This page is updated as new REO's become available. See bottom of page for documents &/or instructions for REO's by address. Please check back for updates. Last update was 15 December 2014. 

 

Realtor Instructions for REO Offers

 

Please read and follow these instructions carefully. They were complied from the instructions I am supplied with REO listing agreements. They are the standards required by REO owners and Asset Managers. These people are often managing 200 to sometimes more than 500 REO properties at a time. They are very busy people. They will not take time to correct yours or my mistakes. They simply reject it and move on. Most offers are submitted by the Internet. If I have incomplete information, the company's website will not accept the offer. In other words, the offer can not even be submitted because the REO company's website will not allow it to be uploaded incomplete.

Do not upload or email COLOR SCANS. Most document packages are several pages long. Color scans or scans in a high quality setting require too much memory. They often will not download or download very slowly. This includes documents uploaded into HomePath. If the document will not download it can not be submitted. Check you scanner settings.

 

Pre-qualification or pre-approval letter from buyer's lender on lender's letterhead required before any offer can be submitted. Letter should state, at a minimum, the dollar amount buyer is pre-qualified for, type of loan, down payment amount, and that buyer’s credit report has been reviewed. Pre-qualification letter should also include lender's name, name of loan officer or other contact person, and their phone number, fax number, and email address.

 

If offer is cash, proof of funds is required. A letter from bank stating funds equal to or greater than purchase price are available to buyer, or a bank statement in buyer’s name are both acceptable.

 

An earnest money deposit of a minimum of $1000 is required for most offers. In some cases, the minimum earnest money may be up to 3% of the purchase price. For cash offers, the minimum earnest money deposit is sometimes 10%. See bottom of page for required minimum Earnest Money Deposit by property address. All earnest money deposit checks should be made out to; HOME REALTY Escrow Account. Check must accompany offer. Do not bring cash. In some cases, the earnest money deposit must be in the form of a cashier’s check. If a cashier’s check is required, it will be noted a bottom of page under REO's property address.

 

Provide a self addressed stamped envelope when you bring the purchase offer. (addressed to you or the purchaser, your choice) If your purchaser’s offer is not accepted, their check will be voided and placed in the mail within 3 to 5 business days after all counter offers are rejected. Earnest money deposit checks for accepted offers will be deposited into the HOME REALTY Escrow Account immediately upon offer acceptance. Should the contract fail to close, and if the purchaser is entitled to receive their earnest money deposit back, a check written on the HOME REALTY Escrow Account will be placed in the mail within 3 to 5 business days upon HOME REALTY receiving release signed by both seller and buyer. You are responsible for writing the release.

 

Offers contingent upon the sale of purchaser’s property will not be submitted or considered. Do not bring offers where the purchaser must sell before buying on the theory that if you leave the selling contingency out of the offer, they will simply have their loan rejected and all will be fine. If a loan is rejected because your purchaser did not sale current property, the REO company will seek your purchaser’s earnest money deposit.

 

Seller’s purchase addendum is required. Addendums, lead paint disclosure, and any other disclosures or disclaimers are available for download at the bottom of these instructions. Addendums will not be faxed unless they are not available for download on Internet.

 

    Once all negotiations are complete, prepare a new sales contract and addendums that is legible and reflect the final negotiated terms. Seller will not execute counter offer forms. Offers with changes and buyer initials will not be accepted. Prepare new documents that reflect the agreed counter offer terms. Seller often requires final documents within 2 business days. In order to meet this deadline, final original documents must be delivered to HOME REALTY's Buena Vista office by the following business day no later than 4 PM.

 

 All instructions are as per REO company and bank listing agreements and instructions. Incomplete or incorrect offers will not be submitted. Most offers are submitted over the Internet. A rejection copy will not be provided.

 

 

Residential Contract of Purchase

 

Offer should be typed in ZipForm. If hand written, it must be legible. Some REO Asset Managers will not consider a hand written offer regardless of how neatly it is written. Neither I or the Asset Manger will spent time trying to decipher your handwriting. The offer will be rejected.

 

Asset Managers do not like to see blanks. Fill out all areas completely.

 

Sellers name and address as shown in MLS. Purchaser's name should be the same has in which they want to take title. If they are a LLC or Corporation, use that has the purchaser’s name. Name changes &/or name additions are considered assignments, and will not be allowed. Include purchaser’s address.

Some REO's require the purchaser's phone number. Make sure to include the purchaser's phone number on a separate piece of paper if not already included on the earnest money deposit check or elsewhere. On a few offers, we may need the purchaser(s) social security numbers to submit the offer. Please have it available to you should I email or call requesting it.

 

1. Real Property: Accurately copy legal description as shown in MLS. Most REO attorneys are out of town or even out of state. They rely on an accurate legal description to begin their work.

 

2. Personal Property: Always type in “none.”  Personal property can not be conveyed with a REO sale. If there is personal property left on the property, it will not be removed by the REO company. However, the former owner could come back and claim it.

 

3. Purchase Price: Include type of financing and loan amount &/or % of purchase price. If cash, write “cash sale” in 3(d).

 

If asking seller to pay any closing costs, write

“Seller agrees to pay up to $_______________ toward borrower’s costs. This may include Discount points, Buy down points, Prepaids, FHA Commitment Fee, Survey, Tax Service Fee, and Closing Costs” in Paragraph 3(d).

NOTE: Fannie Mae REO also requires this wording for seller paid closing closings to be included in Paragraph 38 of the Addendum.

 

4. Deposit: Write in “HOME REALTY Escrow Account”.  Mark by check. Offers with a cash earnest money deposit will not be accepted.

 

5. Financing: Check with your purchaser’s lender for time needed for loan commitment. Type in "N/A" if a cash offer.

 

8: Settlement; Possession: Write in “Office of ‘buyer’s attorney’s name’, Attorney.” Do not write ‘designated attorney’s office’, unless you want the seller to ‘designate an attorney, you may find you and your buyer will be driving to the seller’s attorney’s office for closing, never anywhere nearby, often out of state. Buyer's attorney's address, phone number, fax number and email address should also be provided. Space for this is often on the seller's addendum. Provide it on a separate piece of paper if necessary.

For closing date, be sure to provide enough time for the lender to complete the loan. The seller will often charge a per diem penalty of $100 if the closing is delayed at no fault of the seller. 30 days from contract date is almost always acceptable. If you start asking for more than 45 days from the date of the contract, it will be countered or possibly rejected outright. If the offer is countered, and a few days past, remember to change the loan commitment and closing dates if you counter the counter offer.

 

9. Expenses; Pro-rations; Rollback Taxes: Real estate taxes are prorated has always. Any past due taxes and penalties are taken care of by the seller. (still the purchaser’s attorney’s job to see that this has been done) Write “n/a” in line 9(b).

 

11. Risk of Loss: Do not wait until the last minute to conduct your final walk through with the purchaser. It there is a problem, it takes time to correct it.

 

12. Wood Infestation Inspection and Report: Many times the REO company will not pay for a pest inspection. You can still ask as a part of the offer, they will counter back if they will not. In the line for additional structures, write “none.” If it has a garage or other large building that the appraiser will give a value to, you can write that in. Do not write in storage building or any other small structures of little or no value. If you leave the contract with the seller paying up to $1000 for treatment, the seller will deduct that amount from their net, and lower the total value of your purchaser’s offer.

If the purchaser decides to provide their own pest inspection, the REO company often considers it a part of the Home Purchaser’s Inspection. It should be conducted within 10 calendar days of offer acceptance.

If the buyer does not ask for a seller paid pest inspection and treatment, draw a X through Paragraph 12, and have your buyer initial  beside it. If the buyer wants to conduct a pest inspection at buyer's expense, add wording in Paragraph 29 stating "Pest Inspection and treatment if needed per Paragraph 12 shall be at buyer expense."

If the buyer is an investor, it is very unlikely the seller will provide a pest inspection or treatment. Strongly recommend you state pest inspection and treatment if needed at buyers expense for all investor buyers.

 

13.Title: Title will be by Special Warranty Deed. It is possible that the Mortgage Insurance Company may elect to take possession of the property.  This is a very rare occurrence. If it does happen, the contract will become null and void, and the earnest money will be returned to the purchaser. Like any other property, REO’s do occasionally have title issues. And like always, the purchaser’s attorney, not the seller, researches the title.

 

14. Equipment Condition and Inspection: Neither the seller nor HOME REALTY has any information as to the actual condition of the property. Purchasers are encouraged and welcome to make any and all inspections needed to evaluate the property. Seller will not make any repairs. See below for Home Purchaser’s Inspection instructions. We do not know how old the roof is, did the basement ever leak, or how much the electric bill runs. A REO is a foreclosure. The current owner (bank or mortgage company) has never seen it. They have seen my report and several pictures, plus the appraiser’s report and pictures. Neither of us are home inspectors. We probably did miss something. Do not submit a list of repairs and upgrades the property needs with a low offer. Asset Managers hate that just has much as owner sellers do. The offer will be rejected.

 

15. Well and Septic: Many times the REO company will not pay for a septic inspection or water test. You can still ask as a part of the offer, they will counter back if they will not. If your purchaser is willing to pay for the water test and septic inspection, type it in Paragraph 29. If the purchaser decides to provide their own water test &/or septic inspection, the REO company often considers it a part of the Home Purchaser’s Inspection. It should be conducted within 10 calendar days of offer acceptance.

If the buyer is an investor, it is very unlikely the seller will provide a septic inspection or water test. Strongly recommend you state septic inspection and water test at buyers expense for all investor buyers.

 

16. Seller’s And Purchaser’s Option: Seller will rarely make any repairs. I strongly recommend you write “zero” here.

 

17: Home Purchaser’s Inspection: Most REO’s will allow a home inspection. Time permitting, it is strongly recommended that the purchaser conduct this inspection prior to making the offer, then wave it on the purchase contract. If a home inspection is included, do not ask for more than 10 calendars days total to conduct it and get back to the seller in writing if the results are unsatisfactory. If a property has been winterized, the purchaser is responsible for the cost of rewinterizing it after an inspection. Buyer agent must bring check made out to either re-wintering contractor or HOME REALTY before water will be turned on and property un-winterized. Usual winterization fee is $150 to $250, but can cost $350 or more if the home has multiple baths or hot water heat.

See seller's addendum for each REO below by address. Read the inspection paragraph. Many Asset Managers will not accept the VAR Home Inspection Addendum because it conflicts with the inspection language in the seller addendum.

 

20. Virginia Condominium Act: Do not leave blank. Mark “is” or “is not.” If property is subject to Virginia Condominium Act, highly recommend you request the resale certificate prior to making an offer, and state in Paragraph 29 the resale certificate is satisfactory. When available, resale certificate will be available for download at bottom of these instructions. Resale certificates available for download will not be faxed.

 

21. Property Owner’s Association Disclosure: Do not leave blank. Mark “is” or “is not.” If property is subject to Virginia Property Owners’ Act, highly recommend you request the association disclosure packet prior to making an offer, and state it Paragraph 29 the association disclosure packet is satisfactory. When available, the association disclosure packet will be available for download at bottom of these instructions. Association disclosure packets available for download will not be faxed.

 

22. Lead-Based Paint Inspection:  Lead based paint disclosures for homes built prior to 1978 are required. Sometimes the REO company provides their version, sometimes I provide Virginia Association of REALTORS lead based paint disclosure form for them. In either case, be sure you and the purchaser initial and sign in all required areas. Offers with incomplete or incorrect forms will not be submitted. When available, Lead Based Paint Disclosure will be available for download at the bottom of these instructions. Lead Based Paint Disclosures available by download will not be faxed.

 

24. Notice of Disclaimer or Disclosure Pursuant to Virginia Residential Property Disclosure Act: Foreclosed properties are exempt from the Virginia Residential Property Disclosure Act. Mark disclosure “is not” attached.

 

29. Other Terms: Type in “See Attached Seller’s Addendum of Purchase Contract”. If it is a Fannie Mae REO, see wording Fannie Mae requires in Paragraph 29 under the property's address below. Type in any other terms, such as suggested in Paragraphs 12, 15, 20 and 21 above, or any other items that the purchaser feels a need to address.

 

30. Acceptance: Allow at least 5 business days for a response. Often I have a reply sooner, sometimes it takes longer. If there are multiple offers, your purchasers may be asked to sign a Multiple Offer Addendum. These tell all purchasers that there are completing offers, and usually ask for the purchaser’s highest and best offer. The seller may still reject any and all offers.

 

Receipt of deposit per paragraph 4 above is hereby acknowledged.  I will sign for receipt of deposit if properly received. I will not provide any other form of receipt. If your purchaser wants one, you must provide it.

 

Listing Company’s Name and Address

 

HOME REALTY

149 West 22nd Street

Buena Vista, VA 24416

Office Phone: 540-261-3302  Fax: 540-261-2430

Agent Name: Dennis Hawes

Agent E-mail Address: dennis@rockbridge.net 

Cellular phone # 540-461-5263

 

Selling Company’s Name and Address:

Fill out completely as shown above for Listing Company.

 

Seller’s Addendum to Purchase Contract and Other Forms

 

Each REO Company or Bank has it own Addendum to Purchase Contract. While they are all different for each company, they all have several common themes that I will address below. Since they are all different, I can not provide paragraph per paragraph instructions as I do for the purchase contract. You need to print and type or handwrite the information. Make sure it is legible. Neither I not the Asset manger will spend time trying to read your handwriting. The offer will be rejected.

 

Addendum Applies: If any language in the purchase contract and the addendum are in conflict, the addendum language always prevails.

 

As Is: All Sellers’ Addendums will state, often taking several paragraphs to do so, that the property is being sold as is. The seller will not make repairs before or after the closing.

 

Possession: Purchaser can not move in prior to closing. Purchaser can not make any repairs prior to closing. Purchaser can not “move just a few things in” prior to closing. Please don’t ask.

 

Per Diem Penalty: Seller will often require purchaser to pay a penalty of $100 per day if the closing is delayed due to no fault of the sellers. This includes the lender not having the loan ready, and the attorney not being prepared. Often this is already included in the addendum. Sometimes a blank space is provided to write it in. In the space provided, write in $100. Anything less, and the offer will be rejected, countered, or another offer accepted. Sometimes the seller requires per day penalty different than $100. If so, it will be noted under the address for the REO below. The is currently no rep diem penalty for Fannie Mae REO's. However, it still must close on time. Do not submit an offer with an unrealistic closing date.

 

Contract Can Not Be Assigned: This includes changing the purchaser’s name to their LLC. It will not be allowed. Make sure the offer is made in the name the purchasers wishes to take title in.

 

Title: Title will be by Special Warranty Deed. This is the highest and best form of title that can be offered for a foreclosed property. It is possible that the Mortgage Insurance Company may elect to take possession of the property.  This is a very rare occurrence. If it does happen, the contract will become null and void, and the earnest money will be returned to the purchaser. Like any other property, REO’s do occasionally have title issues. The addendum will often state that if the seller can not provide title, the contract will become null and void, with the earnest money deposit returned to the purchaser. Like always, the purchaser’s attorney, not the seller, researches the title.

 

Lender Information: Many Sellers’ Addendums ask for the name of the lender, loan officer or contact person, address, phone and fax numbers, email address. Be sure all this information is filled out completely. Asset Managers will not take the time from their busy schedule to call you or me and ask how to contact the lender. The offer will be rejected.

 

Attorney Information: Many Sellers’ Addendums ask for the name of the attorney, (or closing company) contact person, address, phone and fax numbers, email address. Be sure all this information is filled out completely. Asset Managers will not take the time from their busy schedule to call you or me and ask how to contact the attorney. The offer will be rejected.

 

Purchaser Information: Some Sellers’ Addendums ask for the name of the purchaser's), address, phone and fax numbers, email address. Be sure all this information is filled out completely. (write “n/a” if no fax number or email address) This information is forwarded to the REO company’s closer. Asset Managers will not take the time from their busy schedule to call you or me and ask how to contact the purchaser's). The offer will be rejected.

 

RE-KEY: Many REO proprieties have been re-keyed to a master key system. It is highly recommended that the purchaser re-key the property immediately after closing. If I had the property re-keyed, and it was not to a master key system, I will advise you of that, and the purchaser can decide if they want to re-key or not.

Fannie Mae REO's require a re-key a buyer expense. An re-key invoice in the buyer's name must be submitted to the closing attorney, and it will show as a charge on the buyer's side of the HUD Statement. If you or your buyer have a preferred locksmith, submit this invoice to the buyer's closing attorney at least a week before closing. If you do not have a preferred locksmith, or do not submit an invoice, I will submit one for you from a locksmith I often use.

 

What To Do If This Is Too Much Work to Ask For a Property in This Price Range

You’re right. It is a lot of work, new forms to read, hoops to jump through. If you are too busy, download and fill out the buyer referral agreement below. Send it to me, and for five minutes work, I will pay a 25% of the selling side referral fee to your real estate agency for any pre-qualified buyers you send for my REO or HUD Owned Properties that close on the property.

Referral Agreement

All referral fees will be included on The HUD Statement at closing. On the signature page, please print your company name, address, and phone number, as well as your name and phone number. This will ensure the closing company/attorney has the correct information to mail a check at closing.

NO Real Estate Commission Paid for Agent Buyers

In some cases, REO's will not pay a Buyer's Side Commission if a licensed real estate agent is the buyer, a close relation to the buyer, a member of a LLC buyer, or a stockholder in a Corporation buyer. Buyer Agents need to ask prior to making an offer if there will be a Buyer's Side Commission if they are in any way associated with the Buyer other than acting as a Buyer Agent.

 

 

Sellers’ Addendums and Other Required Forms

 

 

39 Keyes Mill Road, Buena Vista, VA 24416 (Rockbridge County) 

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company, or if buyer is related to a real estate agent or an officer of a real estate company.

Must be in MLS 5 days before any offers considered.

Minimum Earnest Money Deposit Required is $1,000.

Paragraph 1 of Purchase Contract must include the wording; "See Exhibit A"

Paragraph 29 of Purchase Contract must include the wording; "BB&T Addendum is made part of the contract."

Addendum To Contract For Sale

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Closing Attorney Contact Information

Counter Offer Evaluation

Exhibit A     Trustees Deed with Legal Description and copy of plat.

 

23458 Botetourt Road, Iron Gate, VA 24448  

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

2401 Benson Street, Clifton Forge, VA 24422  

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

203 East 32nd Street, Buena Vista, VA 24416  

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company.

Sellers name must appear exactly as in MLS, JP Morgan Chase Bank NA

Buyers name, signatures and initials must match. If buyer uses middle initial, must sign and initial with middle initial.

In Paragraph 29 of the Virginia Association of Realtors Residential Contract of Purchase,  the following verbiage must be on all contracts and if hand written, initialed by buyers:

" Seller's Addendum "A" to Purchase and Sale Contract, Exhibit A, Exhibit C and Mold Disclosure Attached"

Buyer Pre-qualification Form 

Sellers Net Worksheet  (many items will be 0.00, unless buyer is asking seller to pay closing costs)

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Agreement and Addendum to Sales Contract Regarding Seller Paid Costs  (use only if buyer is asking seller to pay part or all of their closing costs)

 

126 Wildwood Lane, Warm Springs, VA 24484     

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

67 Lone Jack Road, Glasgow, VA 24555  

Owner occupant buyers only first 20 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1141261

PLAT

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form   Buyer's Attorney or Closing Company information goes into the box labeled Escrow Company. The Closing Agent/Attorney box is for the seller's Attorney.

Offer Negotiation Form

Property Condition Addendum and Release

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Affidavit of Owner Occupancy

Commission Authorization 

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

604 James River View, Iron Gate, VA 24448    

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

253 East 35th Street, Buena Vista, VA 24416 

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company.

Sellers name must appear exactly as in MLS, JP Morgan Chase Bank NA

Buyers name, signatures and initials must match. If buyer uses middle initial, must sign and initial with middle initial.

In Paragraph 29 of the Virginia Association of Realtors Residential Contract of Purchase,  the following verbiage must be on all contracts and if hand written, initialed by buyers:

" Seller's Addendum "A" to Purchase and Sale Contract, Exhibit A, Exhibit C and Mold Disclosure Attached"

Buyer Pre-qualification Form 

Sellers Net Worksheet  (many items will be 0.00, unless buyer is asking seller to pay closing costs)

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Agreement and Addendum to Sales Contract Regarding Seller Paid Costs  (use only if buyer is asking seller to pay part or all of their closing costs)

Closing Summary

 

15 Bell Hill Lane, Goshen, VA 24439    UNDER CONTRACT             

Owner occupant buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1077068

PLAT

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form  Buyer's Attorney or Closing Company information goes into the box labeled Escrow Company. The Closing Agent/Attorney box is for the seller's Attorney.

Offer Negotiation Form

Property Condition Addendum and Release

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization 

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

881 Stoney Run, Buena Vista, VA 24416 (Rockbridge County)  UNDER CONTRACT

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company, or if buyer is related to a real estate agent or an officer of a real estate company.

Must be in MLS 5 days before any offers considered.

Minimum Earnest Money Deposit Required is $1,000.

Addendum To Contract For Sale

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

 

418 Pocahontas Street, Glasgow, VA 24555     UNDER CONTRACT

No brokerage fee paid to selling agency if buyer is a licensed real estate agent.

Earnest Money Deposit required is a minimum of $1,000

Prepare a VAR lead based paint disclosure. Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Seller will provide a Seller's Addendum once an offer is accepted. Signed addendum must be returned within five days. If buyer does not agree to the terms of the addendum, offer will be void and Earnest Money Deposit retuned to the buyer.

 

111 Old Alleghany Circle, Goshen, VA 24439    UNDER CONTRACT

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

15 Spottswood Avenue S, Buchanan, VA 24066   (Botetourt County)  SOLD

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company.

Sellers name must appear exactly as in MLS, JP Morgan Chase Bank NA

Buyers name, signatures and initials must match. If buyer uses middle initial, must sign and initial with middle initial.

In Paragraph 29 of the Virginia Association of Realtors Residential Contract of Purchase,  the following verbiage must be on all contracts and if hand written, initialed by buyers:

" Seller's Addendum "A" to Purchase and Sale Contract, Exhibit A, Exhibit C and Mold Disclosure Attached"

Buyer Pre-qualification Form 

Sellers Net Worksheet  (many items will be 0.00, unless buyer is asking seller to pay closing costs)

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Agreement and Addendum to Sales Contract Regarding Seller Paid Costs  (use only if buyer is asking seller to pay part or all of their closing costs)

Closing Summary

 

1604 Oak Avenue, Buena Vista, VA 24416   SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

321 Main Street, Clifton Forge, VA 24422         SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

1 Hillcrest Lane, Lexington, VA 24450  (Lexington City)  SOLD

Owner occupant buyers only first 20 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1137955

PLAT

Hillcrest Covenants

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form   Buyer's Attorney or Closing Company information goes into the box labeled Escrow Company. The Closing Agent/Attorney box is for the seller's Attorney.

Offer Negotiation Form

Property Condition Addendum and Release

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization 

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

42 Wood Lane, Goshen, VA 24439   SOLD

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company, or if buyer is related to a real estate agent or an officer of a real estate company.

Seller Preferred Lender – All Prospective Buyers are encouraged to be pre-qualified through ditech prior to an offer being accepted. Call #800-621-0894 or apply online at www.reo.ditech.com. Ditech provides prospective buyers with a “Free Financial Analysis”, competitive rates, terms, low-money down programs, guaranteed on-time closings, and may offer closing cost assistance. Get pre-approved today!

If the buyer is paying cash: A buyer signed addendum will be required with the contract stating the following verbiage: “The Grantee(s), or purchaser(s), of the Property cannot re-sell, record an additional conveyance document, or otherwise transfer title to the Property within 60 days following the Grantor's execution of this deed.”

Earnest Money Deposit required is a minimum of $1,000 or 2% of the contract purchase price, which ever is greater. Must be cashier's check.

Prepare a VAR lead based paint disclosure. Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Seller will provide a Seller's Addendum once an offer is accepted. Signed addendum must be returned within five days. If buyer does not agree to the terms of the addendum, offer will be void and Earnest Money Deposit retuned to the buyer.

 

166 Tinkerville Road, Glasgow, VA 24555       SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Plat

Easement Agreement

Water Rights

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

6 Cedar Drive, Lexington, VA 24450    SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

9581 Maury River Road, Goshen, VA 24439    SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Plat

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

8 Blacks Run, Goshen, VA 24439  SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

PLAT

ROW and Shared Well Agreement

Contract Cover Sheet

Purchase Addendum

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

100 Houston Street, Lexington, VA 24450   SOLD

Owner occupant buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1112096

PLAT  (see lot 4)

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form  Buyer's Attorney or Closing Company information goes into the box labeled Escrow Company. The Closing Agent/Attorney box is for the seller's Attorney.

Offer Negotiation Form

Property Condition Addendum and Release

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization Form   Will be provided after Property Under Contract

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

3444 Locust Avenue, Buena Vista, VA 24416     SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

2488 Borden Grant Trail, Fairfield, VA 24435       SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 20 days. Must be in MLS 20 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Plat

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

550 Partridge Creek Road, Amherst, VA 24521     SOLD

PLAT

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company.

Sellers name must appear exactly as in MLS, JP Morgan Chase Bank NA

Buyers name, signatures and initials must match. If buyer uses middle initial, must sign and initial with middle initial.

In Paragraph 29 of the Virginia Association of Realtors Residential Contract of Purchase,  the following verbiage must be on all contracts and if hand written, initialed by buyers:

" Seller's Addendum "A" to Purchase and Sale Contract, Exhibit A, Exhibit C and Mold Disclosure Attached"

Buyer Pre-qualification Form 

Sellers Net Worksheet  (many items will be 0.00, unless buyer is asking seller to pay closing costs)

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Agreement and Addendum to Sales Contract Regarding Seller Paid Costs  (use only if buyer is asking seller to pay part or all of their closing costs)

Closing Summary

 

9 Lampe Circle, Lexington, VA 24450       (Lexington City)  SOLD

Owner occupant buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1077801

PLAT

Pest Inspection

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form

Offer Negotiation Form

Property Condition Addendum and Release

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization 

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

 

2235 Cedar Avenue, Buena Vista, VA 24416     SOLD

Earnest Money Deposit required is a minimum of $1,000.

Seller will provide a Seller's Addendum once an offer is accepted. Signed addendum must be returned within five days. If buyer does not agree to the terms of the addendum, offer will be void and Earnest Money Deposit retuned to the buyer.

Lead Based Paint Disclosure will also be provided after offer accepted with the addendum. Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

 

2123 Cedar Avenue, Buena Vista, VA 24416     SOLD

This Property is now under auction terms.  Pre sale offers should be submitted through Bid Now at www.hudsonandmarshall.com   Commission paid at escrow on auction properties is 1% with a minimum of $400 to the cooperating broker. There is not a set minimum starting bid. This auction property is subject to a buyer's premium fee of 5%It may be subject to a reserve price. See www.hudsonandmarshall.com for details.    

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

"Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

 

105 Long Hollow Road, Buena Vista, VA 24416     SOLD

No brokerage fee paid to selling agency if buyer is real estate agent or an officer of a real estate company.

Sellers name must appear exactly as in MLS, JP Morgan Chase Bank NA

Buyers name, signatures and initials must match. If buyer uses middle initial, must sign and initial with middle initial.

In Paragraph 29 of the Virginia Association of Realtors Residential Contract of Purchase,  the following verbiage must be on all contracts and if hand written, initialed by buyers:

" Seller's Addendum "A" to Purchase and Sale Contract, Exhibit A, Exhibit C and Mold Disclosure Attached"

PLAT

Addendum to Real Estate Purchase Contract and Release of Claims

Buyer Pre-qualification Form 

Sellers Net Worksheet  (many items will be 0.00, unless buyer is asking seller to pay closing costs)

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Agreement and Addendum to Sales Contract Regarding Seller Paid Costs  (use only if buyer is asking seller to pay part or all of their closing costs)

 

1760 Blue Ridge Road, Glasgow, VA 24555     SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Contract Cover Sheet

Purchase Addendum

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

719 East 24th Street, Buena Vista, VA 24416      SOLD

Owner occupant buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1103398

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form  Buyer's Attorney or Closing Company information goes into the box labeled Escrow Company. The Closing Agent/Attorney box is for the seller's Attorney.

Offer Negotiation Form

Property Condition Addendum and Release

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization    Will be provided after Property Under Contract

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

 

10 Blacks Run, Goshen, VA 24439     SOLD

Owner occupant buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 1039570

PLAT  Parcel B

ROW and Shared Well Agreement

Septic Information

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form

Offer Negotiation Form

Property Condition Addendum and Release

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization 

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

25 Walker Hills Trail, Glasgow, VA 24555       SOLD

The seller has directed that all offers on this listing be made using the HomePath Online Offer system at the HomePath website    

Must be in MLS 3 days before any offers considered. Owner occupant &/or public funds buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum."

Note Paragraph 23 of the Purchase Addendum. Home will be re-keyed at buyer's expense at closing. If the buyers would like obtain their own locksmith or contractor to re-key the home, the buyer agent must submit a re-key invoice to the buyer's closing attorney/company. If buyer agent does not promptly submit a re-key invoice, one will be submitted by the listing agent.

If asking seller to pay any closing costs, in Paragraph 38 of the Addendum, write one of the two below;

If buyer selected their own settlement vendor in section 10(f);

"Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids, excluding title insurance. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

OR

If buyer selected Seller's settlement vendor in section 10(f);

“Seller will contribute up to $_______________ toward borrower’s costs, points, and prepaids. In the event that the buyer's lender restricts the allowable Seller contributions toward Buyer's closing costs, Seller's actual and total contribution shall be limited to the allowable amount."

No Closing Dates the Last 3 Days of the Month.

Road Maintenance Agreement

Plat

Contract Cover Sheet

Purchase Addendum

Owner Occupant Certification Form  This form required for all owner occupant buyers.

Multiple Offer Form

Amendment

 

1513 Wesley Chapel Road, Lexington, VA 24450      UNDER CONTRACT 

Owner occupant buyers only first 15 days. Must be in MLS 15 days before any investor offers considered.

Minimum Earnest Money Deposit Required is $1,000. Must be Cashier's Check or Certified Check.

Please let me know if buyer is or is not a first time buyer. Freddie Mac requires this information for all offers.

Download all forms below and fill out completely. Asset Number is 922740

Buying A HomeSteps Home

Contract Check List

Sales Contract Transmittal Form

Offer Negotiation Form

Property Condition Addendum and Release

Lead-Based Paint Disclosure   Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Addendum to Contract of Sale   Enter $100. per Diem in Paragraph 4

Affidavit of Owner Occupancy

Commission Authorization 

Multiple Offer Procedure Form  Will be emailed to you if needed.

Amendment Real Estate Purchase Contract  This form is used only if there is a change to an accepted contract.

 

 

309 Shawnee Street Glasgow, VA 24555       SOLD

Seller will provide a Seller's Addendum once an offer is accepted. Signed addendum must be returned within five days. If buyer does not agree to the terms of the addendum, offer will be void and Earnest Money Deposit retuned to the buyer.

Lead Based Paint Disclosure will also be provided after offer accepted with the addendum. Seller has no knowledge of lead based paint. Seller has not had property checked for lead based paint.

Earnest Money Deposit required is a minimum of $1,000, 10% Earnest Money Deposit required for all cash offers.

Under "Other Terms", Paragraph 29 of VAR Contract of Purchase, the following wording must be included;

"See attached Real Estate Purchase Addendum. Pursuant to Paragraph 28 of the Real Estate Purchase Addendum this document is subject to all terms and conditions set forth in the Real Estate Purchase Addendum.