Nv Contract Sale Form PDF Details

Engaging in the buying or selling of real estate without the aid of a broker requires meticulous attention to legal documentation—a necessity that brings the Nv Contract Sale form into focus. This comprehensive contract serves as a binding agreement between seller and buyer, detailing the mutual covenant to transfer ownership of property located in Nevada without the intermediation of a real estate agent. Key elements outlined within the document include a detailed description of the property to be sold, including any items or fixtures to accompany the sale, the agreed-upon sales price, and the conditions under which the price may be adjusted. Importantly, the contract addresses various financing arrangements, such as owner financing, new loans, or the assumption of existing loans, and sets the terms under which financing must be secured by the buyer. Moreover, the document specifies how earnest money is to be handled, articulates requirements concerning the condition and inspection of the property, and delineates the responsibilities of each party regarding closing costs, possession, and casualty losses. Additionally, it includes clauses on default, attorney fees, and representations by the seller regarding the status of liens, assessments, or security interests against the property. This form, embodying the essence of a real estate transaction without broker involvement, thus stands as a critical tool for individuals navigating the complexities of buying or selling property on their own in Nevada.

QuestionAnswer
Form NameNv Contract Sale Form
Form Length8 pages
Fillable?No
Fillable fields0
Avg. time to fill out2 min
Other namesreal estate forms nevada form, nevada real estate contract law, real estate purchase agreement nevada, nevada real estate purchase agreement

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CONTRACT FOR THE SALE AND PURCHASE OF REAL ESTATE

(NO BROKER)

 

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

 

 

 

,“Seller” whether one or more, and

 

 

 

,“Buyer” whether one or more,

 

do hereby covenant, contract and agree as follows:

 

 

1.

AGREEMENT TO SALE AND PURCHASE:

Seller agrees to sell, and Buyer agrees to buy from Seller the

property described as follows: (complete adequately to identify property) County, Nevada.

Address:

Legal Description (or see attached exhibit):

As described in attached Exhibit.

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

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

2.SALES PRICE: The parties agree to the following sales price:

 

Amount

Amount

 

Purchase Price

$

 

 

Earnest Money

 

$

$

New Loan

 

$

$

Assumption of Loan

 

$

 

Seller Financing

 

$

 

Cash at Closing

 

 

 

Total ( both columns should be equal)

$

 

 

Both columns should be an equal amount.

 

 

 

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

3.FINANCING: The following provisions apply with respect to financing:

Buyer Initials ______ _______

- 1 -

Seller Initials _______ _______

 

 

 

CASH SALE: This contract is not contingent on financing.

OWNER FINANCING: Seller agrees to finance

 

 

 

 

dollars of the purchase price pursuant

to a promissory note from Buyer to Seller of $

 

, bearing

 

 

% interest per annum, payable

over a term of

 

 

 

 

 

 

 

 

 

 

 

years with even monthly payments, secured by a deed of trust or mortgage lien

with the first payment to begin on the

 

day of

 

, 20

 

.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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

days after the effective date of this contract Buyer shall apply for all financing or noteholder's approval of any assumption and make every reasonable effort to obtain financing or assumption approval. Financing or assumption approval will be deemed to have been obtained when the lender determines that Buyer has satisfied all of lender's financial requirements (those items relating to Buyer's net worth, income and

creditworthiness). If financing or assumption approval is not obtained within days after the effective date hereof, this contract will terminate and the earnest money will be refunded to Buyer. If Buyer intends to obtain a new loan, the loan will be of the following type:

Conventional

VA

FHA

Other:

The following provisions apply if a new loan is to be obtained:

FHA. It is expressly agreed that notwithstanding any other provisions of this contract, the Purchaser (Buyer) shall not be obligated to complete the purchase of the Property described herein or to incur any penalty by forfeiture of earnest money deposits or otherwise unless the Purchaser (Buyer) has been given in accordance with HUD/FHA or VA requirements a written statement by the Federal Housing Commissioner, Veterans Administration, or a Direct Endorsement lender setting forth the appraised value of the Property of

not less than $. The Purchaser (Buyer) shall have the privilege and option of proceeding with consummation of the contract without regard to the amount of the appraised valuation. The appraised valuation is arrived at to determine the maximum mortgage the Department of Housing and Urban Development will insure. HUD does not warrant the value nor the condition of the Property. The Purchaser (Buyer) should satisfy himself/herself that the price and condition of the Property are acceptable.

VA. If Buyer is to pay the purchase price by obtaining a new VA-guaranteed loan: It is agreed that, notwithstanding any other provisions of this contract, Buyer shall not incur any penalty by forfeiture of earnest money or otherwise be obligated to complete the purchase of the Property described herein, if the contract purchase price or cost exceeds the reasonable value of the Property established by the Veterans Administration. Buyer shall, however, have the privilege and option of proceeding with the consummation of this contract without regard to the amount of the reasonable value established by the Veterans Administration.

Existing Loan Review. If an existing loan is not to be released at closing, Seller shall provide copies of the loan documents (including note, deed of trust or mortgage, modifications) to Buyer within

calendar days from acceptance of this contract. This contract is conditional upon Buyer's review and approval of the provisions of such loan documents. Buyer consents to the provisions of such loan

documents if no written objection is received by Seller from Buyer withincalendar days from Buyer's receipt of such documents. If the lender's approval of a transfer of the Property is required, this contract is conditional upon Buyer's obtaining such approval without change in the terms of such loan, except as may be agreed by Buyer. If lender's approval is not obtained on or before

 

 

 

,

 

this contract shall be terminated on such date. The

Seller

shall

hall not, be released from liability under such existing loan. If Seller is to be released and

release approval is not obtained, Seller may nevertheless elect to proceed to closing, or terminate this agreement in the sole discretion of Seller.

Credit Information. If Buyer is to pay all or part of the purchase price by executing a promissory note in

Buyer Initials ______ _______

- 2 -

Seller Initials _______ _______

 

 

 

favor of Seller or if an existing loan is not to be released at closing, this contract is conditional upon Seller's approval of Buyer's financial ability and creditworthiness, which approval shall be at Seller's sole and

absolute discretion. In such case: (l) Buyer shall supply to Seller on or before

 

,

,at, Buyer's expense, information and documents concerning Buyer's financial, employment and credit condition; (2) Buyer consents that Seller may verify Buyer's financial ability and creditworthiness; (3) any such information and documents received by Seller shall be held by Seller in confidence, and not released to others except to protect Seller's interest in this transaction; (4) if Seller does

 

not provide written notice of Seller's disapproval to Buyer on or before

,

,

 

then Seller waives this condition.

 

 

 

 

 

 

4.

EARNEST MONEY: Buyer shall deposit $

 

as earnest money with

 

 

 

 

 

upon execution of this contract by both parties.

 

 

 

 

 

 

5.PROPERTY CONDITION:

SELLER’S REAL PROPERTY DISCLOSURE FORM: In accordance with Nevada Law, a seller of residential real property in Nevada must disclose any and all known conditions and aspects of the property which materially affect the value or use of residential property in an adverse manner (SEE NRS 113.130 AND 113.140).

Seller has furnished, and Buyer has received and reviewed, a Seller’s Real Property Disclosure Form regarding the subject Property.

Seller is exempt from the requirement to furnish said Disclosure Form, because:

SELLER’S DISCLOSURE OF LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS is required by Federal law for a residential dwelling constructed prior to 1978. An addendum providing such disclosure is attached is not applicable.

Buyer hereby represents that he has personally inspected and examined the above-mentioned premises and all improvements thereon. Buyer hereby acknowledges that unless otherwise set forth in writing elsewhere in this contract neither Seller nor Seller's representatives, if any, have made any representations concerning the present or past structural condition of the improvements. Buyer and Seller agree to the following concerning the condition of the property:

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

Buyer may have the property inspected by persons of Buyer's choosing and at Buyer's expense. If the inspection report reveals defects in the property, Buyer shall notify Seller within 5 days of receipt of the report and may cancel this contract and receive a refund of earnest money, or close this agreement notwithstanding the defects, or Buyer and Seller may renegotiate this contract, in the

discretion of Seller. All inspections and notices to Seller shall be complete within days after execution of this agreement.

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

Buyer agrees that he will not hold Seller or its representatives responsible or liable for any present or future structural problems or damage to the foundation or slab of said property. If the subject residential dwelling was constructed prior to 1978, Buyer may conduct a risk assessment or inspection for the presence of lead-based

paint and/or lead-based paint hazards, to be completed within days after execution of this agreement. In the alternative, Buyer may waive the opportunity to conduct an assessment/inspection by indicating said waiver on the attached Lead-Based Paint Disclosure form.

MECHANICAL EQUIPMENT AND BUILT IN APPLIANCES: All such equipment is sold

"as-is" without

Buyer Initials ______ _______

- 3 -

Seller Initials _______ _______

 

 

 

warranty, or

shall be in good working order on the date of closing. Any repairs needed to mechanical equipment

or appliances, if any, shall be the responsibility of

Seller Buyer.

 

 

UTILITIES: Water is provided to the property by

 

 

 

, Sewer is provided

by

 

.

Gas is provided by

.

 

 

 

 

 

 

 

 

 

Electricity is provided by

 

 

.

 

 

 

Other:

 

The present condition of all utilities is accepted by Buyer.

 

 

 

 

 

 

 

6.

CLOSING: The closing of the sale will be on or before

 

, 20

 

 

, unless extended pursuant

 

to the terms hereof.

 

 

 

 

 

 

 

 

Closing may be extended to within 7 days after objections to matters disclosed in the title abstract, certificate or

 

Commitment or by the survey have been cured.

 

 

 

 

 

 

 

 

If financing or assumption approval has been obtained, the Closing Date will be extended up to 15 days if necessary

 

to comply with lender's closing requirements (for example, appraisal, survey, insurance policies, lender-required

 

repairs, closing documents). If either party fails to close this sale by the Closing Date, the non-defaulting party will

 

be entitled to exercise the remedies contained herein. The closing date may also be extended by written agreement of

 

the parties.

 

 

 

 

 

 

 

7.

TITLE AND CONVEYANCE: Seller is to convey title to Buyer by Warranty Deed or

 

 

 

(as

 

appropriate) and provide Buyer with a Certificate of Title prepared by an attorney, title or abstract company upon

 

whose Certificate or report title insurance may be obtained from a title insurance company qualified to do and doing

 

business in the state of Nevada. Seller will also execute a Bill of Sale, if necessary, for the transfer of any personal

 

property. Seller shall, prior to or at closing, satisfy all outstanding mortgages, deeds of trust and special liens

 

affecting the subject property which are not specifically assumed by Buyer herein. Title shall be good and

 

marketable, subject only to (a) covenants, conditions and restrictions of record, (b) public, private utility easements

 

and roads and rights-of-way, (c) applicable zoning ordinances, protective covenants and prior mineral reservations,

 

(d) special and other assessments on the property, if any, (e) general taxes for the year

 

 

and subsequent

 

years and (e) other:

 

 

 

 

 

.

A title report shall be ordered Buyer within 5 days of the initial signing of this Contract. If there are title defects, Buyer shall notify Seller within 5 days of receipt of the title report. Seller shall use due diligence to remove such defects prior to Closing. Buyer, at Buyer's option, may either (a) if defects cannot be cured by designated Closing date, cancel this contract, in which case all earnest money deposited shall be returned, (b) accept title as is.

8.APPRAISAL, SURVEY AND TERMITE INSPECTION: Any appraisal of the property shall be the responsibility

of Buyer

Seller. A survey is:

not required

required, the cost of which shall be paid by

Seller

Buyer. A termite inspection is

not required

required, the cost of which shall be paid by

Seller Buyer.

If a survey is required it shall be obtained within 5 days of closing.

 

9.POSSESSION AND TITLE: Seller shall deliver possession of the Property to Buyer at closing. Title shall be

conveyed to Buyer, if more than one as

Joint tenants with rights of survivorship,

tenants in common,

Other:

 

 

Prior to closing the property shall remain

in the possession of Seller and Seller shall deliver the property to Buyer in substantially the same condition at closing, as on the date of this contract, reasonable wear and tear excepted.

10.CLOSING COSTS AND EXPENSES: The following closing costs shall be paid as provided. (Leave blank if the closing cost does not apply.)

Buyer Initials ______ _______

- 4 -

Seller Initials _______ _______

 

 

 

Closing Costs

Buyer

Seller

Both*

Attorney Fees

Title Insurance

Title Abstract or Certificate

Property Insurance

Recording Fees

Appraisal

Survey

Termite Inspection

Origination fees

Discount Points

If contingent on rezoning, cost and expenses of rezoning

Other:

All other closing costs

* 50/50 between buyer and seller.

11.PRORATIONS: Taxes for the current year, interest, maintenance fees, assessments, dues and rents, if any, will be prorated through the Closing Date. If taxes for the current year vary from the amount prorated at closing, the parties shall adjust the prorations when tax statements for the current year are available. If a loan is assumed and the lender maintains an escrow account, the escrow account must be transferred to Buyer without any deficiency. Buyer shall reimburse Seller for the amount in the transferred account. Buyer shall pay the premium for a new insurance policy. If taxes are not paid at or prior to closing, Buyer will be obligated to pay taxes for the current year.

12.CASUALTY LOSS: If any part of the Property is damaged or destroyed by fire or other casualty loss after the effective date of the contract, Seller shall restore the Property to its previous condition as soon as reasonably possible. If Seller fails to do so due to factors beyond Seller’s control, Buyer may either (a) terminate this contract and the earnest money will be refunded to Buyer, (b) extend the time for performance and the Closing Date will be extended as necessary, or (c) accept the Property in its damaged condition and accept an assignment of insurance proceeds.

13.DEFAULT: If Buyer fails to comply with this contract, Buyer will be in default, and Seller may either (a) enforce specific performance, seek such other relief as may be provided by law, or both, or (b) terminate this contract and receive the earnest money as liquidated damages, thereby releasing both parties from this contract. If, due to factors beyond Seller’s control, Seller fails within the time allowed to make any non-casualty repairs or deliver evidence of clean title, Buyer may either (a) extend the time for performance up to 15 days and the Closing Date will be extended as necessary or (b) terminate this contract as the sole remedy and receive a refund of the earnest money. If Seller fails to comply with this contract for any other reason, Seller will be in default and Buyer may either (a) enforce specific performance, seek such other relief as may be provided by law, or both, or (b) terminate this contract and receive the earnest money, thereby releasing both parties from this contract.

14.ATTORNEY'S FEES: The prevailing party in any legal proceeding brought under or with respect to the transaction described in this contract is entitled to recover from the non-prevailing party all costs of such proceeding and reasonable attorney’s fees.

15.REPRESENTATIONS: Seller represents that as of the Closing Date (a) there will be no liens, assessments, or security interests against the Property which will not be satisfied out of the sales proceeds unless securing payment of any loans assumed by Buyer and (b) assumed loans will not be in default. If any representation in this contract is

Buyer Initials ______ _______

- 5 -

Seller Initials _______ _______

 

 

 

untrue on the Closing Date, this contract may be terminated by Buyer and the earnest money will be refunded to Buyer. All representations contained in this contract will survive closing.

16.FEDERAL TAX REQUIREMENT: If Seller is a "foreign person", as defined by applicable law, or if Seller fails to deliver an affidavit that Seller is not a "foreign person", then Buyer shall withhold from the sales proceeds an amount sufficient to comply with applicable tax law and deliver the same to the Internal Revenue Service together with appropriate tax forms. IRS regulations require filing written reports if cash in excess of specified amounts is received in the transaction.

17.AGREEMENT OF PARTIES: This contract contains the entire agreement of the parties and cannot be changed except by their written agreement.

18.NOTICES: All notices from one party to the other must be in writing and are effective when mailed to, hand- delivered at, or transmitted by facsimile machine as follows:

To Buyer at:

Telephone ( )

Facsimile ( )

To Seller at:

Telephone ( )

Facsimile ( )

19.ASSIGNMENT: This agreement may not be assigned by Buyer without the consent of Seller. This agreement may be assigned by Seller and shall be binding on the heirs and assigns of the parties hereto.

20.PRIOR AGREEMENTS: This contract incorporates all prior agreements between the parties, contains the entire and final agreement of the parties, and cannot be changed except by their written consent. Neither party has relied upon any statement or representation made by the other party or any sales representative bringing the parties together. Neither party shall be bound by any terms, conditions, oral statements, warranties, or representations not herein contained. Each party acknowledges that he has read and understands this contract. The provisions of this contract shall apply to and bind the heirs, executors, administrators, successors and assigns of the respective parties hereto. When herein used, the singular includes the plural and the masculine includes the feminine as the context may require.

21.NO BROKER OR AGENTS: The parties represent that neither party has employed the services of a real estate broker or agent in connection with the property, or that if such agents have been employed, that the party employing said agent shall pay any and all expenses outside the closing of this agreement.

22.EMINENT DOMAIN: If the property is condemned by eminent domain after the effective date hereof, the Seller

and Buyer shall agree to continue the closing, or a portion thereof, or cancel this Contract. If the parties cannot agree, this contract shall remain valid with Buyer being entitled to any condemnation proceeds at or after closing, or be cancelled and the earnest money returned to Buyer.

23.OTHER PROVISIONS

Buyer Initials ______ _______

- 6 -

Seller Initials _______ _______

 

 

 

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

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

26.DEADLINE LIST (Optional) (complete all that apply). Based on other provisions of Contract.

Deadline

Date

Loan Application Deadline, if contingent on loan

Loan Commitment Deadline

Buyer(s) Credit Information to Seller

Disapproval of Buyers Credit Deadline

Survey Deadline

Title Objection Deadline

Survey Deadline

Appraisal Deadline

Property Inspection Deadline

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

EXECUTED the

 

day of

 

, 20

 

(THE EFFECTIVE DATE).

 

 

 

 

 

 

 

 

 

Buyer

 

 

 

Seller

 

 

 

 

 

 

 

 

 

 

Buyer

 

 

 

Seller

 

Buyer Initials ______ _______

- 7 -

Seller Initials _______ _______

 

 

 

EXHIBIT FOR DESCRIPTION OR ATTACH SEPARATE DESCRIPTION

 

 

 

 

 

RECEIPT

 

 

 

 

 

 

Receipt of Earnest Money is acknowledged.

 

 

 

 

 

 

Signature:

 

 

Date:

, 20

 

By:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Telephone (

)

 

 

Address

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Facsimile (

)

 

 

 

 

City

State

Zip Code

 

 

 

 

 

 

 

 

Buyer Initials ______ _______

- 8 -

Seller Initials _______ _______

 

 

 

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Be attentive when filling out this pdf. Make sure that every single blank field is completed properly.

1. The nevada real estate documents involves certain information to be entered. Be sure that the following fields are filled out:

Step no. 1 of filling out nevada contract sale

2. Once your current task is complete, take the next step – fill out all of these fields - Together with the following items, SALES PRICE The parties agree to, Purchase Price Earnest Money New, Both columns should be an equal, Amount, Amount, If the unpaid principal balances, Buyer Initials, and Seller Initials with their corresponding information. Make sure to double check that everything has been entered correctly before continuing!

How you can fill out nevada contract sale stage 2

3. Through this stage, check out CASH SALE This contract is not, OWNER FINANCING Seller agrees to, dollars of the purchase price, NEW LOAN OR ASSUMPTION This, days after, Conventional, FHA, Other, The following provisions apply if, and FHA It is expressly agreed that. Each of these are required to be filled out with utmost attention to detail.

Step no. 3 in submitting nevada contract sale

4. The form's fourth paragraph comes next with the next few fields to enter your specifics in: Existing Loan Review If an, shall, Credit Information If Buyer is to, Buyer Initials, and Seller Initials.

nevada contract sale completion process outlined (stage 4)

5. This very last section to finish this PDF form is pivotal. Make certain you fill out the appropriate fields, particularly favor of Seller or if an existing, EARNEST MONEY Buyer shall deposit, as earnest money with, PROPERTY CONDITION SELLERS REAL, Seller has furnished and Buyer has, the subject Property, Seller is exempt from the, and SELLERS DISCLOSURE OF LEADBASED, before finalizing. Failing to do so could generate a flawed and potentially nonvalid form!

Best ways to prepare nevada contract sale portion 5

As to EARNEST MONEY Buyer shall deposit and SELLERS DISCLOSURE OF LEADBASED, make sure that you review things here. These two could be the most important ones in this file.

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