CONSumER’S GuIdE TO THE AGREEmENT OF SALE · 2018-05-10 · And remember, as you go through the Agreement of Sale, ask your Realtor® (pronounced “REAL-tor”) if you have any

CONSumER’S GuIdETO THE AGREEmENT OF SALEFor use with 2017 revisions to PAR Form ASRA consumer service of thePennsylvania Association of Realtors®

COPYRIGHT PENNSYLVANIA ASSOCIATION OF REALTORS® 20172/11

CONSumER’S GuIdE TO THE AGREEmENT OF SALEACkNOwLEdGmENT OF RECEIPT

The Consumer’s Guide to the Agreement of Sale has been developed by the Pennsylvania Association ofRealtors® to help consumers who may be interested in buying or selling a home better understand the majorterms of the PAR Standard Agreement for the Sale of Real Estate. This Guide is not a substitute for profes-sional advice and counsel from a real estate broker and/or an attorney representing the consumer.

Signing this acknowledgment does not create any contractual relationship between the listed broker and thesigning consumer. Any business relationship between the broker and consumer will be established in a sep-arate written agreement between the broker and consumer.

I acknowledge that I have received the Consumer’s Guide to the Agreement of Sale.

PRINT NAmE ________________________________ SIGNEd ____________________________________ dATE ____________



BROkER (COmPANY NAmE) ______________________________________________________________________________

PROVIdEd BY ________________________________________________________________________ dATE ____________

-Consumer Copy -

CONSumER’S GuIdE TO THE AGREEmENT OF SALEACkNOwLEdGmENT OF RECEIPT

The Consumer’s Guide to the Agreement of Sale has been developed by the Pennsylvania Association ofRealtors® to help consumers who may be interested in buying or selling a home better understand the majorterms of the PAR Standard Agreement for the Sale of Real Estate. This Guide is not a substitute for profes-sional advice and counsel from a real estate broker and/or an attorney representing the consumer.

Signing this acknowledgment does not create any contractual relationship between the listed broker and thesigning consumer. Any business relationship between the broker and consumer will be established in a sep-arate written agreement between the broker and consumer.

I acknowledge that I have received the Consumer’s Guide to the Agreement of Sale.




BROkER (COmPANY NAmE) ______________________________________________________________________________

PROVIdEd BY ________________________________________________________________________ dATE ____________

-Broker Copy -

Table of ContentsGetting Started ................................................................................................................6making an Offer ..............................................................................................................6

The Agreement of Sale ..............................................................................................6Everything is Negotiable ............................................................................................6what the Buyer Should Bring ....................................................................................7

The Parties ......................................................................................................................7The Property....................................................................................................................7who are the Brokers? ....................................................................................................8This Agreement ..............................................................................................................8Purchase Price and deposits..........................................................................................8

A Good Faith deposit ................................................................................................8Escrow Accounts ......................................................................................................9

Seller Assist ....................................................................................................................9Settlement and Possession ............................................................................................9

Settlement date ........................................................................................................9Taxes ......................................................................................................................10How Are Taxes Calculated? ....................................................................................10Possession ............................................................................................................10

date/Time Is of the Essence ........................................................................................10Acceptance deadline ..............................................................................................10date and Times........................................................................................................11

Zoning Classification ....................................................................................................11Fixtures and Personal Property ....................................................................................11mortgage Contingency ................................................................................................12

what do Pre-Qualified and Pre-Approved mean? ..................................................12mortgage Amount ..................................................................................................13mortgage Term ........................................................................................................13Loan-To-Value Ratio ..............................................................................................13Type of mortgages ..................................................................................................13mortgage Lenders ..................................................................................................14mortgage Rates ......................................................................................................14Fixed Rate vs. Adjustable/Variable Rate Loans ....................................................14what are Points? ....................................................................................................14Two Important deadlines ........................................................................................15Conditional mortgage Commitments ......................................................................15Lender Requirements ............................................................................................15mortgage Application Checklist for Buyers ..............................................................16what if the Loan is Not Approved? ........................................................................16

Change in Buyer’s Financial Status ............................................................................16Seller Representations ..................................................................................................17

The Seller disclosure Law ......................................................................................17Public and/or Private Notices and Assessments ....................................................18

waiver of Contingencies ..............................................................................................18due diligence/Inspections ............................................................................................18

Are Inspections Required? ......................................................................................19How Long will the Inspections Take? ......................................................................19

© Pennsylvania Association of Realtors® 2017 3

Home/Property and Environmental Hazards ..........................................................19wood Infestation ......................................................................................................20deeds, Restrictions and Zoning................................................................................21water Service ..........................................................................................................21Radon ......................................................................................................................21On-Lot Sewage ........................................................................................................21Property and Flood Insurance ................................................................................22 Property Boundaries ................................................................................................22Lead-Based Paint Hazards ......................................................................................22

Inspection Contingency ................................................................................................22Real Estate Taxes and Assessed Value ......................................................................23Notices, Assessments and municipal Requirements ..................................................23

Notices and Assessments ........................................................................................23Certificate of Occupancy or use and Occupancy Permit ........................................24

Condominium/Planned Community (Homeowner Association) Resale Notice ............24A word to the wise ..................................................................................................24

Title, Surveys and Costs ..............................................................................................25Title to the Property ................................................................................................25

maintenance and Risk of Loss ....................................................................................25Home warranties ..........................................................................................................26Recording the New deed ..............................................................................................26Assignment....................................................................................................................26Governing Law, Venue & Personal Jurisdiction ..........................................................27Foreign Investment in Real Property Tax Act of 1980 (FIRPTA) ................................27Notice Regarding Convicted Sex Offenders (megan’s Law) ......................................27Representations ............................................................................................................27default, Termination and Return of deposits ................................................................28mediation ......................................................................................................................28Release ........................................................................................................................29Real Estate Recovery Fund ..........................................................................................29Communications with Buyer and/or Seller ..................................................................29Headings ......................................................................................................................29Special Clauses ............................................................................................................29Signing the Agreement..................................................................................................30miscellaneous Broker’s Services ................................................................................30Let Your Realtor® Be Your Guide ................................................................................30Notes and Questions ....................................................................................................31Standard Agreement of Sale (ASR) ..............................................................................32

4 © Pennsylvania Association of Realtors® 2017

This form, often just referred to as “the Agreement,” is used by most Realtors®

across the state, and by many attorneys as well. Because it is the form that setsout all the terms agreed to by the buyer and seller, it may be the single mostimportant form in your transaction.It is very important to read and understand all the terms and conditions in theAgreement. This booklet covers many common questions about the form, but itis not a substitute for the professional help of a Realtor® and an attorney. If youdon’t understand something, ask your Realtor® and/or attorney for more informa-tion before signing the Agreement.Be sure to read the Notice paragraphs located throughout the Agreement. Some of the Notices arerequired by law or regulation, while others are more informational, but all contain information that willhelp you to better understand the content of the Agreement. As you go through the Guide, this icon will alert you to “check out” certain Notices that relate

to a particular paragraph or clause in the Agreement, or bring your attention to a certaintopic.

And remember, as you go through the Agreement of Sale, ask your Realtor® (pronounced“REAL-tor”) if you have any questions.

Welcome to the Consumer’s Guide to the Agreement of Sale.This booklet is designed to help you to better understand theStandard Agreement for the Sale of Real Estate, which isproduced, copyrighted and distributed by the PennsylvaniaAssociation of Realtors® (“PAR”).


what’s a Realtor®?many consumers believe that the term Realtor® is used for all real estate practition-ers. In fact, only real estate professionals who belong to the National Association ofRealtors® (as well as the state and local Association) may use the term Realtor®. As acondition of membership, all Realtors® are bound by a Code of Ethics that goesabove and beyond the requirements of state licensing law. Ask your real estate agentif he or she is a Realtor®.


GETTING STARTEDwhether you’ve done it once, a dozen times, or never before, a real estate transaction can be a terrify-ing, stressful, and exhilarating experience.The good news is that by the time you read this booklet you’ve already gotten over some of thebiggest hurdles in the whole process. As a seller, you’ve made the decision to put your home on themarket; as a buyer, you’ve committed to the home buying process and may have even seen a fewhouses.Now that things are moving along, the next big step for a buyer is to make an offer on a particularproperty. But when you sit down in front of this 13-page form filled with real estate jargon and“legalese,” how can you be sure you understand what it all means?The best advice is to arm yourself with a Realtor® and/or attorney who can guide you through theprocess, explain your options, and answer your questions. Reviewing this booklet BEFORE making anoffer or considering an offer from a buyer should address many of the questions you’re likely to have.where you still need more information, you will have plenty of time to ask your Realtor® to clarifythings before getting into the stress of negotiations.

Making an OfferBuyers should never make an offer on a property in haste without fully thinkingthrough all of their options. After all, if the offer is accepted it now turns into alegally binding contract and may not be easy to get out of. But once a buyer hasdecided to pursue a particular property, it is wise to start the process as soon aspossible. It can take as long as two hours to complete the Agreement of Sale andthere are many decisions that must be made during that time. The process of completing the Agreement of Sale will often take place at the

Realtor®’s office. with the use of computer-generated forms, however, the Agreement can be filled outand even signed from almost anywhere - buyers might not even be in the same room as the Realtor®

while they’re filling it out. If you have particular needs in this regard (for example, you’re buying ahome in another area of the state and can’t easily travel there for more than a day or two at a time),speak to your Realtor® about the technology available in his or her office.

The Agreement of SaleIn some areas of the country, a buyer might make an offer by submitting a form with only a few terms -sometimes one page or less. After the buyer and seller agree on this framework, the seller takes thehouse off the market while the parties negotiate all the other terms and conditions that will apply.In Pennsylvania, however, the vast majority of “offers” are made by presenting the seller with a com-pletely filled out Agreement of Sale that lists the terms and conditions requested by the buyer. Thebuyer and seller negotiate the complete terms of the Agreement, and if both sign off on the Agreement,the result is a legally binding contract.Taking a couple of hours to fill out an entire agreement for a property you might not actually end upbuying might seem like a lot of effort, and it is. does it take more time and effort to make an offer withsuch complete terms? Yes. Experience has shown, however, that the effort helps both the buyer andseller by laying out ALL the terms and conditions desired by both parties so there are fewer surprisesduring the transaction.

Everything is Negotiablewhile completing the Agreement of Sale you will make many decisions about “terms.” The terms arethe details and specifics of the Agreement, which need to be acceptable to both the buyer and seller. Although the Agreement contains a great deal of pre-printed text, perhaps the most important phrasefor both the buyer and seller to remember is that “Everything is negotiable.” Some terms to be negoti-

ated can include: purchase price, deposit amounts, date of settlement, items to be included or exclud-ed, financing arrangements, and property inspections, just to name a few. Remember that most of thetime frames for performing under the contract are also negotiable, even though certain time frames areoften pre-printed in the text for convenience. To protect yourself legally, you may want to have yourattorney review the Agreement before you sign it.

What the Buyer Should BringBuyers will need to have certain items and information readily available when filling out the Agreementof Sale. Some of these items include:• Your checkbook, if you are providing a deposit on the property.• Information about your finances. The seller will almost always want to verify a

buyer’s financial ability to buy or obtain a mortgage before deciding to acceptthe Agreement. depending on the practice in your market, a mortgage pre-approval may be sufficient. In other markets sellers might ask buyers to fill out aseparate financial information form.

• Information regarding available funds. You will want to make sure you haveenough money for your deposit and for settlement.

• All buyers! If you and other people (for example, your spouse or business partner) are buying a prop-erty together, you will need to complete and sign the Agreement together.

If you have any questions about what to bring with you when filling out the Agreement, ask yourRealtor®.

THE PARTIESwhen identifying the buyer and seller in the transaction, it is very important to list ALL buyers and ALLsellers, preferably by the name listed on the deed (for sellers) or the name to be put on the deed (forbuyers). For example, if a husband and wife own a property jointly, both names should be listed in theAgreement. If the property is deeded only to the wife, though, only her name would be listed. Similarly, ifthe property is owned by a business entity, the name of that business should be listed.On the seller’s side, listing all sellers helps to make sure that all owners of record actually sign theAgreement. If the property is owned by several individuals and one fails to sign the Agreement, theAgreement (and possibly the transaction) may not be valid. Buyers, attorneys and title companies willoften use the listed buyers’ names to prepare a new deed. If the buyers forget to list someone whoshould be on the deed, it may hold up the transaction or could require making this legal change afterthe fact at additional expense.

THE PROPERTYThe next part of the Agreement is a description of the property to be purchased.In most cases the property will be identified both by the street address, includingthe municipality, ZIP code, county, and school district, as well as by a more thor-ough legal description of the property. If there is any doubt or confusion about theactual location of the property or the property boundaries, talk to your Realtor®

about obtaining a survey. many buyers are interested in living in a particular ZIPcode or sending their children to school in a specific school district, so both buyer

and seller are encouraged to double-check this information for accuracy.


WHO ARE THE BROKERS?The boxes at the bottom of the front page of the Agreement contain information that identifies the brokeror brokers who are providing real estate services in the transaction and their relationship(s) to the buyerand seller. It is very important that you understand the relationship you have with each broker and thelegal duties that each broker owes you (or doesn’t owe you).

THIS AGREEMENTThe first section of the Agreement states the date the Agreement was first presented as an offer. Thedate in this paragraph is generally NOT the same as the “acceptance date,” or “Execution date” - thedate a valid contract exists. This date is simply used as a convenience to identify when the buyer’soffer was first presented and will be particularly helpful if more than one Agreement is submitted at dif-ferent times.

PURCHASE PRICE AND DEPOSITSThe purchase price is the first of many terms stated in the Agreement. while many buyers and sellersassume that this is the most important part of the Agreement, there are many other negotiable termsthat can be just as important as the purchase price. To make your offer as attractive as possible to theseller, be sure to pay attention to all the terms in the Agreement - don’t focus only on the purchaseprice.How much should a buyer offer to pay for the property? which offer should sellers accept? These aredecisions that depend on many different factors. Buyers and sellers will need to consider things suchas whether there are other offers, the recent sale prices of similar homes, how long the property hasbeen on the market, and the motivations of the buyer and seller. Your Realtor® can help you review theissues to consider, but the Realtor® can’t make the final decision for you.

A Good Faith DepositBuyers are almost always expected to make a “good faith” deposit (sometimescalled “hand money,” “earnest money” or “down money”) on the property.deposits can be given in one large deposit or in two (or more) steps. when abuyer makes an offer, an initial deposit is usually given to the seller along withthe Agreement, or shortly thereafter depending on how the Agreement is deliv-ered to the seller. In some markets, if the seller accepts the offer a seconddeposit is due within a short time after acceptance. In other markets, it is notuncommon for there to be a third deposit at some point later in the transaction. However they are paid,the deposits will be credited toward the total purchase price and/or closing costs at time of settlement.The amount and timing of deposits is often determined by local custom. Ask your Realtor® about whatis customary in your area, keeping in mind that these are always negotiable issues.


NOTE: depending on the circumstances, if a buyer backs out of an acceptedAgreement the buyer may forfeit any deposits. Offering a higher deposit could makethe buyer’s offer look more serious to the seller but it also means more risk to thebuyer.

REmEmBER: unless you have entered into a written agency contract creating a legalrelationship between you and the broker, the broker may NOT be representing yourinterests and may be representing the other party. If you have a question about howthese relationships work, review the Consumer Notice (the first form the Realtor® gaveyou) and ask the Realtor® to clarify his or her role in the transaction.

The Agreement allows the buyer to pay by cashier’s check, wired funds or personal check if a depositis being made 30 or more days from the settlement date. If a deposit is being made within 30 days ofthe settlement date, the buyer must pay by cashier’s check or wired funds, not by personal check.These specifications can be modified if the Buyer and Seller agree on a change.

Escrow AccountsIn most markets a buyer’s deposits are held by the Realtor® representing the seller, although it may bethe practice in other markets for the Realtor® representing the buyer to hold it. whichever Realtor®

holds the deposits, they will be held in a special bank account called an “escrow account.” when com-pleting the Agreement, the parties will determine who will be holding the deposit.

There are laws and regulations governing how brokers must handle money deposited in their escrowaccounts. One of those rules is that the broker generally cannot release the deposit money to eitherthe buyer or seller if there is any dispute over how the money is to be distributed. If the buyer or sellerbreaks the Agreement after it has been signed, the broker is not legally permitted to give the depositmoney to either party unless the buyer and seller both agree on who should get the deposit money.The two primary exceptions to this rule are that a broker must distribute deposits according to theterms of (1) a final court order (there is a lawsuit and the court directs payment); or (2) a “pre-agree-ment” between the parties as to what happens if there is a dispute that isn’t resolved. For example, theAgreement says in Paragraph 26(C) that if the buyer and seller can’t resolve a dispute within 180 daysthe buyer gets the deposit back unless a lawsuit has been filed.

SELLER ASSISTSome sellers may be willing to pay part of the buyers’ costs incurred to obtain the mortgage loan or tosettle on the property. These arrangements must be clearly spelled out in the Agreement. It is impor-tant to know whether your lender has a limit on how much sellers are allowed to pay and what thatlimit is. This limit can vary between lenders or even between loan products from the same lender.

SETTLEMENT AND POSSESSIONSettlement DateChoose the settlement date very carefully. Among other factors, the settlement date will depend uponthe time it will take to complete any desired property inspections and to obtain a mortgage loan, if oneis necessary. The buyer will often consider the seller’s preferred settlement date. As simple as it seems, it is a good idea to have a calendar handy when dealing with the Agreement ofSale. when picking a settlement date it is best to avoid weekends and holidays, as well as dates withother conflicts such as vacations or work deadlines. Also, remember that settlements can often takeseveral hours to a half day, so don’t pick a day thinking that you can just squeeze it in at lunch.At settlement the buyer will receive a copy of the deed. The original deed will be recorded in the Officeof the Recorder of deeds for the county where the property is located. The Recorder will stamp thedeed with the date and location of recording and will send the deed to the buyer. There is more infor-mation on deeds and titles later in this booklet.


ESCROw ACCOuNT: An account, separate from a broker’s regular businessaccount, that a broker is required to establish to hold deposit monies until a transac-tion is completed or terminated.

TITLE: The right to or ownership of land, or the evidence of ownership of land.dEEd: A written document that, when executed and delivered, transfers ownership,or title, to real estate.

TaxesIn Pennsylvania, a real estate transfer tax is assessed when a property is pur-chased. The state imposes a tax on all transactions and there may be a localtransfer tax on the transaction as well. Transfer taxes may range from a minimumof 1% to 4% or more of the purchase price. If the Agreement is being assignedto another buyer, it may affect the transfer tax on the property. Talk to an attorneyif you are planning on assigning the Agreement.In most areas the practice is to divide payment of the transfer taxes equally

between the buyer and the seller, but this is negotiable.Real estate property taxes and other obligations such as condominium or homeowner associationfees, other fees and rents, and interest on mortgage loan assumptions are “prorated” at settlement.This means that the seller is responsible only for the portion of the taxes and other assessments up toand including the day of settlement, and the buyer is responsible for paying the taxes and fees afterthe settlement date. If the seller has already paid these bills, the “adjustment” will generally require thebuyer to reimburse the seller for the buyer’s portion. Review all tax bills carefully to be sure you understand what taxing periods are covered by each.

For example, all municipal governments base their bills on a tax year that runs from January 1to december 31; most school districts have a tax year of July 1 to June 30.

How are Taxes Calculated?By law, transfer taxes are a fixed percentage of the purchase price of the property. Check with yourRealtor® to find out what the transfer tax is in your community. Local property taxes are set by the municipality and school district and are based on a percentage ofthe assessed value of the property. Property taxes may change each year based on the millage set bythe municipality and the assessed value of your property.

Possessionunless otherwise agreed to, the buyer can expect to receive the deed and thekeys to the vacant property at settlement. Of course, “vacant” doesn’t necessarilymean that there will be nothing left in the property. If the parties have agreed thatthe seller will leave certain items (appliances or furniture, for example), buyersshould check for these items during the pre-settlement walk through. At the sametime, it is understood that the seller is responsible for removing all personal itemsthat haven’t been negotiated. That means the seller is not permitted to just leavebehind trash or any other items that they don’t want in their new home.Sometimes the parties will agree to let the buyer move in before settlement or to let the seller stayafter settlement. make sure this is IN wRITING, just like the rest of the Agreement. Issues like feesfor this extra time of possession and who is responsible for any damages are best dealt with wellbefore settlement. PAR publishes forms covering many of the issues involved in both seller and buyeroccupancy.If the property is tenant-occupied, make sure that leases are properly transferred from the seller to thebuyer and that the seller has taken care of any remaining obligations to tenants. There is a PAR formfor this purpose as well.

DATES/TIME IS OF THE ESSENCEAcceptance DeadlineA buyer and seller will usually want to insert some sort of a deadline for them to agree to the terms ofthe Agreement. If the Agreement is not accepted by the deadline and the deadline is not extended, theoffer will become void. Consider factors such as local custom, the buyer’s or seller’s sense of urgencyregarding the transaction and schedules of the parties and brokers when setting this deadline.


Dates and TimesThroughout the Agreement there are many spots that establish time frames forcompleting certain acts (for example, ordering and delivering inspection reports ormaking a mortgage application). Considering what needs to be accomplished andselecting realistic time frames for each task is CRuCIAL. keep in mind that yourRealtor® probably has a good idea about how long it usually takes to do thesethings in your market area.Although some of these times are pre-printed in the Agreement, they are by nomeans set in stone. If you need a different period of time to complete a certain part of the Agreementthere is room for you to cross out the pre-printed numbers and put in a different number. keep in mindthat the buyer and seller must agree to any changes.The Agreement of Sale provides that “time is of the essence.” This is a technical phrase meaning that ifyou don’t do something by an agreed upon date you can lose certain rights or be in default of theAgreement. For this reason, it is critical that the dates in the Agreement be strictly followed, including thetime for settlement.The time for performing under the Agreement doesn’t start until the parties have reached a final under-standing on all terms of the contract. It is important that every change to the Agreement be initialed anddated by both parties, so that everyone can keep track of when to “start the clock,” it is important thatevery change to the Agreement be initialed and dated by both parties.

ZONINGThe zoning classification is required in an Agreement of Sale unless the property is in an area primarilyzoned to permit single family dwellings.

Later, in the Inspections paragraph of the Agreement, the buyers will be asked to decide whether theywant to check the present use or make the Agreement conditional on a change in use. If the buyer hascertain zoning needs, the buyer should investigate the zoning issues that relate to those needs. Sellersand agents should be careful to not guess at what uses would be allowed.

FIXTURES AND PERSONAL PROPERTYThere will often be certain fixtures and personal property (appliances or lighting fixtures, for example)included with the property as part of the sale. If specific items are to be included or excluded, they mustbe clearly listed in the Agreement. Any information provided through the multiple listing service(MLS) or any items identified in the Seller’s Property Disclosure Statement don’t count if they arenot also listed in the Agreement.The Agreement contains a list of personal property items that are commonly included in the sale. It isimportant for buyers and sellers to carefully review this list to make sure that everything that should stayis included and everything that should go is excluded. Any item of personal property that isn’t included inthe Agreement in writing is NOT part of the transaction and does not stay with the property. If there isany confusion about the transaction, the written terms of the Agreement will decide what stays and whatgoes.


NOTE: If the buyer plans to change the use of the property, it may be wise to make thepurchase contingent on zoning. The PAR Zoning Approval Contingency (PAR Form ZA)gives buyers the right to check if the future use is permitted, or to apply for a change ofzoning.

MORTGAGE CONTINGENCYBuyers should thoroughly assess their financial situation before setting a price range for their search andlooking at properties.most buyers will require mortgage financing to buy a home, so most will elect to include a mortgage con-tingency in the Agreement. In short, the contingency states that the buyer won’t have to move forwardwith the purchase if a good faith application for mortgage financing is denied.

To help the seller judge whether a particular buyer is likely to be able to afford the property, theAgreement asks buyers to be fairly specific in stating what their mortgage requirements will be.

What do “Pre-Qualified” and “Pre-Approved” Mean?most buyers will have a “pre-qualification” or “pre-approval” letter from a lender indicating approximatelyhow much the buyer can afford to pay for a house. Although this is no guarantee that the buyer will even-tually be approved for financing, it is helpful for buyers to know what price range they should be focusingon and to let the sellers get an idea of the buyer’s financial ability.PRE-QUALIFICATION is when the lender looks at the buyers’ financial status to estimate the mortgageloan amount for which they might qualify. It is based on the documentation provided by the buyer and isusually free. Pre-qualification may help buyers determine the price range they can afford and can behelpful at the beginning of a search.

PRE-APPROVAL is more detailed and takes place when the buyers are closer to making an offer on ahouse. For a pre-approval the lender will verify the buyers’ earnings and financial situation—often byobtaining a credit report—to determine whether or not to lend money. Once the buyers are pre-approvedthe lender will provide a letter stating the maximum amount the buyer would likely be approved to borrow.Pre-approval may make the buyers look “stronger” in the eyes of a seller and improve the chances ofcoming to an agreement on the purchase price.

There are many different mortgage products available through various lenders. In some cases thesemortgages might involve multiple loans - a first and second mortgage, for example, or a mortgage loanwith an accompanying line of credit. Buyers would be well served to talk to their Realtor® or a financingexpert to determine what types of loans might be attractive based on their current financial status.Aside from asking the buyer to identify if multiple loans will be involved, the Agreement also asks forinformation regarding the mortgage amount, the term of the loan(s), the type of loan(s), the mortgagelender(s), loan-to-value ratio, interest rate(s), and “points.”


REmEmBER: Both buyers and sellers must receive a copy of estimated closing costsbefore signing the Agreement of Sale. Buyers should double-check the estimatedcost sheet before signing to be sure they are able to afford the listed costs.

NOTE: These terms may vary from lender to lender; buyers should be sure theyunderstand their lender’s obligations to them if they are pre-qualified or pre-approved.Remember that neither of these is the same as having a full mortgage commitment.

There are many financial aspects to a real estate purchase. These include deposits,up-front costs (such as inspections), settlement costs, purchase price and financialreserves (for repairs and other expenses after moving in). Buyers should be surethey fully understand how each element factors into their financial status and howthey will find the money to cover each (savings, gift, mortgage, etc.). Sellers maywant to ask for certain proof that the buyers have, or can get, the resources to pur-chase their home.

Mortgage Amountwhen judging the ability of a certain buyer to purchase their home, sellers will look at whether the buyerhas the financial strength to afford payments on the mortgage amount being sought. In most transac-tions, the mortgage amount is calculated by taking the full purchase price of the property and subtractingany deposits already paid by the buyer along with any other cash the buyer expects to bring to settle-ment.In some cases, though, the buyer may have special needs. The most common of these scenarios wouldbe a purchase where the buyer also wants to borrow additional money to cover closing costs or to payfor repairs or renovations. These types of loans are also only available through a limitied number of loanprograms, so sellers should consider whether a buyer would qualify for those programs.

Mortgage TermThe “term” of the mortgage is the length of time it will take to repay the loan in full. Although the “tradi-tional” loan is 30 years, other loans are available for 15 years, 20 years, or even 40 years. keep in mindthat a monthly payment can vary greatly depending on the term of the loan—the longer the term, thelower the payment. The term of the loan can also affect the interest rate and the buyer’s ability to qualifyfor the loan.

Loan-To-Value Ratio (LTV)The Agreement allows the buyer to set an upper limit on something called a Loan-to-Value ratio, or “LTV.”The LTV may be used by lenders to help assess the potential risk of a mortgage loan. LTV is determinedby dividing the requested loan amount by either the Purchase Price or the appraised value of the proper-ty, whichever is lower.

A particular LTV may be necessary to qualify for certain loans, or buyers might be required to pay addi-tional fees if the LTV exceeds a specific level. For example, if you are planning to borrow $80,000 for aproperty that appraises at $100,000 your LTV is 80% ($80,000/$100,000). Stated another way, the loan($80,000) should not be more than 80% of the value of the home ($100,000). Buyers should talk to theirRealtor® about whether this term should be included and, if so, what the maximum LTV should be.

Types of Mortgagesmortgages come in many varieties. many loans are variations on the traditional “conventional” mortgageloans, but each lender has its own requirements and there are a number of loans and loan guaranteeprograms available through the federal, state and local governments. most loans will require a down pay-ment of some sort (often between 5% and 20% of the purchase price), although the amount may differdepending on the lender and the programs for which a buyer qualifies. Some loan products may permitdownpayments as low as 1% to 3%, and there are even others that will finance 100% or more of the pur-chase price. keep in mind that buyers who have down payments of less than 20% may be required topurchase private mortgage insurance (“PmI”), which is available for an additional fee.If a buyer is financing through the Federal Housing Administration (FHA) or the Veterans Administration(VA), make sure to read the mortgage paragraph and the FHA/VA Notice in the Agreement. FHA mort-gages are insured by the department of Housing and urban development’s (Hud) Federal HousingAdministration program. A VA loan is a mortgage loan on approved property made to a qualified veteran.One advantage of these programs is a relatively low down payment. In most cases, VA loans don’trequire any down payment. Other criteria may be more strict than a conventional loan. Talk to yourRealtor® about whether there are certain types of loans you should (or shouldn’t) pursue.


many “pre-qualification” or “pre-approval” letters (discussed above) are based on theassumption that a buyer will be applying for a 30-year loan. If the loan term is differ-ent, the purchase price that a buyer can afford may change. Be sure to calculateyour payments based on the correct information before making an offer.

Mortgage Lenderswhile most lenders are very reliable and reputable, some lenders may be less reliable than others in yourmarket area. Asking buyers to identify the lender they intend to use has two benefits. First, buyers areencouraged to research lenders prior to submitting an offer. Since the mortgage contingency paragraphof the Agreement gives buyers a limited period of time to submit their actual application (which can’t bedone until their offer has been accepted), buyers who have identified lenders ahead of time should havean easier time making this deadline. Second, having a lender identified in the offer may also help sellers determine the likelihood that a trans-action will make it through closing with no financing delays. If a seller is aware that a particular lendertends to have problems with delaying, or even canceling, planned closings, the seller may be less likelyto want to accept that offer.

Mortgage RatesThere are actually two interest rates stated in the Agreement. The first is the ratethat the buyer is hoping to get and the second is the highest rate the buyer is willingto accept. As with other elements of this contingency, be realistic. If a mortgage isapproved with the terms stated in the Agreement but the buyer fails to accept or“lock in” that loan with an acceptable interest rate, the buyer may be in default if therates later rise above the stated interest rate cap and the buyer refuses to acceptthe loan at that time.

Fixed Rate vs. Adjustable/Variable Rate LoansInterest on mortgage loans can be at a fixed rate, which means the monthly payment never changesexcept for possible increases in taxes and insurance.- OR -A loan may be an adjustable-rate mortgage (“ARm”) or variable-rate mortgage (“VRm”), which means themonthly payment on the mortgage loan may change. The calculation of these changes is complicatedand should be clearly understood before choosing this type of loan.

What are Points?“Points” are the fees that the mortgage lender charges buyers for providing certain services. One “point”is equal to one percent of the mortgage amount. The Agreement asks buyers to put in a maximum num-ber of points they are willing to pay—often called a “cap.” For example, if points are “capped” at three fora $100,000.00 loan, the buyer will not be required to buy the property if a lender offers a mortgage com-mitment requiring the payment of more than three points, or $3,000.00. Buyers pay points up front incash as part of closing costs; the money is not financed as part of the mortgage loan.


Including the name of a mortgage lender or lenders is not mandatory. Buyersshould consult their Realtor® to determine whether naming the lender would bebeneficial. where an offer is presented without a named lender, sellers should dis-cuss with their Realtor® whether or not to request that the buyer identify one.

Federal regulations require mortgage lenders to provide buyers with a LoanEstimate (LE) statement within three business days from receipt of the buyer’smortgage application. Settlement cannot occur within 7 days of the early disclo-sure or within 3 days of redisclosure. Redisclosure is only permitted if there is achange in circumstances. For example, if the buyer fails to lock in the interest ratequoted in the LE within 10 days, that is a change in circumstances, and the lendermay issue a revised LE. The Agreement requires the buyer to lock in his interestrate 15 days before settlement if the lender gives the buyer the chance becauseinterest rates can have a large impact on the APR.

Two Important DeadlinesThe mortgage Contingency paragraph of the Agreement has two big deadlines. The first deadline isthe time in which the buyer has to submit a mortgage application. The second deadline is the date bywhich the buyer must have an answer from the mortgage lender to give to the seller. The dates should be chosen carefully because it is not just the deadline for the mortgage lender togive approval for the loan - the seller or the seller’s broker also must receive a copy of the lender’sdecision by this date. Remember that if the buyer doesn’t meet these deadlines the buyer may be indefault and the seller may have the option to cancel the Agreement and keep the buyer’s deposit.

Conditional ApprovalsBe careful if a mortgage loan will be conditioned on something that isn’t provided for in the Agreement.If the lender has requirements or conditions that are not part of the Agreement, then the seller mayhave the right to terminate the Agreement. For any condition on the approval (such as verifyingincome or selling or settling on another property), buyers have 7 days after the deadline to satisfythese conditions. Certain types of routine conditions that can only be met at or near settlement don’tgive sellers the right to terminate, however. Such routine conditions might include a final verification ofemployment or providing proof of property insurance.

Lender RequirementsEvery lender has slightly different requirements for approving a loan. These requirements will varydepending on the type of loan being offered and are often very dependent on the buyer’s currentfinancial status and financial history.The value of the property is another major element that goes into the lender’s decision. In the unlikelyevent that a buyer stops making payments and the lender has to foreclose on the property, that lenderwants to be sure that the value of the property is high enough that the lender could sell the propertyand get its money back. Before lending a buyer the money to purchase the property, the mortgagelender will almost certainly do an appraisal to make sure the house meets the lender’s standards forthe loan. After appraising the property the lender will decide the maximum amount of money that maybe borrowed.

keep in mind that the appraised value of the property may be different from the agreed-upon purchaseprice. Sometimes the appraised value will be too low for the lender to approve the entire amount of themortgage that has been requested. If the buyer still wants to purchase the property, it will be neces-sary to find additional money to make up the difference.


As a buyer, if you know you must sell your current home before purchasing a new oneconsider making your offer contingent on the sale or settlement of this other property.PAR offers several addenda for this purpose, depending on your circumstances.

In most mortgage transactions, Federal lending regulations prohibit lenders fromcharging fees for appraisals to potential buyers before that buyer has indicatedthat he or she agrees to the terms presented in the Loan Estimate. until that time,potential buyers may only be charged a reasonable fee for the credit report doneby the lender. After accepting the terms of the Loan Estimate and indicating anintent to move forward with the mortgage, the buyer will likely be required topromptly order (and pay for) an appraisal on the property. It is essential that thelender’s timelines be followed so that settlement can occur as scheduled.

Mortgage Application Checklist for Buyers Here is a sample checklist of some of the things the buyer may need to provide to the lender when applying for a mortgage loan.Income information, including: • Employers’ name, address, and phone number for the last two years• w-2 statements for the last two years• Recent pay stubs (approximately one month’s worth)• Green card for resident alien• If self-employed, the last two years’ tax returns with all schedules and year-to-date profit and loss

statements • Other income from Social Security, VA & retirement benefits, alimony, and child support

Financial information, including: • Bank names, account numbers, and balances• Bank statements for the last three months on all accounts• Proof of rent or mortgage payments for the last 12 months • Liabilities, including debts, loans, and credit card balances• Current financial statements listing assets and investments• Check to pay for appraisal, credit report, and mortgage rate lock

Other items and information, including:• Social Security number• Landlords’ name and address for the last two years• Certificate of Eligibility and/or dd214 for VA loans• Leases for rental properties• Separation agreement, divorce decree, and/or property settlement • Agreement of Sale • Legal description of the property

What if the Loan Is Not Approved?If a mortgage is approved within the terms specified in the Agreement, the buyer must proceed withthe transaction. If the buyer meets all of the obligations spelled out in this contingency and is stillturned down for a mortgage, the terms of the Agreement state that the buyer will not have to gothrough with the purchase.Remember that this is only true where the buyer has, in fact, done everything required by the terms ofthe Agreement. This means the buyer must have completed the application and locked in the interestrate within the time given, the application had the same terms as were listed in the Agreement, thebuyer was honest with the seller and mortgage lender regarding buyer’s finances, and the buyer hasfully cooperated with the lender during the processing of the application. If the buyer has failed to meetthe obligations agreed to in the Agreement, he would likely be in default if the loan is not approved.

CHANGE IN BUYER’S FINANCIAL STATUSThe successful completion of the transaction depends in large part upon the financial status of thebuyer. In the time it takes to complete the sale of a home, unexpected changes in the buyer’s financescould take place. If any of those changes may affect the buyer’s ability to purchase the property, thenhe is obligated to inform the seller, and any lenders who received mortgage applications, in writing.


This is only a sample checklist. Buyers should ask the lender what else they need,as requirements may differ from lender to lender. keep in mind that this informa-tion will be required shortly after the seller accepts the Agreement of Sale, so itcouldn’t hurt to get it ready ahead of time!

Buyers should be aware that applying for or incurring additional financial obligations during this timecan affect their eligibility for financing along the terms specified in the Agreement. It is best to hold offon major purchases until after the transaction has closed.

SELLER REPRESENTATIONSThis paragraph explains what the seller knows about the type of water andsewage systems serving the property, whether there are historic preservation orland use restrictions on the property and whether the seller has received anynotices about the property from any government or public authority. Note thatthere are additional explanatory Notices included in the Agreement for most typesof on-lot sewer systems and land use restrictions. The buyer agent often fills in this section with information provided by the seller inother forms, but the seller should always double-check these items. Once a seller accepts theAgreement the seller is responsible for these statements. Remember that if the buyer has specialneeds or questions on these issues the buyer should still do inspections and contact a tax professionalor attorney, if needed.

The Seller Disclosure LawPennsylvania law requires that before an Agreement is signed, the seller in most residential real estatetransfer must make certain disclosures regarding the property. A residential real estate transfer isdefined as a sale, exchange, installment sales contract, lease with an option to buy, grant or othertransfer of an interest in real property of between one and four dwelling units. The disclosures must bemade to all potential buyers in a form defined by the law.

There are several exceptions where the disclosures do not have to be made:1. Transfers that are the result of a court order;2. Transfers to a mortgage lender that result from a buyer’s default and sbusequent foreclosure salesthat result from default;3. Transfers from a co-owner to one or more other co-owners;4. Transfers made to a spouse or a direct descendant;5. Transfers between spouses that result from divorce, legal separation or property settlement;6. Transfers by a corporation, partnership or other association to its shareholders, partners or otherequity owners as part of a plan of liquidation;7. Transfer of a property to be demolished or converted to non-residential use;8. Transfer of unimproved real property;9. Transfers by a fiduciary during the administration of a decedent estate, guardianship, conservator-ship or trust;10. Transfers of new construction that has never been occupied when: 1) the buyer has received aone-year warranty covering the construction, 2) the building has been inspected for compliance withthe applicable building code or, if none, a nationally recognized model building code, and 3) a certifi-cate of occupancy or a certificate of code compliance has been issued for the dwelling.In addition to these exceptions, disclosures for condominiums and cooperatives are limited to the sell-er’s particular unit(s). disclosures regarding common areas or facilities are not required, as those ele-ments are already addressed in the laws that govern the resale of condominium and cooperative inter-ests.Buyers should be aware that the Seller disclosure Law does not require the seller to do any investiga-tion; the only obligation is for the seller to disclose what they know. If the buyer has any questionsabout the soundness or function of the property or any part of it, they should consider a home inspec-tion.


Public and/or Private Notices and AssessmentsThe term “assessment” is used in the Agreement of Sale and in this booklet to refer to some fee orcost paid by a homeowner for an improvement related to the property. For example, a local govern-ment might impose an assessment on residents to pay for new sidewalks or sewer pipes, while a con-dominium or homeowner association might levy an assessment on property owners to pay for the costof maintaining the public areas overseen by the association. The term “assessment” is not meant to include property tax assessments or relate to property values.The buyer should research local assessments and tax rates during the process of searching for a suit-able home, before submitting an offer.The seller is required to pay for any assessments made prior to the acceptance of the Agreement, andis also responsible to correct violations of zoning, building or safety ordinances when notices of viola-tion have been provided to the seller before the Agreement is signed. Even if the assessment or viola-tion hasn’t yet been received, if the seller knows that something will be coming it must be disclosed tothe buyer in advance.

WAIVER OF CONTINGENCIESmany contingencies in the Agreement of Sale specify time periods within which the parties must act.The waiver of contingencies paragraph reminds both the buyer and seller that failure to meet a dead-line will result in the waiver of rights under that contingency. For example, if the buyer misses a dead-line to request repairs after an inspection, the buyer will be deemed to have accepted the property withno repairs. If there is any reason why the preprinted contingency time periods might be problematic besure to let your Realtor® know so those times can be adjusted.

DUE DILIGENCE/INSPECTIONSIn most residential transactions, sellers are required to provide buyers with aSeller’s Property disclosure Statement listing known problems with the property.Exceptions to this general rule are listed above and on the PAR Seller’s Propertydisclosure Statement (Form SPd).Although this form covers many important aspects of the property, buyers shouldnot rely exclusively on this form in determining the condition of the property. Forone thing, the form only asks sellers to disclose conditions they are aware of.

There might be many things that would concern a buyer (and the seller, for that matter), but areunknown by the seller. For example, sellers might not know of a weak spot in the roof if it hasn’t start-ed leaking; similarly, they might not know that a septic system is getting close to needing a repair if ithasn’t started causing problems.Buyers should strongly consider hiring professional inspectors to review the major elements and sys-tems of the home. This might take the form of obtaining a full “home inspection” of the property, hiringa series of specialists to inspect individual systems (for example, a roofer for the roof, a plumber forthe plumbing, etc.), or some combination of the two. keep in mind that the Agreement requires thatinspections be done by “licensed or otherwise qualified inspectors,” so buyers should always be sureto check out the qualifications of inspectors before hiring them.In the “Inspections” paragraph the seller agrees to allow access to the property for all inspectionsagreed upon in the Agreement. It also states that the utilities will be on for the inspections andreserves the buyers’ right to a pre-settlement inspection of the property. Although buyers do have the right to attend inspections, buyers are there just as observers. This isn’t the time to bring along family members for a tour of the home or to ask a decorator tomeasure for new curtains. Similarly, the right to a pre-settlement inspection is generally meant to pro-vide an opportunity to look through the property just before settlement to make sure that everything isin the condition agreed to in the Agreement. If the buyers have any other need to enter the propertybefore settlement they should work out the arrangements ahead of time with the seller.


Are Inspections Required?when making an offer, it is better to err on the side of caution. As a buyer, if you are unsure of whetheror not you will need any inspections, elect to have them done. Reserving the option to have inspec-tions lets buyers decide later whether they want them. However, if the buyers waive the right toinspections in the Agreement they can’t come back later to have them done.Remember that requesting and allowing inspections are negotiable terms. If sellers have a choicebetween two similar offers they may opt for the offer that is contingent upon fewer inspections. At thesame time, however, when a buyer waives the right to an inspection it means that the property will beaccepted in its present condition, regardless of what that condition is. This could be very expensive forthe buyer if certain conditions need to be fixed after moving into the property. In many ways, decidingon what inspections to have may be one of the most important elements of the Agreement.Sometimes a potential buyer may want to conduct certain types of “inspections” before even making anoffer. For example, it is often a good idea to drive around a neighborhood and even talk to a few neighborsbefore making an offer. This can help identify issues such as ease of access to the neighborhood, noisefrom nearby roads or factories, and many other concerns that might affect the decision. Some buyers mighteven want to inspect the property before making an offer. Talk to your Realtor® to determine whether this isright for you. doing these sorts of inspections before making an offer can save buyers and sellers a lot oftime if it turns out that there is something a buyer doesn’t like.

How long will the inspections take?Buyers should ask their Realtor® for an idea of how long it will take to get the inspections done. All ofthe inspections are subject to a “Contingency Period” of a certain number of days. The ContingencyPeriod will be the same for all inspections . Remember to leave a buffer so there is enough time tocomplete everything within the time given. See the appropriate Notices in the Agreement for helpful infor-mation on property conditions and some information on certain inspections.

HOME/PROPERTY AND ENVIRONMENTAL HAZARDS INSPECTIONThe Agreement’s Home/Property and Environmental Hazards Inspection provides for inspections of prettymuch anything and everything related to the property not covered by later inspections. Some of the inspec-tions often performed—as a single system inspection or as part of a full home inspection—are listed below.• Electrical system• Environmental issues• General appliance condition• Heat/air conditioning (HVAC)• mechanical systems• Plumbing• Roof• mold and indoor air quality• Property boundaries• Building codes compliance• Site features (condition of driveway, sidewalks, etc.)• Structural condition• water penetration


NOTE: Other common inspections are listed individually in the rest of this paragraph:• wood Infestation• deeds, Restrictions and Zoning• water Service• Radon• On-Lot Sewage System• Property and Flood Insurance• Property Boundaries• Lead-Based Paint

The Pennsylvania Home Inspection Law applies to “residential real estate transfers,” which is a trans-fer of between one and four dwelling units. The law also sets certain criteria for home inspectors.Below are definitions of some of the common terms used in a home inspection.

Home Inspection: A non-invasive, visual examination of some combination ofthe mechanical, electrical or plumbing systems or the structural and essentialcomponents of a residential dwelling designed to identify material defects inthose systems and components. The term does not include an examination thatis limited to inspection for, or of, one or more of the following: wood-destroyinginsects, underground tanks and wells, septic systems, swimming pools and spas,alarm systems, air and water quality, tennis courts and playground equipment,pollutants, toxic chemicals and environmental hazards.

Simply put, a “home inspection” is an inspection that covers multiple systems of the property in a sin-gle inspection. For example, if one inspector looks at the roof, plumbing, and heating systems during asingle inspection, it is a “home inspection” according to the law. If three different inspectors look ateach item separately, those single-system inspections are not “home inspections” as defined by thelaw.

Home Inspection Report: A written report on the results of a home inspection. The Report must includea description of the scope of the inspection and a description of any material defects noted during theinspection, along with any recommendation that certain experts be retained to determine the extent ofthe defects and any corrective action that should be taken.

Home Inspector: An individual who performs a home inspection

National Home Inspectors Association: Any national association of home inspectors that: (1) is operated on a not-for-profit basis and is not operated as a franchise, 2) has members in morethan ten states, 3) requires that a person may not become a full member unless the person has per-formed or participated in more than 100 home inspections and has passed a recognized or accreditedexamination testing knowledge of the proper procedures for conducting a home inspection, and 4)requires that its members comply with a code of conduct and attend continuing professional educationclasses as an ongoing condition of membership.If the buyer elects to have a home inspection, make sure the home inspector is properly qualified andoperates in compliance with the law. keep in mind that the law gives certain protection if the inspectorprovides a “written representation” regarding the home inspector’s qualifications, so be sure to “get it inwriting” when selecting an inspector. when hiring other inspectors, check out their qualifications andbackground, as well as whether they have any required local licenses and permits (for example, certaincities or municipalities might require that a plumber get a local license before being allowed to work).

Material Defect: A problem with a residential real property or any portion of it that would have a signifi-cant adverse impact on the value of the property or that involves an unreasonable risk to people on theproperty.

WOOD INFESTATIONIt’s always a good idea to have the property inspected for wood-destroying insect infestation (termites)and it is usually required by mortgage lenders. Remember that it will be the buyer’s responsibility torequest treatment or repairs if they are desired.


REmEmBER: Hiring a home inspector dOES NOT guarantee that everything willbe perfect with the property, or that the inspector will always discover all the prob-lems with the property.

DEEDS, RESTRICTIONS & ZONINGLater in the Agreement it states that the seller will provide good title to the buyer, but that the title willbe subject to existing deed restrictions and other types of existing restrictions. Buyers will probablywant to be sure that any existing restrictions don’t interfere with how they expect to use the property.For example, a buyer who wants to install an in-ground pool may not be able to if it turns out the elec-tric company has an easement for an underground power line that runs right through the yard. Buyerscan use this inspection to look at the deed through a title search, as well as examining other propertyrestrictions including zoning issues.

WATER SERVICEIf buyers are concerned about the status of the water system serving the property,they should elect to have the system inspected. This is often elected when theproperty is served by an on-site system, usually a private well.There are no state or federal standards for well water, so the buyer may want tohave a reputable water testing company analyze the quality of the water and pro-vide a report listing any contamination. Buyers should speak with the testing com-pany about what types of tests it will run and what contaminants it can detect.different testing may be necessary for different areas. Buyers might also wish tohave an inspector test the flow rate of the well, along with the physical structure of the well and itscomponents.

RADONRadon is a radioactive gas produced in the ground by the natural decay of radium and uranium.Extended exposure to high levels of radon can pose serious health risks. If radon gas has beendetected on the property through past testing the seller must disclose this information in the Seller’sProperty disclosure Statement. If no disclosure Statement is required in your transaction, it may beprudent for a buyer to elect this inspection.If radon is discovered to be at or higher than the level that is acceptable to the buyer, the buyer candecide which choice to make within the inspection process.

ON-LOT SEWAGEThe inspection in this paragraph relates only to testing an on-lot sewage systemsuch as a septic system. most buyers are concerned about the condition of anon-site sewage disposal system. It’s a good idea to have the sewage disposalsystem inspected unless current data and/or documentation is available to verifythe current status of the system.If the property has access to public sewer and buyers want to have an inspectorcheck the flow and condition of the sewage lines it would be done under the

Home/Property inspection found earlier in the Agreement.If the inspection shows that the existing system is defective but can be repaired without expansion orreplacement, the parties proceed under the inspection process.unlike the other inspection contingencies, there is a second step to this contingency. If fixing thedefects identified in the report would require expansion or replacement of the current system the sellerdecides what action to take. The default terms of the Agreement give the seller 25 days to get furthertesting and present a written Corrective Proposal (more on this below) to the buyer about expandingor replacing the system. The buyer then has the option to accept the terms of the Proposal, take theproperty with no changes, or terminate the Agreement and get back any deposit monies.


Although not as common, this inspection also allows buyers to investigate thequantity or quality of the public water supply; some buyers might want to havetesting done even if the home uses public water. Testing might determine if thereare problems with the system within the home or with the pipes leading to thehome off the main water line, which are often the owner’s responsibility.

PROPERTY AND FLOOD INSURANCEAlmost every buyer will want or need to obtain insurance coverage for the proper-ty. For buyers getting mortgage financing the lender may require a minimumamount of insurance coverage. Even for a cash buyer who isn’t required to getinsurance by a lender it is certainly a good idea to insure such a large investmentagainst loss or damage.Just like mortgage lenders have varying standards for making loans, insurers mayhave different standards for deciding whether to insure a particular property.

These standards will often include the property’s insurance history (whether there have been claims bythe current or prior owners), the buyer’s insurance history (whether the buyer has filed claims in priorhomes), the property’s condition and value, and the buyer’s credit history.The Property and Flood Insurance inspection gives buyers the option to make the Agreement contin-gent on being able to obtain suitable insurance coverage. Electing this paragraph requires the buyer tomake an application for insurance within the stated Contingency Period. If buyers are unable to obtainacceptable insurance within the Contingency Period they will have the option to terminate theAgreement without being in default.In 2012, changes to the National Flood Insurance Program (NFIP) included re-mapping of flood plainsand removal of federal subsidies for the cost of flood insurance premiums. Buyers are cautioned to getquotes from several reputable sources based on current maps and not to rely on the seller’s currentneed for or cost of flood insurance. Buyers should not delay in seeking quotes on the cost of insur-ance, as the estimates may take several weeks to complete.

PROPERTY BOUNDARIESIf there isn’t a valid legal description of the property in the deed, a survey may be required by the titlecompany or attorney performing the title abstract. If so, the seller will pay for it. A buyer who is con-cerned about the precise location of the boundaries of the property may wish to obtain (and pay for) asurvey unless the property was recently surveyed and the markers/stakes remain. without a survey it isunlikely the sellers or Realtors® involved in the transaction will know precisely where the boundary linesare located.

LEAD-BASED PAINT HAZARDSThe law provides buyers the right to carry out a risk assessment and/or inspection for the presence oflead-based paint and lead-based paint hazards in properties built prior to 1978. This paragraph allowsthe buyer to elect such an inspection. You should receive a pamphlet titled Protect Your Family FromLead in Your Home and a disclosure from the seller about the seller’s knowledge of the lead-basedpaint on the property if the property was built before 1978.

INSPECTION CONTINGENCYIf the buyer decides to have any inspections, the Agreement of Sale lays out a process of how to pro-ceed if there is something unsatisfactory in the inspection reports. This process gives buyers the right to accept the Property in the condition reported by the inspector(s), ter-minate the Agreement and get back any deposits, or suggest another solution. Buyers make this sugges-tion by providing a “written Corrective Proposal” to the seller, which lists the issues the buyer wouldlike to have addressed and what actions they would like the seller to take.


most insurers will be able to provide a reliable answer to an insurance applicationwithin a few days. keep in mind, however, that an insurer might make a prelimi-nary decision conditioned on the result of an inspection or further research by theinsurer. If the buyer obtains a conditional approval, the parties may wish toamend this paragraph to permit further discussion if the insurer changes its deci-sion.

In most instances, buyers are asking for repairs to the property, some sort of a credit or “seller assist”towards the cost of repairs, or a reduction in the sale price of the property. Various other alternativesmay exist, but whatever the buyers wish to have done should be stated with some specificity in theirwritten Corrective Proposal.

There are no specific requirements for what a written Corrective Proposal must look like, nor whatmust be in the Proposal. PAR produces a form called the Reply to Inspections/Reports (Form RR) thatcan often be used for this purpose, but buyers may create their own Proposals if desired. Negotiationduring this period may be as formal or informal as the parties like, so long as the final terms of theagreement are put in writing and signed by the parties.whatever the format, buyers can make the terms of the Proposal as specific as they would like.depending on the context, this could include things like the name of the contractor and the methodsused to do the work.

After receiving the Proposal, the buyer and seller have a certain period of time to decide what to dowith the buyers’ requests. If the seller decides to complete everything as requested in the Proposal thebuyers must move forward with the purchase of the property. If the seller chooses to not do everythingin the Proposal the buyer and seller have a chance to try to negotiate a solution that works for both. Ifthe time period for negotiation ends, and the parties haven’t reached a mutually acceptable writtenagreement, then the buyer will have a chance to terminate the Agreement.

REAL ESTATE TAXES AND ASSESSED VALUECurrently, Pennsylvania property and school taxes are based on a home’s fairmarket value. These assessments are done on a county-wide basis and not uponthe sale of the property. If the property owner or taxing authority (school district,township, etc.) disagree with the new assessment, both sides have certain rightsof appeal. A successful appeal by either party could result in the taxes going upor down.

NOTICES, ASSESSMENTS AND MUNICIPAL REQUIREMENTSNotices and AssessmentsThe seller is required to provide to the buyer any notices of assessments or violations received afterthe Agreement has been signed by both parties , along with notice of whether the seller intends to paythe assessments and/or fix the violations. If the seller does not pay any new assessments or correctany new violations the buyer then has a choice to accept the property (and pay the assessments orcorrect the violations) or terminate the sale and get back all deposit monies.


It is important for both the buyer and the seller to always meet all the time dead-lines stated in this process. missing a deadline may mean that the party has waivedhis or her right to take certain action. For example, if the buyer has the chance toterminate during the contingency period but doesn’t, the buyer has waived thatright and has to move forward.

Remember that the initial terms of the written Corrective Proposal are up to thebuyer, and the buyer and seller will then negotiate over a final resolution of theissue. The buyer might ask the seller to replace the hot water heater and repairthe sidewalk. Or the Proposal might be to repair the sidewalk and provide a $500credit towards the hot water heater. Or it might be an $800 seller assist. Or it mightbe any combination of these solutions and many others. See PAR Form RR for hintson handling these Proposals.

ORdINANCE: The governing rules and regulations of a municipality (e.g., zoning,building and safety). The state and federal governments govern by using laws; localmunicipalities (cities, boroughs, townships, etc.) use ordinances.

Certificate of Occupancy or Use and Occupancy PermitIn some municipalities there is a requirement to obtain a “certificate of occupancy” or a “use and occu-pancy permit” when a property is sold. This process may include the municipality performing some sortof a physical inspection and reporting any violations of local ordinances. depending on the ordinances,some or all of the violations may need to be fixed before settlement or within a certain period of timeafter settlement. If the property has no violations, or if the property is brought into compliance with theordinances, the owner will receive this certificate/permit.If any violations are found during this municipal inspection the seller will decide whether to fix the vio-lations. If the seller agrees to the appropriate repairs the buyer must move forward with the purchase;if not, the buyer has the choice to make the repairs or to terminate the agreement and get back alldeposit monies.

CONDOMINIUM/PLANNED COMMUNITY(HOMEOWNER ASSOCIATION) NOTICEThere are a number of differences between a “standard” residential property and one that is part of acondominium or planned community. Generally speaking, a condominium owner only owns the interiorarea of his or her “unit.” The owner also owns, with all other owners, the property surrounding theunits, which is called the “common area.” Owners pay a monthly fee to cover maintenance and repairsto the common areas, which generally include sidewalks, parking areas, landscaping, swimming poolsand the exteriors of the buildings.A planned community is similar to a condominium except the owner usually owns the building and theland directly underneath it. most of the rest of the planned community would be common areas ownedby all of the owners and maintained by a homeowner association. Like the condominium, a monthlyfee is generally assessed for upkeep of the common areas.The condominium or homeowner association usually has a board of directors made up of owners. Theboard makes rules and regulations governing the use of the common areas and is also responsible foroverseeing the association’s finances.when a newly-constructed house is being purchased, the uniform Condominium Act and thePennsylvania uniform Planned Community Act require the seller (if also the declarant) to give thebuyer a Public Offering Statement. These are slightly different requirements that are in place for thesale of an existing unit or house which, with some exceptions, obligate a seller to give a buyer a “cer-tificate of resale” along with the rules and regulations of the association before the Agreement canbecome binding. The certificate of resale contains a list of items that the buyer is entitled to reviewbefore settlement occurs. Buyers are given five days to review these documents and to terminate thesale if not satisfied for any reason. when purchasing a new unit in a condominium or a new house in aplanned community, the developer (seller) is required to give you additional information and more timeto review the documents. Ask your Realtor® for details.

A Word to the Wisemany buyers are quite surprised to find out what sorts of limitations a condominium or homeownerassociation can enforce. Limitations can often include rules on choosing exterior paint color, putting updecorations and ornaments, landscaping, and other issues. Certain activities may also be restricted,such as parking, ball playing, and bicycle riding. To avoid surprises, buyers should learn as much aspossible about the homeowner or condominium association restrictions BEFORE buying this type ofproperty.


unlike most other inspections, the results of these municipal inspections might begiven to the seller, not the buyer. Accordingly, a buyer may not realize that a prob-lem exists until the seller shares the results of the inspection. To encourage sellersto inform buyers of any problems as soon as possible, the Agreement states that ifthe seller fails to notify the buyer within the agreed upon time period the seller isautomatically required to do - and pay for - all the repairs called for in the report.

TITLES, SURVEYS AND COSTSTitle to the PropertyThe seller will transfer ownership of the property to the buyer at settlement in theform of a deed. This is known as “taking title to the property.” It is always a goodidea for the buyer to have a title search and to obtain title insurance; both aregenerally required by mortgage lenders.The purpose of a title search is to research the history of the property to deter-mine if there are any financial liens or claims of ownership to the property beyondthe seller’s ownership. If the title search reveals that the seller can’t give “good and marketable title”free of other liens or claims the buyer may terminate the sale and have all deposit monies returned.

Title insurance is meant to protect against claims or liens that may be discovered after the purchase iscomplete. For example, if a lien wasn’t properly filed against the property and is only discovered severalyears after purchasing the property, a title insurance policy should pay some or all of the costs ofaddressing that problem. There are a number of variations on title insurance, including some policies thatcover certain property defects or the failure of prior owners to obtain proper permits for work done to theproperty. Buyers should talk to their title insurer about the extent of protection offered by the title insur-ance policy.It is assumed that all rights to the property (sometimes called a “bundle of rights”), including thoseabove and below the ground, transfer with the property unless the Agreement specifies otherwise. Ifthe Buyer and Seller know that not all of these rights will transfer - such as rights for coal mining or oiland gas drilling - they should make sure the Agreement explains which rights will be transferred andwhich rights will not. There is a PAR form for this purpose.

If the property is in an area where coal has been extracted or where the rights to coal have beentransferred separately from the rights to surface land, the legally required notice in Paragraph 17(H)informs the buyer that certain below-ground rights (the rights to the coal that may be under your proper-ty) might not be transferred with the property. It also advises buyers that damage may occur as aresult of mining activity.

MAINTENANCE AND RISK OF LOSSIt is a common misconception that a property is guaranteed to be in “good” condition at settlement. Inreality, buyers are purchasing the property in the condition it is in at the time both parties sign (exe-cute) the Agreement of Sale unless the terms of the Agreement state otherwise. This means that if thebuyer wants something to be fixed or replaced before settlement it should be in writing as a term of theAgreement or in an addendum.


LIEN: A right given by law to creditors (lenders) to have their loans paid off whenthe property is sold. A mortgage is a type of lien.

CAuTION: The seller’s requirement to transfer “marketable” title at settlement doesnot mean that there are no easements or other restrictions that affect the use of theproperty. An easement is a right of access over or on property for a specific use. For example,utility companies frequently have easements giving them access to install and main-tain their lines on privately owned property. deed restrictions and restrictive covenantsmay also limit how a property may be used or what may be placed on the property.Buyers concerned with the impact that easements and restrictions will have on theiruse of the property should find out if any exist before signing the Agreement of Sale,or they should make it one of the things they check as part of the deeds, Restrictionsand Zoning Inspection, if elected.

Generally, the Agreement refers to the property as being in its “present condition” at the time theAgreement is signed. If the condition changes before settlement, after accounting for normal wear andtear (and any changes made as a result of the inspection contingency process), the Agreement saysthat seller can either correct the condition or credit the buyer the cost for the correction. If the sellerfails to correct the condition or offer a credit, the buyer can terminate the sale.Let’s use the refrigerator as an example and assume that it is included with the sale of the home. If,after the buyer submits an offer, a few small scratches appear on the door of the refrigerator then theAgreement places no obligation on the seller to do anything because that would be considered normalwear and tear. The seller is prohibited, however, from taking the refrigerator that the buyers think theyare getting and replacing it with an older or less-expensive one (that is not present condition). If therefrigerator that the buyers are to receive breaks before settlement, then the seller must either repair it,replace it, or provide the buyer with a credit. If the seller fails to do any of those three things, then thebuyer has the option to terminate the Agreement.

where there is damage from a fire or any other sort of disaster (flood, tornado, etc.) which is notrepaired or replaced prior to settlement, the buyer has the choice to accept the property with the sell-er’s insurance reimbursement, if any, or to terminate the Agreement and get any deposits returned.

HOME WARRANTIESA home warranty is like an insurance policy that covers some or all of the costs to repair or replacecertain appliances or systems of a home. In some transactions a seller might elect to purchase a war-ranty that would cover the home after it is sold. Other times a buyer might want to purchase the war-ranty on his own. The types of warranties and their availability will vary from market to market, socheck with your Realtor® if you think purchasing a home warranty might be useful.

RECORDINGAfter the seller accepts the Agreement of Sale, but before settlement is complete, a buyer technicallyhas an ownership interest in the property. In fact, buyers are sometimes known as “equitable owners”prior to settlement. Paragraph 20 states that the executed Agreement of Sale, which creates this own-ership interest, may not be recorded at the courthouse. when settlement is complete, the new deedwill be recorded in the public record as evidence of the buyer’s full ownership of the property.

ASSIGNMENTOccasionally, a buyer might not want his or her identity known to the seller. Forexample, an investor seeking to buy several homes on the same block might notwant the sellers to know that the same buyer is interested in all the lots. In thatsort of transaction the original offer might be submitted with the name of anotherperson or company identified as the buyer. Once the contract is signed, the iden-tified buyer would then “assign” the right to purchase the property to the truebuyer via a separate contract.

This can cause problems for sellers, who might find that they are suddenly in a transaction with abuyer they wouldn’t have accepted had they known the buyer’s true identity from the beginning. Toavoid this problem, the Agreement states that a buyer may not transfer or assign the Agreement of


REmEmBER: Electing inspections provided for in the Agreement of Sale is thebest way to determine the property’s condition. If you have any questions it is bet-ter to have them answered by an inspector before settlement when you may beable to negotiate over a condition or terminate the Agreement. One of the reasonsto do a pre-settlement walkthrough is to be sure nothing has changed.

Sale to another buyer without the seller’s permission. That is, if the identified buyer doesn’t have theseller’s permission to make the assignment, the buyer must go forward with the purchase himself orrisk being in default and losing all deposits.If you know in advance that the right to purchase will be assigned you should talk to your Realtor®.The buyer may be required to pay additional transfer tax when assigning the right to purchase. Talk toan attorney and/or accountant about the potential impacts.

GOVERNING LAW, VENUE AND PERSONALJURISDICTIONShould a legal problem arise during the transaction that results in the filing of alawsuit, the parties agree to file and defend the lawsuit within Pennsylvaniacourts, using Pennsylvania law.

FOREIGN INVESTMENT IN REAL PROPERTY TAX ACTOF 1980 (FIRPTA)Typically, the transfer of an interest in real estate is a taxable event. FIRPTA permitted the InternalRevenue Service (IRS) to impose a tax on foreign persons upon the transfer of real estate locatedwithin the united States. A “foreign person” can be a nonresident alien individual, a foreign corpora-tion, a foreign partnership, a foreign trust or a foreign estate. The term does not apply to residentaliens. Foreign persons must inform buyers of their status and provide an affidavit setting forth theinformation needed to properly record the tax. when purchasing real estate from a foreign person, thebuyers are required to act as withholding agents and withhold a percentage of the profit as tax. Failureto properly withhold could result in the buyer being liable for the tax, so it is wise to consult an attorneyor accountant if involved in this type of transaction.

NOTICE REGARDING CONVICTED SEX OFFENDERS (MEGAN’S LAW)Pennsylvania law requires those convicted of certain sexual offenses to register with the State Policeunder a program commonly known as megan’s Law. The purpose of megan’s Law is to provide com-munity notification of the presence of certain individuals in a particular area. The State Police website(www.pameganslaw.state.pa.us) provides a searchable database for the public’s use.A search of this nature is not an inspection, nor is the proximity of an offender a material defect thatmust be disclosed under the Seller disclosure Law. Buyers who are concerned should make use ofthe resources available to them prior to submitting an offer.

REPRESENTATIONSduring the course of a transaction many people say many things. Buyers will probably hear or readinformation about the property provided by the seller, the seller’s Realtor® and the buyer’s ownRealtor®. Sellers will likely have gotten certain information about the buyers and their financial positionfrom the buyers’ Realtor® or the buyers themselves.with all this additional information floating around it is important to remember that the transaction isruled ONLY by what is written in the Agreement and any addenda. If there is something about thetransaction that isn’t in writing and included as part of the Agreement, neither side can rely on it. If youwant something to be done, get it in writing even if the other party verbally says they’ll take care of it. Ifthere is a proposed term written in the Agreement that you dislike or disagree with, delete it beforesigning the form; if a term is in the Agreement you will be bound by it, even if the other party statedthat it wouldn’t be a big deal.


CAuTION: Take the time to read and understand all relevant portions of theAgreement and any addenda. The time to deal with any issues is well before set-tlement, not at the settlement table or after the purchase is complete.

DEFAULT, TERMINATION AND RETURN OF DEPOSITSIf a party fails to do something that is required by the Agreement that party could be considered to bein default. If this happens the other party may have certain legal rights and other rights granted by theterms of the Agreement.In most transactions the buyer will have some amount of money paid as a deposit being held inescrow by a broker. The default paragraph of the Agreement states that where the buyer is in default(usually for failing to do something necessary to keep the transaction moving forward) the seller willget to keep the buyer’s deposits. There is also a choice for the seller to decide whether those dam-ages will be the complete remedy for the default or if the seller will reserve the right to also file a law-suit for any additional remedy that might be provided by law.where the seller is in default the buyer’s rights are primarily defined by law, not by the Agreement. Ifthe buyer wants to move forward with the purchase but the seller backs out for a reason not permittedin the Agreement, the buyer may be able to bring a lawsuit for damages or to force the seller to com-plete the sale.There are many places in the Agreement where your action (or inaction) could lead to a default. YourRealtor® can help keep track of your various deadlines and responsibilities to make sure you don’tinadvertently end up in default.Any deposits will be given to the real estate broker (unless another “escrow agent” is named in theAgreement) and will be applied to the purchase price. State laws strictly outline a real estate broker’sescrow duties and dictate that deposits be kept in an escrow account separate from the real estatebroker’s regular business account.

MEDIATIONIt used to be that if a dispute between a buyer and seller couldn’t be resolved amicably between theparties, the only other option was to go to court. In many areas of Pennsylvania the local association of Realtors® offers a mediation process that bringsthe parties together with a trained mediator at a moderate cost to encourage an amicable solution. Thelanguage in this Paragraph indicates that the buyer and seller agree in advance to mediate using themediation process offered by the local association of Realtors® if a dispute arises. If the dispute cannotbe resolved, the parties are still free to go to court. You can ask your Realtor® for more information.


The return of deposits is one of the most commonly misunderstood parts of theAgreement. State law requires that a real estate broker keep all deposits in thebroker’s escrow account if there is any dispute between the parties about how thedeposits should be paid. Even if one party is being unreasonable or is taking aposition that clearly doesn’t match the terms of the Agreement, the broker is notpermitted to return the deposits until the parties agree, a court order is issued, orthe terms of a “pre-agreement” between the parties kick in. So that neither side canlater claim that the deposits were released against their will, most brokers will askthe parties to sign some sort of a document authorizing the broker to release thedeposits.The language in Paragraph 26 is a “pre-agreement” between the parties that in theevent of an unresolved dispute over deposit money, the buyer may ask for it to bereturned after a specified time. Note that there are certain conditions that must bemet before the broker may return the money. Also, a distribution of the depositmoney to the buyer does not mean that the buyer is legally entitled to the money.The parties maintain their legal rights to litigate the dispute in court even if thedeposit has been given back to the buyer.

RELEASEdepending on the terms negotiated by the parties, the buyer may have various opportunities to rene-gotiate or to terminate the Agreement. where the buyer elects to move forward with the transaction ormisses a deadline, the Agreement states that the buyer will accept the property and agree to thisrelease.In general terms, the release states that the buyers understand that if they accept the property withcertain conditions they can’t then come back and file suit against the seller over those conditions. Forexample, if the buyer does an inspection that detects roofing problems but chooses to move forwardwithout asking the seller to fix the roof, the buyer can’t come back later after the roof starts leaking andsue the seller for the cost of making repairs to the roof.It is important to note that the release does NOT protect the seller in the case of fraud or any otherdefault by the seller. So if the seller agrees to fix a problem with the roof but then lies about getting therepair done, the buyer is probably not bound by the release language of the Agreement. Because therelease is so important, it is a good idea to ask your Realtor® or an attorney if you have any questions.

REAL ESTATE RECOVERY FUNDPennsylvania law can protect consumers in the unlikely event that there is misconduct on the part ofthe real estate licensees involved in the transaction. If you successfully sue the licensee or licenseesfor their actions but are unable to collect your judgment from them, the Real Estate Recovery Fundcan be a source to collect some, if not all, of your funds.

COMMUNICATIONS WITH BUYER AND/OR SELLERCommunication between the parties and their Realtors® is the key to a smooth, successful transac-tion. Copies of important documents, such as the time-sensitive Loan Estimate and Closingdisclosure, should be provided to your Realtor® as soon as you receive them.In most cases communicating something to a Buyer Agent is viewed as the same as communicatingsomething to the buyer. The same holds true for the Seller Agent and the seller. The only exception tothis rule is the resale certificates for Condominiums and Planned Communities. These certificates mustbe delivered to the buyer before the buyer’s time to review these documents would begin, so this allowsthe seller’s agent to send those documents to the buyer directly rather than going through the buyeragent.

HEADINGSYou will see that each of the paragraphs (and some subparagraphs) in the Agreement are labeled witha heading. The headings are to help organize and locate information, and are not interpreted as pro-viding any rights or responsibilities to the parties or their agents.

SPECIAL CLAUSESduring the negotiation process both the buyer and seller will probably make a number of changes to thepre-printed text of the Agreement. Sometimes these changes will just help clarify the pre-printed text(changing the number of days for an inspection, for example), and sometimes they will substantiallyalter the text (perhaps by crossing out and rewriting a paragraph to better reflect the parties’ intention).In certain other cases the buyer and seller will decide that there is a need to include something com-pletely new in the Agreement.The Special Clauses Paragraph provides the parties some space to add new or different terms thataren’t included in the pre-printed text. There is also a list of some commonly used PAR addenda thatthe parties might decide to use if they are relevant to the transaction, along with some blank lines toindicate that some other addenda are attached.


SIGNING THE AGREEMENTYou will be asked to initial and date each page and sign the Agreement of Sale. BE SuRE TO FILLOuT THE SIGNATuRE AREA COmPLETELY. The last, but certainly one of the most important steps of the process, is to promptly deliver the com-pleted Agreement of Sale to the other party.

MISCELLANEOUS BROKER SERVICESYou may be asked to sign a separate agreement with your Realtor® for specific services relating to thesale. If the broker, or anyone affiliated with the company, has a financial affiliation with any of the serv-ice providers, it will be disclosed to you in a separate form.

LET YOUR REALTOR® BE YOUR GUIDEReal estate transactions can be very complicated and you’ll probably feel overwhelmed. This booklet is designed to get you more comfortable with this part of the process, but your Realtor® isthere to guide you from start to finish, so be sure to rely on the expertise of your Realtor® to see youthrough it.


REmEmBER: All terms and conditions of the transaction must be included in theAgreement in writing. If the buyer and seller have agreed to some other clause orcontingency in another document, that document should be listed here. Ideally, itshould also be physically attached to the signed Agreement.

until the Agreement presented by the buyer is signed and dated by BOTH PAR-TIES it is still just an offer to purchase, not a legally binding contract. Even if theother party verbally assures you that the Agreement will be or has been signed,the safest course of action is often to wait to proceed until you or your Realtor®

has received a copy of the Agreement.

Notes & Questions



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Contact:

PA Association of Realtors®

500 North 12th Street

Lemoyne, PA 17043

800.555.3390 toll free

717.561.8796 fax

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Documents

CONSumER’S GuIdE TO THE AGREEmENT OF SALE · 2018-05-10 · And remember, as you go through the Agreement of Sale, ask your Realtor® (pronounced “REAL-tor”) if you have any