph 5. (vi) Association assets and liabilities, including Association reserve accounts, shall not be prorated. (d) Litigation: Seller represents that Seller is not aware of pending or anticipated litigation affecting the Property or the common elements, if any, except as follows: NONE 4. SPRINKLER SYSTEM RETROFIT: If, pursuant to Sections 718.112(2)(1), F.S., the Association has voted to forego retrofitting its fire sprinkler system or handrails and guardrails for the condominium units, then prior to Closing Seller shall furnish to Buyer the written notice of Association's vote to forego such retrofitting. 5. NON-DEVELOPER DISCLOSURE: (CHECK ONE): n (a) THE BUYER HEREBY ACKNOWLEDGES THAT BUYER HAS BEEN PROVIDED A CURRENT COPY OF THE DECLARATION OF CONDOMINIUM, ARTICLES OF INCORPORATION OF THE ASSOCIATION, BYLAWS AND RULES OF THE ASSOCIATION, AND A COPY OF THE MOST RECENT YEAR-END FINANCIAL INFORMATION AND FREQUENTLY ASKED QUESTIONS AND ANSWERS DOCUMENT MORE THAN 3 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, PRIOR TO EXECUTION OF THIS CONTRACT. (b) THIS AGREEMENT IS VOIDABLE BY BUYER BY DELIVERING WRITTEN NOTICE OF THE BUYER'S INTENTION TO CANCEL WITHIN 3 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS, AFTER THE DATE OF EXECUTION OF THIS AGREEMENT BY THE BUYER AND RECEIPT BY BUYER OF A CURRENT COPY OF THE DECLARATION OF CONDOMINIUM, ARTICLES OF INCORPORATION, BYLAWS AND RULES OF THE ASSOCIATION, AND A COPY OF THE MOST RECENT YEAR-END FINANCIAL INFORMATION AND FREQUENTLY ASKED QUESTIONS AND ANSWERS DOCUMENT IF SO REQUESTED IN WRITING. ANY PURPORTED WAIVER OF THESE VOIDABILITY RIGHTS SHALL BE OF NO EFFECT. BUYER MAY EXTEND THE TIME FOR CLOSING FOR A PERIOD OF NOT MORE THAN 3 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND Page 2 of 3 A. CONDOMINIUM RIDER (SEE CONTINUATION) CR-3 Rev 9/14 O 2014 Florida Realtors' and The Florida Bar. An rights reserved. SOnalll 0370SL/00143.6390201 vntrnnirallv Rinnorl Iu inn aRinnflnlinAndt Rancinn In • flre-hed$3-AATIA.d7rQ.hrintlleirael71AAhh aciaannunanar af.e&e,n in • aTtztnagffi-e7dS47RA-RArIci-rinr.rA ihRe-RRA 1 EFTA01081071 A. CONDOMINIUM RIDER (CONTINUED) LEGAL HOLIDAYS, AFTER THE BUYER RECEIVES THE DECLARATION, ARTICLES OF INCORPORATION, BYLAWS AND RULES OF THE ASSOCIATION, AND A COPY OF THE MOST RECENT YEAR-END FINANCIAL INFORMATION AND FREQUENTLY ASKED QUESTIONS AND ANSWERS DOCUMENT IF REQUESTED IN WRITING. BUYER'S RIGHT TO VOID THIS AGREEMENT SHALL TERMINATE AT CLOSING. 6. BUYER'S REQUEST FOR DOCUMENTS: Buyer is entitled, at Seller's expense, to current copies of the condominium documents specified in Paragraph 5, above. Buyer (CHECK ONE): requests K does not request a current copy of the documents specified in Paragraph 5, above. If this Contract does not close, Buyer shall immediately return the documents to Seller or reimburse Seller for the cost of the documents. 7. BUYER'S RECEIPT OF DOCUMENTS: (COMPLETE AND CHECK ONLY IF CORRECT) K Buyer received the documents described in Paragraph 5, above, on 8. COMMON ELEMENTS; PARKING: The Property includes the unit being purchased and an undivided interest in the common elements and appurtenant limited common elements of the condominium, as specified in the Declaration. Seller's right and interest in or to the use of the following parking space(s), garage, and other areas are included in the sale of the Property and shall be assigned to Buyer at Closing, subject to the Declaration: Parking Space(s) # Garage # Other: 9. INSPECTIONS AND REPAIRS: The rights and obligations arising under Paragraphs 11 and 12 of this Contract to maintain, repair, replace or treat are limited to Sellers individual condominium unit and unless Seller is otherwise responsible do not extend to common elements, limited common elements, or any other part of the condominium property. 10. GOVERNANCE FORM: PURSUANT TO CHAPTER 718, FLORIDA STATUTES, BUYER IS ENTITLED TO RECEIVE FROM SELLER A COPY OF THE GOVERNANCE FORM IN THE FORMAT PROVIDED BY THE DIVISION OF FLORIDA CONDOMINIUMS, TIMESHARES AND MOBILE HOMES OF THE DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION, SUMMARIZING THE GOVERNANCE OF THE CONDOMINIUM ASSOCIATION. Page 3 of 3 A. CONDOMINIUM RIDER CR-3 Rev 9(14 0 2014 Florida Realtors' and The Florida Bar. All rights reserved Sera 037058.700143.5590202 vr.trnnirallv Sinnor1 ncinn aRinnelnlinn n4 Cogcinn in • nrchfirra-Aprip_a7ro_hriAl_nidReinnahh _it_ _ e.-.44:an in • edillmatlffi_r9AF-472S-RatiOalArrg 1 hArARia EFTA01081072 Addendum to Contract for Residential Sale and Purchase !Oyes REAL ESTATE • MORTGAGE • TITLE If initialed by all parties, the terms below will be incorporated into the Contract for Residential Sale and Purchase 2' between FLORENCE M. MCNIFF ("Seller") and AND OR HER ASSIGNS ("Buyer) 4' concerning the Property described as 5. 6' ( )c( ) - 01 7 ) _) K. Housing for Older Persons: Buyer acknowledges that the owners' 7 association, developer, or other housing provider intends the Property to provide housing for older persons as defined 8 by federal law. While Seller and Broker make no representation that the Property actually qualifies as housing for 9' older persons, the housing provider has stated that it provides housing for persons who are 1755 years of age and io. older. 062 years of age and older. CRSP-13 11( Housing Re Older PerSons &Mena um) Rev 3/13 02013 Floode Associabon of REALTORS• So•w. 0792i 9.900142 9533443 arfrnnirally Sirtnotri IuClnn acinnflnlinanir Soccinn in ' frlrrhariQ-anno.e9rQ_hdo2 1-4,4,40.47nricio... tneeinn irl ' ottenaOri-r9AS-471:16-StrelQ-AnrrAihRrAfta 1 EFTA01081073