Digital Southern Arizona Buyers Book

Count on First American Title

Welcome to the home-buying process. Throughout this process, you can count on First American Title to guide you smoothly through your transaction and provide expert answers to your questions. We are happy to serve you.

Count On Us For Service

First American Title’s professionals are proud to provide the title insurance that assures people’s home ownership. Backed by First American Title Insurance Company, your transaction will be expertly completed in accordance with state-specific underwriting standards and state and federal regulatory requirements.

Count On Us For Stability

First American Title is the principal subsidiary of First American Financial Corporation, and one of the largest suppliers of title insurance services in the nation. With roots dating back to 1889, we’ve served families for generations.

Count On Us For Convenience

First American Title has a direct office or agent near you, offering convenient locations throughout Arizona. We also have an extensive network of offices and agents throughout the United States, and internationally.

Count On Us To Meet Your Needs

First American Financial Corporation offers more than title insurance and escrow services through its subsidiaries. Our subsidiaries also provide property data, title plant records and images, home warranties, property and casualty insurance, and banking, trust and advisory services.

Benefits of Buying

Not sure if you should buy a home? The rent you pay could build equity in your own real estate. Do you realize how much you pay in rent over a period of years? The chart below gives you a total picture of what is happening to your money. The rent you pay adds up to a sizeable sum.

RENT 1 YR 3 YRS 5 YRS 10 YRS 15 YRS RETURN

$1,200 $14,400 $43,200 $72,000 $144,000 $216,000 $0 $1,300 $15,600 $46,800 $7,800 $156,000 $234,000 $0 $1,400 $16,800 $50,400 $84,000 $168,000 $252,000 $0 $1,500 $18,000 $54,000 $90,000 $180,000 $270,000 $0 $1,750 $21,000 $63,000 $105,000 $210,000 $315,000 $0 $2,000 $24,000 $72,000 $120,000 $240,000 $360,000 $0 $2,250 $27,000 $81,000 $135,000 $270,000 $405,000 $0 $2,500 $30,000 $90,000 $150,000 $300,000 $450,000 $0 $2,750 $33,000 $99,000 $165,000 $330,000 $495,000 $0

$3,000 $36,000 $108,000 $180,000 $360,000 $540,000 $0

$3,500 $42,000 $126,000 $210,000 $420,000 $630,000 $0

$4,000 $48,000 $144,000 $240,000 $480,000 $720,000 $0

RENT

- No interest payment deductions

- Rental amount may increase at any time

- Landlord approval needed for any changes

- No capitalization; your money disappears forever - Rental is temporary and is often subject to 30 day’s notice

BUY

- Deductions for your mortgage interest paid

- Mortgage payments could be fixed

- Decorate and make changes without prior approval

- The value of your property may increase in time

- Your house will become a home, not a temporary living situation; you are not at the mercy of a landlord

Sample Mortgage Payment

30-Year loan / principal & interest only

HOW MUCH YOU AFFORD HOME CAN

This formula is only a guide and not to be construed as actual lending calculations.

AMOUNT

INTEREST RATE

$250,000 $1,267 $1,304 $1,342 $1,381 $1,419 $1,459 $1,499 $1,539 $1,580

$275,000 $1,393 $1,435 $1,476 $1,519 $1,561 $1,605 $1,649 $1,693 $1,738

$300,000 $1,520 $1,565 $1,610 $1,657 $1,703 $1,751 $1,799 $1,847 $1,896

$325,000 $1,647 $1,695 $1,745 $1,795 $1,845 $1,897 $1,949 $2,001 $2,054

$350,000 $1,773 $1,826 $1,879 $1,933 $1,987 $2,043 $2,098 $2,155 $2,212

$375,000 $1,900 $1,956 $2,013 $2,071 $2,129 $2,188 $2,248 $2,309 $2,370

$400,000 $2,027 $2,087 $2,147 $2,209 $2,271 $2,334 $2,398 $2,463 $2,528

Contact your loan officer to determine more accurately what price range you should consider. Lenders abide by certain ratios when calculating the loan amount their customers can qualify for and the ratios vary by lender and loan program. Many use 28% of your gross monthly income as the maximum allowed for your mortgage payment (principal/interest/taxes/insurance or PITI); for your total monthly debt, the ratio is 36%. Total monthly expenses means PITI plus long-term debt (such as auto loans) and revolving/credit-card debt. Do not include other expenses such as groceries, utilities, clothing, tuition, etc., to calculate this ratio.

$425,000 $2,153 $2,217 $2,281 $2,347 $2,413 $2,480 $2,548 $2,617 $2,686

$450,000 $2,280 $2,347 $2,416 $2,485 $2,555 $2,626 $2,698 $2,771 $2,844

$475,000 $2,407 $2,478 $2,550 $2,623 $2,697 $2,772 $2,848 $2,925 $3,002

$500,000 $2,533 $2,608 $2,684 $2,761 $2,839 $2,918 $2,998 $3,079 $3,160

$525,000 $2,660 $2,739 $2,818 $2,899 $2,981 $3,064 $3,148 $3,233 $3,318

$550,000 $2,787 $2,869 $2,953 $3,037 $3,123 $3,210 $3,298 $3,386 $3,476

$575,000 $2,913 $2,999 $3,087 $3,175 $3,265 $3,356 $3,447 $3,540 $3,634

$600,000 $3,040 $3,130 $3,221 $3,313 $3,407 $3,501 $3,597 $3,694 $3,792

Terms You Should Know

Appraisal

An estimate of value of property resulting from analysis of facts about the property; an opinion of value.

Annual Percentage Rate (APR)

The borrower’s costs of the loan term expressed as a rate. This is not their interest rate.

Beneficiary

The recipient of benefits, often from a deed of trust; usually the lender.

Closing Disclosure (CD)

Closing Disclosure form designed to provide disclosures that will be helpful to borrowers in understanding all of the costs of the transaction. This form will be given to the consumer three (3) business days before closing.

Close of Escrow

Generally the date the buyer becomes the legal owner and title insurance becomes effective.

Comparable Sales

Sales that have similar characteristics as the subject real property, used for analysis in the appraisal. Commonly called “comps.”

Consummation

Occurs when the borrower becomes contractually obligated to the creditor on the loan, not, for example, when the borrower becomes contractually obligated to a seller on a real estate transaction. The point in time when a borrower becomes contractually obligated to the creditor on the loan depends on applicable State law. Consummation is not the same as close of escrow or settlement.

Deed of Trust

An instrument used in many states in place of a mortgage.

Deed Restrictions

Limitations in the deed to a parcel of real property that dictate certain uses that may or may not be made of the real property.

Disbursement Date

The date the amounts are to be disbursed to a buyer and seller in a purchase transaction or the date funds are to be paid to the borrower or a third party in a transaction that is not a purchase transaction.

Earnest Money Deposit

Down payment made by a purchaser of real property as evidence of good faith; a deposit or partial payment.

Easement

A right, privilege or interest limited to a specific purpose that one party has in the land of another.

Endorsement

As to a title insurance policy, a rider or attachment forming a part of the insurance policy expanding or limiting coverage.

Hazard Insurance

Real estate insurance protecting against fire, some natural causes, vandalism, etc., depending upon the policy. Buyer often adds liability insurance and extended coverage for personal property.

Impounds

A trust type of account established by lenders for the accumulation of borrower’s funds to meet periodic payments of taxes, mortgage insurance premiums and/or future insurance policy premiums, required to protect their security.

Legal Description

A description of land recognized by law, based on government surveys, spelling out the exact boundaries of the entire parcel of land. It should so thoroughly identify a parcel of land that it cannot be confused with any other.

Lien

A form of encumbrance that usually makes a specific parcel of real property the security for the payment of a debt or discharge of an obligation. For example, judgments, taxes, mortgages, deeds of trust.

Loan Estimate (LE)

Form designed to provide disclosures that will be helpful to borrowers in understanding the key features, costs and risks of the mortgage loan for which they are applying. Initial disclosure to be given to the borrower three (3) business days after application.

Mortgage

The instrument by which real property is pledged as security for repayment of a loan.

PITI

A payment that includes Principal, Interest, Taxes, and Insurance.

Power of Attorney

A written instrument whereby a principal gives authority to an agent. The agent acting under such a grant is sometimes called an “Attorney-in-Fact.”

Recording

Filing documents affecting real property with the appropriate government agency as a matter of public record.

Settlement statement

Provides a complete breakdown of costs involved in a real estate transaction.

TRID

TILA-RESPA Integrated Disclosures

Key Professionals Involved in Your Transaction

REALTOR ®

A REALTOR ® is a licensed real estate agent and a member of the National Association of REALTORS,® a real estate trade association. REALTORS ® also belong to their state and local Association of REALTORS.®

REAL ESTATE AGENT

A real estate agent is licensed by the state to represent parties in the transfer of property. Every REALTOR ® is a real estate agent, but not every real estate agent has the professional designation of a REALTORS.®

LISTING AGENT

A key role of the listing agent or broker is to form a legal relationship with the homeowner to sell the property and place the property in the Multiple Listing Service.

BUYER'S AGENT

A key role of the buyer’s agent or broker is to work with the buyer to locate a suitable property and negotiate a successful home purchase.

MULTIPLE LISTING SERVICE (MLS)

The MLS is a database of properties listed for sale by REALTORS ® who are members of the local Association of REALTORS.® Information on an MLS property is available to thousands of REALTORS ®

TITLE COMPANY

These are the people who carry out the title search and examination, work with you to eliminate the title exceptions you are not willing to take subject to, and provide the policy of title insurance regarding title to the real property.

ESCROW OFFICER

An escrow officer leads the facilitation of your escrow, including escrow instructions preparation, document preparation, funds disbursement, and more.

Benefits of using a Professional REALTOR

Congratulations on your decision to buy a home! It’s a challenging project, and there are many ways a professional can help. Here are some of the many ways you may benefit from working with a REALTOR ®:

IT WON’T COST YOU A PENNY!

The REALTOR ® who helps you buy a home is traditionally paid by the seller.

MANY MORE HOME CHOICES.

Your REALTOR ® has thousands of homes to choose from through the Multiple Listing Service (MLS), so you’re more likely to find the home that’s just right for you and find it quicker. In fact, a majority of the homes for sale are listed by REALTORS® and aren’t available to you unless you are working with a REALTOR.®

A NUMBER OF TRANSACTIONS “FALL OUT.”

Unfortunately, it’s true. Some transactions fall apart before closing. An experienced REALTOR ® may be able to resolve problems and see your transaction through to a successful closing.

KNOWLEDGE OF NEW HOME SUBDIVISIONS.

New home subdivisions will welcome you and your REALTOR.® If you’re interested in buying a new home, take your agent with you on your first visit to each subdivision. Your professional REALTOR ® is an important source of information who can supply background on the builder, nearby subdivisions, and the local community.

IT’S A MAJOR INVESTMENT.

You use a professional for your legal, financial and health needs. Why gamble on what may be your biggest investment without a professional at your side?

HELP WITH FSBO’S.

If you consider a “For Sale By Owner,” take your REALTOR ® along to help negotiate the contract.

LESS LIABILITY.

You may have more protection from legal and financial liability, especially as real estate transactions become more complicated.

THE PAPERWORK.

Your experienced REALTOR ® will negotiate and prepare the purchase contract for you and assist you throughout the escrow process.

Selecting a Home

The following home comparison chart is designed to help you remember the homes you visit and what you liked best and least about each one. Rate features or make notes that will help you determine what pleased or displeased you.

Remembering each home would appear easy, but it can quickly become confusing. Which home was near the school? Which one had the great pool? Did it have a family room? And how many bathrooms?

In the “Something Memorable” category, note something you think is unusual and memorable about each home, such as a stained glass window, fruit trees, a child’s playhouse. This will make it easier for you to recall the property later and refer to a specific address. And, last but not least, maybe the most important question, does this house feel like home?

Square footage

First impression Location Neighborhood

Appealing style

Living room

Dining room

Great room Kitchen

Family room

Bathroom

Master bedroom Master bath Bedrooms

Floor plan Patio Pool

Landscaping

Garage or carport

Something memorable

Does this feel like home?

The Life Of An Escrow

THE BUYER

Chooses a Real Estate Agent

Gets pre-approval letter from Lender and provides to Real Estate Agent.

Makes offer to purchase. Upon acceptance, opens escrow and deposits earnest money.

Finalizes loan application with Lender. Receives a Loan Estimate from Lender.

Completes and returns opening package from First American Title.

Schedules inspections and evaluates findings. Reviews title commitment/ preliminary report.

Provides all requested paperwork to Lender (bank statements, tax returns, etc.) All invoices and final approvals should be to the lender no later than 10 days prior to loan consummation.

Lender (or Escrow Officer) prepares CD and delivers to Buyer at least 3 days prior to loan consummation.

Escrow officer or real estate agent contacts the buyer to schedule signing appointment.

Buyer consummates loan, executes settlement documents, & deposits funds via wire transfer.

Documents are recorded and the keys are delivered!

THE SELLER

Chooses a Real Estate Agent

Accepts Buyer’s offer to purchase.

Completes and returns opening package from First American Title, including information such as forwarding address, payoff lender contact information and loan numbers.

Orders any work for inspections and/or repairs to be done as required by the purchase agreement.

Escrow officer or real estate agent contacts the seller to schedule signing appointment.

Documents are recorded and all proceeds from sale are received.

THE ESCROW OFFICER

Upon receipt of order and earnest money deposit, orders title examination.

Requests necessary information from buyers and sellers via opening packages.

Reviews title commitment / preliminary report.

Upon receipt of opening packages, orders demands for payoffs. Contacts buyer or seller when additional information is required for the title commitment/ preliminary report.

All demands, invoices, and fees must be collected and sent to lender at least 10 days prior to loan consummation.

Coordinates with lender on the preparation of the CD.

Reviews all documents, demands, and instructions and prepares settlement statements and any other required documents.

Schedules signing appointment and informs buyer of funds due at settlement.

Once loan is consummated, sends funding package to lender for review.

Prepares recording instructions and submits docs for recording.

Documents are recorded and funds are disbursed. Issues final settlement statement.

THE LENDER

Accepts Buyer’s application and begins the qualification process. Provides Buyer with Loan Estimate.

Orders and reviews title commitment / preliminary report, property appraisal, credit report, employment and funds verification.

Collects information such as title commitment / preliminary report, appraisal, credit report, employment and funds verification. Reviews and requests additional information for final loan approval.

Underwriting reviews loan package for approval.

Coordinates with Escrow Officer on the preparation of the Closing Disclosure, which is delivered to Buyer at least 3 days prior to loan consummation.

Delivers loan documents to escrow.

Upon review of signed loan documents, authorizes loan funding.

Closing Costs: Who Pays What

CASH FHA VA CONV

SELLER SELLER

SELLER

SELLER

BUYER BUYER

BUYER BUYER

PRORATE PRORATE

BUYER BUYER

Obtaining a new loan

WHAT YOU MAY NEED FOR THE LOAN APPLICATION

WHEN AND WHERE TO APPLY FOR A LOAN?

There are many sources for home loans including banks, credit unions, mortgage companies, and mortgage brokers. Your REALTOR ® may give you several names of lenders who have proven reliable in their previous transactions. Apply for your loan as soon as possible. In fact, it’s probably a good idea to know what you can afford before you begin looking for your new home. It can give you more bargaining power when negotiating with a Seller, especially in today’s market. A lender can prequalify you for a certain price range and help you avoid disappointment later.

YOUR LENDER WILL MAIL OUT VERIFICATION REQUESTS and order an appraisal on the property you are buying. If your lender asks for additional items, please comply promptly with those requests to avoid delaying loan approval.

BE PREPARED TO PROVIDE SOME OF ALL OF THESE ITEMS TO YOUR LOAN OFFICER:

- Addresses of residences for last two years

- Social Security Number

- Driver’s License or other valid ID

- Names and addresses of employers for last two years

- Two recent pay stubs showing year-to-date earnings

WHAT IS HAZARD (OR FIRE) INSURANCE?

Hazard insurance covers the dwelling itself and is required by the lender to protect their “risk” in your home. Your lender or REALTOR ® will explain the necessary hazard insurance coverage to you. If you are buying a condominium, a master policy already exists which includes your unit—but it does not cover your personal belongings.

CONTACT YOUR INSURANCE AGENT EARLY in the process, because this coverage must be provided so the lender can release loan funds to First American Title. Hazard insurance is one of the items frequently postponed until the last minute, and this can result in delaying the closing for a day or more. Order your insurance as soon as your loan is approved; then furnish your escrow officer with the agent’s name and phone number. When you talk with your insurance agent, be sure to ask about additional coverage in a homeowner’s policy to insure your personal belongings and to protect against liability for such events as injuries to visitors.

WHAT HAPPENS AFTER LOAN APPROVAL?

After loan approval and just prior to your planned closing date, the lender will send loan documents to First American Title, and your escrow officer will prepare an estimated settlement statement. This statement indicates what funds go where, and at this time your escrow officer can tell you how much money you need to bring to the closing appointment. Be aware that this amount may be higher or lower than previously estimated due to changes in such items as prepaid interest, prorated fees, courier fees, and impound accounts.

- Federal tax returns for last two years

- W-2’s for last two years

- Last two months statements for all checking and savings account

- Loans: Names, addresses, account numbers, and payment amounts on all loans

- Real estate loans: Names, addresses, account numbers, and payment amounts on all loans for other real estate you own

- Credit cards: Names, addresses, account numbers, and payment amounts on all credit cards

- Addresses and values of other real estate owned

- Value of personal property. Your best estimate of the value of all your personal property (autos, boats, furniture, jewelry, television, stereo, computer, other electronics, etc.)

- For a VA loan, Certificate of Eligibility or DD214s

- Divorce decree if applicable

- Funds to pay upfront for the credit report and appraisal

- Letters of Explanation regarding credit inquires or special circumstances

Types of Loans

ADJUSTABLE RATE LOAN.

Adjustable or variable rate refers to the fluctuating interest rate you’ll pay over the life of the loan. The rate is adjusted periodically to coincide with changes in the index on which the rate is based. The minimum and maximum amounts of adjustment, as well as the frequency of adjustment are specified in the loan terms. An adjustable rate mortgage may allow you to qualify for a higher loan amount but maximums, caps and time frames should be considered before deciding on this type of loan.

ASSUMABLE LOAN.

A true assumable loan is rare today. This loan used to enable a buyer to pay the seller for the equity in the home and take over the payments without meeting any requirements. Assumables these days generally require standard income, credit and funds verification by the lender before the loan can be transferred to the buyer.

COMMUNITY HOMEBUYER’S PROGRAM.

This program is designed to assist first-time buyers by offering a fixed rate and a low downpayment, such as 3 to 5% down. The program doesn’t require cash reserves, and qualifying ratios are more lenient; however, the buyer’s income must fall within a certain range and a training course may be necessary if required by the program. Ask your loan officer if this program is available in your community and whether or not you might qualify.

CONVENTIONAL LOAN.

This simply describes a loan that is not obtained under any governmentinsured program, secured by investors. It could be a fixed rate or adjustable.

FHA LOAN.

This program is beneficial for buyers who don’t have large downpayments.

The loan is insured by the Federal Housing Administration under Housing and Urban Development (HUD) and offers easier qualifying with less cash needed upfront but the condition of the property is strictly regulated. The seller will pay a portion of the closing costs that would typically be paid by the buyer in a conventional loan program.

FIXED RATE LOAN.

This loan has one interest rate that is constant throughout the loan.

VA LOAN.

People who have served in the U.S. armed forces can apply for a VA loan which covers up to 100% of the purchase price and requires little or no downpayment.

The Escrow Process

WHAT IS AN ESCROW?

The escrow is the process of having a neutral party manage the exchange of money for real property. The escrow holder is known as an escrow or settlement officer or agent. The buyer deposits funds and the seller deposits a deed with the escrow holder along with all of the other documents required to remove all "contingencies" (conditions and approvals) in the purchase agreement prior to closing.

HOW IS AN ESCROW OPENED?

Once a purchase agreement is signed by all necessary parties, the agent representing the party who will pay the fee selects an escrow holder and the buyer's earnest money deposit and contract are submitted to the escrow holder. From this point, the escrow holder will follow the mutual written instructions of the buyer and seller, maintaining a neutral stance to ensure that neither party has an unfair advantage over the other. The escrow holder also follows the instructions of the Buyer's new lender, the seller's existing lender, and both parties' agents. The escrow holder ensures the transparency of the transaction, while carefully maintaining the privacy of the consumers.

Your Escrow Professional May:

Open escrow and, if instructed to do so, deposit your good faith funds in a separate escrow account

Order a title search to determine ownership and status of the subject real property

Issue a preliminary report and begin the process of eliminating the title exceptions you and your lender are not willing to take title subject to

Request payoff information for the seller's loans, other liens, homeowner's association fees, etc.

Coordinate with the buyer’s lender on the preparation of the Closing Disclosure (CD)

Prorate fees, such as real property taxes, per the contract, and prepare the settlement statement

Set separate appointments allowing the seller and you to sign documents and deposit funds

Review documents ensuring all conditions and legal requirements are fulfilled; request funds from lender

When all funds are deposited, record documents with the County Recorder's Office to transfer the subject real property to you

After the recordation is confirmed, close escrow and disburse funds, including Seller's proceeds, loan payoffs, etc.

Prepare and send final documents to all parties involved

Understanding Title Insurance

The Title Industry & Title Insurance in Brief

Prior to the development of the title industry in the late 1800s, a home-buyer received a grantor’s warranty, attorney’s title opinion, or abstractor’s certificate as assurance of home ownership. The buyer relied on the financial integrity of the grantor, attorney, or abstractor for protection. Today, home-buyers look primarily to title insurance to provide this protection. Title insurance companies are regulated by state statute. They are required to post financial guarantees to ensure that any claims will be paid in a timely fashion. They also must maintain their own “title plants” which house duplicates of recorded deeds, mortgages, plats, and other pertinent county property records.

WHAT IS TITLE INSURANCE?

Title insurance provides coverage for certain losses due to defects in the title that, for the most part, occurred prior to your ownership. Title insurance protects against defects such as prior fraud or forgery that might go undetected until after closing and possibly jeopardize your ownership and investment.

WHY IS TITLE INSURANCE NEEDED?

Title insurance insures buyers against the risk that they did not acquire marketable title from the seller. It is primarily designed to reduce risk or loss caused by defects in title from the past. A loan policy of title insurance protects the interest of the mortgage lender, while an owner’s policy protects the equity of you, the buyer, for as long as you or your heirs (in certain policies) own the real property.

WHEN IS THE PREMIUM DUE?

You pay for your owner’s title insurance policy only once, at the close of escrow. Who pays for the owner’s policy and loan policy varies depending on local customs.

HOW TITLE DIFFERS INSURANCE

From Other Forms of Insurance

The Importance of Title Protection

Unlike other forms of insurance, title insurance emphasizes loss prevention for the insured. Title professionals perform labor-intensive work to find and address title issues that could threaten your homeownership. This upfront analysis gives you, as a policy holder, the peace of mind that your title risk has been effectively reduced. In contrast, insurance based on loss assumption (such as auto or property and casualty insurance) requires little upfront work because claims cannot be predicted or prevented, and premium funds are needed only in the event of an accident or other covered issue. These types of insurance also require annual coverage payments, unlike title insurance which is paid for only once upon the purchase of your home or establishment of a new mortgage.

There are many title issues that could cause you to lose your real property or your mortgage investment. Even the most careful search of public records may not disclose the most dangerous threat: hidden risks. These issues may not be uncovered until years later. Without title insurance from a reputable and financially solvent company, the ownership of your home could be jeopardized.

Here are some examples of title issues that may occur: Deeds by persons supposedly single, but secretly married Deeds in lieu of foreclosure given under duress Marital rights of spouse purportedly, but not legally, divorced Impersonation of the true owner of the land Deeds by minors Deeds by persons of unsound mind

Deeds to or from defunct corporations Defective acknowledgments by notaries Duress in execution of instruments Erroneous reports furnished by tax officials Forged deeds, releases, etc.

Mistakes in recording legal documents Surviving children omitted from will Administration of estate of persons absent but not deceased Birth or adoption of children after date of will Claims of creditors against real property sold by heirs or devisees Deed of community property recited to be separate property Deeds by foreign parties

Eagle Policy® for Owners

The Benefits of First American Title Insurance Company's Eagle Policy® for Owners the Standard ALTA Owner's Policy

First American Title’s Eagle Policy® for Owners provides expanded title coverage for natural persons who purchase one‐to‐four family residences, including condominiums. Coverages included in the Eagle Policy® for Owners offer the highest levels of protection available to homeowners.

Eagle Policy® for Owners benefits you won’t get with a Standard ALTA Owner’s Policy:

Post-policy Forgery

Post-policy Encroachments

Post-policy Adverse Possession

- Coverage extended to homeowner when someone claims to have the insureds title arising out of someone else’s continued use and occupancy

Post-Policy Easement by Prescription

- Coverage if another claims right to use a part of the insureds land as an easement because of continuous use over time

Building Permit and Zoning Violation

- Coverage for losses up to $25,000, after a small deductible, for building permit violations and forced remediation of zoning violations, and up to the full policy amount for forced removal of structures due to zoning violations

Expanded Access

- Expanded to include both vehicular and pedestrian access to and from land, based upon legal right

Encroachment of Improvements onto Easements and Set-backs Subdivision Violation

- Homeowners are covered up to $10,000, after a small deductible, for protection against subdivi sion violations prior to purchase

Restrictive Covenant Violations

- Coverage provided for violations of restrictive covenants, occurring before homeowner acquired land if the homeowner is forced to correct or remove the violation or if the homeowner’s title is lost or taken because of the violation

Structural Damage for Mineral Abstraction or Easement Use

Encroachment of Boundary Walls and Fences

- Protection of up to $5,000, after a small deductible, for encroachments onto a neighbor’s land, onto an easement, or over a building set-back line

Compare First American’s Eagle Policy® for Owners

from:

else owns an interest in your title

A document is not properly signed

fraud, duress in the chain of title

Defective recording of any document

There are restrictive covenants

There is a lien on your title because there is:

a deed of trust

a judgement, tax, or special assessment

a charge by a homeowner’s association

Title is unmarketable

Mechanics lien

Forced removal of a structure because it:

extends on another property and/or easement

violates a restriction in Schedule B

violates an existing zoning law*

use the land for a Single-Family Residence

the use violates a restriction in Schedule B or a zoning ordinance

Unrecorded lien by a homeowners association

Unrecorded easements

Building permit violations*

Restrictive covenant violations

Post-policy forgery

Post-policy encroachment

Post-policy damage from extraction of minerals or water

Lack of vehicular and pedestrian access

Map not consistent with legal description

Post-policy adverse possession

Compare First American’s Eagle Policy® for Owners

Post-policy prescriptive easement

Covenant violation resulting in your title reverting to a previous owner

Violation of building setback regulations

Discriminatory covenants

Other benefits:

Pays rent for substitute land or facilities

Rights under unrecorded leases

language statements of policy coverage and

Compliance with Subdivision Map Act

Coverage for boundary wall or fence encroachment*

Added ownership coverage leads to enhanced

Insurance coverage for a lifetime

inflation coverage with automatic increase in value up to 150% over five years

Post-policy Living Trust coverage

Deductible and maximum limits apply. Not available to investors on 1- to 4-unit residential properties.

may vary based on an individual policy.

with any insurance contract, the insuring provisions express the coverage afforded by the title insurance policy and there are exceptions, exclusions and conditions to coverage that limit or narrow the coverage afforded by the policy. Also, some cov erage may not be available in a particular area or transaction due to legal, regulatory, or underwriting considerations. Please contact a First American representative for further information. The services described above are typical basic services. The services provided to you may be different due to the specifics of your transaction or the location of the real property involved.

Vesting: Ways to Hold Title

COMMUNITY PROPERTY JOINT TENANCY WITH RIGHT OF SURVIVORSHIP

Requires a valid marriage between two persons.

Parties need not be married; may be more than two joint tenants.

COMMUNITY PROPERTY WITH RIGHT OF SURVIVORSHIP TENANCY IN COMMON

Requires a valid marriage between two persons.

Parties need not be married; may be more than two tenants in common.

Each spouse holds an undivided one-half interest in the estate.

Each joint tenant holds an equal and undivided interest in the estate, unity of interest.

One spouse cannot partition the property by selling his or her interest.

One joint tenant can partition the property by selling his or her joint interest.

Each spouse holds an undivided one-half interest in the estate.

One spouse cannot partition the property by selling his or her interest.

Each tenant in common holds an undivided fractional interest in the estate. Can be disproportionate.

Each tenant’s share can be conveyed, mortgaged or devised to a third party.

Requires signatures of both spouses to convey or encumber.

Each spouse can devise (will) one-half of the community property.

Upon death the estate of the decedent must be “cleared” through probate, affidavit or adjudication.

Requires signatures of all joint tenants to convey or encumber the whole.

Requires signatures of both spouses to convey or encumber.

Requires signatures of all tenants to convey or encumber the whole.

Estate passes to surviving joint tenants outside of probate.

Estate passes to the surviving spouse outside of probate.

Upon death the tenant’s proportionate share passes to his or her heirs by will or intestacy.

No court action required to “clear” title upon the death of joint tenant(s).

No court action required to “clear” title upon the first death.

Upon death the estate of the decedent must be“cleared” through probate, affidavit or adjudication.

Note: Arizona is a community property state. Property acquired by a married couple is presumed to be community property unless legally specified otherwise. Title may be held as “Sole and Separate.” If a married person acquires title as sole and separate, his or her spouse must execute a disclaimer deed to avoid the presumption of community property. Parties may choose to hold title in the name of an entity, e.g., a corporation; a limited liability company; a partnership (general or limited), or a trust. Each method of taking title has certain significant legal and tax consequences; therefore, you are encouraged to obtain advice from an attorney or other qualified professional.

WHAT HAPPENS THE BUYER NEXT FOR

IDENTITY STATEMENT

You will be asked to fill out an Identity Statement that enables our title department to distinguish you from others with identical names during our search of County records. It also provides basic information that will be useful to your escrow officer.

HOME LOAN

Unless you are paying cash, assuming a loan, or the seller is financing, you will need to apply for a home loan if you have not already done so. Apply as soon as possible to comply with the purchase contract and prior to insuring to avoid delaying the closing.

RESPONSE TO SELLER’S NOTICES

If directed by the contract, you may receive the following items which require a response from you:

- Seller’s property disclosure statement listing any existing problems known to the seller

- Information pertaining to the Homeowners Association (HOA) or Planned Unit Development (PUD), such as Covenants, Conditions and Restrictions (CC&Rs), if applicable

- Flood hazard disclosure if the real property is in a flood area

- Independent inspections, such as termite and septic, and any repairs as required

TITLE COMMITMENT

You will receive a copy of the title commitment when we complete the title search. If you have questions about the title commitment, contact your real estate agent or your escrow officer.

CONSIDER THIS

One escrow transaction could involve over 20 individuals, including real estate professionals, buyer, seller, attorney, escrow officer, escrow technician, title officer, loan officer, loan processor, loan underwriter, home inspector, termite inspector, insurance agent, home warranty representative, contractor, roofer, plumber, pool service, and so on. And often one transaction depends on another.

When you consider the number of people involved, you can imagine the opportunities for delays and mishaps. While your experienced real estate professional, escrow, and title team can’t prevent unforeseen problems from arising, they can help to ensure as smooth a closing as possible.

Your Title Commitment

The information below is to help you understand the contents of the title commitment you will receive from First American Title.

SCHEDULE A

This is the information submitted to our title department by the escrow officer. It contains the basic information given to us by the buyer or real estate professional, such as the legal description of the real property, sale price, loan amount, lender, name, and marital status of buyer and seller.

SCHEDULE B

The Schedule B “exceptions” are items which are tied to the subject property, and the buyer's rights in the title will be subject to these exceptions. These may include easements, Homeowners Association by-laws, leases, Covenants, Conditions, and Restrictions (CC&Rs) and other items which will remain of record and transfer with the property. The buyer is asked to sign a receipt for the Schedule B documents which states the buyer has read and accepts the contents.

REQUIREMENTS

These are items that First American Title needs to delete and/or record prior to insuring title to the real property. Items that need to be addressed include:

- Current property-tax status

- Any assessments that are owed, such as those for a Homeowners Association

- Any encumbrances (or liens) on the real property

Sometimes items show up against a parcel of real property because another person has a name similar to an involved party. This is one reason we ask for an Identity Statement, to determine if items are inaccurate and can be deleted.

What to Avoid During the Closing Process

AVOID CHANGING JOBS

A job change may result in your loan being denied, particularly if you are taking a lower-paying position or moving into a different field. Don’t think you’re safe because you’ve received approval earlier in the process, as the lender may call your employer to re-verify your employment just prior to funding the loan.

AVOID SWITCHING BANKS OR MOVING YOUR MONEY TO ANOTHER INSTITUTION

After the lender has verified your funds at one or more institutions, the money should remain there until needed for the purchase.

AVOID PAYING OFF EXISTING ACCOUNTS UNLESS YOUR LENDER REQUESTS IT

If your loan officer advises you to pay off certain bills in order to qualify for the loan, follow that advice. Otherwise, leave your accounts as they are until your escrow closes.

AVOID MAKING ANY LARGE PURCHASES

A major purchase that requires a withdrawal from your verified funds or increases your debt can result in your not qualifying for the loan. A lender may check your credit or re-verify funds at the last minute, so avoid purchases that could impact your loan approval.

Closing Your Escrow

THE CLOSING DISCLOSURE

Once the loan is approved and all invoices and paperwork have been provided, the lender and escrow officer will collaborate on the preparation of the Closing Disclosure (CD). In order to close on time, all paperwork and invoices should be submitted at least 10 days prior to the expected close of escrow date. The borrower must receive the CD at least three days* prior to consummation of the loan (typically the signing date). The escrow officer will also prepare an estimated settlement statement and inform the buyer of the balance of the down payment and closing costs needed to close escrow.

*For purposes of the Closing Disclosure“business day” is defined as every day except Sundays and Federal legal holidays.

THE CLOSING OR SIGNING APPOINTMENT

The escrow holder will contact you or your agent to schedule a closing or signing appointment. In some states, this is the "close of escrow." In some others, the close of escrow is either the day the documents record or that funds are disbursed. Ask your escrow holder if you would like clarification about your state's laws.

You will have a chance to review the settlement statement and supporting documentation. This is your opportunity to ask questions and clarify terms. You should review the settlement statement carefully and report discrepancies

to the escrow officer. This includes any payments that may have been missed. You are responsible for all charges incurred even if overlooked by the escrow holder, so it's better to bring these to their attention before closing.

The escrow holder is obligated by law to have the designated amount of money before releasing any funds.

If you have questions or foresee a problem, let your escrow holder know immediately.

DON'T FORGET YOUR IDENTIFICATION

You will need valid identification with your photo I.D. on it when you sign documents that need to be notarized (such as a deed). A driver's license is preferred. You will also be asked to provide your social security number for tax reporting purposes, and a forwarding address.

WHAT HAPPENS NEXT?

If you are obtaining a new loan, your signed loan documents will be returned to the lender for review. The escrow holder will ensure that all contract conditions have been met and will ask the lender to "fund the loan." If your loan documents are satisfactory, the lender will send funds directly to the escrow holder. When the loan funds are received, the escrow holder will verify that all necessary funds are in. Escrow funds will be disbursed to the seller and other appropriate payees. Then, you’ll receive the keys to your home!

After The Closing

We recommend you keep all records pertaining to your home together in a safe place, including all purchase documents, insurance, maintenance, and improvements.

HOME WARRANTY REPAIRS

If you have a home warranty plan with First American Home Buyers Protection, please call them directly and have your home warranty number available.

RECORDED DEED

The original deed to your home will be mailed directly to you by the County Recorder, generally within four to six weeks.

TITLE INSURANCE POLICY

First American Title will mail your policy to you in about two to three weeks.

PROPERTY TAXES

You may not receive a tax statement for the current year on the home you buy; however, it is your obligation to make sure the taxes are paid when due. Check with your mortgage company to find out if taxes are included with your payment. For more information on your property taxes, visit your County Auditor/Controller's web site.

Planning your move

SIX WEEKS BEFORE:

Create an inventory sheet of items to move

Research moving options You’ll need to decide if yours is a do-it-yourself move or if you’ll be using a moving company.

Request moving quotes. Solicit moving quotes from as many moving companies and movers as possible. There can be a large difference between rates and services within moving companies.

Discard unnecessary items. Moving is a great time for ridding yourself of unnecessary items. Have a yard sale or donate unnecessary items to charity.

Packing materials. Gather moving boxes and packing materials for your move.

Contact insurance companies. (Life, Health, Fire, Auto) You’ll need to contact your insurance agent to cancel/transfer your insurance policy. Do not cancel your insurance policy until you have and closed escrow on the sale.

Seek employer benefits. If your move is work-related, your employer may provide funding for moving expenses. Your human resources rep should have information on this policy.

Changing Schools. If changing schools, contact new school for registration process.

FOUR WEEKS BEFORE:

Contact utility companies. Set utility turnoff date, seek refunds and deposits and notify them of your new address.

Obtain your medical records. Contact your doctors, physicians, dentists and other medical specialists who may currently be retaining any of your family’s medical records. obtain these records or make plans for them to be delivered to your new medical facilities.

Note food inventory levels. Check your cupboards, refrigerator and freezer to use up as much of your perishable food as possible.

Service small engines for your move by extracting gas and oil from the machines. This will reduce the chance to catch fire during your move.

Protect jewelry and valuables. Transfer jewelry and valuables to safety deposit box so they can not be lost or stolen during your move.

Borrowed and rented items. Return items which you may have borrowed or rented. Collect items borrowed to others.

ONE WEEK BEFORE:

Plan your itinerary Make plans to spend the entire day at the house or at least until the movers are on their way. Someone will need to be around to make decisions. Make plans for kids and pets to be at the sitters for the day.

Change of address Visit USPS for change of address form.

Bank accounts Notify bank of address change. Make sure to have a money order for paying the moving company if you are transferring or closing accounts.

Service automobiles. If automobiles will be driven long distances, you’ll want to have them serviced for a trouble-free drive.

Cancel services. Notify any remaining service providers (newspapers, lawn services, etc) of your move.

Start packing. Begin packing for your new location.

Travel items Set aside items you’ll need while traveling and those needed until your new home is established. Make sure these are not packed in the moving truck!

Scan your furniture Check furniture for scratches and dents before so you can compare notes with your mover on moving day.

Prepare Floor Plan Prepare floor plan for your new home. This will help avoid confusion for you and your movers.

MOVING DAY:

Review the house. Once the house is empty, check the entire house (closets, the attic, basement, etc) to ensure no items are left or no home issues exist.

Sign the bill of lading. Once your satisfied with the mover’s packing your items into the truck, sign the bill of lading. If possible, accompany your mover while the moving truck is being weighed.

Double check with your mover. Make sure your mover has the new address and your contact information should they have any questions during your move.

Vacate your home. Make sure utilities are off, doors and windows are locked and notify your real estate agent you’ve left the property.

1 SUN CITY WES T

623.299.3644

13940 W. Meeker Blvd., #119 Sun City West, AZ 85375

N of Meeker Blvd

W of R.H. Johnson

2 GOODYEAR

623.936.8001

1626 N. Litchfield Rd. Ste. #170 Goodyear, AZ 85395

NW corner of McDowell & Litchfield

3 ARROWHEAD

623.487.0404

16165 N. 83rd Ave , #100 Peoria, AZ 85382

S of Bell/E side of 83rd Ave

4 THE LEGENDS

623.537.1608

20241 N. 67th Ave , #A-2 Glendale, AZ 85308

E side 67th Ave/N of 101

5 ANTHEM

623.551.3265

39508 N. Daisy Mountain Dr., #128 Anthem, AZ 85086

NE corner Daisy Mtn Dr/ Gavilan Peak Pkwy

6 BILTMORE

602.954.3644

3200 E Camelback Rd., #123 Phoenix, AZ 85018

NE Corner of Camelback/32nd Street

7 TATUM RIDGE

480.515 4369

11211 N Tatum Blvd, #A150 Phoenix, AZ 85028

N of Shea, E side of Tatum

8 CAREFREE 480.575.6609

7202 E. Carefree Dr , Bldg 1, #1 Carefree, AZ 85377

NE corner of Tom Darlington/ Carefree Dr.

9 KIERLAND COMMONS

480.948.6488

14648 N Scottsdale Rd., Ste. #100 Scottsdale, AZ 85254

W of Scottsdale Road, S side of Greenway

10 SCOTTSDALE FORUM

480.551.0480

6263 N. Scottsdale Rd., #110 Scottsdale, AZ 85250

E Side Scottsdale/S of Lincoln

11 DC CROSSING

480.563.9034

18291 N. Pima Rd , #145 Scottsdale, AZ 85255

SE corner of Pima/Legacy

12 AHWATUKEE

480.753.4424

4435 E. Chandler Blvd , #100 Phoenix, AZ 85048

SW corner Chandler/45th St.

13 CHANDLER PORTICO

480.777.0051

2121 W. Chandler Blvd., #215 Chandler, AZ 85224

SW Corner Chandler Blvd./ Dobson Rd.

14 GILBERT SAN TAN

480.777.0614

1528 E. Williams Field Rd., #101 Gilbert, AZ 85295

NW corner of Williams Field Rd./ Val Vista Rd.

15 MESA 480.401.3738

1630 S. Stapley Dr., #123 Mesa, AZ 85204

N of Baseline / W of Stapley

16 RED MOUNTAIN

480.534.3599

1135 N. Recker Rd., #103 Mesa, AZ 85205

SE corner of Recker & Brown

Central Arizona

17 GOLD CANYON

480.288.0883

6877 South Kings Ranch Rd., #5 Gold Canyon, AZ 85118 E of 60/ South Side Kings Ranch Rd.

WSilverbellRd

EDesertDove

SSantaRitaRd

1 MAIN OFFICE

520.885.1600 | Fax 520.885.2309

6390 E. Tanque Verde Rd. Tucson, AZ 85715

2 BROADWAY

520.747.1644 | Fax 520.747.1403

3777 E. Broadway Blvd., Ste. 220 Tucson, AZ 85716

3 CAMBRIC

520.577.8707 | Fax 520.529.5034

1840 E. River Rd., Ste. 200 Tucson, AZ 85718

4 CASA GRANDE

520.426.4600 | Fax 520.426.4699

421 E. Cottonwood Ln.

Casa Grande, AZ 85122

5 CASAS ADOBES

520.575.1900 | Fax 520.432.0168

6760 N. Oracle Rd., Ste. 100B Tucson, AZ 85704

6 FOOTHILLS

520.299.4606 | Fax 520.577.6993

6262 N Swan Road, Suite 205 Tucson, AZ 85718

7 GREEN VALLEY

520.625.1095 | Fax 520.958.9663

190 W. Continental Rd., Ste. 226 Green Valley, AZ 85622

8 ORO VALLEY/LA CANADA

520.877.9200 | Fax 520.202.6348

11165 N. La Canada Dr., Ste. 143

Oro Valley, AZ 85737

9 ORO VALLEY/ORACLE

520.229.9194 | 520.297.2576

Fax 520.229.9210 | 520.742.5866 8500 N. Oracle Rd., Ste 100 Oro Valley, AZ 85704

10 RITA ROAD

520.618.7790 | Fax 520.901.1720 10222 East Rita Rd., Ste. 190 Tucson, AZ 85747

11 RIVER

520.529.1944 | Fax 520.615.2945

1650 E. River Rd., Ste. 105 Tucson, AZ 85718

12 SKYLINE 520.529.0506 | Fax 520.529.8998

2890 E. Skyline Dr., Ste. 200 Tucson, AZ 85718

13 TANQUE VERDE 520.202.2626 | Fax 520.495.6151 7479 E. Tanque Verde Tucson, AZ 85715

SELECTING A HOME

Good luck with your search, and enjoy your house hunting adventure!

The following home comparison chart is designed to help you remember the homes you visit and what you liked best and least about each one. Rate features or make notes that will help you determine what pleased or displeased you. Remembering each home would appear easy, but it can quickly become confusing. Which home was near the school? Which one had the great pool? Did it have a family room? And how many bathrooms? In the “What’s Memorable” category, note something you think is unusual and memorable about each home, such as a stained glass window, fruit trees, a child’s playhouse. This will make it easier for you to recall the property later and refer to a specific address. And, last but not least, maybe the most important question, does this house feel like home?

HOME 1

HOME 2

Address/Location

Asking Price

No. Beds/Baths / /

Square Footage

First Impression Neighborhood School District

Living Room Study/Office Kitchen

Family Room Baths

Master Bedroom

Master Bath Bedrooms

Patio Pool

Landscaping

Garage or Carport

What’s Memorable

Insurance Utilities

For more information please contact your First American representative.

Asking Price

First

Neighborhood

Living

Study/Office

Kitchen

Family Room

Baths

Master Bedroom

Master Bath Bedrooms

Patio Pool

Landscaping

Garage

What’s

Carport

ARIZONA REALTORS® READY TO ASSIST BUYERS AND SELLERS, TAKING EXTRA PRECAUTIONS DURING PANDEMIC

Even during this pandemic, Arizona’s 50,000+ REALTORS® are well-positioned to continue meeting the needs of their clients and the communities they serve. REALTORS®, escrow companies, mortgage lenders, home inspectors, appraisers and other service providers remain hard at work, making sure buyers and sellers have all the services they need to complete their real estate transactions safely and efficiently.

TECHNOLOGY

To practice “social distancing” while conducting real estate transactions, Arizona REALTORS® can:

• Create virtual property tours and conduct video chats that allow buyers to see properties in a realistic way online. REALTORS® can also conduct virtual listing presentations with sellers.

• Use electronic documents and encourage buyers and sellers to sign paperwork through platforms like Authentisign and eSign to minimize in-person contact. In fact, much of the transaction was already conducted online, even before COVID-19.

• Assist in securing a mobile notary, thereby helping their clients finalize the transaction without ever leaving their home.

• With the increased use of technology, however, we encourage buyers and sellers to be aware of scams. Before sending money, buyers and sellers should always call their title company using an independently verified number to confirm wiring instructions.

SAFETY PRECAUTIONS

During property showings and inspections, REALTORS® are encouraging the following to prevent the spread of disease:

• Having all parties wash hands and/or use hand sanitizer before and after entering a home.

• Asking buyers to avoid touching anything in the home.

• Canceling showings if buyers, sellers or others are sick.

• Opening all interior doors prior to showings to minimize the need for buyers to touch door handles.

• Turning on all lights before showings to prevent touching light switches.

• Disinfecting all door handles and high-touch areas prior to and after showings.

• Limiting the number of individuals in the home at any one time and having all parties stand six feet away from each other during showings.

In the event that a seller chooses not to hold an open house, REALTORS® remain ready and able to market the property in a number of alternative ways.

POTENTIAL DELAYS

REALTORS® currently report that real estate transactions are moving smoothly. Nevertheless, should any issues arise, the Arizona Association of REALTORS® continues to provide its members with the most up to date information and tools they need to help their clients through any delays resulting from the outbreak. Real estate closings continue to take place each day, and the demand for real estate in Arizona remains high. Arizona REALTORS® stand ready to help their community and serve their clients.

Purchase

Table of Contents

BUYER ATTACHMENT

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

ATTENTION BUYER!

You are entering into a legally binding agreement.

1. Read the entire contract before you sign it.

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

• This information comes directly from the Seller.

• Investigate any blank spaces, unclear answers or any other information that is important to you.

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

If important to you, hire a qualified:

• General home inspector

• Heating/cooling inspector

• Mold inspector

Pest inspector

• Pool inspector

• Roof inspector

Verify square footage (see Section 6b)

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

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

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

It is your responsibility to make sure that you and your lender follow the timeline requirements in Section 2, and that you and your lender deliver the necessary funds to escrow in sufficient time to allow escrow to close on the agreed upon date. Otherwise, the Seller may cancel the contract and you may be liable for damages.

6. Read the title commitment within five (5) days of receipt (see Section 3c).

7. Read the CC&R’s and all other governing documents within five (5) days of receipt (see Section 3c), especially if the home is in a homeowner’s association.

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

You can obtain information through the Buyer’s Advisory at www.aaronline.com/manage-risk/buyer-advisory-3/.

Remember, you are urged to consult with an attorney, inspectors, and experts of your choice in any area of interest or concern in the transaction. Be cautious about verbal representations, advertising claims, and information contained in a listing.Verify anything important to you.

WARNING: *WIRE TRANSFER FRAUD*

Beware of wiring instructions sent via email. Cyber criminals may hack email accounts and send emails with fake wiring instructions. Always independently confirm wiring instructions prior to wiring any money. Do not email or transmit documents that show bank account numbers or personal identification information.

RESIDENTIAL RESALE REAL ESTATE PURCHASE CONTRACT

1. PROPERTY

BUYER: BUYER’S NAME(S)

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

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

Premises Address: Assessor’s #:

City: County: AZ, Zip Code:

Legal Description:

$ Full Purchase Price, paid as outlined below

$ Earnest Money

$ $ Earnest Money is in the form of: Personal Check Wire Transfer Other

Upon acceptance of this offer, the Earnest Money, if any, will be deposited with: Escrow Company Broker’s Trust Account.

IF THIS IS AN ALL CASH SALE: A Letter of Credit or a source of funds from a financial institution documenting the availability of funds to close escrow is attached hereto.

Close of Escrow: Close of Escrow (“COE”) shall occur when the deed is recorded at the appropriate county recorder’s office. Buyer and Seller shall comply with all terms and conditions of this Contract, execute and deliver to Escrow Company all closing documents, and perform all other acts necessary in sufficient time to allow COE to occur on , 20 (“COE Date”). If Escrow Company or recorder’s office is closed on the COE Date, MONTH

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

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

Buyer acknowledges that failure to pay the required closing funds by the scheduled COE, if not cured after a cure notice is delivered pursuant to Section 7a, shall be construed as a material breach of this Contract and the Earnest Money shall be subject to forfeiture. All funds are to be in U.S. currency.

Possession: Seller shall deliver possession, occupancy, existing keys and/or means to operate all locks, mailbox, security system/alarms, and all common area facilities to Buyer at COE or Broker(s) recommend that the parties seek independent counsel from insurance, legal, tax, and accounting professionals regarding the risks of pre-possession or post-possession of the Premises.

Addenda Incorporated: Additional Clause Buyer Contingency Domestic Water Well H.O.A.

Paint Disclosure

Lease

Wastewater Treatment Facility Seller Financing Short Sale

Residential Resale Real Estate Purchase Contract

February 2020 Copyright © 2020 Arizona Association of REALTORS®.

rights reserved.

Residential Resale Real Estate Purchase Contract >>

Fixtures and Personal Property: For purposes of this Contract, fixtures shall mean property attached/affixed to the Premises. Seller agrees that all existing: fixtures on the Premises, personal property specified herein, and means to operate fixtures and property (i.e., remote controls) shall convey in this sale. Including the following:

built-in appliances,

central vacuum, hose,

draperies

fans

other window coverings

fireplace equipment

floor coverings (affixed)

free-standing range/oven

garage door openers

light fixtures

• media antennas/satellite dishes (affixed)

• outdoor fountains and lighting

outdoor landscaping (i.e., shrubbery, trees and unpotted plants)

• shutters and awnings

• smart home devices, access to which

be transferred (i.e., video doorbell, automated thermostat)

speakers (flush-mounted)

If owned by Seller, the following items also are included in this sale:

• affixed alternate power systems serving

Premises (i.e., solar)

• in-ground pool and spa/hot tub equipment

covers (including any mechanical or other cleaning systems)

• storage sheds

storm windows and doors

• stoves: gas-log, pellet, wood-burning

timers (affixed)

• towel, curtain and drapery rods

• wall mounted TV brackets and hardware (excluding TVs)

• water-misting systems

• window and door screens, sun shades

• security and/or fire systems and/or alarms

• water purification systems

• water softeners

Additional existing personal property included in this sale (if checked): refrigerator (description): washer (description): dryer (description): above-ground spa/hot tub including equipment, covers, and any mechanical or other cleaning systems (description):

other personal property not otherwise addressed (description): other personal property not otherwise addressed (description):

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

Leased items shall NOT be included in this sale. Seller shall deliver notice of all leased items within three (3) days after Contract acceptance. Buyer shall provide notice of any leased items disapproved within the Inspection Period or five (5) days after receipt of the notice, whichever is later.

IF THIS IS AN ALL CASH SALE: Section 2 does not apply - go to Section 3.

2. FINANCING

Pre-Qualification: An AAR Pre-Qualification Form is attached hereto and incorporated herein by reference.

Loan Contingency: Buyer’s obligation to complete this sale is contingent upon Buyer obtaining loan approval without Prior to Document (“PTD”) conditions no later than three (3) days prior to the COE Date for the loan described in the AAR Loan Status Update (“LSU”) form or the AAR Pre-Qualification Form, whichever is delivered later. No later than three (3) days prior to the COE Date, Buyer shall either: (i) sign all loan documents; or (ii) deliver to Seller or Escrow Company notice of loan approval without PTD conditions AND date(s) of receipt of Closing Disclosure(s) from Lender; or (iii) deliver to Seller or Escrow Company notice of inability to obtain loan approval without PTD conditions.

Unfulfilled Loan Contingency: This Contract shall be cancelled and Buyer shall be entitled to a return of the Earnest Money if after diligent and good faith effort, Buyer is unable to obtain loan approval without PTD conditions and delivers notice of inability to obtain loan approval no later than three (3) days prior to the COE Date. If Buyer fails to deliver such notice, Seller may issue a cure notice to Buyer as required by Section 7a and, in the event of Buyer’s breach, Seller shall be entitled to the Earnest Money pursuant to Section 7b. If, prior to expiration of any Cure Period, Buyer delivers notice of inability to obtain loan approval, Buyer shall be entitled to a return of the Earnest Money. Buyer acknowledges that prepaid items paid separately from the Earnest Money are not refundable.

Interest Rate / Necessary Funds: Buyer agrees that (i) the inability to obtain loan approval due to the failure to lock the interest rate and “points” by separate written agreement with

or

from Buyer necessary

Status Update:

Buyer’s

obtain

approval

shall deliver to Seller

Broker(s) and Seller upon request.

Residential Resale Real Estate Purchase Contract

2020 Arizona

the failure to have the down payment or other funds

close this transaction

lines

not an unfulfilled

completed,

provide

the current status

updated LSU

February 2020

rights

Residential Resale Real Estate Purchase Contract >>

90. 91. 92. 93. 94. 95. 96. 97. 98. 99. 100. 101. 102. 103. 104. 105. 106. 107. 108. 109. 110. 111. 112. 113. 114. 115. 116. 117. 118. 119. 120. 121. 122. 123. 124. 125. 126. 127. 128. 129. 130. 131. 132.

Loan Application: Unless previously completed, within three (3) days after Contract acceptance Buyer shall (i) provide lender with Buyer’s name, income, social security number, Premises address, estimate of value of the Premises, and mortgage loan amount sought; and (ii) grant lender permission to access Buyer’s Trimerged Residential Credit Report.

Loan Processing During Escrow: Within ten (10) days after receipt of the Loan Estimate Buyer shall (i) provide lender with notice of intent to proceed with the loan transaction in a manner satisfactory to lender; and (ii) provide to lender all requested signed disclosures and the documentation listed in the LSU at lines 32-35. Buyer agrees to diligently work to obtain the loan and will promptly provide the lender with all additional documentation requested.

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

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

Seller Concessions (if any): In addition to the other costs Seller has agreed to pay herein, Seller will credit Buyer % of the Purchase Price OR $ (Seller Concessions). The Seller Concessions may be used for any Buyer fee, cost, charge, or expenditure to the extent allowed by Buyer’s lender.

Changes: Buyer shall immediately notify Seller of any changes in the loan program, financing terms, or lender described in the Pre-Qualification Form attached hereto or LSU provided within ten (10) days after Contract acceptance and shall only make any such changes without the prior written consent of Seller if such changes do not adversely affect Buyer’s ability to obtain loan approval without PTD conditions, increase Seller’s closing costs, or delay COE.

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

Appraisal Cost(s): Initial appraisal fee shall be paid by Buyer Seller Other at the time payment is required by lender and is non-refundable. If Seller is paying the initial appraisal fee, the fee will will not be applied against Seller’s Concessions at COE, if applicable. If Buyer’s lender requires an updated appraisal prior to COE, it will be performed at Buyer’s expense. Any appraiser/lender required inspection cost(s) shall be paid for by Buyer.

3. TITLE AND ESCROW

Escrow: This Contract shall be used as escrow instructions. The Escrow Company employed by the parties to carry out the terms of this Contract shall be:

Title and Vesting: Buyer will take title as determined before COE. If Buyer is married and intends to take title as his/her sole and separate property, a disclaimer deed may be required. Taking title may have significant legal, estate planning and tax consequences. Buyer should obtain independent legal and tax advice.

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

3d.

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3e

3f.

3g.

3h.

4a.

4b. 4c. 4d.

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

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

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

Prorations of Assessments and Fees: All assessments and fees that are not a lien as of COE, including homeowner’s association fees, rents, irrigation fees, and, if assumed, insurance premiums, interest on assessments, interest on encumbrances, and service contracts, shall be prorated as of COE or Other:

Assessment Liens: The amount of any assessment lien or bond including those charged by a special taxing district, such as a Community Facilities District, shall be prorated as of COE.

4. DISCLOSURE

Seller’s Property Disclosure Statement (“SPDS”): Seller shall deliver a completed AAR Residential SPDS form to Buyer within three (3) days after Contract acceptance. Buyer shall provide notice of any SPDS items disapproved within the Inspection Period or five (5) days after receipt of the SPDS, whichever is later.

Insurance Claims History: Seller shall deliver to Buyer a written five (5) year insurance claims history regarding the Premises (or a claims history for the length of time Seller has owned the Premises if less than five (5) years) from Seller’s insurance company or an insurance support organization or consumer reporting agency, or if unavailable from these sources, from Seller, within five (5) days after Contract acceptance. Buyer shall provide notice of any items disapproved within the Inspection Period or five (5) days after receipt of the claims history, whichever is later.

Foreign Sellers: The Foreign Investment in Real Property Tax Act (“FIRPTA”) is applicable if Seller is a non-resident alien individual, foreign corporation, foreign partnership, foreign trust, or foreign estate (“Foreign Person”). Seller agrees to complete, sign, and deliver to Escrow Company a certificate indicating whether Seller is a Foreign Person. FIRPTA requires that a foreign seller may have federal income taxes up to 15% of the purchase price withheld, unless an exception applies. Seller is responsible for obtaining independent legal and tax advice.

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

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

Seller shall provide LBP Information within five (5) days after Contract acceptance. Buyer may within ten (10) days or days after receipt of the LBP Information conduct or obtain a risk assessment or inspection of the Premises for the presence of LBP or LBP hazards (“Assessment Period”). Buyer may within five (5) days after receipt of the LBP Information or five (5) days after expiration of the Assessment Period cancel this Contract.

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

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

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

BUYER

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

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

5. WARRANTIES

Condition of Premises: BUYER AND SELLER AGREE THE PREMISES ARE BEING SOLD IN ITS PRESENT PHYSICAL CONDITION AS OF THE DATE OF CONTRACT ACCEPTANCE. Seller makes no warranty to Buyer, either express or implied, as to the condition, zoning, or fitness for any particular use or purpose of the Premises. However, Seller shall maintain and repair the Premises so that at the earlier of possession or COE: (i) the Premises, including all personal property included in the sale, will be in substantially the same condition as on the date of Contract acceptance; and (ii) all personal property not included in the sale and debris will be removed from the Premises. Buyer is advised to conduct independent inspections and investigations regarding the Premises within the Inspection Period as specified in Section 6a. Buyer and Seller acknowledge and understand they may, but are not obligated to, engage in negotiations for repairs/improvements to the Premises. Any/all agreed upon repairs/improvements will be addressed pursuant to Section 6j.

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

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

6. DUE DILIGENCE

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

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

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

Flood Hazard: FLOOD HAZARD DESIGNATIONS OR THE COST OF FLOOD HAZARD INSURANCE SHALL BE DETERMINED BY BUYER DURING THE INSPECTION PERIOD. If the Premises are situated in an area identified as having any special flood hazards by any governmental entity, THE LENDER MAY REQUIRE THE PURCHASE OF FLOOD HAZARD INSURANCE. Special flood hazards may also affect the ability to encumber or improve the Premises.

Residential Resale Real Estate Purchase Contract • Updated: February 2020 Copyright © 2020 Arizona Association of REALTORS®. All rights reserved.

6e.

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6f.

6g. 6h. 6i. 6j.

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284.

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

Sewer or On-site Wastewater Treatment System: The Premises are connected to a: sewer system conventional septic system alternative system

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

(BUYER’S INITIALS REQUIRED)

BUYER BUYER

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

(BUYER’S INITIALS REQUIRED)

BUYER BUYER

BUYER ACKNOWLEDGMENT: BUYER RECOGNIZES, ACKNOWLEDGES, AND AGREES THAT BROKER(S) ARE NOT QUALIFIED, NOR LICENSED, TO CONDUCT DUE DILIGENCE WITH RESPECT TO THE PREMISES OR THE SURROUNDING AREA. BUYER IS INSTRUCTED TO CONSULT WITH QUALIFIED LICENSED PROFESSIONALS TO ASSIST IN BUYER’S DUE DILIGENCE EFFORTS. BECAUSE CONDUCTING DUE DILIGENCE WITH RESPECT TO THE PREMISES AND THE SURROUNDING AREA IS BEYOND THE SCOPE OF BROKER’S EXPERTISE AND LICENSING, BUYER EXPRESSLY RELEASES AND HOLDS HARMLESS BROKER(S) FROM LIABILITY FOR ANY DEFECTS OR CONDITIONS THAT COULD HAVE BEEN DISCOVERED BY INSPECTION OR INVESTIGATION.

(BUYER’S INITIALS REQUIRED)

BUYER BUYER

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

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

(1) Immediately cancel this Contract, in which case:

(a) If Buyer’s notice specifies disapproval of items as allowed herein, the Earnest Money shall be released to Buyer.

(b) If Buyer’s notice fails to specify items disapproved as allowed herein, the cancellation will remain in effect but Buyer has failed to comply with a provision of this Contract and Seller may deliver to Buyer a cure notice as required by Section 7a. If Buyer fails to cure their non-compliance within three (3) days after delivery of such notice, Buyer shall be in breach and Seller shall be entitled to the Earnest Money. If, prior to expiration of the Cure Period, Buyer delivers notice specifying items disapproved as allowed herein, Buyer shall be entitled to a return of the Earnest Money.

OR

(2) Provide Seller an opportunity to correct the items disapproved, in which case:

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

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

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

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

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

Resale Real Estate

6k.

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6l.

6m.

6n.

7a. 7b.

7c.

7d.

7e.

290. 291. 292. 293. 294. 295. 296. 297. 298. 299. 300. 301. 302. 303. 304. 305. 306. 307. 308. 309. 310. 311. 312. 313. 314. 315. 316. 317. 318. 319. 320. 321. 322. 323. 324. 325. 326. 327. 328. 329. 330. 331. 332. 333. 334. 335. 336. 337. 338. 339. 340. 341. 342. 343.

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

A Home Warranty Plan will be ordered by Buyer or Seller with the following optional coverage , to be issued by at a cost not to exceed $ , to be paid for by Buyer Seller Split evenly between Buyer and Seller Buyer declines the purchase of a Home Warranty Plan.

(BUYER’S INITIALS REQUIRED) BUYER BUYER

Walkthrough(s): Seller grants Buyer and Buyer’s inspector(s) reasonable access to conduct walkthrough(s) of the Premises for the purpose of satisfying Buyer that any corrections or repairs agreed to by Seller have been completed, and the Premises are in substantially the same condition as of the date of Contract acceptance. If Buyer does not conduct such walkthrough(s), Buyer releases Seller and Broker(s) from liability for any defects that could have been discovered.

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

IRS and FIRPTA Reporting: The Foreign Investment in Real Property Tax Act (“FIRPTA”) provides that, if a seller is a Foreign Person, a buyer of residential real property must withhold federal income taxes up to 15% of the purchase price, unless an exception applies. If FIRPTA is applicable and Buyer fails to withhold, Buyer may be held liable for the tax. Buyer agrees to perform any acts reasonable or necessary to comply with FIRPTA and IRS reporting requirements and Buyer is responsible for obtaining independent legal and tax advice.

7. REMEDIES

Cure Period: A party shall have an opportunity to cure a potential breach of this Contract. If a party fails to comply with any provision of this Contract, the other party shall deliver a notice to the non-complying party specifying the non-compliance. If the non-compliance is not cured within three (3) days after delivery of such notice (“Cure Period”), the failure to comply shall become a breach of Contract. If Escrow Company or recorder’s office is closed on the last day of the Cure Period, and COE must occur to cure a potential breach, COE shall occur on the next day that both are open for business.

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

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

Exclusions from ADR: The following matters are excluded from the requirement for ADR hereunder: (i) any action brought in the Small Claims Division of an Arizona Justice Court (up to $3,500) so long as the matter is not thereafter transferred or removed from the small claims division; (ii) judicial or nonjudicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage, or agreement for sale; (iii) an unlawful entry or detainer action; (iv) the filing or enforcement of a mechanic’s lien; or (v) any matter that is within the jurisdiction of a probate court. Further, the filing of a judicial action to enable the recording of a notice of pending action (“lis pendens”), or order of attachment, receivership, injunction, or other provisional remedies shall not constitute a waiver of the obligation to submit the claim to ADR, nor shall such action constitute a breach of the duty to mediate or arbitrate.

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

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8. ADDITIONAL TERMS AND CONDITIONS

8b. 8c. 8d.

8e.

8f. 8g. 8h.

8i. 8j. 8k. 8l. 8m.

Residential Resale Real Estate Purchase Contract >>

8n.

8o. 8p.

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

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

Arizona Law: This Contract shall be governed by Arizona law and jurisdiction is exclusively conferred on the State of Arizona. Time is of the Essence: The parties acknowledge that time is of the essence in the performance of the obligations described herein.

Compensation: Seller and Buyer acknowledge that Broker(s) shall be compensated for services rendered as previously agreed by separate written agreement(s), which shall be delivered by Broker(s) to Escrow Company for payment at COE, if not previously paid.

If Seller is obligated to pay Broker(s), this Contract shall constitute an irrevocable assignment of Seller’s proceeds at COE. If Buyer is obligated to pay Broker(s), payment shall be collected from Buyer as a condition of COE. COMMISSIONS PAYABLE FOR THE SALE, LEASING, OR MANAGEMENT OF PROPERTY ARE NOT SET BY ANY BOARD OR ASSOCIATION OF REALTORS®, OR MULTIPLE LISTING SERVICE, OR IN ANY MANNER OTHER THAN BETWEEN BROKER AND CLIENT.

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

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

Calculating Time Periods: In computing any time period prescribed or allowed by this Contract, the day of the act or event from which the time period begins to run is not included and the last day of the time period is included. Contract acceptance occurs on the date that the signed Contract (and any incorporated counter offer) is delivered to and received by the appropriate Broker. Acts that must be performed three (3) days prior to the COE Date must be performed three (3) full days prior (i.e. – if the COE Date is Friday the act must be performed by 11:59 p.m. on Monday).

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

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

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

Notice: Unless otherwise provided, delivery of all notices and documentation required or permitted hereunder shall be in writing and deemed delivered and received when: (i) hand-delivered; (ii) sent via facsimile transmission; (iii) sent via electronic mail, if email addresses are provided herein; or (iv) sent by recognized overnight courier service, and addressed to Buyer as indicated in Section 8q, to Seller as indicated in Section 9a and to Escrow Company indicated in Section 3a.

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

(SELLER’S INITIALS REQUIRED)

(BUYER’S INITIALS REQUIRED)

Terms of Acceptance: This offer will become a binding Contract when acceptance is signed by Seller and a signed copy delivered in person, by mail, facsimile or electronically, and received by Broker named in Section 8q by , at a.m./p.m., Mountain Standard Time. Buyer may withdraw this offer at any time prior to receipt of Seller’s signed acceptance. If no signed acceptance is received by this date and time, this offer shall be deemed withdrawn and Buyer’s Earnest Money shall be returned.

THIS CONTRACT CONTAINS TEN (10) PAGES EXCLUSIVE OF ANY ADDENDA AND ATTACHMENTS. PLEASE ENSURE THAT YOU HAVE RECEIVED AND READ ALL TEN (10) PAGES OF THIS OFFER AS WELL AS ANY ADDENDA AND ATTACHMENTS.

Residential Resale Real Estate Purchase Contract

Updated: February 2020

© 2020 Arizona Association of REALTORS®. All rights reserved.

8q. 8r. 8s. 9a. 9b. 9c.

Residential Resale Real Estate Purchase Contract >>

443. 444. 445. 446. 447. 448. 449. 450. 451. 452. 453. 454. 455. 456. 457. 458. 459. 460. 461. 462. 463. 464. 465. 466. 467. 468. 469. 470. 471. 472. 473.

Broker on behalf of Buyer:

PRINT AGENT’S

PRINT AGENT’S

PRINT FIRM

FIRM

PREFERRED TELEPHONE

Agency Confirmation: Broker named in Section 8q above is the agent of (check one): Buyer; Seller; or both Buyer and Seller

STATE LICENSE

STATE

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

CITY, STATE, ZIP CODE

9. SELLER ACCEPTANCE

Broker on behalf of Seller:

PRINT AGENT’S NAME

PRINT AGENT’S NAME

PRINT FIRM NAME

FIRM ADDRESS

MLS CODE

MLS CODE

MLS CODE

Agency Confirmation: Broker named in Section 9a above is the agent of (check one): Seller; or both Buyer and Seller

STATE LICENSE

STATE LICENSE

STATE

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

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

^ SELLER’S SIGNATURE

^ SELLER’S NAME PRINTED

^ SELLER’S SIGNATURE MO/DA/YR

^ SELLER’S NAME PRINTED

CITY, STATE, ZIP CODE

CITY, STATE, ZIP CODE OFFER REJECTED BY SELLER: , 20 MONTH DAY YEAR (SELLER’S INITIALS)

Residential Resale Real Estate

ADDITIONAL CLAUSE ADDENDUM

The following additional terms and conditions are hereby included as a part of the Contract between Seller and Buyer for the above referenced Premises if marked by an “X” and initialed by Buyer and Seller. All terms and conditions of the Contract are hereby included herein and delivery of all notices and documentation shall be deemed delivered and received when sent as required by Section 8m of the Contract.

n BACK-UP CONTRACT — CONTINGENT UPON CANCELLATION OF PRIOR CONTRACT: Buyer acknowledges that Seller is currently obligated by a prior contract to sell the Premises to another buyer. This is a backup Contract contingent upon cancellation of the prior contract. Seller retains the right to amend, extend, or modify the prior contract. Upon cancellation of the prior contract, Seller shall promptly deliver written notice to Buyer. Upon Buyer’s receipt of written notice of cancellation of the prior contract, Buyer shall open escrow and Buyer shall deposit any required earnest money. The date of Seller’s written notice to Buyer shall be deemed the date of Contract acceptance for purposes of all applicable Contract time periods. Buyer may cancel this backup Contract any time prior to receipt of Seller’s notice of cancellation of prior contract.

(BUYER’S AND SELLER’S INITIALS REQUIRED)

n SIGNATURE OF ABSENT BUYER SPOUSE OR CO-BUYER: Signing Buyer shall within five (5) days or ________

of acceptance of this Contract obtain the signature of the absent buyer spouse or co-buyer on this Contract or deliver a disclaimer

to Escrow Company that eliminates the need for the absent signature.

(BUYER’S AND SELLER’S INITIALS REQUIRED)

n CORPORATE RELOCATION APPROVAL: Seller is in the process of a corporate relocation and this Contract is contingent upon corporate approval. Buyer agrees

(BUYER’S AND SELLER’S INITIALS REQUIRED)

NON-REFUNDABLE EARNEST MONEY: Buyer’s earnest money shall

Contract, the Contract

Risk

non-refundable unless Buyer elects to cancel pursuant to the Due Diligence

AND SELLER’S INITIALS REQUIRED)

WAIVER OF APPRAISAL: Buyer agrees to waive the appraisal contingency pursuant to the Financing section of the Contract. In the event that the Premises fail to appraise for at least the sales price, Buyer agrees that Buyer’s down payment shall be increased in an amount equal to the difference between the appraised value and the purchase price.

(BUYER’S AND SELLER’S INITIALS REQUIRED)

n APPRAISAL SHORTFALL: In the event the Premises fail to appraise for at least the purchase price in any appraisal required by lender, Buyer agrees that Buyer shall submit additional funds via U.S. currency or financing in an amount equal to the difference between the appraised value and the purchase price, provided that the difference does not exceed $ . Buyer and Seller agree that if the difference between the appraised value and the purchase price exceeds the amount of money set forth on line 40, Seller is not obligated to lower the purchase price and Buyer has five (5) days after notice of the appraised value to cancel this Contract and receive a return of the Earnest Money or the appraisal contingency shall be waived, unless otherwise prohibited by federal law.

(BUYER’S AND SELLER’S INITIALS REQUIRED)

n ALL CASH SALE APPRAISAL CONTINGENCY: Buyer’s obligation to complete this all cash sale is contingent upon an appraisal of the Premises for at least the purchase price. If the Premises fail to appraise for the purchase price, Buyer has five (5) days after notice of the appraised value, or twenty (20) days after Contract acceptance, whichever occurs first, to cancel this Contract and receive a return of the Earnest Money or the appraisal contingency shall be waived. In all cases, this appraisal contingency shall expire twenty (20) days after Contract acceptance, regardless of whether an appraisal has been ordered or received. Appraisal fee shall be paid by n Buyer n Seller

Other:

AND SELLER’S INITIALS REQUIRED)

n SURVEY: A survey shall be performed by a licensed surveyor within ________ days after Contract acceptance. Cost of the survey shall be paid by n Buyer n Seller n Other: _______________________________________. The survey shall be performed in accordance with the Arizona State Board of Technical Registration’s “Arizona Land Boundary Survey Minimum Standards.”

Survey instructions are: n A boundary survey and survey plat showing the corners either verified or monumentation.

n A survey certified by a licensed surveyor, acceptable to Buyer and the Title Company, in sufficient detail for an American Land Title Association (“ALTA”) Owner’s Policy of Title Insurance with boundary, encroachment or survey exceptions and showing all improvements, utility lines and easements on the Property or within five (5) feet thereof.

Other survey terms:

Buyer shall have five (5) days after receipt of results of survey or map to provide notice of disapproval to Seller.

(BUYER’S AND SELLER’S INITIALS REQUIRED)

n TAX-DEFERRED EXCHANGE: n Seller n Buyer intend to enter into a tax-deferred exchange pursuant to I.R.C. §1031 or otherwise. All additional costs in connection with any such tax-deferred exchange shall be borne by the party requesting the exchange. The non-requesting party agrees to cooperate in the tax-deferred exchange

that the non-requesting

advised to consult a professional tax

additional costs and COE is not delayed. The parties

advisability of any such exchange. The non-

party and Broker(s)

be

held harmless from any liability that may arise from participation in the tax-deferred exchange.

AND SELLER’S INITIALS REQUIRED)

BUYER CONTINGENCY ADDENDUM

Seller: Buyer:

Premises Address: Date:

The following additional terms and conditions are hereby included as a part of the Contract between Seller and Buyer for the above referenced Premises if marked by an “X” and initialed by Seller and Buyer. The terms and conditions of the Contract are included herein by reference.

CONTINGENT UPON ACCEPTED OFFER FOR BUYER’S PROPERTY:

This Contract is contingent upon Buyer accepting an offer to purchase Buyer’s real property (“Accepted Offer”) located at: (“Buyer’s Property”) no later than . If Buyer does not accept an offer on Buyer’s Property by the date set MO/DA/YR forth on line 10, this Contract shall be deemed cancelled and the Earnest Money shall be released to Buyer.

ACCEPTED OFFER FOR BUYER’S PROPERTY: If Buyer accepts an offer on Buyer’s Property by the date set forth on line 10, Buyer shall deliver the Accepted Offer documents described on lines 67-72 to Seller for Seller’s review within three (3) days or days of execution of the Accepted Offer.

If Buyer accepts an offer on Buyer’s Property, yet fails to deliver the Accepted Offer documents to Seller within the time frame set forth on line 13, Seller may issue a cure notice to Buyer as required by Section 7a of this Contract and, in the event of Buyer’s breach, Seller shall be entitled to the Earnest Money pursuant to Section 7b of this Contract.

Seller may, within three (3) days of receipt of the Accepted Offer documents, cancel this Contract and the Earnest Money shall be released to Buyer.

BUYER’S CONTINGENCY: If Seller does not cancel this Contract within three (3) days of receipt of the Accepted Offer documents, this Contract shall become contingent upon the closing of the pending sale of Buyer’s Property by MO/DA/YR

If the pending sale of Buyer’s Property does not close escrow by this date, this Contract shall be deemed cancelled and the Earnest Money shall be released to Buyer.

CANCELLATION OF ACCEPTED OFFER FOR BUYER’S PROPERTY: If Buyer’s Accepted Offer cancels for any reason, Buyer shall deliver notice to Seller within three (3) days of Buyer’s receipt of cancellation and provide evidence of cancellation. Notice to Seller shall state Buyer’s election to either:

1. Immediately cancel this Contract and all Earnest Money shall be released to Buyer; or 2. Proceed with this Contract by removing this Buyer Contingency and provide: (i) written documentation from Buyer’s Lender that Buyer can close escrow by the COE Date without the sale and closing of Buyer’s Property; or (ii) if this is an all cash sale, evidence of Buyer’s financial ability to close escrow by the COE Date without the sale and closing of Buyer’s Property.

If Buyer elects to waive this Buyer Contingency and proceed with this Contract, Seller and Buyer agree that all other contingencies shall remain.

SELLER’S ACCEPTANCE OF BACK-UP CONTRACT: If Seller accepts a subsequent offer (Back-Up Contract) to purchase the Premises before Buyer has delivered to Seller the Accepted Offer documents, Seller may deliver written notice to Buyer informing Buyer of the Back-Up Contract. Upon receipt of Seller’s notice, Buyer shall have three (3) days or days to deliver to Seller a written notice to remove this Buyer Contingency. Such notice from Buyer shall include: (i) written documentation from Buyer’s Lender that Buyer can close escrow by the COE Date without the sale and closing of Buyer’s Property; or (ii) if this is an all cash sale, evidence of Buyer’s financial ability to close escrow by the COE Date without the sale and closing of Buyer’s Property. If Buyer fails to timely waive this Buyer Contingency, this Contract shall be deemed cancelled and the Earnest Money shall be released to Buyer.

Buyer elects to waive this Buyer Contingency and proceed with this Contract, Seller and Buyer agree that all other contingencies shall remain.

TIME PERIODS: The date of Contract acceptance for purposes of all applicable Contract time periods, excluding opening of escrow and deposit of Earnest Money, shall be deemed to be:

□ The date that the signed Contract (and any incorporated counter offer) is delivered to and received by the appropriate Broker as indicated in Section 8i of this Contract; or

□ Three (3) days after Seller’s receipt of Buyer’s Accepted Offer documents, provided that Seller does not cancel this Contract prior to expiration of the three (3) day period as permitted in lines 18-19.

If lines 7-47 apply: BUYER’S AND SELLER’S INITIALS REQUIRED

CONTINGENT UPON THE CLOSING OF BUYER’S PROPERTY:

Buyer has already accepted an offer to purchase Buyer’s real property (“Accepted Offer”) located at: (“Buyer’s Property”). The Accepted Offer documents described on lines 67-72 are attached hereto.

BUYER’S CONTINGENCY: If the pending sale of Buyer’s Property does not close escrow by , this Contract shall be deemed cancelled and the Earnest Money shall be released to Buyer.

CANCELLATION OF ACCEPTED OFFER FOR BUYER’S PROPERTY: If Buyer’s Accepted Offer cancels for any reason, Buyer shall deliver notice to Seller within three (3) days of Buyer’s receipt of cancellation and provide evidence of cancellation. Notice to Seller shall state Buyer’s election to either:

1. Immediately cancel this Contract and all Earnest Money shall be released to Buyer; or

2. Proceed with this Contract by removing this Buyer Contingency and provide: (i) written documentation from Buyer’s Lender that Buyer can close escrow by the COE Date without the sale and closing of Buyer’s Property; or (ii) if this is an all cash sale, evidence of Buyer’s financial ability to close escrow by the COE Date without the sale and closing of Buyer’s Property.

If Buyer elects to waive this Buyer Contingency and proceed with this Contract, Seller and Buyer agree that all other contingencies shall remain.

TIME PERIODS: The date of Contract acceptance for purposes of all applicable Contract time periods shall be the date that the signed Contract (and any incorporated counter offer) is delivered to and received by the appropriate Broker as indicated in Section 8i of this Contract.

If lines 49-65 apply: BUYER’S AND SELLER’S INITIALS REQUIRED / / /

BUYER SELLER SELLER

THE FOLLOWING TERMS APPLY TO EITHER CONTINGENCY AGREED TO ABOVE:

ACCEPTED OFFER DOCUMENTS: Within the time specified in the applicable section above, Buyer shall deliver the Accepted Offer documents to Seller, including a copy of all purchase contract documents evidencing the sale, and: a. b. c. d. e. f.

FAILURE TO DELIVER NOTICE: If Buyer fails to timely deliver any Notice required by this Addendum, Seller may issue a cure notice to Buyer as required by Section 7a of this Contract and, in the event of Buyer’s breach, Seller shall be entitled to the Earnest Money pursuant to Section 7b of this Contract.

UPDATE: Upon request, Buyer shall provide Seller with a written update regarding the status of the sale of Buyer’s Property.

undersigned agrees to the modified or

herein and acknowledges a copy hereof.

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40.

This is a Counter Offer originated by: n Seller n Buyer n Landlord n Tenant This is a Counter Offer to the n Offer n Counter Offer dated between the following Parties: MO/DA/YR Seller/Landlord: Buyer/Tenant: Premises Address: Acceptance of the above Offer and/or Counter Offer is contingent upon agreement to the following:

Terms of Acceptance: Unless acceptance of this Counter Offer is signed by all parties and a signed copy delivered in person, by mail, facsimile or electronically, and received by the originating party’s Broker named in the Contract Section 8q or 9a as applicable by at n a.m. n p.m., Mountain Standard Time, this Counter Offer shall be considered withdrawn. Except as modified by this Counter Offer, all other terms and conditions of the above referenced Offer/Counter Offer(s) shall remain unchanged and deemed accepted. Until this Counter Offer has been accepted in the manner described above, the Parties understand that the Party originating this Counter Offer may withdraw the offer to buy, sell, or lease the Premises. The undersigned acknowledges receipt of a copy hereof.

Date: Time: n Seller n Buyer n Landlord n Tenant

Date: Time: n Seller n Buyer n Landlord n Tenant

n RESPONSE

An additional Counter Offer is attached, and is incorporated by reference. If there is a conflict between this Counter Offer and the additional Counter Offer, the provisions of the additional Counter Offer shall be controlling.

Date: Time: n Seller n Buyer n Landlord n Tenant

Date: Time: n Seller n Buyer n Landlord n Tenant n ACCEPTANCE

The undersigned agrees to the terms and conditions of this Counter Offer and acknowledges receipt of a copy hereof.

Date: Time: n Seller n Buyer n Landlord n Tenant

Date: Time: n Seller n Buyer n Landlord n Tenant

6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21.

CURE PERIOD NOTICE

1. 2. 3. 4. 5.

Contract Dated: Buyer: Seller: Escrow Company: Premises/Property Address:

PURSUANT TO THE REMEDIES SECTION OF THE CONTRACT

Buyer Seller hereby delivers notice to Buyer Seller of the following non-compliance with the Contract:

If the non-compliance is not cured within three (3) days after delivery of this notice (“Cure Period”) the failure to comply shall become a breach of Contract. In the event of a breach of Contract, review the Remedies Section of the Contract and consult independent legal counsel.

Notice

(LSU)

13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30.

Pursuant to Section 2e of the Contract, Buyer shall deliver to Seller the AAR Loan Status Update (“LSU”) describing the current status of Buyer’s proposed loan within ten (10) days after Contract acceptance and hereby instructs lender to provide an updated LSU to Broker(s) and Seller upon request. “Lender” is indicated on lines 4 and 5.

Close of Escrow Date: Buyer(s): Seller(s): Premises/Property Address or Assessor’s #(s): City: , AZ ZIP Code:

PRE-QUALIFICATION INFORMATION

Buyer is: Married Unmarried Legally Separated Buyer: is is not relying on the sale or lease of a property to qualify for this loan. Buyer: is is not relying on Seller Concessions for Buyer’s loan costs, impounds, Title/Escrow Company costs, recording fees, and, if applicable, VA loan costs not permitted to be paid by Buyer. (Note: The amount that Seller agrees to contribute, if any, shall be established in the Contract.)

Buyer: is is not relying on down payment assistance to qualify for this loan.

Type of Loan: Conventional FHA VA USDA Other: Occupancy Type: Primary Secondary Non-Owner Occupied Property Type: Single Family Residence Condominium Planned Unit Development Manufactured Home Mobile Home Vacant Land/Lot Other:

Lender has provided Buyer with the HUD form “For Your Protection: Get a Home Inspection” (FHA loans only). Lender has completed a verbal discussion with Buyer including a discussion of income, assets and debts. Lender has obtained a Tri-Merged Residential Credit Report.

Based on the information provided, Buyer can pre-qualify for a loan amount of: $ , assuming a monthly principal and interest loan payment of $ , provided that the total monthly payment (which includes principal, interest, mortgage insurance, property taxes, insurance, HOA fees, and flood insurance, if applicable) does not exceed: $

Interest rate not to exceed: %, Fixed Interest Rate Adjustable Interest Rate Pre-Payment Penalty

Initial Documentation Received: Lender received the following information from Buyer (Additional documentation may be requested.):

Paystubs

Down Payment/Reserves Documentation

W-2s Gift Documentation

Personal Tax Returns

Corporate Tax Returns

Additional comments:

Credit/Liability Documentation

Other:

Buyer has instructed, and Lender agrees to provide loan status updates on this AAR Loan Status Update form to Seller and Broker(s) within ten (10) days of Contract acceptance pursuant to Section 2e of the Contract and upon request thereafter. Buyer commits to work with the above referenced Lender on the terms described herein. Buyer acknowledges receipt of a copy hereof.

Address

DOCUMENTATION

Assessor’s

Lender received the Contract and all Addenda / / Lender received Buyer’s name, income, social security number, Premises address, estimate of value of the Premises, and mortgage loan amount sought / / Lender sent Loan Estimate / / Buyer indicated to Lender an intent to proceed with the transaction after having received the Loan Estimate / / Lender received a signed Form 1003 and Lender disclosures / /

Payment for the appraisal has been received / / Lender ordered the appraisal / / Lender identified down payment source / /

Lender received and reviewed the Title Commitment / / Buyer locked the loan program and financing terms, including interest rate and points / /

Lock expiration date

Lender received the Initial Documentation listed on lines 32-35 / / Appraisal received / / Premises/Property appraised for at least the purchase price / /

Closing Disclosure provided to Buyer / / Closing Disclosure received by Buyer / /

UNDERWRITING AND APPROVAL

Lender submitted the loan package to the Underwriter / / Lender obtained loan approval with Prior to Document (“PTD”) Conditions / / Appraisal conditions have been met / / Buyer has loan approval without PTD Conditions / /

CLOSING

Lender ordered the Closing Loan Documents and Instructions / / Lender received signed Closing Loan Documents from all parties / / All Lender Quality Control Reviews have been completed / / All Prior to Funding (“PTF”) Conditions have been met and Buyer has obtained loan approval without conditions / / Funds have been ordered / /

funds have been received by Escrow

occurs when

recorder’s

/

PRE-QUALIFICATION INFORMATION

Purpose: This Pre-Qualification Form is to be used in conjunction with an AAR Residential Resale Real Estate Purchase Contract or Vacant Land/Lot Purchase Contract (“Contract”).

Buyer HAS NOT consulted with a lender. (If Buyer marks the box on line 3, Buyer is to complete only lines 4 and 5.)

Lender indicated on lines 36 and 37 has consulted with (“Buyer”) and submits the following: Buyer is: Married Unmarried Legally Separated

Buyer: is is not relying on the sale or lease of a property to qualify for this loan.

Buyer: is is not relying on Seller Concessions for Buyer’s loan costs, impounds, Title/Escrow Company costs, recording fees, and, if applicable, VA loan costs not permitted to be paid by Buyer. (Note: The amount Seller agrees to contribute, if any, shall be established in the Contract.)

Buyer: is is not relying on down payment assistance to qualify for this loan.

Type of Loan: Conventional FHA VA USDA Other:

Occupancy Type: Primary Secondary Non-Owner Occupied

Property Type: Single Family Residence Condominium Planned Unit Development Manufactured Home Mobile Home Vacant Land/Lot Other:

Lender provided Buyer with the HUD form “For Your Protection: Get a Home Inspection” (FHA loans only). Lender completed a verbal discussion with Buyer including a discussion of income, assets and debts. Lender obtained a Tri-Merged Residential Credit Report.

Based on the information provided, Buyer can pre-qualify for a loan amount of: $ , assuming a monthly principal and interest loan payment of $ , provided that the total monthly payment (which includes principal, interest, mortgage insurance, property taxes, insurance, HOA fees, and flood insurance, if applicable) does not exceed: $ Interest rate not to exceed: %, Fixed Interest Rate Adjustable Interest Rate Pre-Payment Penalty

Documentation Received: Lender received the following

Paystubs

from Buyer (additional documentation may be requested):

Down Payment/Reserves Documentation

W-2s Gift Documentation

Personal Tax Returns Credit/Liability Documentation

Corporate Tax Returns

Other:

Additional comments: Buyer has instructed, and Lender agrees to provide loan status updates on the AAR Loan Status Update form to Seller and Broker(s) within ten (10) days of Contract acceptance pursuant to Section 2e of the Contract and upon request thereafter.

LENDER INFORMATION

The Lender identified below has prepared the information listed above with Buyer(s) and has completed the above action points noted. This information does not constitute loan approval. All information provided must be approved by an underwriter, and any material change in Buyer’s credit or financial profile will render this pre-qualification

and void.

above pre-qualification expires on:

RESIDENTIAL SELLER DISCLOSURE ADVISORY

WHEN IN DOUBT – DISCLOSE!

Arizona law requires the seller to disclose material (important) facts about the property, even if you are not asked by the buyer or a real estate agent. These disclosure obligations remain even if you and the buyer agree that no Seller’s Property Disclosure Statement (“SPDS”) will be provided.

The SPDS is designed to assist you, the seller, in making these legally required disclosures and to avoid inadvertent nondisclosures of material facts To satisfy your disclosure obligations and protect yourself against alleged nondisclosure, you should complete the SPDS by answering all questions as truthfully and as thoroughly as possible. Attach copies of any available invoices, warranties, and leases, to insure that you are disclosing accurate information. Use the blank lines to explain your answers. If you do not have the personal knowledge to answer a question, it is important not to guess use the blank lines to explain the situation.

If the buyer asks you about an aspect of the property, you have a duty to disclose the information, even if you do not consider the information material.* You also have a legal duty to disclose facts when disclosure is necessary to prevent a previous statement from being misleading or misrepresented: for example, if something changes.

If you do not make the legally required disclosures, you may be subject to civil liability Under certain circumstances, nondisclosure of a fact is the same as saying that the fact does not exist. Therefore, nondisclosure may be given the same legal effect as fraud.

If you are using the Arizona Association of REALTORS® (“AAR”) Residential Resale Real Estate Purchase Contract, the seller is required to deliver “a completedAAR Residential SPDS form to the Buyer within three (3) days after Contract acceptance.” If the Seller does not provide the SPDS as the Contract requires, the Seller is potentially in breach of the Contract, thereby enabling the Buyer to cancel the transaction and receive the earnest money deposit.

By law, sellers are not obligated to disclose that the property is or has been: (1) a site of a natural death, suicide, homicide, or any other crime classified as a felony; (2) owned or occupied by a person exposed to HIV, or diagnosed as having AIDS or any other disease not known to be transmitted through common occupancy of real estate; or (3) located in the vicinity of a sex offender. However, the law does not protect a seller who makes an intentional misrepresentation. For example, if you are asked whether there has been a death on the property and you know that there was such a death, you should not answer “no” or “I don’t know.” Instead you should either answer truthfully or respond that you are not legally required to answer the question.

Residential Seller Disclosure Advisory

Arizona

R

DISCLOSURE STATEMENT (SPDS)

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20.

MESSAGE TO THE SELLER:

Sellers are obligated by law to disclose all known material (important) facts about the Property to the Buyer. The SPDS is designed to assist you in making these disclosures. If you know something important about the Property that is not addressed on the SPDS, add that information to the form. Prospective Buyers may rely on the information you provide.

INSTRUCTIONS: (1) Complete this form yourself. (2) Answer all questions truthfully and as fully as possible. (3) Attach all available supporting documentation. (4) Use explanation lines as necessary. (5) If you do not have the personal knowledge to answer a question, use the explanation lines to explain. By signing on page 7, you acknowledge that the failure to disclose known material information about the Property may result in liability.

MESSAGE TO THE BUYER:

Although Sellers are obligated to disclose all known material (important) facts about the Property, there are likely facts about the Property that the Sellers do not know. Therefore, it is important that you take an active role in obtaining information about the Property.

INSTRUCTIONS: (1) Review this form and any attachments carefully. (2) Verify all important information. (3) Ask about any incomplete or inadequate responses. (4) Inquire about any concerns not addressed on the SPDS. (5) Review all other applicable documents, such as CC&R’s, association bylaws, surveys, rules, and the title report or commitment. (6) Obtain professional inspections of the Property. (7) Investigate the surroundingarea.

THE FOLLOWING ARE REPRESENTATIONS OF THE SELLER(S) AND ARE NOT VERIFIED BY THE BROKER(S) OR AGENT(S).

PROPERTY AND OWNERSHIP

As used herein, “Property” shall mean the real property and all fixtures and improvements thereon and appurtenances incidental thereto, plus fixtures and personal property described in the Contract.

PROPERTY ADDRESS:

(STREET ADDRESS) (CITY) (STATE) (ZIP)

Does the Property include any leased land? n Yes n No Explain:

Is the Property located in an unincorporated area of the county? n Yes n NoIf yes, and five or fewer parcels of land other than subdividedland are being transferred, the Seller must furnish the Buyer with a written Affidavit of Disclosure in the form required by law. LEGAL OWNER(S) OF PROPERTY: Date Purchased:

The Property is currently: n Owner-occupied n Leased n Estate n Foreclosure n VacantIf vacant, how long?

If a rental property, how long? Expiration date of current lease: (Attach a copy of the lease if available.) If any refundable deposits or prepaid rents are being held, by whom and how much? Explain:

Is the legal owner(s) of the Property a foreign person pursuant to the Foreign Investment in Real Property Tax Act (FIRPTA)? n Yes n No If yes, consult a tax advisor; mandatory withholding may apply. Is the Property located in a community defined by the fair housing laws as housing for older persons? n Yes n No Explain: Approximate year built: . If Property was built prior to 1978, Seller must furnish the Buyer with a lead-based paint disclosure form.

NOTICE TO BUYER:If the Property is in a subdivision, a subdivision public report, which contains a variety of information about the subdivision at the time the subdivision was approved, may be available by contacting the Arizona Department of Real Estate or the homebuilder. The public report information may be outdated. www.azre.gov.

YESNO

n n Have you entered into any agreement to transfer your interest in the Property in any way, including rental renewals or options to purchase? Explain: n n Are you aware if there are any association(s) governing the Property?

If yes, provide contact(s) information:Name:

Phone #:

Name: Phone #:

If yes, are there any fees?How much? $ How often? How much? $ How often?

n n Are you aware of any association fees payable upon transfer of the Property? Explain:

n n Are you aware of any proposed or existing association assessment(s)? Explain:

n n Are you aware of any pending or anticipated disputes or litigation regarding the Property or the association(s)?

Explain: n n Are you aware of any of the following recorded against the Property? (Check all that apply): n Judgment liens n Tax liens n Other non-consensual liens

Explain:

n n Are you aware of any assessments affecting the Property? (Check all that apply): n Paving n Sewer n Water n Electric n Other Explain: n n Are you aware of any title issues affecting the Property? (Check all that apply): n Recorded easements n Use restrictions n Lot line disputes n Encroachments n Unrecorded easements n Use permits n Other

Explain: n n Are you aware if the Property is located within the boundaries of a Community Facilities District (CFD)? If yes, provide the name of the CFD:

n n Are you aware of any public or private use paths or roadways on or across the Property?

Explain: n n Are you aware of any problems with legal or physical access to the Property? Explain: The road/street access to the Property is maintained by the n County n City n Homeowners’ Association n Privately n n If privately maintained, is there a recorded road maintenance agreement? Explain: n n Are you aware of any violation(s) of any of the following? (Check all that apply): n Zoning n Building Codes n Utility Service n Sanitary health regulations n Covenants, Conditions, Restrictions (CC&R’s) n Other (Attach a copy of notice(s) of violation if available.) Explain: n n Are you aware of any homeowner’s insurance claims having been filed against the Property? Explain:

NOTICE TO BUYER:Your claims history, your credit report, the Property’s claims history and other factorsmay affect the insurability of the Property and at what cost. Under Arizona law, your insurance companymay cancel your homeowner’s insurance within 60 days after the effective date. Contact your insurance company.

BUILDING AND SAFETY INFORMATION

/ STRUCTURAL:

NOTICE TO BUYER:Contact

n

you aware

you

professional

past or present

verify the condition of the roof.

YESNO

n n

Are you aware of any roof repairs? Explain:

n n Is there a roof warranty? (Attach a copy of warranty if available.)

n n If yes, is the roof warranty transferable? Cost to transfer n n Are you aware of any interior wall/ceiling/door/window/floor problems? Explain:

n n Are you aware of any cracks or settling involving the foundation, exterior walls or slab? Explain:

n n Are you aware of any chimney or fireplace problems, if applicable? Explain:

n n

Are you aware of any damage to any structure on the Property by any of the following? (Check all that apply): n Flood n Fire n Wind n Expansive soil(s) n Water n Hail n Other Explain:

WOOD INFESTATION:

Are you aware of any of the following:

n n Past presence of termites or other wood destroying organisms on the Property?

n n Current presence of termites or other wood destroying organisms on the Property? n n Past or present damage to the Property by termites or other wood destroying organisms? Explain:

n n Are you aware of past or present treatment(s) of the Property for termites or other wood destroying organisms?

If yes, date last treatment was performed: Name of treatment provider(s):

n n Is there a treatment warranty? (Attach a copy of warranty if available.) n n If yes, is the treatment warranty transferrable?

NOTICE TO BUYER:Contact Office of Pest Management for past termite reports or treatment history. www.sb.state.az.us

HEATING & COOLING:

Heating:Type(s)

Approximate Age(s) Cooling:Type(s) Approximate Age(s)

n n Are you aware of any past or present problems with the heating or cooling system(s)? Explain:

PLUMBING:

n n Are you aware of the type of water pipes, such as galvanized, copper, PVC, CPVC or polybutylene? If yes, identify: n n Are you aware of any past or present plumbing problems? Explain:

n n Are you aware of any water pressure problems? Explain: Type of water heater(s): n Gas n Electric n Solar Approx. age(s): n n Are you aware of any past or present water heater problems? Explain:

n Is there a landscape watering system? If yes, type: n automatic timer n manual n both n n If yes, are you aware of any past or present problems with the landscape watering system? Explain:

n Are there any water treatment systems? (Check all that apply): n water filtration n reverse osmosis n water softener n Other Is water treatment system(s) n owned n leased (Attach a copy of lease if available.)

n Are you aware of any past or present problems with the water treatment system(s)? Explain:

119. 120. 121. 122. 123. 124. 125. 126. 127. 128. 129. 130. 131. 132. 133. 134. 135. 136. 137. 138. 139. 140. 141. 142. 143. 144. 145. 146. 147. 148. 149. 150. 151. 152. 153. 154. 155. 156. 157. 158. 159. 160. 161.

YESNO

SWIMMING POOL/SPA/HOT TUB/SAUNA/WATER FEATURE:

n n Does the Property contain any of the following? (Check all that apply): n Swimming pool n Spa n Hot tub n Sauna n Water feature n n If yes, are either of the following heated? n Swimming pool n Spa If yes, type of heat: n n Are you aware of any past or present problems relating to the swimming pool, spa, hot tub, sauna or water feature?

Explain:

ELECTRICAL AND OTHER RELATED SYSTEMS: n n Are you aware of any past or present problems with the electrical system? Explain:

n n Is there a security system? If yes, is it (Check all that apply): n Leased (Attach a copy of lease if available.) n Owned n Monitored n Other n n Are you aware of any past or present problems with the security system? Explain:

n n Does the Property contain any of the following systems or detectors?(Check all that apply): n Smoke/fire detection n Fire suppression (sprinklers) n Carbon monoxide detector

If yes, are you aware of any past or present problems with the above systems? Explain:

MISCELLANEOUS:

n n Are you aware of any animals/pets that have resided in the Property? If yes, what kind:

n n Are you aware of or have you observed any of the following on the Property? (Check all that apply): n Scorpions n Rabid animals n Bee swarms n Rodents n Reptiles n Bed Bugs n Other:

Explain: n n Has the Property been serviced or treated for pests, reptiles, insects, birds or animals? If yes, how often: Name of service provider(s): Date of last service: n n Are you aware of any work done on the Property, such as building, plumbing, electrical or other improvements or alterations or room conversions? (If no, skip to line 156.)

Explain:

n n Were permits for the work required? Explain: n n If yes, were permits for the work obtained? Explain: n n Was the work performed by a person licensed to perform the work? Explain: n n Was approval for the work required by any association governing the property? Explain: If yes, was approval granted by the association? Explain: n n Was the work completed? Explain: n n Are there any security bars or other obstructions to door or window openings? Explain: n n Are you aware of any past or present problems with any built-in appliances? Explain: n n Are there any leased propane tanks, equipment or other systems on the Property? (Attach a copy of lease if available.)

Explain:

162. 163. 164. 165. 166. 167. 168. 169. 170. 171. 172. 173. 174. 175. 176. 177. 178. 179. 180. 181. 182. 183. 184. 185. 186. 187. 188. 189. 190. 191. 192. 193. 194. 195. 196. 197. 198. 199. 200. 201. 202. 203. 204. 205. 206.

UTILITIES

DOES THE PROPERTY CURRENTLY RECEIVE THE FOLLOWING SERVICES?

YESNO PROVIDER

n n Electricity: n n Fuel: n Natural gas n Propane n Oil n n Cable / Satellite: n n Internet: n n Telephone: n n Garbage Collection: .................................................... n n Fire: n n Irrigation: n n Water Source: n n n Public n Private water co. n Hauled water n Private well n Shared well If water source is a private or shared well, complete and attach Domestic Water Well/Water Use Addendum.

NOTICE TO BUYER:If the Property is served by a well, private water company or a municipal water provider, the Arizona Department of Water Resources may not have made a water supply determination. For more information about water supply, or any of the above services, contact the provider.

n n Are you aware of any past or present drinking water problems? Explain:

n n U.S. Postal Service delivery is available at: n Property n Cluster Mailbox n Post Office n Other n n Are there any alternate power systems serving the Property? (If no, skip to line 190.)

If yes, indicate type (Check all that apply): n Solar n Wind n Generator n Other Are you aware of any past or present problems with the alternate power system(s)? Explain:

n n Are any alternate power systems serving the Property leased? Explain:

If yes, provide name and phone number of the leasing company (Attach copy of lease if available):

NOTICE TO BUYER:If the Property is served by a solar system, Buyer is advised to read all pertinent documents and review the cost, insurability, operation, and value of the system, among other items.

ENVIRONMENTAL INFORMATION

YESNO

n n Are you aware of any past or present issues or problems with any of the following on the Property? (Check all that apply): n Soil settlement/expansion n Drainage/grade n Erosion n Fissures n Dampness/moisture n Other Explain:

n n Are you aware of any past or present issues or problems in close proximity to the Property related to any of the following? (Check all that apply): n Soil settlement/expansion n Drainage/grade n Erosion n Fissures n Other Explain:

NOTICE TO BUYER: The Arizona Department of Real Estate provides earth fissure maps to any member of the public in printed or electronic format upon request and on its website at www.azre.gov.

n n Are you aware if the Property is subject to any present or proposed effects of any of the following? (Check all that apply): n Airport noise n Traffic noise n Rail line noise n Neighborhood noise n Landfill n Toxic waste disposal n Odors n Nuisances n Sand/gravel operations n Other

Explain: n n Are you aware if any portion of the Property has ever been used as a "Clandestine drug laboratory" (manufacture of, or storage of, chemicals or equipment used in manufacturing methamphetamine, ecstasy or LSD)?

208. 209. 210. 211. 212. 213. 214. 215. 216. 217. 218. 219. 220. 221. 222. 223. 224. 225. 226. 227. 228. 229. 230. 231. 232. 233. 234. 235. 236. 237. 238. 239. 240. 241. 242. 243. 244. 245. 246. 247. 248. 249. 250. 251. 252.

YESNO

n n

Are you aware if the Property is located in the vicinity of a public or private airport?

Explain:

NOTICE TO SELLER AND BUYER:Pursuant to Arizona law a Seller shall provide a written disclosure to the Buyer if the Property is located in territory in the vicinity of a military airport or ancillary military facility as delineated on a map prepared by the State Land Department. The Department of Real Estate also is obligated to record a document at the County Recorder’s Office disclosing if the Property is under restricted air space and to maintain the State Land Department Military Airport Map on its website at www.azre.gov.

n n Is the Property located in the vicinity of a military airport or ancillary military facility?

Explain:

n n Are you aware of the presence of any of the following on the Property, past or present? (Check all that apply):

n Asbestos n Radon gas n Lead-based paint n Pesticides n Underground storage tanks n Fuel/chemical storage

Explain:

n n Are you aware if the Property is located within or subject to any of the following ordinances? (Check all that apply): n Superfund / WQARF / CERCLA n Wetlands area n Natural Area Open Spaces

n n Are you aware of any open mine shafts/tunnels or abandoned wells on the Property?

If yes, describe location:

n n Are you aware if any portion of the Property is in a flood plain/way? Explain:

NOTICE TO BUYER: Your mortgage lender [may] [will] require you to purchase flood insurance in connection with your purchase of this property. The National Flood Insurance Program provides for the availability of flood insurance and establishes flood insurance policy premiums based on the risk of flooding in the area where properties are located. Recent changes to federal law (The Biggert-Waters Flood Insurance Reform Act of 2012 and the Homeowner Flood Insurance Affordability Act of 2014, in particular) will result in changes to flood insurance premiums that are likely to be higher, and in the future may be substantially higher, than premiums paid for flood insurance prior to or at the time of sale of the property. As a result, purchasers of property should not rely on the premiums paid for flood insurance on this property previously as an indication of the premiums that will apply after completion of the purchase. In considering purchase of this property you should consult with one or more carriers of flood insurance for a better understanding of flood insurance coverage, current and anticipated future flood insurance premiums, whether the prior owner’s policy may be assumed by a subsequent purchaser of the property, and other matters related to the purchase of flood insurance for the property. You may also wish to contact the Federal Emergency Management Agency (FEMA) for more information about flood insurance as it relates to this property.

n n Are you aware of any portion of the Property ever having been flooded? Explain:

n n Are you aware of any water damage or water leaks of any kind on the Property? Explain:

n n Are you aware of any past or present mold growth on the Property? If yes, explain:

SEWER/WASTEWATER TREATMENT

YESNO

n n Is the entire Property connected to a sewer?

n If no, is a portion of the Property connected to a sewer? Explain:

n n If the entire Property or a portion of the Property is connected to a sewer, has a professional verified the sewer connection? If yes, how and when:

NOTICE TO BUYER: Contact a professional to conduct a sewer verification test.

Type of sewer: n Public n Private n Planned and approved sewer system, but not connected Name of Provider:

254. 255. 256. 257. 258. 259. 260. 261. 262. 263. 264. 265. 266. 267. 268. 269. 270. 271. 272. 273. 274. 275. 276. 277. 278. 279. 280. 281. 282. 283. 284. 285. 286. 287. 288. 289. 290. 291. 292. 293. 294. 295.

YESNO

n n Are you aware of any past or present problems with the sewer? Explain: n n Is the Property served by an On-Site Wastewater Treatment Facility? (If no, skip to line 267.)

If yes, the Facility is: n Conventional septic system n Alternative system; type:

n n If the Facility is an alternative system, is it currently being serviced under a maintenance contract?

If yes, name of contractor: Phone #: Approximate year Facility installed: (Attach copy of permit if available.)

n n Are you aware of any repairs or alterations made to this Facility since original installation? Explain:

Approximate date of last Facility inspection and/or pumping of septic tank: n n Are you aware of any past or present problems with the Facility? Explain:

NOTICE TO SELLER AND BUYER: The Arizona Department of Environmental Quality requires a Pre-Transfer Inspection of On-Site Wastewater Treatment Facilities on re-sale properties.

OTHER CONDITIONS AND FACTORS

What other material (important) information are you aware of concerning the Property that might affect the Buyer’s decision-making process, the value of the Property, or its use? Explain:

ADDITIONAL EXPLANATIONS

SELLER CERTIFICATION: Seller certifies that the information contained herein is true and complete to the best of Seller’s knowledge as of the date signed. Seller agrees that any changes in the information contained herein will be disclosed in writing by Seller to Buyer prior to Close of Escrow, including any information that may be revealed by subsequent inspections. Seller acknowledges receipt of Residential Seller Disclosure Advisory titled When in Doubt — Disclose.

Reviewed and updated:

BUYER’S ACKNOWLEDGMENT: Buyer acknowledges that the information contained herein is based only on the Seller’s actual knowledge and is not a warranty of any kind. Buyer acknowledges Buyer’s obligation to investigate any material (important) facts in regard to the Property. Buyer is encouraged to obtain Property inspections by professional independent third parties and to consider obtaining a home warranty protection plan.

Buyer acknowledges that by law, Sellers, Lessors and Brokers are not obligated to disclose that the Property is or has been: (1) the site of a natural death, suicide, homicide, or any other crime classified as a felony; (2) owned or occupied by a person exposed to HIV, diagnosed as having AIDS or any other disease not known to be transmitted through common occupancy of real estate; or (3) located in the vicinity of a sex offender. By signing below, Buyer acknowledges receipt only of this SPDS. If Buyer disapproves of any items provided herein, Buyer shall deliver to Seller written notice of the items disapproved as provided in the Contract.

BUYER INSPECTIONS AND INVESTIGATIONS COMPLETED

(See Section 6j)

Buyer has completed all desired Inspection Period items, such as: (a) physical, environmental, and other inspections and investigations; (b) inquiries and consultations with government agencies, lenders, insurance agents, architects, and other persons and entities; (c) investigations of applicable building, zoning, fire, health, and safety codes; (d) inquiries regarding sex offenders; and the occurrence of a disease, natural death, suicide, homicide or other crime on the Premises or in the vicinity (e) inspections and investigations pertaining to square footage, wood-destroying organisms or insects, sewer, flood hazard, swimming pool barriers, and insurance; and (f) inspections and investigations of any other items important to Buyer.

Buyer has verified all information deemed important including: (a) MLS or listing information; and (b) all other information obtained regarding the Premises.

Buyer acknowledges that: (a) All desired Inspection Period inspections and investigations must be completed prior to delivering this notice to Seller; (b) All Inspection Period items disapproved must be provided in this notice; (c)Buyer’s election is limited to the options specified below; and (d)Buyer is not entitled to change or modify Buyer’s election after this notice is delivered to Seller.

Buyer elects as follows:

n Premises Accepted – No corrections requested. Buyer accepts the Premises in its present condition and no corrections or repairs are requested. n Premises Rejected – Buyer disapproves of the items listed below and elects to immediately cancel the Contract.

n Buyer elects to provide Seller an opportunity to correct the disapproved items listed below. Items disapproved:

Buyer acknowledges that Broker(s): (1) make no representations concerning the competency of any inspectors, contractors and/or repair persons and assume no responsibility for any deficiencies or errors made; and (2) neither Seller nor Broker(s) are experts at detecting or repairing physical defects in the Premises. The undersigned agrees to the modified or additional terms and conditions, if any, and acknowledges receipt of a copy hereof.

BUYER’S WAIVER OF INSPECTIONS

BUYER ACKNOWLEDGES THAT BUYER WAS ADVISED TO OBTAIN INSPECTIONS OF THE PREMISES BY QUALIFIED INSPECTOR(S) AND BUYER DECLINED. By acting against Broker’s advice, Buyer accepts responsibility and hereby releases, indemnifies and holds harmless Brokers from any and all liability for all matters that professional inspections could have revealed.

SELLER’S RESPONSE

TO BE COMPLETED ONLY IF BUYER PROVIDES SELLER AN OPPORTUNITY TO CORRECT ITEMS DISAPPROVED ON PAGES 1-2. (See Section 6j)

If Buyer provides Seller an opportunity to correct items disapproved, Seller shall respond within five (5) days or otherwise specified days after delivery of this notice.

Seller responds as follows: n Seller agrees to correct the items disapproved by Buyer pursuant to terms set forth herein and Section 6j of the Contract. n Seller is unwilling or unable to correct any of the items disapproved by Buyer.

n Seller’s response to Buyer’s Notice is as follows:

The undersigned agrees to the modified or additional terms and conditions, if any, and acknowledges receipt of a copy hereof.

BUYER’S ELECTION

TO BE COMPLETED ONLY IF SELLER HAS NOT AGREED TO CORRECT ALL ITEMS DISAPPROVED (See Section 6j)

n Buyer elects to cancel this Contract

n Buyer accepts Seller’s response to Buyer’s Notice and agrees to close escrow without correction of those items Seller has not agreed in writing to correct.

The undersigned agrees to the modified or additional terms and conditions, if any, and acknowledges receipt of a copy hereof.

SELLER

PREMISES ADDRESS

ESCROW OFFICER

ESCROW COMPANY

LISTING AGENT COMPANY

SELLING AGENT EMAIL

LENDER COMPANY NAME

This is a Critical Date List

ACTIONS: DUE DATE:

Mutual Acceptance of Purchase Contract:

Buyer to deposit Earnest Money with Escrow Company:

Buyer to provide lender with Loan Application (within 3 days after

DATE

to deliver Inspection Notice (Inspection Period):

Seller to deliver

to deliver reply to Seller’s Inspection Notice

after receipt):

Buyer to provide lender with Notice of Intent to Proceed with loan (within 10 days of receipt of LE):

Buyer to provide lender all requested signed disclosures and documentation listed in LSU at lines 32 35 (within 10 days of receipt of LE):

Buyer’s disapproval of HOA documents (5 days after receipt):

may cancel in the event of low appraisal

Buyer’s Homeowners Insurance in place

Buyer to perform Walkthrough(s):

Buyer to receive Closing Disclosure (CD)

Buyer to sign Loan Documents (no later than 3 days prior to COE):

Buyer to deliver Notice of Loan Approval without PTD conditions AND date(s) of CD receipt from lender (no later than 3 days prior to COE):

Buyer to deliver Notice of Inability to Obtain Loan A pproval without PTD conditions (no later than 3 days prior to COE):

Buyer to have funds in Escrow to allow COE on COE Date:

Seller to complete repairs (if any) / receipts to Buyer (3 days prior to COE):

Recordation of Documents (COE):

Seller to deliver possession, existing keys, security system/alarms, mailbox, etc. (COE):

OTHER ACTIONS REQUIRED

Seller to deliver AAR DWWA SPDS (5 days after Contract acceptance):

Buyer to provide notice of any items disapproved within the DWWA SPDS (5 days after receipt):

Seller to deliver ADWR Registration of Existing Well (5 days after Contract acceptance):

Buyer to respond to ADWR Registration of Existing Well (5 days after receipt):

Seller to have On

(3 days prior to COE):

Seller to deliver completed On Site Wastewater report of inspection (upon receipt):

CURE NOTICE ACTIVATED

Date: ____ /____ /____

Cure Deadline: ____ /____ /____

Date Cured: ____ /____ /____

Date: ____ /____ /____

Cure Deadline: ____ /____ /____

Date: ____ /____ /____

Cure Deadline: ____ /____ /____

Date Cured: ____ /____ /____

Date Cured: ____ /____ /___

A Resource for Real Estate Consumers

Provided by the Arizona Association of REALTORS® and the Arizona Department of Real Estate

A real estate agent is vital to the purchase of real property and can provide a variety of services in locating a property, negotiating the sale, and advising the buyer.

A real estate agent is generally not qualified to discover defects or evaluate the physical condition of property; however, a real estate agent can assist a buyer in finding qualified inspectors and provide the buyer with documents and other resources containing vital information about a prospective property.

This Advisory is designed to make the purchase of real property as smooth as possible. Some of the more common issues that a buyer may decide to

Reminder:

investigate or verify concerning a property purchase are summarized in this Advisory. Included in this Advisory are:

1. Common documents a buyer should review;

2. Physical conditions in the property the buyer should investigate; and

3. Conditions affecting the surrounding area that the buyer should investigate.

In addition, a buyer must communicate to the real estate agents in the transaction any special concerns the buyer may have about the property or surrounding area, whether or not those issues are addressed in this Advisory.

This Advisory is supplemental to obtaining professional property inspections.

Professional property inspections are absolutely essential: there is no practical substitute for a professional inspection as a measure to discover and investigate defects or shortcoming in a property.

Please Note:

The property may be subject to video and/or audio surveillance. Buyer should therefore exercise caution and not discuss features or pricing while in the home.

PHYSICAL CONDITIONS IN THE PROPERTY

BUYER SHOULD INVESTIGATE

COMMON DOCUMENTS A BUYER SHOULD REVIEW

The documents listed below may not be relevant in every transaction, nor is the list exhaustive. Unless otherwise stated, the real estate broker has not independently verified the information contained in these documents.

1 Purchase Contract

Buyers should protect themselves by taking the time to read the Arizona REALTORS® Residential Resale Real Estate Purchase Contract and understand their legal rights and obligations before they submit an offer to buy a property.

http://bit.ly/38XEynJ

(AAR Sample Residential Resale Purchase Contract)

Contingency Waivers

The Purchase Contract contains numerous contingencies, including, but not limited to, the loan contingency, the inspection contingency, and the appraisal contingency. Should a buyer elect to waive any such contingencies in conjunction with their purchase offer, adverse consequences may result that place buyer at risk of losing their Earnest Money or incurring monetary damages if buyer decides not to purchase the property after their offer is accepted. Before offering to waive any contractual contingencies, buyers should weigh the risks and consult with independent legal counsel.

2 MLS Printout

A listing is a contractual agreement between the seller and the listing broker and may authorize the broker to submit information to the Multiple Listing Service (MLS). The MLS printout is similar to an advertisement. Neither the listing agreement nor the printout is a part of the purchase contract between the buyer and seller. The information in the MLS printout was probably secured from the seller, the builder, or a governmental agency, and could be inaccurate, incomplete or an approximation. Therefore, the buyer should verify any important information contained in the MLS.

3 The Subdivision Disclosure Report (Public Report)

A Subdivision Disclosure Report (Public Report) is intended to point out material information about a subdivision. Subdividers (any person who offers for sale or lease six or more lots in a subdivision or who causes land to be divided into a subdivision) are required to give buyers a Public Report. Read the Public Report before signing any contract to purchase a property in a subdivision. Although some of the information may become outdated, subsequent buyers can also benefit from

reviewing the Public Report. Public Reports dating from January 1, 1997, are available on the Arizona Department of Real Estate (ADRE) website.

https://services.azre.gov/publicdatabase/SearchDevelopments.aspx (ADRE Search Developments)

https://azre.gov/consumers/property buyers checklist home or land (ADRE Property Buyer’s Checklist)

ADRE does not verify the information in the Public Report. Therefore, the Report could be inaccurate, so it should be verified by the buyer.

4 Seller’s Property Disclosure Statement (SPDS)

Most sellers provide a SPDS. This document poses a variety of questions for the seller to answer about the property and its condition. The real estate broker is not responsible for verifying the accuracy of the items on the SPDS; therefore, a buyer should carefully review the SPDS and verify those statements of concern.

A seller’s disclosure obligation remains even if the buyer and seller agree that no Seller’s Property Disclosure Statement will be provided. http://bit.ly/2knrN0A (AAR Sample SPDS) http://www.azre.gov/PublicInfo/PropertyBuyerChecklist.aspx (ADRE Property Buyer’s Checklist)

5 Covenants, Conditions and Restrictions (CC&Rs)

The CC&Rs are recorded against the property and generally empower a homeowner’s association to control certain aspects of property use within the development. By purchasing a property in such a development, the buyer agrees to be bound by the CC&Rs. The association, the property owners as a whole, and individual property owner can enforce the CC&Rs. It is essential that the buyer review and agree to these restrictions prior to purchasing a property. http://www.azre.gov/PublicInfo/PropertyBuyerChecklist.aspx (ADRE Property Buyer’s Checklist)

It is the law of this state that any covenants or restrictions that are based on race, religion, color, handicap status or national origin are invalid and unenforceable A.R.S. 32 2107.01 https://www.aaronline.com/arizona deed restrictions/ (Arizona Deed Restrictions webpage)

ADRE ADVISES: “Read the deed restrictions, also called CC&Rs (covenants, conditions and restrictions). You might find some of the CC&Rs are very strict.” Buyers should consult legal counsel if uncertain of the application of particular provisions in the CC&Rs.

6 Homeowners Association (HOA) Governing Documents

In addition to CC&Rs, HOAs may be governed by Articles of Incorporation, Bylaws, Rules and Regulations, and often architectural control standards. Read and understand these documents. Also, be aware that some HOAs impose fees that must be paid when the property is sold, so ask if the purchase of the property will result in any fees. Condominium and planned community HOAs are regulated by Arizona statutes. They are not under the jurisdiction of the Department of Real Estate (ADRE). Nonetheless, the Arizona’s Homeowner's Association Dispute Process is administered by the ADRE. http://bit.ly/2ebBSLH (A.R.S. 33 1260; and http://bit.ly/2e8jdM3 (A.R.S.§33 1806) http://bit.ly/1rCq9kd (ADRE HOA Information)

7 HOA Disclosures

If purchasing a resale home in a condominium or planned community, the seller (if fewer than 50 units in the community) or the HOA (if there are 50 or more units) must provide the buyer with a disclosure containing a variety of information.

http://bit.ly/2ebBSLH (A.R.S.33 1260); and http://bit.ly/2e8jdM3 (A.R.S. 33 1806)

8 Community Facilities District

Community Facilities Districts (CFDs) are special taxing districts that use bonds for the purpose of financing construction, acquisition, operation and maintenance of public infrastructure that benefits the real property owners comprising the CFD members. Roadways, public sewer, utility infrastructure and public parks are examples of the types of public infrastructure paid for by CFDs. CFDs have a Governing Board that may be the City Council acting as the board or a stand alone board. Any member of a CFD may request disclosures from this board. Questions to ask include: the amount still owed and how many more payments are left in order to pay off the CFD for the property. It is important that you review the Detailed Property Tax Statement which will show the current amount due to the CFD. CFDs are most commonly found on the property’s detailed property tax statement from the County Tax Assessor. The local municipality or county can also be a source of CFD information.

9 Title Report or Title Commitment

The title report or commitment contains important information and is provided to the buyer by the title/ escrow company or agent. This report or commitment lists documents that are exceptions to the title insurance (Schedule B Exceptions). Schedule B Exceptions may include encumbrances, easements, and liens against the property, some of which may affect the use of the property, such as a future addition or swimming pool. Make sure you receive and review all of the listed documents. Questions about the title commitment and Schedule B documents may be ans wered by the title or escrow officer, legal counsel, or a surveyor.

https://www.homeclosing101.org/ (American Land Title Association) https://bit.ly/34KkCaQ (CFPB - What is title insurance?)

10 Loan Information and Documents

Unless a buyer is paying cash, the buyer must qualify for a loan in order to complete the purchase. A buyer should complete a loan application with a lender before making an offer on a property if at all possible and, if not, immediately after making an offer. It will be the buyer’s responsibility to deposit any down payment and ensure that the buyer’s lender deposits the remainder of the purchase price into escrow prior to the close of escrow date. Therefore, make sure you get all requested documentation to your lender as soon as possible.

https://www.consumerfinance.gov/owning-a-home/ (Buying a house: Tools & Resources for Homebuyers) https://www.hud.gov/topics/buying_a_home (HUD.gov)

11 Home Warranty Policy

A home warranty [policy] is a service contract that typically covers the repair and/or replacement costs of home appliances and major systems such as heating, cooling, plumbing, and possibly other components of a home that fail due to normal usage and age. Coverage varies depending on the policy. Be aware that pre-existing property conditions are generally not covered. A home warranty may be part of the sale of the home. If so, buyers should thoroughly read the home warranty contract to understand coverage, limitations, exclusions, and costs associated with the policy.

12 Affidavit of Disclosure

If the buyer is purchasing five or fewer parcels of land (whether improved or vacant), other than subdivided land, in an unincorporated area of a county, the seller must furnish the buyer with an Affidavit of Disclosure.

https://bit.ly/2ZLwvdX

(AAR Sample Affidavit of Disclosure)

13 Lead Based Paint Disclosure Form

If the home was built prior to 1978, the seller must provide the buyer with a lead -based paint disclosure form. Buyer is further advised to use certified contractors to perform renovation, repair or painting projects that disturb leadbased paint in residential properties built before 1978 and to follow specific work practices to prevent lead contamination.

http://bit.ly/2O4pL4A (AAR Sample Form)

https://bit.ly/3uzq5Kb (ADRE Lead Based Paint Information)

14 Professional Inspection Report

The importance of having a property inspected by a professional inspector cannot be over emphasized. An inspection is a visual physical examination, performed for a fee, designed to identify material defects in the property.

The inspector will generally provide the buyer with a report detailing information about the property’s condition. The buyer should carefully review this report with the inspector and ask the inspector about any item of concern. Pay attention to the scope of the inspection and any portions of the property excluded from the inspection.

Home | American Society of Home Inspectors, ASHI (ASHI Home Buyer’s Guide)

15 County Assessors/Tax Records

The county assessor’s records contain a variety of valuable information, including the assessed value of the property for tax purposes and some of the physical aspects of the property, such as the reported square footage. The date built information in the assessor’s records can be either the actual or effective/weighted age if the residence has been remodeled. All information on the site should be verified for accuracy.

Apache: https://bit.ly/3CVkXTu

Coconino: http://bit.ly/2F9PstM

Graham: http://bit.ly/2JGz2ZO

La Paz: http://bit.ly/2HzhhdR

Mohave: https://bit.ly/2Y8QH9g

Pima: https://www.asr.pima.gov/

Santa Cruz: http://bit.ly/1yRYwXl

Yuma: https://bit.ly/3uO8BbW

Cochise: http://bit.ly/1oUS7ok

Gila: http://bit.ly/Yq3bV9

Greenlee: http://bit.ly/2SCTZu6

Maricopa: https://mcassessor.maricopa.gov/

Navajo: http://bit.ly/1pWxgVA

Pinal: http://www.pinalcountyaz.gov/ Assessor/Pages/home.aspx

Yavapai: Assessor's Office Home (yavapaiaz.gov)

16 Termites and Other Wood Destroying Insects and Organisms

Termites and other wood destroying insects are commonly found in some parts of Arizona. General guidance, inspection report information and the ability to search a property for past termite treatments may be found on the Arizona Department of Agriculture website.

Termites | Arizona Department of Agriculture (az.gov) (AZDA Termite Information) http://bit.ly/2GiGlIR (AZDA Wood Destroying Insect Inspection Reports) https://tarf.azda.gov/ (AZDA Search for Termite Reports)

17 Foreign Investment in Real Property Tax Act (FIRPTA)

Foreign Investment in Real Property Tax Act(FIRPTA) may impact the purchase of property if the legal owner(s)of the property are foreign persons or nonresident aliens pursuant to FIRPTA. If so, consulta tax advisor as mandatory withholding may apply. https://bit.ly/3w10GsF (I.R.S. FIRPTA Definitions) https://www.irs.gov/Individuals/International taxpayers/firpta withholding (I.R.S. FIRPTA Information) https://www.irsvideos.gov/Individual/education/FIRPTA (I.R.S. FIRPTA Video)

COMMON PHYSICAL CONDITIONS IN THE PROPERTY A BUYER SHOULD INVESTIGATE

Because every buyer and every property are different, the physical property conditions requiring investigation will vary.

1 Repairs, Remodeling and New Construction

The seller may have made repairs or added a room to the property. The buyer should feel comfortable that the work was properly done or have an expert evaluate the work. Request copies of permits, invoices or other documentation regarding the work performed.

USE OF LICENSED CONTRACTORS

A contractor’s license is required for work performed on a property unless the aggregate contract price, including labor and material, is less than $1,000, the work performed is of a “casual or minor nature,” and no building permit is required. An unlicensed property owner may also perform work themselves if the property is intended for occupancy solely by the owner. If, however, the property is listed or offered for sale or rent within one year of the completed work, it is considered prima facie evidence that the owner performed the work for purposes of sale or rent.

Owners of property who are acting as developers, who improve structures or appurtenances to structures on their property for the purpose of sale or rent, and who contract with a licensed general contractor must identify the licensed contractors’ names and license numbers in all sales documents. https://roc.az.gov/before hire (Before you Hire a Contractor Tips) https://remodelingdoneright.nari.org/ (National Association of the Remodeling Industry) https://apps secure.phoenix.gov/PDD/Search/Permits (Phoenix Building Permit Search) https://www.tucsonaz.gov/pdsd/records (Tucson Building permit records)

Other cities- search Planning & Development

2 Square Footage

Square footage on the MLS printout or as listed by the county assessor’s records is often only an estimate and generally should not be relied upon for the exact square footage. An appraiser or architect can measure the property’s size to verify the square footage.

If the square footage is important, you should have it confirmed by one of these experts during the inspection period in a resale transaction and prior to executing a contract on a new home transaction.

https://dfi.az.gov/industry/RealEstateAppraisers (Licensed Real Estate Appraisers)

3 Roof

If the roof is 10 years old or older, a roof inspection by a licensed roofing contractors highly recommended. www.azroofing.org (Arizona Roofing Contractors Association) https://roc.az.gov/before hire (Before you Hire a Contractor)

4 Swimming Pools and Spas

If the property has a pool or a spa, the home inspector may Exclude the pool or spa form the general inspection so an inspection by a pool or spa company may be necessary.

Pool Barrier Laws & Information | Arizona Association of REALTORS® (aaronline.com) (AAR Pool Barrier Laws & Information Updated August 2020)

36-1681 - Pool enclosures; requirements; exceptions; enforcement (azleg.gov) (A.R.S. 36 1681 Swimming Pool Enclosures)

5 Septic and Other On Site Wastewater Treatment Facilities

If the home is not connected to a public sewer, it is probably served by an on site wastewater treatment facility (conventional septic or alternative system). A qualified inspector must inspect any such facility within six months prior to transfer of ownership. For information on current inspection and transfer of ownership requirements, contact the specific county environmental/health agency where the property is located or the Arizona Department Environmental Quality (ADEQ).

Notice of Transfer and Inspection | On site Wastewater | ADEQ Arizona Department of Environmental Quality (azdeq.gov) (ADEQ – AZ Statewide Inspection Program File a Notice of Transfer Online)

SEWER

Even if the listing or SPDS indicates that the property is connected to the city sewer, a plumber, home inspector, or other professional should verify it. Some counties and cities can perform this test as well.

7 Water/Well Issues

The property may receive water from a municipal system, a private water company, or a well. You should investigate the availability and quality of the water to the property, as well as the water provider. A list of Arizona’s water companies is available at the Arizona Corporation Commission.

https://www.azcc.gov/utilities/water (Arizona Corporation Commission - Utilities Water) https://new.azwater.gov/aaws/statutes rules (Assured and Adequate Water Supply)

Adjudications: Arizona is undertaking several Stream Adjudications, which are court proceedings to determine the extent and priority of water rights in an entire river system.

For information regarding water uses and watersheds affected by these adjudications, and the forms upon sale of the property, visit the Department of Water Resources online.

Adjudications Overview | Arizona Department of Water Resources (azwater.gov) (Department of Water Resources – Adjudications)

CAGRDs: The Central Arizona Groundwater Replenishment District (CAGRD) functions to replenish groundwater used by its members, individual subdivisions and service areas of member water providers. Homeowners in a CAGRD pay an annual assessment fee which is collected through the county property tax process based the amount of ground water served to member homes. www.cagrd.com (Central Arizona Ground Water Replenishment District)

8 Soil Problems

The soil in some areas of Arizona has “clay like” tendencies, sometimes referred to as “expansive soil.”

Other areas are subject to fissure, subsidence and other soil conditions. Properties built on such soils may experience significant movement causing a major problem.

If it has been disclosed that the property is subject to any such soil conditions or if the buyer has any concerns about the soil condition or observes evidence of cracking, the buyer should secure an independent assessment of the property and its structural integrity by a licensed, bonded, and insured professional engineer.

https://azre.gov/PublicInfo/Fissures

(ADRE – Overview of Arizona Soils)

https://bit.ly/3rTzD2O

(Problem Soils AZGS)

http://bit.ly/2MpcKNU (Shrink/Swell Potential & FAQs) http://bit.ly/2yfzVHR (Information on Land Subsidence & Earth Fissures) www.btr.state.az.us (State Certified Engineers & Firms)

9 Previous Fire/Flood

If it is disclosed there has been a fire or flood on the property, a qualified inspector should be hired to advise you regarding any possible future problems as a result of the fire or flood damage and/or any subsequent repairs. For example, if the property was not properly cleaned after a flood, mold issues may result. Your insurance agent may be able to assist you in obtaining information regarding fire, flood, or other past damage to the property.

10 Pests

Cockroaches, rattlesnakes, black widow spiders, scorpions, termites and other pests are common in parts of Arizona. Fortunately, most pests can be controlled with pesticides.

Scorpions: Scorpions, on the other hand, may be difficult to eliminate. If buyer has any concerns or if the SPDS indicates the seller has seen scorpions or other pests on the property, seek the advice of a pest control company.

Bed Bugs: Infestations are on the rise in Arizona and nationally.

Roof Rats: Roof Rats have been reported in some areas by Maricopa County Environmental Services.

Termites: Consumer Information is available from the Arizona Department of Agriculture.

Bark Beetles: Bark beetles have been reported in some forested areas.

http://bit.ly/32y89l6 (Information on Scorpions)

Bed Bugs | Arizona Department of Agriculture (az.gov) (Bed Bugs)

Bedbugs: Get them Out and Keep them Out)

http://www.maricopa.gov/FAQ.aspx?TID=104 (Maricopa County – Roof Rats)

https://agriculture.az.gov/pestspest control/termites (Termite Information

https://agriculture.az.gov/pests pest control/agriculture (Bark Beetle Information)

11 Endangered & Threatened Species

Certain areas in the state may have issues related to federally listed endangered or threatened species that may affect land uses. Further information may be obtained on the U.S. Fish and Wildlife website or by contacting the appropriate planning/development service department.

Arizona Ecological Services Field Office | U.S. Fish & Wildlife Service (fws.gov) (Arizona Ecological Services) (Arizona Endangered Species)

12 Death and Felonies on the Properties

Arizona law states that sellers and real estate licensees have no liability for failure to disclose to a buyer that the property was ever the site of a natural death, suicide, murder or felony. This information is often difficult to uncover; however, the local law enforcement agency may be able to identify incidents related to a property address.

http://bit.ly/2lo53MZ (A.R.S. § 32 2156)

13 Indoor Environmental Concerns

Attention has been given to the possible health effects of mold in homes, apartments and commercial buildings. Certain types of molds may cause health problems in some people while triggering only common allergic responses in others. Mold is often not detectable by a visual inspection. To determine if the premises you are purchasing, or leasing contains mold or airborne health hazards, you may retain an environmental expert to perform an indoor air quality test. This is particularly important if any of the inspection reports or disclosure documents indicate the existence of past or present moisture, standing water, visible water stains, or water intrusion in the Premises.

The Arizona Department of Health Ser vices, Office of Environmental Health, states:

“If you can see mold, or if there is an earthy or musty odor, you can assume you have a mold problem.”

https://www.epa.gov/indoor air quality iaq (EPA Indoor Air Quality) https://www.epa.gov/mold (EPA Mold) https://www.cdc.gov/mold/ (CDC Mold Information)

Imported Drywall: There have been reports of problematic drywall, produced in China, used in Arizona homes. Residents in homes with problem drywall report health issues such as respiratory irritation, and other problems such as copper corrosion and sulfur odors. Visit the Consumer Product Safety Commission website for more information.

Radon Gas and Carbon Monoxide: Radon gas and carbon monoxide poisoning are two of the more common and potentially serious indoor air quality (IAQ) concerns. Both of these concerns can be addressed by the home inspector, usually for an additional fee. For information on radon levels in the state, visit Arizona Radiation Regulatory Agency online. Drug labs: Residual contamination arising from the illicit manufacture of methamphetamine and other drugs carried out in clandestine drug laboratories presents a serious risk of harm to human and environmental health.

Other: For information on other indoor environmental concerns, the EPA has a host of resource materials and pamphlets online.

bit.ly2kRk7jm (Drywall Information Center) http://bit.ly/2GclWpM (About Radon) http://bit.ly/2t1CAPq (Carbon Monoxide Infographic) https://www.epa.gov/asbestos (Asbestos Information) http://bit.ly/2qUZcSt (Voluntary GuidelinesMethamphetamine & Fentanyl Laboratory Cleanup) Formaldehyde | US EPA (EPA Formaldehyde)

14 Property Boundaries

If the property boundaries are of concern, a survey may be warranted. For example, a survey may be advisable if there is an obvious use of property by others, i.e., a well worn path across a property and/or parked cars on the property or fences or structures of adjacent property owners that appear to be built on the property. For more information, visit the Arizona Professional Land Surveyors online. A search for surveyors may be found online at the Board of Technical Registration.

https://btr.az.gov/arizona professional land surveyors apls (AZ BTR Land Surveyors) http://www.azpls.org/ (Professional Land Surveyors)

15 Flood Insurance/Flood Plain Status

Your mortgage lender may require you to purchase flood insurance in connection with your purchase of the property. The National Flood Insurance Program provides for the availability of flood insurance and established flood insurance policy premiums based on the risk of flooding in the area where properties are located. Changes to the federal law (The BiggertWaters Flood Insurance Reform Act of 2012 and the Homeowner Flood Insurance Affordability Act of 2014, in particular) will result in changes to flood insurance premiums that are likely to be higher, and in the future, may be substantially higher, than premiums paid for flood insurance prior to or at the time of sale of the property. As a result, purchasers of property should not rely on the premiums paid for flood insurance on the property previously as an indication of the premiums that will apply after completion of the purchase. In considering purchase of the property, you should consult with one or more carriers of flood insurance for a better understanding of flood insurance coverage, current and anticipated future flood insurance premiums, whether the prior owner’s policy may be assumed by a subsequent purchase of the property, and other matters related to the purchase of flood insurance for the property. If community floodplain information is not available for a specific property, and in order to obtain flood insurance, it may be necessary to have an elevation survey and obtain an elevation certificate. This is necessary to determine a properties insurability and premium rate. You may also wish to contact the Federal Emergency Management Agency (FEMA) for

more information about flood insurance as it relates to the property.

National Flood Insurance Program (FEMA)

https://www.realtor.com/flood risk/ (Flood Risk Information) https://www.floodsmart.gov/flood map zone/elevation certificate (Elevation Certificates: Who Needs Them and Why - fact sheet)

http://azgs.arizona.edu/center natural hazards/floods (Flooding in Arizona)

https://www.fcd.maricopa.gov/5308/Flood Control District (Maricopa County Flood Control District Services)

Other Arizona Counties: Consult County Websites.

16 Insurance (Claims History)

Many factors affect the availability and cost of homeowner’s insurance. Property owners may request a five year claims history from their insurance company, an insurance support organization or consumer reporting agency.

Consumer Resources (naic.org) (Helping You Navigate Insurance and Make Better Informed Decisions)

17 Other Property Conditions

Plumbing: Check functionality.

Cooling/Heating: Make sure the cooling and heating systems are adequate. If it is important to you, hire a qualified heating/cooling inspector. https://www.epa.gov/ods phaseout (Phaseout of Ozone Depleting Substances ODS)

Electrical Systems: Check for functionality and safety.

CONDITIONS AFFECTING THE AREA SURROUNDING THE PROPERTY THE BUYER SHOULD INVESTIGATE

Every property is unique; therefore, important conditions vary

Environmental Concerns

It is often very difficult to identify environmental hazards. The Arizona Department of Environmental Quality (ADEQ) website contains environmental information regarding the locations of open and closed landfills (Solid Waste Facilities), wildfire information, as well as air and water quality information

Landfills | ADEQ Arizona Department of Environmental Quality (azdeq.gov) (ADEQ) https://www.azdeq.gov/solidwaste (ADEQ Solid Waste Facilities)

Wildfire Support | ADEQ Arizona Department of Environmental Quality (azdeq.gov) (Wildfire Support)

1 Environmentally Sensitive Land Ordinance

Approximately two thirds of the City of Scottsdale is affected by the Environmentally Sensitive Land Ordinance (ESLO), which requires some areas on private property be retained in their natural state and designated as National Area OpenSpace(NAOS).

City of Scottsdale - ESL Overlay (scottsdaleaz.gov) (ELS and NAOS

2 Electromagnetic Fields

For information on electromagnetic fields, and whether they pose a health risk to you or your family, visit the National Institute of Environmental Health Sciences website.

https://www.niehs.nih.gov/health/topics/agents/emf/index.cfm

(National Institute of Environmental Health Sciences)

3 Superfund Sites

There are numerous sites in Arizona where the soil and groundwater have been contaminated by improper disposal of contaminants. Maps may be viewed on ADEQ’s website to see if a property is in an area designated by the ADEQ as requiring cleanup.

www.azdeq.gov/emaps (ADEQ Maps) www.epa.gov/superfund (EPA)

4 Freeway Construction and Traffic Conditions

Although the existence of a freeway near the property may provide highly desirable access, sometimes it contributes to undesirable noise. To search for roadway construction and planning, visit the Arizona Department of Transportation (ADOT) website.

https://azdot.gov/ (ADOT) https://azdot.gov/projects (ADOT Statewide Projects) https://az511.com (ADOT Road Conditions)

5 Crime Statistics

Crime statistics, an imperfect measurement at best, provide some indication of the level of criminal activity in an area.

https://communitycrimemap.com/ (Crime Statistics - All Arizona Cities)

6 Sex Offenders

Since June 1996, Arizona has maintained a registry and community notification program for convicted sex offenders. Prior to June 1996, registration was not required, and only the higher risk sex offenders are on the website. The presence of a sex offender in the vicinity of the property is not a fact that the seller or real estate broker is required to disclose. https://www.azdps.gov/services/public/offender (Registered Sex Offender and Community Notification) https://www.nsopw.gov/ (National Sex Offender Public Site)

7 Forested Areas

Life in a forested area has unique benefits and concerns. As with other natural disasters that affect the United States in any given year including flooding, tornados, hurricanes and earthquakes, having information regarding wildfire risk will be crucial for Buyers here in the Southwest. To get the most up to date information on the community you are seeking to purchase in, search by city name, zip code and/or contact county/city fire authority for more information on issues particular to a community. www.wildfirerisk.org (Search - Community Wildfire Risk) https://dffm.az.gov/fire/prevention/firewise (Arizona Fire Wise Communities) https://www.nfpa.org/Public Education/By topic/Wildfire/Firewise USA (Public Education/Fire Wise USA)

8 Military and Public Airports

The legislature has mandated the identification of areas in the immediate vicinity of military and public airports that are susceptible to a certain level of noise from aircraft. The boundaries of these areas have been plotted on maps that are useful in determining if a property falls within one of these areas. The maps for military and public airports may be accessed on the Arizona Department of Real Estate (ADRE) website. Additionally, the boundaries of military and public airports in Maricopa County may be viewed on the county websit e. These maps are intended to show the area subject to a preponderance of airport related noise from a given airport. Periodic over flights that may contribute to noise cannot usually be determined from these maps.

Vacant land or lots may be for sale within areas of high noise or accident potential zones. Because the zoning of these lots may conflict with the buyer’s ability to develop the property, the buyer should verify whether development is prohibited Zoning regulations for these areas, may be found at A.R.S.§288481.

https://azre.gov/military airports

(ADRE - Maps of Military Airports & Boundaries)

http://azre.gov/public airports

(ADRE - Maps of Public Airports & Boundaries)

https://www.skyharbor.com/FlightPaths (Phoenix Skyharbor Airport - General Information)

9 Zoning/Planning/Neighborhood Services

Information may be found on community websites.

http://phoenix.gov/business/zoning (Phoenix) http://www.tucsonaz.gov/pdsd/planning zoning (Tucson)

10 Schools

Although there is no substitute for an on site visit to the school to talk with principals and teachers, there is a significant amount of information about Arizona’s schools on the Internet.

Visit the Arizona Department of Education website for more information.

https://www.azed.gov/ (Arizona Department of Education)

ADRE ADVISES:

“Call the school district serving the subdivision to determine whether nearby schools’ area accepting new students. Some school districts, especially in the northwest of the greater Phoenix area, have placed a cap on enrolment. You may find that your children cannot attend the school nearest you and may even be transported to another community.” www.azre.gov/PublicInfo/PropertyBuyerChecklist.aspx (ADRE)

11 City Profile Report

Information on demographics, finances and other factors are drawn from an array of sources, such as U.S. Census Bureau of Labor, Internal Revenue Service, Federal Bureau of Investigation, and the National Oceanic and Atmospheric Administration and may be viewed on Homefair’s Website. https://www.moving.com/real estate/compare cities/ (City Profile Report)

OTHER METHODS OF GETTING INFORMATION ABOUT A PROPERTY

Drive Around the Neighborhood

Buyers should always drive around the neighborhood, preferably on different days at several different times of the day and evening, to investigate the surrounding area.

Talk to the Neighbors

Neighbors can provide a wealth of information. Buyer should always talk to the surrounding residents about the neighborhood and the history of the property the buyer is considering for purchase.

Investigate Your Surroundings

Google Earth is an additional method to investigate the surrounding area: Google Earth

RESOURCES

Market Conditions Advisory

The real estate market is cyclical and real estate values go up and down. The financial market also changes, affecting the terms on which a lender will agree to loan money on real property. It is impossible to accurately predict what the real estate or financial market conditions will be at any given time. The ultimate decision on the price a buyer is willing to pay and the price a seller is willing to accept for a specific property rest solely with the individual buyer or seller. The parties to a real estate transaction must decide on what price and terms they are willing to buy or sell considering market conditions, their own financial resources and their own unique circumstances.

The parties must, upon careful deliberation, decide how much risk they are willing to assume in a transaction. Any waiver of contingencies, rights or warranties in the Contract may have adverse consequences. Buyer and seller acknowledge that they understand these risks.

Buyer and Seller assume all responsibility should the return on investment, tax consequences, credit effects, or financing terms not meet their expectations. The parties understand and agree that the Broker(s) do not provide advice on property as an investment. Broker(s) are not qualified to provide financial, legal, or tax advice regarding a real estate transaction. Therefore, Broker(s) make no representation regarding the above items. Buyer and seller are advised to obtain professional tax and legal advice regarding the advisability of entering into this transaction.

Market Conditions Advisory (AAR – Sample Forms)

Fair Housing and Disability Laws

The Fair Housing Act prohibits discrimination in the sale, rental, and financing of dwellings based on race, color, national origin, religion, sex, familial status (including children under the age of 18 living with people securing custody of children under the age of 18), and disability.

Fair Housing Rights and Obligations (HUD.gov) http://www.ada.gov/pubs/ada.htm (Americans with Disabilities Act)

Wire Fraud

Beware of wiring instructions sent via email. Cyber criminals may hack email accounts and send emails with fake wiring instructions. You should independently confirm wiring instructions in person or via a telephone call to a trusted and verified phone number prior to wiring any money.

Wire Fraud Advisory (Arizona REALTORS® Wire Fraud Advisory) http://bit.ly/2vDDvFk (CFPB- Buying a home? Watch out for mortgage closing scams

Additional Information

NATIONAL ASSOCIATION OF REALTORS® (NAR) https://www.nar.realtor/

Ten Step Guide to Buying a Home (Realtor.com) http://bit.ly/3pQqXX7

Home Closing 101 www.homeclosing101.org

Information about Arizona Government, State Agencies and Arizona REALTORS®

ArizonaDepartmentof Real Estate Consumer Information www.azre.gov/InfoFor/Consumers.aspx

Arizona Association of REALTORS® www.aaronline.com

BUYER ACKNOWLEDGMENT

Buyer acknowledges receipt of all 13 pages of this Advisory.

Buyer further acknowledges that there may be other disclosure issues of concern not listed in this Advisory. Buyer is responsible for making all necessary inquiries and consulting the appropriate persons or entities prior to the purchase of any property.

The information in this Advisory is provided with the understanding that it is not intended as legal or other professional services or advice. These materials have been prepared for general informational purposes only. The information and links contained herein may not be updated or revised for accuracy. If you have any additional questions or need advice, please contact your own lawyer or other professional representative.

This is an addendum to the Contract dated between the following parties:

Seller: Buyer : Premises:

The current wor ld-wide Coronavirus / COVID-19 pandemic has impacted real estate transactions in many unique ways, including, but not limited to, travel restrictions, self-imposed and governmentally required quarantines and closures of both governmental and private offices required to fund, close and record real estate transactions. Because of the unprecedented nature of this pandemic, Buyer and Seller are hereby advised to seek appropriate counsel from insurance, legal, tax, and accounting professionals to better understand their rights and obligations.

BUYER’S INITIALS REQUIRED: BUYER BUYER

SELLER’S INITIALS REQUIRED: SELLER SELLER

13.

15 16.

A variety of issues outside the control of Buyer and Seller may impact this real estate transaction and affect the parties’ contractual performance. As a result, the following additional terms and conditions are hereby included as part of the Contract between Buyer and Seller for the above referenced Premises:

Only those items checked are hereby included as part of the Contract. All other terms and conditions of the Contract remain unchanged.

The date for Close of Escrow is hereby postponed and extended to

18. 19. 20.

22. 23.

Notwithstanding any other provisions of this Contract, Buyer and Seller acknowledge the possibility that Buyer, Buyer’s lender, Seller, Escrow Company or appropriate county recorder’s office may become the subject of a voluntary or mandatory COVID-19 virus quarantine or closure prior to or at the time of Close of Escrow. Should such an event occur that results in a party’s inability to perform on the Close of Escrow date, Buyer and Seller agree that the closing may be automatically extended by either party via written notice for a period of up to ten (10) days after such quarantine is over or closure order is lifted, unless the parties otherwise mutually agree in writing to further extend Close of Escrow.

25. 26.

Notwithstanding any other provisions of this Contract, Buyer and Seller acknowledge the possibility that Buyer, Buyer’s lender, Seller, Escrow Company or appropriate county recorder’s office may become the subject of a voluntary or mandatory COVID-19 virus quarantine or closure prior to or at the time of Close of Escrow. Should such an event occur that results in a party’s inability to perform on the Close of Escrow date, Buyer and Seller agree that the closing may be automatically extended by either party via written notice for a period of up to ten (10) days after such quarantine is over or closure order is lifted. This delay shall not exceed thirty (30) days in total unless the parties otherwise mutually agree in writing to further extend Close of Escrow. Upon the expiration of any automatic or agreed extension, either party may terminate this Agreement in writing without any further liability to the other party, and the Earnest Money shall be released to Buyer.

Buyer and Seller agree to mutually cancel the Contract and the Earnest Money shall be released to Buyer.

PRE-QUALIFICATION INFORMATION

Purpose: This Pre-Qualification Form is to be used in conjunction with an AAR Residential Resale Real Estate Purchase Contract or Vacant Land/Lot Purchase Contract (“Contract”).

Buyer HAS NOT consulted with a lender. (If Buyer marks the box on line 3, Buyer is to complete only lines 4 and 5.)

Lender indicated on lines 36 and 37 has consulted with (“Buyer”) and submits the following: Buyer is: Married Unmarried Legally Separated Buyer: is is not relying on the sale or lease of a property to qualify for this loan.

Buyer: is is not relying on Seller Concessions for Buyer’s loan costs, impounds, Title/Escrow Company costs, recording fees, and, if applicable, VA loan costs not permitted to be paid by Buyer. (Note: The amount Seller agrees to contribute, if any, shall be established in the Contract.)

Buyer: is is not relying on down payment assistance to qualify for this loan. Type of Loan: Conventional FHA VA USDA Other:

Occupancy Type: Primary Secondary Non-Owner Occupied

Property Type: Single Family Residence Condominium Planned Unit Development Manufactured Home Mobile Home Vacant Land/Lot Other:

Lender provided Buyer with the HUD form “For Your Protection: Get a Home Inspection” (FHA loans only). Lender completed a verbal discussion with Buyer including a discussion of income, assets and debts. Lender obtained a Tri-Merged Residential Credit Report.

Based on the information provided, Buyer can pre-qualify for a loan amount of: $ , assuming a monthly principal and interest loan payment of $ , provided that the total monthly payment (which includes principal, interest, mortgage insurance, property taxes, insurance, HOA fees, and flood insurance, if applicable) does not exceed: $ Interest rate not to exceed:

, Fixed Interest Rate Adjustable Interest Rate Pre-Payment Penalty Initial Documentation Received: Lender received the following information from Buyer (additional documentation may be requested):

Paystubs

Down Payment/Reserves Documentation W-2s Gift Documentation

Personal Tax Returns

Corporate Tax Returns

Credit/Liability Documentation

Other:

Additional comments: Buyer has instructed, and Lender agrees to provide loan status updates on the AAR Loan Status Update form to Seller and Broker(s) within ten (10) days of Contract acceptance pursuant to Section 2e of the Contract and upon request thereafter.

LENDER INFORMATION

The Lender identified below has prepared the information listed above with Buyer(s) and has completed the above action points noted. This information does not constitute loan approval. All information provided must be approved by an underwriter, and any material change in Buyer’s credit or financial profile will render this pre-qualification null and void.

above pre-qualification expires on:

Lender:

9.

11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. 36. 37. 38. 39. 40.

Pursuant to Section 2e of the Contract, Buyer shall deliver to Seller the AAR Loan Status Update (“LSU”) describing the current status of Buyer’s proposed loan within ten (10) days after Contract acceptance and hereby instructs lender to provide an updated LSU to Broker(s) and Seller upon request. “Lender” is indicated on lines 4 and 5.

Close of Escrow Date: Buyer(s): Seller(s): Premises/Property Address or Assessor’s #(s): City: , AZ ZIP Code:

PRE-QUALIFICATION INFORMATION

Buyer is: Married Unmarried Legally Separated Buyer: is is not relying on the sale or lease of a property to qualify for this loan. Buyer: is is not relying on Seller Concessions for Buyer’s loan costs, impounds, Title/Escrow Company costs, recording fees, and, if applicable, VA loan costs not permitted to be paid by Buyer. (Note: The amount that Seller agrees to contribute, if any, shall be established in the Contract.) Buyer: is is not relying on down payment assistance to qualify for this loan.

Type of Loan: Conventional FHA VA USDA Other: Occupancy Type: Primary Secondary Non-Owner Occupied Property Type: Single Family Residence Condominium Planned Unit Development Manufactured Home Mobile Home Vacant Land/Lot Other:

Lender has provided Buyer with the HUD form “For Your Protection: Get a Home Inspection” (FHA loans only). Lender has completed a verbal discussion with Buyer including a discussion of income, assets and debts. Lender has obtained a Tri-Merged Residential Credit Report.

Based on the information provided, Buyer can pre-qualify for a loan amount of: $ , assuming a monthly principal and interest loan payment of $ , provided that the total monthly payment (which includes principal, interest, mortgage insurance, property taxes, insurance, HOA fees, and flood insurance, if applicable) does not exceed: $

Interest rate not to exceed: %, Fixed Interest Rate

Paystubs

Adjustable Interest Rate Pre-Payment Penalty

documentation may be

Down Payment/Reserves Documentation

W-2s Gift Documentation

Personal Tax Returns

Corporate Tax Returns

Credit/Liability Documentation

Other:

Additional comments: Buyer has instructed, and Lender agrees to provide loan status updates on this AAR Loan Status Update form to Seller and Broker(s) within ten (10) days of Contract acceptance pursuant to Section 2e of the Contract and upon request thereafter. Buyer commits to work with the above referenced Lender on the terms described herein. Buyer acknowledges receipt of a copy hereof.

55.

Premises/Property Address or Assessor’s #(s):

DOCUMENTATION

Lender received the Contract and all Addenda / / Lender received Buyer’s name, income, social security number, Premises address, estimate of value of the Premises, and mortgage loan amount sought / / Lender sent Loan Estimate / /

Buyer indicated to Lender an intent to proceed with the transaction after having received the Loan Estimate / / Lender received a signed Form 1003 and Lender disclosures / / Payment for the appraisal has been received / / Lender ordered the appraisal / / Lender identified down payment source / /

Lender received and reviewed the Title Commitment / / Buyer locked the loan program and financing terms, including interest rate and points / / Lock expiration date

Lender received the Initial Documentation listed on lines 32-35 / / Appraisal received / / Premises/Property appraised for at least the purchase price / / Closing Disclosure provided to Buyer / / Closing Disclosure received by Buyer / /

UNDERWRITING AND APPROVAL

Lender submitted the loan package to the Underwriter / / Lender obtained loan approval with Prior to Document (“PTD”) Conditions / / Appraisal conditions have been met / / Buyer has loan approval without PTD Conditions / /

CLOSING

Lender ordered the Closing Loan Documents and Instructions / / Lender received signed Closing Loan Documents from all parties / / All Lender Quality Control Reviews have been completed / / All Prior to Funding (“PTF”) Conditions have been met and Buyer has obtained loan approval without conditions / / Funds have been ordered / / All funds have been received by Escrow Company / / Close of escrow occurs when the deed has been recorded at the appropriate county recorder’s office.

WAYS TO TAKE TITLE IN ARIZONA

Requires a valid marriage between two persons.

Each spouse holds an undivided one-half interest in the estate.

One spouse cannot partition the property by selling his or her interest.

Parties need not be married; may be more than two joint tenants.

Each joint tenant holds an equal and undivided interest in the estate, unity of interest.

One joint tenant can partition the property by selling his or her joint interest.

Requires a valid marriage between two persons.

Each spouse holds an undivided one-half interest in the estate.

One spouse cannot partition the property by selling his or her interest.

Parties need not be married; may be more than two tenants in common.

Each tenant in common holds an undivided fractional interest in the estate. Can be disproportionate

Each tenant’s share can be conveyed, mortgaged or devised to a third party.

Requires signatures of both spouses to convey or encumber.

Each spouse can devise (will) one-half of the community property.

Upon death the estate of the decedent must be “cleared” through probate, affidavit or adjudication.

Note: Arizona is a community property state.

Requires signatures of all joint tenants to convey or encumber the whole.

Estate passes to surviving joint tenants outside of probate.

No court action required to “clear” title upon the death of joint tenant(s).

Requires signatures of both spouses to convey or encumber.

Estate passes to the surviving spouse outside of probate.

No court action required to “clear” title upon the first death.

Requires signatures of all tenants to convey or encumber the whole.

Upon death the tenant’s proportionate share passes to his or her heirs by will or intestacy.

Upon death the estate of the decedent must be“cleared” through probate, affidavit or adjudication.

COMMUNITY PROPERTY JOINT TENANCY WITH RIGHT OF SURVIVORSHIP

COMMUNITY PROPERTY WITH RIGHT OF SURVIVORSHIP

TENANCY IN COMMON

The real estate market is cyclical and real estate values go up and down.

The financial market also changes, affecting the terms on which a lender will agree to loan money on real property. It is impossible to accurately predict what the real estate or financial market conditions will be at any given time.

The ultimate decision on the price a Buyer is willing to pay and the price a Seller is willing to accept for a specific property rests solely with the individual Buyer and Seller. The parties to a real estate transaction must decide on what price and terms they are willing to buy or sell in light of market conditions, their own financial resources and their own unique circumstances.

The parties must, upon careful deliberation, decide how much risk they are willing to assume in a transaction. Any waiver of contingencies, rights or warranties in the Contract may have adverse consequences. Buyer and Seller acknowledge that they understand these risks.

Buyer and Seller assume all responsibility should the return on investment, tax consequences, credit effects, or financing terms not meet their expectations. The parties understand and agree that the Broker(s) do not provide advice on property as an investment. Broker(s) are not qualified to provide financial, legal, or tax advice regarding a real estate transaction. Therefore, Broker(s) make no representation regarding the above items. Buyer and Seller are advised to obtain professional tax and legal advice regarding the advisability of entering into this transaction.

THE UNDERSIGNED ACCEPT AND UNDERSTAND THE FOREGOING AND ACKNOWLEDGE RECEIPT OF A COPY OF THIS ADVISORY.