UNITED STATESDISTRICT CO URT

SOUTHERN DISTRICT O F FLO RIDA

CaseNo.

W holesaleDirectM ortgages,lnc.andPaulandNeldaBechtelheim er,

401LasOlasBlvdDept1400,FortLauderdale,FL 33301

Plaintiff(s)vs.

NationstarM ortgageLLC,

8950CYPRESSW ATERSBLVD

COPPELL,TX 75019

COM PLAINT ONE

1,W holesaleDirectM ortgages,Inc.andPaulandNeldaBechtelheimer,plaintiff,intheabove

styledcause,suedefendantts):NationstarM ortgageLLC.

Thisactionisfiledunder(indicateunderwlzichfederal1aw orsectionoftheU.S.Constitution

thisactionisbeingfiledl:220Foreclosureand443CivilRights.

On January5th2021PaulandNeldaBechtelheim ersignedapurchaseagreementwithabuyer

W holesaleDirectM ortgages,Inctosell3016N LowellRdAvonParkFL 33825.

ThesellersPaulandNeldaBechtelheim erhadreceivedwrittenconfirmationfrom Nationstar

M ortgageLLC.Thatsincethebadroofandthecountlesswaterdam ageinsidethehousethey

wouldacceptthesalespriceof$79,842.93.

NationstarM ortgageLLC did anumberofinspectionsofthehousein2020todiscoverthe

interiorwaterdam agesreachedhigherthan2feetdeep,brokenpipes,badelectricalcomplete

system ,kitchen andbathroomsunuseable.

TheSelerPauland NeldaBechtelheimer,Title CompanyFidelityNalionalTitle never

received anypayoffletterorevenanyestimatedpayofffrom NationstarMortgageLLC which

isaclearviolationofbothFederalandtheStateofFlorida MortgageServicing Iaws.

LS May 31, 2022 Fort Lauderdale 22-CIV-14195-Cannon/McCabe

Case 2:22-cv-14195-AMC Document 1 Entered on FLSD Docket 05/31/2022 Page 1 of 16
TwoemployeesofNationstarMortgageLLC did providehandwritten IettersmailedtoPaul

and Nelda Bechtelheim er,bothIettersstatethattheColoroftheirskinwastheonlyreason

NationstarMortgageLLC refusedtoprovideapayoffastoforcetheformerpropertyownersto

losetheirhousetoa Fraud Foreclosure.

FidelityNationalTitlenotified theTexasA.G.officeaboutNationstarMortgage LLcfailureto

providea ModgagepayoffonlybecausethesellersPauland Nelda Bechtelheimerwithblack.

NationstarMortgageLLC didreceivegreaterthan200 exteriorandinteriorphotos'showing

the Ieakingroofhadcausedthekitchencabinetsandtobecomeworthlessalongwith

bathroomscabinets.Theblackmold hascaused IunginfectionsinalofPaulandNelda

Bechtelheimerchildren. '

W holesaleDirectMortgages,lnc.andPaulandNeldaBechtelheimerjustwantthisIiving

nightmarebehindthem and wantthesaleofthispropertytobecompletedattheSelersand

NationstarMortgageLLC agreeduponpriceof$79,842.93.

Theracistactionstaking byemployeesofNationstarMortgageLLC,bynotprovidingthe

agreeduponpayoffIeterof$79,842.93toFidelityNationalTitlepriortotheForeclosuredate

October2021aswasverbaland inwrittenemails,promisedto FidelityNationalTitle,Pauland

Nelda Bechtelheimer.

ReliefW eAreSeeking

A)W holesaleDirectMortgages,Inc.andPaulandNeldaBechtelheimerbealowedto

completetheapprovedsaleof3016N LowelRdAvon ParkFL33825forthe

approvedsalespriceof$79,842.93inAslnCondition.

B) PaulandNeldaBechtelheimertoreceiveaIeterapologizingforNationstarMortgage

LLC staffmembersillegalracistactionstopreventaPayofffrom beingissued(Ina9

MonthTime-frame)overaracemater.

i M

ay27,2022 Res lysubmitted,

l

'

yBowen

iI prose

Gry@ W holesaleDirectM ortgages.com

W holesaleDirectM ortgages,Inc.

401LasOlasBlvd

Department1400

Case 2:22-cv-14195-AMC Document 1 Entered on FLSD Docket 05/31/2022 Page 2 of 16
Fol'tLauderdale,FL 33301

Telephone:954-464-7714

CertincateofService

IherebycertifythatatrueandcorrectcopyoftheforegoingwasservedbyLicensed

ProcessServeronM ay31,2022ona1lcounselorpartiesofrecordontheServiceListbelow.

% .

SinatureofFiler

SERVICE LIST

NationstarM ortgageLLC,

8950CYPRESSW ATERSBLVD

COPPELL,TX 75019

Telephone(469)549-2000

accessibility@ mrcooper.com

researchincoming@ mrcooper.com

Case 2:22-cv-14195-AMC Document 1 Entered on FLSD Docket 05/31/2022 Page 3 of 16
UNITED STATESDISTRICT COURT

SO UTH ERN DISTRICT O F FLO RIDA

CASE NO :

PLAINTIFF

W HOLESALE DIRECT M ORTGAGES,INC.AND PAUL AND NELDA BECHTELHEIM ER

DEFENDANTIS)

NATIONSTAR M ORTGAGE LLC

N O TICE O F LIS PENDEN S

1.T0 :Tlv ABOVE.NA M ED DEFENDA NTS,M D ALL OTHERS W HOM IT M A Y CONCERN :

2.YOU ARE N OTIF'IED oftheinstitution ofthisaction bythePlaintiffagainstyouseeldngtoforeclose

to collectdam agescausedbytheDefendant,CivilRightsViolationsagainstPaulandNelda

Bechtelheim erpreventingsaleofthispropertyforover2 yearsbecauseofRace,withencumbelingthe

describedpropertyandthedecreeingofasaleofthepropertyunderthedirection ofthecourttothis

amountfoundtobeduethePlaintiff'sunderFederallaw,and generalreliefsetforthintheComplaint.

3.Theproperty involvedisthatcertain parcel,1otorunitsituate,lyingandbeinginHighlandCounty,

Florida,moreparticularlydescribed asfollows:

AV ON PARK LAKRS UNIT 30PB 5-PG 32LOTS 9852TO 9856W C

0t7THE PUBLIC RECORDSOFHIGHLANDSCOUNTY,FLORIDA.

W K/A 3016N LOW ELL RD AVON PARK,b'Iu33825

ParcelC-01-33-28-010-0000-9852

!

i thx aa

i DatedatllighlandsCounty.FloridatMsdayofM ay27

d .

- WholesaleDirectMortgages, Inc.Foreclosure DeptGaryBow en . . - . ;)

Case 2:22-cv-14195-AMC Document 1 Entered on FLSD Docket 05/31/2022 Page 4 of 16
IIAS IS''ResidentialContractForSale And Purchase

THISFORMHASBEENAPROVEDBYTHEFLORIDAREALTORSANDTHEFLORIDABAR il'11-..Floridaqealtors1*

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pARyIEs: PAULD &NELDA BECHTELHEIMER (''selIe/),

and W HOLESALEDIRECT MORTGAGES,INC. (''Buyef'),

agree that Seler shal sel and Buyershal buy the following described RealPropedy and PersonalProperty

(colectivelyl'Property'')pursuanttothetermsandconditionsofthisASIS ResidentialContractForSaleAndPurchase

andanyridersandaddendaCcontracr):

1. PROPERTY DESCRIPTION: 3016N LOW ELLROAD

(a)Streetaddress ,AVON PARK,33825 , citpy z. ip:

(b)Locatedin: HIGHLAND County,Florida.PropedyTaxID#:. c-01-33-28-010-0000-9852

(c)RealProperty:TheIegaldescriptionis.

AVO N PARK IAKFS LJNIT 30 PR 6-9q 37 IOTS 9887 Tn 9866 INn

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22 PersonalPropertyisincludedinthePurchasePrice,hasnocontributoryvalue,andshalbeIeftfortheBuyer.

23* (e)Thefolowingitemsareexcludedfromthepurchase:

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2s PURCHASE PRICE AND CLOSING

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togetherwith aI existing im provements and fixtures,including built-in appliances,built-in furnishings and

attachedwal-to-wallcarpetingandflooring(''ReaIProperty'')unlessspecificalyexcludedinParagraph1(e)or

byothertermsofthisContract.

(d)PersonalProperty:UnlessexcludedinParagraph1(e)orbyothertermsofthisContract,thefolowingitems

whichare owned by Selerand existingonthe Propertyas ofthedate ofthe initialofferare included inthe

purchase:rangelsl/ovenls),refrigeratorts),dishwasherls),disposal,ceilingfants),intercom,Iightfixturels),

draperyrodsanddraperies,blinds,windowtreatments,smokedetectorts),garagedooropenerls),securitygate

andotheraccessdevices,andstorm shutters/panels(''personalPropedy').

OtherPersonalPropertyitemsincluded inthispurchaseare:

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(a)Initialdeposittobeheldinescrow intheamountof(checkssubjecttoCOLLECTION).......$. 5,000.00

Theinitialdepositmadepayable anddeliveredto''Escrow Agent''namedbelow

(CHECK ONEI:(i)I-Iaccompaniesofferor(i)1-3istobemadewithin (ifleft

blank,then3)daysafterEffectiveDate.IFNEITHERBOX ISCHECKED,THEN

OPTION (i)SHALLBEDEEMED SELECTED.

Escrow AgentInformation:Name: FIDELIR NATIONALTITLE

Address'.

Phone: E-mail: Fax:

(b)AdditionaldeposittobedeliveredtoEscrow Agentwithin (ifIeftblank,then10)

(AIIdepositspaidoragreedtobepaid,arecolectivelyreferredtoasthe''Deposif')

(c) Financing'.Expressasadolaramountorpercentage(''LoanAmounr')seeParagraph8.........

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((1)()t/1()r.' ................$9

(e)Balancetoclose(notincludingBuyer'sclosingcosts,prepaidsandprorations)bywire

trElnSfer()r()th(,r(;()1-1-E()TrE1)fun(1is........................................................................................1;. 1721,1521:!.6):5

NOTE:ForthedefinitionofICOLLECTION''or'ICOLLECTED''seeSTANDARD S.

3. TIME FOR ACCEPTANCE OFOFFER AND COUNTER-OFFERS;EFFECTIVE DATE:

(a)If not signed by Buyer and Seler,and an executed copy delivered to aI parties on or before

JANUARY 5,2021 ,thisoffershalbedeemedwithdrawnandtheDeposit,ifany,shallbe returnedto

Buyer.Unlessotherwisestated,timeforacceptance ofanycounter-ofersshalbewithin2 daysaftertheday

47 thecounter-o#erisdelivered.

48 (b)TheeffectivedateofthisContractshalbethedatewhentheIastoneoftheBuyerandSelerhassignedor

i 49 initialedanddeliveredthiso/erorfinalcounter-offer(''EffectiveDate'').

so 4. CLOSING DATE:Unlessmodified byotherprovisionsofthisContract,the closingofthistransactionshaloccur

sl and the closing documents requiredto be furnished by each pady pursuantto this Contractshalbe delivered

s2* (''CIosing'')on UPONCLEARTITLE (''closingDate''),atthetimeestablishedbytheClosingAgent.

d v

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5. EXTENSION OFCLOSING DATE:

(a)IfParagraph8(b)ischeckedandClosingfundsfrom Buyer'slenderts)arenotavailableonClosingDatedue

toConsumerFinancialProtectionBureauClosingDisclosuredeliveryrequirementsOCFPB RequirementsD),

thenClosingDateshalbe extendedforsuchperiod necessarytosatisfyCFPB Requirements,provided such

period shallnotexceed10days.

(b)Ifaneventconstituting''ForceMajeure''causesservicesessentialforClosingtobeunavailable,includingthe

unavailabilityofutilities orissuance ofhazard,wind,flood orhomeowners'insurance,Closing Dateshalbe

extendedasprovidedinSTANDARD G.

6. OCCUPANCY AND POSSESSION:

(a)UnlesstheboxinParagraph6(b)ischecked,Selershal,atClosing,deliveroccupancyandpossessionofthe

Propertyto Buyerfreeoftenants,occupantsandfuturetenancies.Also,atClosing,Selershalhave removed

aIlpersonalitemsandtrashfrom the PropertyandshaldeliveraIlkeys,garagedooropeners,accessdevices

andcodes,asapplicable,to Buyer.Ifoccupancyistobedelivered beforeClosing,BuyerassumesaIlrisksof

losstothePropertyfrom date ofoccupancy,shal!be responsible and liabieformaintenance from thatdate,

andshalbedeemedtohaveacceptedthePropertyinitsexistingconditionasoftimeoftakingoccupancy.

(b)Q CHECKIFPROPERTY ISSUBJECTTO LEASEIS)OROCCUPANCYAFTERCLOSING.lfPropedyis

subjecttoaIeasets)afterClosingorisintendedtoberentedoroccupiedbythirdpadiesbeyondClosing,the

factsandtermsthereofshalbedisclosedinwritingbySelertoBuyerandcopiesofthewrittenIeasets)shal

bedeliveredtoBuyer,aIwithin5daysafterEffectiveDate.lfBuyerdetermines,inBuyer'ssolediscretion,that

theIeasets)ortermsofoccupancyarenotacceptabletoBuyer,BuyermayterminatethisContractbydelivery

ofwrittennotice ofsuchelectiontoSelerwithin5daysafterreceiptoftheabove itemsfrom Seler,and Buyer

shalberefundedtheDeposittherebyreleasingBuyerandSelerfrom aIfudherobligationsunderthisContract.

EstoppelLeterls)andSeler'saffidavitshalbeprovidedpursuanttoSTANDARD D.IfPropertyisintendedto

beoccupiedbySelerafterClosing,see RiderU.POST-CLOSING OCCUPANCY BY SELLER.

7. ASSIGNABILITY:(CHECK ONE):BuyerQ mayassignandtherebybereleasedfrom anyfudherliabilityunder

this Contract',D may assignbutnotbereleasedfrom Iiability underthis Contract',orZ may notassignthis

Contract.

FINANCING

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FINANCING:

K (a)BuyerwilpaycashforthepurchaseofthePropertyatClosing.ThereisnofinancingcontingencytoBuyer's

obligationtocfose.IfBuyerobtainsaIoanforanypartofthePurchasePriceofthePropedy,Buyeracknowledges

thatanytermsandconditionsimposedbyBuyer'sIenderts)orbyCFPBRequirementsshalnotaffectorextend

theBuyer'sobligationtocloseorotherwiseaffectanytermsorconditionsofthisContract.

D (b)ThisContractiscontingentuponBuyerobtainingapprovalofaQ conventionalQ FHA Q VA orQ other

(describe)Ioanwithin (ifIeftblank,then30)daysafterEffectiveDate(''LoanApproval

Period'')for(CHECKONE);Q fixed,D adjustable,Q fixedoradjustablerateintheLoanAmount(SeeParagraph

2(c)),ataninitialinterestrate notto exceed % (ifIeftblank,thenprevailingratebased uponBuyer's

creditworthiness),andforaterm of .tifIeftblank,then30)yearsCFinancingD).

(i)BuyershallmakemodgageIoanapplicationfortheFinancingwithin (ifIeftblank,then5)days

afterEffective Dateand usegoodfaithand diligenteffodtoobtainapprovalofaloanmeetingthe Financingterms

Cl-oanApproval'')andthereaftertoclosethisContract.LoanApprovalwhichrequiresaconditionrelatedtothesale

byBuyerofotherpropertyshalnotbedeemedLoanApprovalforpurposesofthissubparagraph.

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Buyer'sfailureto usediligentefforttoobtainLoanApprovalduringtheLoanApprovalPeriodshalbeconsidereda

defaultunderthetermsofthisContract.Forpurposesofthisprovision,l'diligenteffort''includes,butisnotIimited

to,timely furnishing aIIdocuments and information and paying ofaIfees and charges requested by Buyer's

mortgagebrokerandIenderinconnectionwithBuyer'smortgageIoanapplication.

(i)BuyershallkeepSelerandBrokerfulyinformedaboutthestatusofBuyer'smortgageloan'application,

LoanApproval,andIoanprocessingandauthorizesBuyer'smodgagebroker,Iender,andClosingAgenttodisclose

such status and progress,and release preliminary and finaly executed closing disclosures and setlement

statements,toSelerandBroker.

1oa (i)UponBuyerobtainingLoanApproval,BuyershalpromptlydeliverwrittennoticeofsuchapprovaltoSeler.

1o4 (iv)IfBuyerisunabletoobtainLoanApprovalaftertheexerciseofdiligenteffort,thenatanytimepriorto

1os expiration ofthe LoanApprovalPeriod,Buyermay provide written noticeto Selerstating thatBuyerhas been

1o6 unabletoobtainLoanApprovalandhaselectedtoeither:

1o7 (1)waiveLoanApproval,inwhicheventthisContractwilcontinueasifLoanApprovalhadbeenobtained',or

1oa (2)terminatethisContract.

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Case 2:22-cv-14195-AMC Document 1 Entered on FLSD Docket 05/31/2022 Page 6 of 16
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(v)IfBuyerfailstotimelydelivereithernoticeprovidedinParagraph8(b)(i)or(iv),above,toSelerpriorto

expiration oftheLoanApprovalPeriod,thenLoanApprovalshalbedeemedwaived,inwhicheventthisContract

wilcontinueasifLoanApprovalhadbeenobtained,providedhowever,SelermayelecttoterminatethisContract

bydeliveringwritten noticetoBuyerwithin3daysafterexpirationoftheLoanApprovalPeriod.

(vi)IfthisContractistimelyterminatedasprovidedbyParagraph8(b)(iv)(2)or(v),above,andBuyerisnotin

defaultunderthe termsofthis Contract,Buyershalbe refundedthe Depositthereby releasing Buyerand Seler

from aIfurtherobligationsunderthisContract.

(vii)IfLoanApprovalhasbeenobtained,ordeemedtohavebeenobtained,asprovidedabove,andBuyer

failstoclosethisContract,thenthe DepositshalbepaidtoSelerunlessfailuretoclose isdueto:(1)Seler's

defaultorinabilitytosatisfyothercontingenciesofthisContract',(2)PropertyrelatedconditionsoftheLoanApproval

havenotbeenmet(exceptwhensuchconditionsarewaivedbyotherprovisionsofthisContractl;or(3)appraisal

ofthePropertyobtainedbyBuyer'sIenderisinsufficienttomeettermsoftheLoanApproval,inwhicheventts)the

Buyershalbe refunded the Deposit,thereby releasing Buyerand Selerfrom aIfurtherobligations underthis

Contract.

DD (cd))APsusrcuhmapsteionofexistingmodgage(see

moneynoteandmortgage

riderforterms).

toSeler(seeriders',addenda',orspecialclausesforterms).

CLOSING COSTS,FEES AND CHARGES

9.

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CLOSING COSTS;TITLE INSURANCE;SURVEY;HOME W ARRANTY;SPECIALASSESSMENTS:

(a)COSTSTO BEPAIDBYSELLER:

@Documentarystamptaxesandsurtaxondeed,ifany .HoN condominium Associationestoppelfees

.Owner'sPolicyandCharges(ifParagraph9(c)(i)ischecked) @Recordingandotherfeesneededtocuretitle

* Titlesearchchàrges(ifParagraph9(c)(i)ischecked) .Seler'sattorneys'fees

.MunicipalIiensearch(ifParagraph9(c)(i)or(ii)ischecked) .Other:

If,priortoClosing,Selerisunabletom eettheAS IS Maintenance RequirementasrequiredbyParagraph11

a sum equalto 125% ofestimated coststo meettheAS IS Maintenance Requirementshalbe escrowed at

Closing.IfactualcoststomeettheASIS Maintenance Requirementexceedescrowedamount,Selershalpay

suchactualcosts.Any'unusedpodionofescroWedamountts)shalbereturnedtoSeler.

(b)COSTSTOBEPAIDBYBUYER:

*Taxesand recordingfeeson notesandmodgageb .Loanexpenses

*Recordingfeesfordeedandfinancingstatements *Appraisalfees

.Owner'sPolicyandCharges(ifParagraph9(c)(i)ischecked) .Buyer'sInspections

.Survey(andelevationcertification,ifrequired) *Buyer'sattorneys'fees

.Lender'stitlepolicyandendorsements .AIpropertyrelatedinsurance

*HoArondominium Associationapplication/transferfees *Owner'sPolicyPremium (ifParagraph

@ MunicipalIiensearch(ifParagraph9(c)(i)ischecked) 9(cllii)ischecked.)

*Other:

(c)TITLEEVIDENCEAND INSURANCE:AtIeast (ifIeftblank then15,orifParagraph8(a)ischecked,

.I ,, :

then5)dayspriortoClosingDate(TitleEvidenceDeadline),atitleInsurancecommitmentissuedbyaFlorida

licensed title insurer,with Iegible copies of instruments Iisted as exceptions atached thereto ('lTitle

Commitmentn)and,aqerClosing,anowner'spolicyoftitleinsurance(seeSTANDARD Aforterms)shalbe

obtainedanddeliveredto Buyer.IfSelerhasanowner'spolicyoftitleinsurancecoveringtheRealProperty,a

copyshalbefurnishedto Buyerand ClosingAgentwithin5 daysafterEffectiveDate.Theowner'stitlepolicy

premium,titlesearchandclosingservices(colectively,''Owner'sPolicyandCharges'')shalbepaid,asset

fodhbelow.Thetitleinsurancejremium chargesfortheowner'spolicyandanyIender'spolicywilbecalculated

and ajlocated in accordance wlth Florida Iaw,butmaybe reported dïfferently on cedainfederalymandated

closing disclosuresand otherclosingdocuments. ForpurposesofthisContract''municipalliensearch''meansa

searchofrecordsnecessaryfortheowner'spolicyoftitleinsurancetobeissuedwithoutexceptionforunrecorded

IiensimposedpursuanttoChapters159or170,F.S.,infavorofanygovernmentalbody,authorityoragency.

(CHECKONE):

D (i)SellershaldesignateClosingAgentandpayforOwner'sPolicyandCharges,andBuyershalpaythe

premium for Buyer's Iender's policy and charges for closing services related to the lender's policy,

endorsements and Ioan closing,which amounts shal be paid by Buyerto Closing Agentorsuch other

providerts)asBuyermayselect',or

E (ii)BuyershaldesignateClosingAgentandpayforOwner'sPolicyandChargesandchargesforclosing

servicesrelatedto Buyer'sIender'spolicy,endorsem entsandIoanclosing',or

I

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10.DISCLOSURES:

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(a)RADON GAS:Radon isa naturalyoccuring radioactivegasthat,whenitisaccumulated inabuildingin

sufficientquantities,maypresenthealthrisksto personswhoare exposedtoitovertime.Levelsofradonthat

exceedfederaland state guidelines have beenfound inbuildings inFlorida.Additionalinformation regarding

radonandradontestingmaybeobtainedfrom yourcountyhealthdepadment.

(b)PERMITSDISCLOSURE:ExceptasmayhavebeendisclosedbySelertoBuyerinawrittendisclosure,Seler

doesnotknow ofanyimprovqmentsmadetothePropedywhichweremadewithoutrequiredperm itsormade

pursuantto perm itswhich have notbeen properly closed.IfSelleridentifies permitswhich have notbeen

properlyclosedorimprovem entswhichwerenotpermited,thenSelershalprom ptlydelivertoBuyeraIplans,

written documentation or other inform ation in Seler's possession, knowledge, or control relating to

improvementstothePropertywhicharethesubjectofsuchopenpermitsorunpermittedimprovements.

(c)MOLD:Moldisnaturallyoccuringandmaycausehealthrisksordamagetoproperty.IfBuyerisconcernedor

desiresadditionalinformationregardingmold,Buyershouldcontactanappropriateprofessional.

(d)FLOODZONE;ELEVATION CERTIFICATION:Buyerisadvisedtoverifybyelevationcertificatewhichflood

zonethe Property is in,whetherflood insurance isrequired byBuyer's Iender,andwhatrestrictionsapplyto

imqrovingthePropertyandrebuildingintheeventofcasualty.IfPropedyisinaI'SpecialFloodHazardArea''

orucoastalBarrierResourcesAct''designatedareaorotherwlseprotectedarea identifiedbytheU.S.Fishand

W ildlifeServiceundertheCoastalBarierResourcesActandtheIowestfloorelevationforthebuildingts)and/or

floodinsurance rating purposes isbelow m inimum floodelevationorisineligibleforfloodinsurance coverage

throughtheNationalFloodInsuranceProgram orprivatefloodinsuranceasdefinedin42U.S.C.j4012a,Buyer

mayterminatethisContractbydeliveringwrittennoticetoSelerwithin (ifIeftblank,then20)daysafter

Effective Date,and Buyershalbe refunded the Depositthereby releasing Buyerand Selerfrom aIfurther

obligations underthis Contract,failing which Buyeraccepts existing elevation ofbuildings and flood zone

designationofProperty.TheNationalFloodInsuranceProgram mayassessadditionalfeesoradjustpremiums

forpre-FloodInsuranceRateMap(pre-FIRM)non-primarystructures(residentialstructuresinwhichtheinsured

orspousedoesnotresideforatIeast50% oftheyear)andanelevationcertificatemayberequiredforactuarial

rating.

(e)ENERGYBROCHURE:BuyeracknowledgesreceiptofFlorida

requiredbySection553.996,F.S.

Energy-EfficiencyRating lnformationBrochure

Q (ii)(MIAMI-DADE/BROWARDREGIONALPROVISIONI:Sellershalfurnishacopyofapriorowner'spolicy

oftitleinsuranceorotherevidenceoftitleandpayfeesfor:(A)acontinuationorupdateofsuchtitleevidence,

which isacceptabletoBuyer'stitle insuranceunderwriterforreissue ofcoverage',(B)taxsearch',and (C)

m unicipalIiensearch.Buyershalobtainandpayforpost-closingcontinuationandprem ium forBuyer'sowner's

policy,andifapplicable,Buyer'slender'spolicy.Selershalnotbeobligatedtopaymorethan$.

(ifIeftblank,then$200.00)forabstractcontinuationortitlesearchorderedorperformedbyClosingAgent.

(d)SURVEY:OnorbeforeTitle Evidence Deadline,Buyermay,atBuyer'sexpense,havetheRealProperty

surveyedandcertifiedbyaregistered Floridasurveyor(''Survey'').IfSelerhasa surveycoveringtheReal

Property,acopyshalbefurnishedtoBuyerandClosingAgentwithin5daysafterEffectiveDate.

(e)HOMEWARRANTY:AtClosing,Q BuyerQ SelerQ N/A shalpayforahomewarantyplanissuedby

atacostnottoexceed$ .A home

warantyplanprovidesforrepairorreplacementofmanyofahome'smechanicalsystemsandmajorbuilt-in

appliancesintheeventofbreakdownduetonormalwearandtearduringtheagreement'swarrantyperiod.

(9 SPECIALASSESSMENTS:AtClosing,Selershalpay:(i)thefullamountofIiensimposedbyapublicbody

Cpublicbody''doesnotincludeaCondominium orHomeowner'sAssociation)thatarecertified,confirmedand

ratifiedbeforeClosing',and (i)theamountofthepublicbody'smostrecentestimateorassessmentforan

improvementwhich is substantially complete as ofEffective Date,butthathas notresulted in a Iien being

imposed onthe Propertybefore Closing.Buyershalpay aIotherassessments.Ifspecialassessmentsmay

bepaidininstalments(CHECKONE):

Q (a)Selershallpayinstalmentsduepriorto Closing andBuyershalpayinstalmentsdue afterClosing.

InstalmentsprepaidorduefortheyearofClosingshalbeprorated.

D (b)Selershalpaytheassessmenqs)infulpriortooratthetimeofClosing.

IFNEITHER BOX ISCHECKED,THEN OPTION(a)SHALLBEDEEMEDSELECTED.

ThisParagraph9(f)shalnotapplytoaspecialbenefittaxIienimposedbyacommunitydevelopmentdistrict

(CDD)pursuanttoChapter190,F.S.,whichIienshallbeproratedpursuanttoSTANDARD K.

DISCLOSURES

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(9 LEAD-BASED PAINT:IfPropertyincludespre-1978 residentialhousing,a Iead-based paintdisclosure is

mandatory.

(g)HOMEOW NERS'ASSOCIATION/COMMUNITY DISCLOSURE:BUYER SHOULD NOT EXECUTE THIS

CONTRACT UNTIL BUYER HAS RECEIVED AND READ THE HOMEOW NERS'

ASSOCIATION/COMM UNITY DISCLOSURE,IFAPPLICABLE.

(h)PROPERTYTAX DISCLOSURESUMMARY:BUYERSHOULD NOTRELY ON THESELLER'S CURRENT

PROPERW TAXESASTHEAMOUNTOFPROPERW TAXESTHATTHEBUYER MAY BEOBLIGATEDTO

PAY IN THE YEAR SUBSEQUENT TO PURCHASE.A CHANGE OF OW NERSHIP OR PROPERW

IMPROVEMENTS TRIGGERS REASSESSMENTS OFTHEPROPERR THAT COULD RESULT IN HIGHER

PROPERR TAXES. IF YOU HAVE ANY QUESTIONS CONCERNING VALUATION,CONTACT THE

COUNR PROPERW APPRAISER'S OFFICE FOR INFORMATION.

(i) FOREIGNINVESTMENTIN REALPROPERTY TAXACT (''FIRPTA''):Selershalinform Buyerinwritingif

Selerisal'foreignperson''asdefinedbytheForeignInvestmentinRealPropedyTaxAct('IFIRPTAD).Buyer

andSelershalcom plywithFIRPTA,which mayrequire SelertoprovideadditionalcashatClosing.IfSeler

is notailforeign person'',Selercan provide Buyer,atorpriorto Closing,acertificationofnon-foreignstatusp

underpenaltiesofperjury,toinform BuyerandClosingAgentthatnowithholdingisrequired.SeeSTANDARD

V forfudherinformation pedaining to FIRPTA.Buyerand Selerare advised to seek legalcounseland tax

advice regarding theirrespective rights,obligations,repoding and withholding requirements pursuantto

FIRPTA.

() SELLERDISCLOSURE:Selerknowsofnofactsmaterialya/ectingthevalueoftheRealPropedywhichare

notreadilyobservable and which have notbeen disclosed to Buyer.Exceptasprovidedforinthepreceding

sentence,Selerextendsand intendsnowarrantyand makesno representationofanytype,eitherexpressor

implied,astothephysicalconditionorhistoryofthe Property.Exceptasotherwisedisclosed inwriting Seler

hasreceived nowrittenorverbalnoticefrom anygovernmentalentityoragencyasto acurrentlyuncorrected

building,envirohmentalorsafetycodeviolation.

PROPERTY MAINTENANCE,CONDITION,INSPECTIONS AND EXAM INATIONS

24s 11.PROPERTY MAINTENANCE:Exceptforordinary wearand tearand Casualty Loss,Selershalmaintain the

24e Property,including,butnotlimitedto,Iawn,shrubbery,andpool,intheconditionexistingasofElectiveDate(''AS

247 ISMaintenanceRequiremenr).

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12.PROPERTY INSPECTION;RIGHT TO CANCEL:

(a)PROPERW INSPECTIONSANDRIGHTTOCANCEL:Btlyershalhave (ifleRblank,then15)

daysafterEfectiveDatef'JlnsqectfonPeriod';lwithinwhlchtohavesuchinspectionsofthePrope,

performedasBuyershalldeslreduring theInspectionPeriod.IfBlzgerdetermines,inBuyer'ssole

discretion,thatthePrope@ isnotacceptabletoBuyer,BuyermaytermlnatethisContractbydelivering

writen notkeofsuch election to Sellerprforto expiration ofInspection Period.IfBuyertimely

term inatesthisContract,theDepositpaidshalbereturned toBuyer,thereupon,BuyerandSelershall

bereleasedofallfudherobligationsunderthis Contract;however,Buzershallberesponsiblefor

promptpazmentforsuchinspections,forrepairofdamageto,andrestoratlonotthePrope4yresultîng

from suchmspectîons,andshalprovideSellerwithMafdreceiptsforaIworkdoneonthePropeo (the

precedingprovisionshallsurviveterminatlonofthlsContract).UnlessBuyerexerdsestherfgl)tto

term inate granted herein,Buyeraccepts the physicalcondition ofthe Froperty and any violatlon of

governmental,building,environmental,andsafetycodes,restrictions,orrequirements,butsubjectto

Seller's continuing AS IS MaintenanceRequirem ent,and Buyershallbe responsible forany and all

repaîrsand improvem entsrequired byBuyer'sIender.

(b)WALK-THROUGHINSPECTION/RE-INSPECTION:OnthedaypriortoClosingDate,oronClosingDateprior

totimeofClosing,asspecifiedbyBuyer,BuyerorBuyer'srepresentativemayperform awalk-through(and

folow-upwalk-through,ifnecessary)inspectionofthePropertysolelyto confirm thataIitemsofPersonal

Propedyare onthe Propedyand toverifythatSelerhas maintained the Propertyasrequired bythe AS IS

MaintenanceRequirementand hasmetaIothercontractualobligations.

(c)SELLERASSISTANCEANDCOOPERATIONINCLOSE-OUTOFBUILDING PERMITS:IfBuyer'sinspection

ofthe Propertyidentifiesopenorneededbuildingpermits,thenSellershalpromptlydelivertoBuyeraIplans,

written documentation or other information in Seler's possession, knowledge, or control relating to

improvementstothePropedywhicharethesubjectofsuchopenorneededPermits,andshalpromptly

cooperate ingoodfaithwith Buyer'seffortsto obtainestimatesofrepairsorotherworknecessaryto resolve

suchPerm itissues.Seller'sobligationtocooperateshalincludeSeler'sexecutionofnecessaryauthorizations,

. d

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consents,orotherdocumentsnecessaryforBuyertoconductinspectionsand haveestimatesofsuchrepairs

orworkprepared,butinfulfilingsuchobligation,Sellershalnotberequiredtoexpend,orbecomeobligatedto

expend,anym oney.

(d)ASSIGNMENT OF REPAIR AND TREATMENTCONTRACTS AND WARRANTIES:AtBuyer'soptionand

cost,Selerwil,atClosing,assignaIlassignablerepair,treatmentandmaintenancecontractsandwarranties

toBuyer.

ESCROW AGENT AND BROKER

281 13.ESCROW AGENT:AnyClosingAgentorEscrow Agent(colectively''Agentn)receivingtheDeposit,otherfunds

2e2 and otheritems isauthorized,and agreesbyacceptanceofthem,todepositthem promptly,holdsam einescrow

2Ba withintheStateofFloridaand,subjecttoCOLLECTION,disbursethem inaccordancewithtermsandconditions

2B4 ofthisContract.FailureoffundstobecomeCOLLECTED shalnotexcuse Buyer'sperformance.W henconflicting

2as demandsfortheDepositarereceived,orAgenthasagoodfaithdoubtastoentitlementtotheDeposit,Agentmay

2:s takesuchactionspermittedbythisParégraph13,asAgentdeemsadvisable.lfindoubtastoAgent'sdutiesor

2B7 IiabilitiesunderthisContract,Agentmay,atAgent'soption,continuetoholdthesubjectmatteroftheescrowuntil

2Ba thepartiesagreetoitsdisbursementoruntilafinaljudgmentofacoudofcompetentjurisdictionshaldetermine

289 therightsoftheparties,orAgentmaydepositsamewiththe clerkofthecircuitcourthavingjurisdictionofthe

290 dispute.Anatorneywhorepresentsa partyandalsoactsasAgentmayrepresentsuchpartyinsuchaction.Upon

29J notifying aIpadies concerned ofsuch action,aIIiabilityonthe partofAgentshalfulyterminate,exceptto the

292 extentofaccountingforany itemspreviouslydelivered outofescrpw.Ifa Iicensed realestate broker,Agentwill

293 complywithprovisionsofChapter475,F.S.,asamendedandFREC rulestotimelyresolveescrow disputesthrough

294 mediation,arbitration,interpleaderoranescrow disbursementorder.

29s lnanyproceedingbetweenBuyerandSelerwhereinAgentism adeapartybecauseofactingasAgenthereunder,

2g6 orinanyproceedingwhereAgentinterpleadsthesubjectmatterofthe escrow,Agentshalrecoverreasonable

29z attorney'sfèesandcostsincurred,tobepaidpursuanttocourtorderoutoftheescrowedfundsorequivalent.Agent

29a shalnotbeliabletoanypartyorpersonformis-deliveryofanyescroweditems,unlesssuchm is-deliveryisdueto

299 Agent'swilfulbreach ofthis ContractorAgent's gross negligence.This Paragraph 13 shalsurvive Closing or

3oo term inationofthisContract.

3nl 14.PROFESSIONAL ADVICE;BROKER LIABILITY:Brokeradvises Buyerand SelertoverifyProperty condition,

3n2 squarefootage,andalIotherfactsandrepresentationsmadepursuanttothisContractandtoconsultappropriate

3o3 professionalsforIegal,tax,environmental,andotherspecializedadviceconcerningmattersaffectingthe Propedy

3o4 andthetransactioncontem plated bythisContract.Brokerrepresentsto BuyerthatBrokerdoesnotreside onthe

3os PropertyandthatalIrepresentations(oral,writtenorotherwise)byBrokerarebasedonSelerrepresentationsor

3o6 public records.BUYER AGREES TO RELY SOLELY ON SELLER,PROFESSIONAL INSPECTORS AND

3o7 GOVERNM ENTAL AGENCIES FOR VERIFICATION OF PROPERTY CONDITION,SQUARE FOOTAGE AND

3oa FACTS THAT MATERIALLYAFFECT PROPERTYVALUE AND NOTON THE REPRESENTATIONS (ORAL,

3o9 WRITTEN OR OTHERW ISE)OF BROKER.Buyerand Seler(individualy,the ''lndemnifying Party'')each

31o individualy indemnifies,holds harm less,and releases Brokerand Broker's officers,directors,agents and

311 employeesfrom aIIliabilityforIossordamage,includingaIcostsandexpenses,andreasonableattorney'sfeesat

a12 aIIlevels,suffered orincurred byBrokerand Broker'sofficers,directors,agentsandemployeesinconnectionwith

:$1:$ orarising from claims,demandsorcauses ofactioninstituted by BuyerorSelerbasedon:(i)inaccuracy of

3:4 informationprovidedbythelndemnifyingPartyorfrom publicrecords',(ii)IndemnifyingParty'smisstatementts)or'

:$:s failuretoperform contractualobligations',(i)Broker'sperformance,atlndemnifyingParty'srequest,ofanytask

a16 beyond the scope of services regulated by Chapter 475, F.S., as amended, including Broker's referral,

317 recommendation orretentionofanyvendorfor,oron behalfof,Indemnifying Party',(iv)productsorservices

:$1s providedbyanysuchvendorfor,oronbehalfof,IndemnifyingPady',and(v)expensesincuredbyanysuchvendor.

a19 Buyerand Selereach assumesfulresponsibilityforselecting and compensating theirrespective vendors and

32o payingtheirothercostsunderthisContractwhetherornotthistransactioncloses.ThisParagraph14wilnotrelieve

321 Brokerofstatutoryobligations underChapter475,F.S.,asamended.ForpurposesofthisParagraph14,Broker

322 willbetreatedasapartytothisContract.ThisParagraph14shalsurviveClosingorterminationofthisContract.

323 DEFAULTAND DISPUTE RESOLUTION

a24 15.DEFAULT:

a2s (a)BUYER DEFAULT:IfBuyerfails,neglectsorrefusestoperform Buyer'sobligations underthisContract,

326 includingpaymentoftheDeposit,withinthetimets)specified,SelermayelecttorecoverandretaintheDeposit

z27 fortheaccountofSelerasagreed uponliquidateddamages,considerationforexecutionofthisContract,and

32e infulsetlementofanyclaims,whereuponBuyerand Selershallberelievedfrom aIfurtherobligationsunder

, 1 %

Buyer'slnitials Page6Of12 .. Selerslnitial

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thisContract,orSeler,atSeler'soption,may,pursuanttoParagraph16,proceed inequitytoenforce Seler's

rightsunderthisContract.TheportionoftheDeposit,ifany,paidtoListingBrokerupondefaultbyBuyer,shal

besplitequalybetweenListingBrokerandCooperatingBroker',providedhowever,CooperatingBroker'sshare

shalnotbegreaterthanthecommissionamountLislingBrokerhadagreedtopaytoCooperatingBroker.

(b)SELLER DEFAULT:lfforany reason otherthan failure ofSelerto make Seler'stitle marketable after

reasonable diligenteffort,Selerfails,neglectsorrefusesto perform Seler'sobligations underthis Contract,

Buyermayelectto receive returnofBuyer'sDepositwithouttherebywaiving anyactionfordamagesresulting

from Seler's breach,and,pursuantto Paragraph 16,may seekto recoversuch damages orseek specific

performance.

ThisParagraph15shallsurviveClosingorterm inationofthisContract.

16.DISPUTE RESOLUTION:Unresolved controversies,claims and othermattersin question between Buyerand

Selerarisingoutof,orrelatingto,thisContractoritsbreach,enforcementorinterpretation(l'Dispute'')wilbesettled

z41 asfolows:

342 (a)BuyerandSellerwilhave10daysafterthedateconfljctingdemandsfortheDepositaremadetoattemptto

343 resolvesuchDispute,failingwhich,BuyerandSelershallsubmitsuchDisputetomediationunderParagraph

344 16(b).

34s (b)BuyerandSelershalatempttosettleDisputesinanamicablemannerthroughmediationpursuanttoFlorida

34s RulesforCedifiedandCourt-AppointedMediatorsandChapter44,F.S.,asamended(the'lMediationRules'').

347 Themediatormustbecedifiedormusthaveexperienceintherealestate industry.lnjunctivereliefmaybe

348 soughtwithoutfirstcomplyingwiththisParagraph16(b).DisputesnotsettledpursuanttothisParagraph16

349 mayberesolvedbyinstitutingactionintheappropriatecoudhavingjurisdictionofthematter.ThisParagraph

3sn 16shalsurvive ClosingorterminationofthisContract.

3s1 17.ATTORNEY'S FEES;COSTS:Thepartieswilsplitequalyanymediationfeeincurred inanymediation permited

3s2 bythisContract,andeachpadywillpaytheirowncosts,expensesandfees,includingattorney'sfees,incurredin

3s3 cohductingthemediation.InanyIitigationperm ittedbythisContract,theprevailingpartyshalbeentitledtorecover

as4 from the non-prevailing party costs and fees!including reasonable aoorney's fees,incurred in conducting the

ass Iitigation.ThisParagraph17shalsurviveCloslngorterminationofthisContract.

a56 STANDARDSFOR REALESTATETRANSACTIONS ('ISTANDARDS'')

3s7 18-STANDARDS:

zsa A.TITLE:

3s9 (i) TITLE EVIDENCE;RESTRICTIONS;EASEMENTS;LIMITATIONS:W ithin the time period provided in

a6n Paragraph9(c),theTitleCommitment,withIegiblecopiesofinstrumentsIistedasexceptionsattachedthereto,shal

361 beissuedanddeliveredtoBuyer.TheTitleCommitmentshalsetfodhthosematterstobedischargedbySelerat

:$62 orbeforeClosingandshalprovidethat,uponrecordingofthedeed toBuyer,an owner'spolicyoftitle insurance

intheamountofthePurchasePrice,shalbeissuedtoBuyerinsuringBuyer'sm arketabletitletotheRealProperty,

subjectonlytothefolowingmatters:(a)comprehensivelanduseplans,zoning,andotherlanduserestrictions,

prohibitionsandrequirementsimposedbygovernmentalauthority;(b)restrictionsandmattersappearingonthe

Platorotherwisecommontothesubdivision',(c)outstandingoil,gasandmineralrightsofrecordwithoutrightof

entry;(d)unplattedpublicutilityeasementsofrecord(IocatedcontiguoustorealpropertyIinesandnotmorethan

10feetinwidthastorearorfrontIinesand71/2feetinwidthastosideIinesl',(e)taxesforyearofClosingand

! subsequentyears',and(9 assumedmortgagesandpurchasemoneymortgages,ifany(ifadditionalitems,attach

addenduml;provided!thatnonepreventuseofPropertyforRESIDENTIALPURPOSES.IfthereexistsatClosing . :

anyviolationofitemsIdentlfiedin(b)-(9above,thenthesameshalbedeemedatitledefect.Marketabletitleshal

bedeterminedaccordingtoapplicableTitleStandardsadopted byauthorityofTheFloridaBarandinaccordance

with Iaw. .

(i)TITLEEXAMINATION:Buyershalhave5daysafterreceiptofTitleCommitmenttoexamineitandnotifySeler

inwritingspecifyingdefectts),ifany,thatrendertitleunmarketable.IfSelerprovidesTitleCommitmentanditis

deliveredtoBuyerlessthan5dayspriortoClosingDate,BuyermayextendClosingforupto 5daysafterdateof

receipttoexaminesameinaccordancewiththisSTANDARDA.Selershalhave30daysCcure Period'')after

receiptofBuyer'snoticetotakereasonablediligenteffortstoremovedefects.lfBuyerfailstosonotifySeler,Buyer

shalbe deemedto have acceptedtitle asitthen is.IfSelercuresdefectswithin Cure Period,Sellerwildeliver

writtennoticetoBuyer(withproofofcureacceptabletoBuyerandBuyer'sattorney)andthepartieswillclosethis

ContractonClosingDate(orifClosingDatehaspassed,within10daysafterBuyer'sreceiptofSeler'snotice).If

SelerisunabletocuredefectswithinCurePeriod,thenBuyermay,within5daysafterexpirationofCurePeriod,

Buyer'sInitials . Page7of12 Seler'sInitials ''

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STANDARDS FOR REALESTATETRANSACTIONS(RSTANDARDS'')CONTINUED

3a3 deliverwrittennoticetoSeler:(a)extendingCurePeriodforaspecifiedperiodnottoexceed120dayswithinwhich

3a4 SelershallcontinuetousereasonablediligentefforttoremoveorcurethedefectsOExtendedCurePeriod''l;or

:5as (b)electingtoaccepttitlewithexistingdefectsandclosethisContractonClosing Date (orifClosingDatehas

3es passed,withintheearlierof10daysafterendofExtendedCurePeriodorBuyer'sreceiptofSeler'snotice),or(c)

3ô7 electingtoterminatethisContractandreceivearefundoftheDeposit,therebyreleasingBuyerand Selerfrom all

38s furtherobligationsunderthisContract.Ifafterreasonablediligenteffort,Selerisunabletotimelycuredefects,and

389 Buyerdoes notwaivethe defects,thisContractshalterminate,and Buyershalreceivea refundoftheDeposit,

a9o therebyreleasing BuyerandSelerfrom aIlfurtherobligationsunderthisContract.

391 B. SURVEY:IfSurvey discloses encroachm ents on the RealPropedy orthatimprovements Iocated thereon

392 encroach onsetback Iines,easements,orIands ofothers,orviolate any restrictions,covenants,orapplicable

governmentalregulationsdescribedinSTANDARDA (i)(a),(b)or(d)above,Buyershaldeliverwrittennoticeof

suchmatters,togetherwith acopyofSurvey,to Selerwithin 5daysafterBuyer'sreceiptofSurvey,butnoIater

than Closing.IfBuyertimelydeliverssuch notice and Surveyto Seler,such mattersidentified in the notice and

Surveyshalconstituteatitledefect,subjecttocureobligationsofSTANDARDA above.lfSellerhasdelivereda

priorsurvey,Selershal,atBuyer's request,execute an affidavitofl'no change''tothe RealProperty since the

preparationofsuchpriorsurvey,totheextenttheaffirmationsthereinaretrueandcorrect.

C. INGRESS AND EGRESS:Selerrepresentsthatthere is ingressandegressto the RealProperty and titleto

theRealPropertyisinsurable inaccordancewithSTANDARD A withoutexceptionforlackofIegalrightofaccess.

D. LEASE INFORMATION:Selershal,atIeast10dayspriorto Closing,furnishto BuyerestoppelIettersfrom

tenanttsl/occupantts)specifying nature and duration ofoccupancy,rentalrates,advanced rentand security

depositspaidbytenantts)oroccupantlslt''EstoppelLettertsl'').IfSelerisunabletoobtainsuchEstoppelLetterts)

thesameinformationshalbefurnishedbySelerto Buyerwithinthattimeperiodintheform ofaSeler'saffidavit

4os andBuyermaythereaftercontacttenantts)oroccupantts)to confirm suchinformation.IfEstoppelLetterts)or

4o6 Seller'saffidavit,ifany,differmaterialyfrom Seller'srepresentationsandIeasels)providedpursuanttoParagraph

4o7 6,oriftenanttsl/occupantts)failorrefusetoconfirm Seler'saffidavit,BuyermaydeliverwrittennoticetoSeler

4o8 within 5 days afterreceiptofsuch inform ation,butno Iaterthan 5 days priorto Closing Date,term inating this

4o9 ContractandreceivearefundoftheDeposit,therebyreleasingBuyerandSelerfrom aIfurtherobligationsunder

410 thisContract.Selershal,atClosing,deliverandassignaIIeasesto Buyerwhoshalassume Seler'sobligations

411 thereunder.

412 E. LIENS:Selershalfurnishto BuyeratClosing an affidavitattesting (i)tothe absence ofany financing

413 statement,claimsofIien orpotentialIienorsknowntoSelerand (i)thattherehavebeen noimprovementsor

414 repairs to the RealProperty for90 days immediately preceding Closing Date.Ifthe RealProperty has been

41s improvedorrepairedwithinthattime,Selershaldeliverreleasesorwaiversofconstruction Iiensexecuted byaIl

4J6 generalcontractors,subcontractors,suppliers and materialmen in addition to Seler's lien affidavitsetting fodh

417 namesofaIlsuchgeneralcontractors,subcontractors,suppliersandmaterialmen,furtheraffirmingthataIcharges

418 forim provementsorrepairswhichcouldserveasabasisforaconstructionIienoraclaim fordam ageshave been

419 paidorwillbepaidatClosing.

42o F. TIME:Calendardaysshallbeusedincomputingtimeperiods.TimeisoftheessenceinthisContract.Other

421 thantime foracceptanceand EffectiveDate as setforth in Paragraph 3:anytime periods provided forordates

422 specifiedinthisContract,whetherpreprinted!handwritten,typewrittenorInseded herein,whichshalendoroccur

42a onaSaturday,Sunday,oranationalIegalholday(see5U.S.C.6103)shallextendto5:00p.m.(wherethePropedy

424 isIocated)ofthenextbusinessday.

42s G. FORCE MAJEURE:BuyerorSelershalnotbe required toperform anyobligation underthisContractorbe

426 Iiabletoeachotherfordam agessoIongasperformanceornon-pedormanceoftheobligation,ortheavailabilityof

427 services,insuranceorrequiredapprovalsessentialtoClosing,isdisrupted,delayed,causedorpreveitedbyForce

42ô Majeure.lForceMajeure''means:hurricanes,floods,extremeweather,earthquakes,fire,orotheractsofGod,

429 unusualtransportationdelays,orwars,insurrections,oractsofterrorism,which,byexerciseofreasonablediligent

43o effort,the non-performing partyis unable in whole orinpartto preventorovercome.AlItime periods,including

431 Closing Date,wilbe extended a reasonabletime up to 7 days afterthe Force Majeure no longerprevents

432 performanceunderthisContract,provided,however,ifsuchForceMajeurecontinuestopreventperformanceunder

433 thisContractm orethan30daysbeyond Closing Date,theneitherpartymayterm inatethisContractbydelivering

434 written noticetotheotherandthe Depositshalberefundedto Buyer,therebyreleasingBuyerandSelerfrom alI

43s furtherobligationsunderthisContract.

436 H. CONVEYANCE:Selershal convey marketable title to the RealProperty by statutory warranty,trustee's,

437 personalrepresentative's,orguardian'sdeed,as appropriate to the status ofSeler,subjectonly to matters

438 described in STANDARD A and those accepted by Buyer.PersonalProperty shal,atrequestofBuyer,be

.1 J -

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STANDARDSFOR REALESTATETRANSACTIONS (RSTANDARDS'')CONTINUED

439 transferedbyabsolutebilofsalewithwarantyoftitle,subjectonlytosuchmatersasmaybeprovidedforinthis

44o contract.

441 1. CLOSING LOCATION;DOCUM ENTS;AND PROCEDURE:

442 (i) LOCATION:ClosingwilbeconductedbytheattorneyorotherclosingagentCclosingAgent'')designatedby

443 the partypayingforthe owner'spolicyoftitle insuranceandwiltake placeinthecountywherethe RealProperty

444 is Iocated atthe office oftheClosingAgent,oratsuchotherIocationagreedto bythe padies.lfthere isnotitle

44s insurance,SelerwildesignateClosingAgent.Closing maybeconductedbymail,overnightcourier,orelectronic

446 m eans.

447 (i)CLOSING DOCUMENTS:SellershalatorpriortoClosing,executeanddeliver,asapplicable,deed,bilof

44ô sale,certificatels)oftitleorotherdocumentsnecessarytotransfertitletotheProperty,constructionlienaffidavitts),

449 owner'spossessionand no Iienaffidavitls),and assignmentts)ofIeases.Selershalprovide Buyerwithpaid

4so receiptsforaIlworkdoneonthe PropertypursuanttothisContract.Buyershalfurnishandpayfor,asapplicable,

4s1 thesurvey,floodelevationcertification,anddocumentsrequiredbyBuyer'sIender.

4s2 (i)FinCEN GTO NOTICE. IfClosing Agentisrequired to comply with the U.S.TreasuryDepartment's

453 FinancialCrimes EnforcementNetwork (1'FinCEN'')GeographicTargeting Orders (dlGTOs''),then Buyer

4s4 shallprovideClosinjAgentwiththeinformationrelatedtoBuyerandthetransactioncontemplatedbythis

4ss ContractthatisrequlredtocompletelRS Form 8300,and BuyerconsentstoClosingAgent'scolectionand

4s6 reportofsaidinformationto IRS.

4s7 (iv)PROCEDURE:ThedeedshallberecordeduponCOLLECTIONofaIlclosingfunds.lftheTitleCommitment

4s8 providesinsuranceagainstadversem atterspursuanttoSection627.7841,F.S.,asamended,theescrow closing

4s9 procedurerequiredbySTANDARD Jshallbqwaived,andClosingAgentshall,subjecttoCOLLECTION ofaII

4s0 closingfunds,dïsburseatClosingthe brokeragefeestoBrokerandthenetsale proceedsto Seller.

4e1 J. ESCROW CLOSING PROCEDURE:IfTitleCommitmentissuedpursuanttoParagraph9(c)doesnotprovide

462 forinsurance againstadverse matters as permitted underSection 627.7841,F.S.,asamended,the folowing

46z escrow andclosingproceduresshalapply:(1)aIClosingproceedsshallbeheldinescrow bytheClosingAgent

464 foraperiodofnotmorethan10daysafterClosing',(2)ifSeler'stitleisrenderedunmarketable,throughnofaultof

46s Buyer,Buyershal,withinthe10dayperiod,notifySellerinwritingofthedefectandSelershalhave30daysfrom

4s6 dateofreceiptofsuchnotificationtocurethedefect',(3)ifSellerfailstotimelycurethedefect,theDepositandaI

4s7 Closing funds paid by Buyershal,within 5 days afterwritten demand by Buyer,be refunded to Buyerand,

4s8 simultaneouslywithsuchrepayment,Buyershalreturnthe PersonalProperty,vacatethe RealPropertyand re469 conveythePropertytoSelerbyspecialwarantydeedandbilofsale;and(4)ifBuyerfailstomaketimelydemand

470 forrefundofthe Deposit,Buyershaltaketitleasis,waiving aIrightsagainstSelerasto anyintervening defect

4z1 exceptasmaybe availabletoBuyerbyvirtueofwarrantiescontainedinthedeed orbilofsale.

472 K. PRORATIONS;CREDITS:Thefollowingrecuringitemswillbemadecurent(ifapplicable)andproratedasof

473 the day priorto Closing Date,ordate ofoccupancy ifoccupancyoccurs before Closing Date:realestate taxes

474 (includingspecialbenefittaxassessmentsimposedbyaCDD),interest,bonds,associationfees,insurance,rents

47s andotherexpensesofPropedy.Buyershalhaveoptionoftakingoverexistingpoliciesofinsurance,ifassumable,

476 inwhicheventpremiumsshallbeprorated.CashatClosingshalbe increasedordecreasedasmayberequired

477 byprorationstobemadethroughdaypriortoClosing.Advance rentandsecuritydeposits,ifany,wilbecredited

478 to Buyer.Escrow deposits held by Seler'smodgagee willbe paid to Seler.Taxes shalbe prorated based on

479 currentyear'stax.IfClosingoccursonadatewhencurrentyear'sm ilageisnotfixedbutcurrentyear'sassessment

4a0 is available,taxes willbe prorated based upon such assessmentand prioryear's milage.Ifcurrentyear's

48, assessmentis notavailable,thentaxeswilbe proratedonprioryear'stax.Ifthere are completedimprovem ents

4s2 ontheRealPropedybyJanuary1stofyearofClosing,whichimqrovementswerenotinexistenceonJanuary1st

4ô3 ofprioryear,thentaxesshalbe prorated based uponprioryear'smilageand atan equitable assessmentto be

484 agreed uponbetweenthe padies,failing which,requestshalbe madeto the County PropertyAppraiserforan

4as informalassessmenttaking intoaccountavailableexemptions.InaIcases,due allowance shallbe madeforthe

48e maxim um alowable discounts and applicable homestead and otherexemptions. A tax proration based on an

4a7 estimateshal,ateitherparty'srequest,bereadjusteduponreceiptofcurentyear'staxbil.ThisSTANDARD K

4sô shalsurvive Closing.

4a9 L. ACCESS TO PROPERTY TO CONDUCT APPRAISALS,INSPECTIONS,AND W ALK-THROUGH:Seler

49o shal,upon reasonable notice,provide utilities service and access to Property forappraisals and inspections,

491 includingawalk-through(orfolow-upwalk-throughifnecessary)priortoClosing.

492 M . RISK OF LOSS:If,afterEffective Date,butbefore Closing,Propedy is damaged by fire orothercasualty

l 493 ('lcasualtyLoss'')andcostofrestoration(whichshalincludecostofpruningorremovingdamagedtrees)doesnot

4s4 exceed 1.5% ofPurchase Price,costofrestoration shalbe an obligation ofSellerand Closing shal proceed

49s pursuanttotermsofthisContract.lfrestoration isnotcompleted asofClosing,asum equalto125% ofestimated

. Buyer'sInitials Page9of12 Seler'sInitials

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STANDARDSFOR REALESTATETRANSACTIONS('ISTANDARDS'')CONTINUED

4s6 costtocompleterestoration(nottoexceed1.5% ofPurchasePrice)wilbeescrowedatClosing.Ifactualcostof

497 restorationexceedsescrowedamount,Selershalpaysuchactualcosts(but,notinexcessof1.5% ofPurchase

498 Price).AnyunusedportionofescrowedamountshalbereturnedtoSeler.Ifcostofrestorationexceeds1.5% of

499 Purchase Price,Buyershallelectto eithertake Property''asis''togetherwiththe 1.5% ,orreceive arefundofthe

soo DeposittherebyreleasingBuyerand Selerfrom alfurtherobligationsunderthisContract.Seler'ssoleobligation

sn1 withrespecttotree damagebycasualtyorothernaturaloccurrenceshalbecostofpruningorremoval.

so2 N. 1031EXCHANGE:IfeitherSelerorBuyerwishtoenterintoalike-kindexchange(eithersimultaneouslywith

s03 Closingordefered)underSection1031oftheInternalRevenueCode('lExchange'),theotherpartyshalcooperate

so4 in alIreasonable respects to effectuate the Exchange,including execution ofdocuments',provided,however,

sos cooperatingparty shalincurno Iiabilityorexpense related to the Exchange,and Closing shalnotbe contingent

soe upon,norextendedordelayed by,suchExchange.

so7 0. CONTRACT NOT RECORDABLE; PERSONS BOUND; NOTICE; DELIVERY; COPIES; CONTRACT

soa EXECUTION:NeitherthisContractnoranynoticeofitshalberecordedinanypublicrecords.ThisContractshall

so9 bebindingon,andinuretothebqnefitof,thepartiesandtheirrespectiveheirsorsuccessorsininterest.W henever

s4o thecontextpermits,singularshalincludepluralandonegendershalincludeal.Noticeanddeliverygivenbyorto

s11 theattorneyorbroker(includingsuchbroker'srealestateIicensee)representinganypartyshallbeaseffectiveas

s12 ifgivenbyortothatpady.AInoticesm ustbe inwritingandm aybemadebymail,personaldeliveryorelectronic

s13 (including''pdf')media.A facsimileorelectronic(including''pdf')copyofthisContractandanysignatureshereon

s14 shalbeconsideredforalIpurposesasanoriginal.ThisContractm aybeexecutedbyuseofelectronicsignatures,

s1s asdeterm inedbyFlorida'sElectronicSignatureActandotherapplicableIaws.

s16 P. INTEGRATION;MODIFICATION:ThisContractcontainsthefulandcompleteunderstandingandagreem ent

s17 ofBuyerand Selerwith respectto the transaction contemplated bythis Contractand no prioragreements or

s18 representationsshalbebindinguponBuyerorSellerunlessincludedinthisContract.Nomodificationtoorchange

s19 inthisContractshalbevalidorbindinguponBuyerorSelerunlessinwritingandexecutedbythepartiesintended

s2o tobebound byit. .

521 Q.W AIVER:FailureofBuyerorSellerto insistoncompliancewith,orstrictperformance of,anyprovisionofthis

s22 Contract,ortotakeadvantage ofanyrightunderthisContract,shalnotconstituteawaiverofotherprovisionsor

s23 rights.

s24 R. RIDERS;ADDENDA;TYPEW RITTEN OR HANDW RITTEN PROVISIONS:Riders!addenda,andtypewriten

s2s orhandwrittenprovisionsshallcontrolaIprintedprovisionsofthisContractinconflictwlththem.

s26 S. COLLECTION orCOLLECTED:''COLLECTION''or ''COLLECTED''m eans any checks tendered or

s27 received,includingDejosits,havebecomeactualyandfinallycollectedanddepositedintheaccountof

s2a Escrow AgentorCloslng Agent.Closing and disbursementoffunds and delivery ofclosing documents

s29 maybedelayed byClosingAgentuntilsuchamountshavebeenCOLLECTED inClosingAgent'saccounts.

s3c T. RESERVED.

s31 U. APPLICABLE LAW AND VENUE:ThisContractshalbeconstrued inaccordancewiththeIawsofthe State

s3a ofFlorida andvenueforresolution ofalldisputes,whetherby mediation,arbitrationorIitigation,shallie inthe

s33 countywheretheRealPropertyisIocated.

s34 V. FIRPTA TAX W ITHHOLDING:Ifa selerofU.S.realpropedy isa ''foreign person''asdefined byFIRPTA,

s3s Section1445oftheInternalRevenueCode(''Code'')requiresthebuyeroftherealpropedytowithholdupto15%

sas oftheamountrealized bytheseleronthetransferandremitthewithheldamounttothe InternalRevenueService

s37 (IRS)unlessanexemptiontotherequiredwithholdingappliesorthesellerhasobtainedaW ithholdingCertificate

s38 from theIRS authorizingareducedamountofwithholding.

sa9 (i) Nowithholding isrequiredunderSection1445oftheCode ifthe Sellerisnota''foreignperson''.Selercan

s4o provideproofofnon-foreignstatustoBuyerbydeliveryofwrittencedificationsignedunderpenaltiesofperjury,

s41 stating thatSellerisnotaforeign personand containing Seler's name,U.S.taxpayeridentificationnumberand

s42 homeaddress(oro#iceaddress,inthecaseofanentity),asprovidedforin26CFR1.1445-2(b).Otherwise,Buyer

s4a shalwithholdtheapplicablepercentageoftheamountrealizedbySeleronthetransferandtimelyremitsaidfunds

s44 totheIRS.

s4s (i)IfSelerisaforeignpersonandhasreceivedaWithholdingCertificatefromtheIRSwhichprovidesforreduced

s4s orelim inatedwithholding inthistransactionand providessametoBuyerbyClosing,then Buyershalwithholdthe

s47 reducedsum required,ifany,andtimelyremitsaidfundsiotheIRS.

s48 (i) IfpriortoClosingSellerhassubmittedacompletedapplicationtotheIRSforaWithholdingCertificateandhas

s49 providedtoBuyerthenoticerequiredby26CFR 1.1445-1(c)(2)(i)(B)butnoWithholdingCedificatehasbeen

sso receivedasofClosing,Buyershal,atClosing,withholdtheapplicablepercentageoftheamountrealizedbySeler

ss1 onthetransferand,atBuyer'soption,either(a)timelyremitthewithheldfundstotheIRSor(b)placethefundsin

ss2 escrow,atSeler's expense,with an escrow agentselected by Buyerand pursuanttoterms negotiated bythe

. .Z k

Buyer'sInitials Page10of12 Seler'sInitials ,.'

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STANDARDSFoRRèALESTATETM NsAcTloNs(''sTANDARDs'')CONTINUED

parties,tobesubsequentlydisbursedinaccordancewiththeW ithholdingCertificateissuedbythe IRS orremitted

directlytotheIRSiftheSeler'sapplicationisrejectedorupontermssetforthintheescrow agreement.

(iv) Inthe eventthe netproceedsdue.selerare notsufficientto meetthe withholdingrequirementls)inthis

transaction,Selershalldeliverto Buyer,atClosing,the additionalCOLLECTED funds necessaryto satisfy the

applicable requirementand thereafterBuyershaltimely remitsaid funds to the 1RS orescrow the funds for

disbursementinaccordancewiththefinaldeterm inationoftheIRS,asapplicable.

(v)UponremittingfundstotheIRSpursuanttothisSTANDARD,BuyershalprovideSelercopiesoflRSForms

8288and8288-A,asfiled.

W .RESERVED

X.BUYERWAIVEROFCLAIMS:TotheextentpermittedbyIaw,BuyerwaivesanyclaimsagainstSeller

andagainstanyrealestateIicenseeinvolvedinthenegotiatlonofthisContractforanydamageordefects

pekalpfng to thephysicalcondition ofthe Prope4y thatm ay existatClosing ofthis Contractand be

subsejuentlydiscoveredbytheBuyeroranyoneclaimîngby,through,underoragainsttheBuyer.This

provislondoesnotrelieveSeller'sobligationtocomplywithParagraphï0:J.ThisStandardx shallslzrWve

Closing.

ADDENDA AND ADDITIONALTERMS

ss9* 19.ADDENDA:Thefolowingadditionalterm sareincludedintheattachedaddendaorridersandincorporatedintothis

s7o Contract(Checkifapplicable):

D A.Condominium Rider D K.RESERVED D T.Pre-closingOccupancy

U B.Homeowners'Assn. U L. RESERVED L U.Post-closingOccupancy

D C.SelerFinancing D M.DefectiveDrywal L V.SaleofBuyer'sPropedy

U D.MortgageAssumption U N.CoastalConstructionControl L W .Back-upContract

D E.FHANA Financing Line D X.Kick-outClause

D F.AppraisalContingency D 0.InsulationDisclosure D Y.Seller'sAttorneyApproval

L G.ShortSale U P.LeadPaintDisclosure(Pre-1978) Z Z.Buyer'sAttorneyApproval

D H.Homeowners/FloodIns. U Q.HousingforOlderPersons U A%. LicenseePropedyInterest

D 1. RESERVED U R.Rezoning Q BB. BindingArbitration

D J. lnterest-BearingAcct. D S.LeasePurchase/LeaseOption L CC.Miami-DadeCounty

SpecialTaxingDistrict

Disclosure

Z Other:,

s71* 20.ADDITIONAL TERMS: SELLERAND BUYER AGREES THATTHIS ISAN AS-IS CONTRACT AND W ILLBE

572

573 '

m o z'fa og zw , p, .'c'n

576 *

577

578

579 %-W %' k ''

5:0

581

582

583

584

585

586

587

588 COUNTER-OFFEW REJECTION

s89* D SelercountersBuyer'soffer(toacceptthecounter-offer,Buyermustsignorinitialthecounter-oleredtermsand

s9n deliveracopyoftheacceptancetoSeler).

s91* L SelerrejectsBuyer'soffer.

-

-

'

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*

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61B

THIS IS INTENDED TO BE A LEGALLY BINDING CONTM CT.IF NOT FULLY UNDERSTOOD,SEEK THE

ADVICE OFAN ATTORNEY PRIOR TO SIGNING.

THIS FORM HAS BEEN APPROVED BY THE FLORIDA REALTORS AND THE FLORIDA BAR.

Approvalofthisform by the Florida Realtorsand The FloridaBardoesnotconstitute an opinion thatany ofthe

terms and conditions in this Contractshould be accepted by theparties in a particulartransaction.Terms and

conditionsshouldbe negotiatedbased upontherespediveinterests,objectivesandbargainingpositionsofaI

interestedpersons.

ANASTERISK(*)FOLLOW ING ALINENUMBER INTHEMARGININDICATESTHELINECONTAINSA BLANK

TO BE COMPLETED.

suyer: ' s oate: s/exw as,p4/

Buyer: oate:

sel .''-''Jeh '.% .p'aq f- . .x-> Date: /-.r-kl

- J t .

Seler: ,., *,.Z, . ..-.

'

l

z-a-ex

w- - - .

-/

,- Date:;.f$/a/ v .v ' *

Buyer'saddressforpurposesofnotice Seller'saddressforpurposesofnotice

BROKER:Listing andCooperating Brokers,ifany,named below (colectively,''Broker''),aretheonlyBrokers

entitled to compensation in connection with this Contract.Instruction to Closing Agent:Sellerand Buyerdirect

ClosingAgentto disburse atClosing the fulam ountofthe brokerage fees as specified in separate brokerage

agreementswiththe padies and cooperative agreem entsbetween the Brokers,excepttothe extentBrokerhas

retainedsuchfeesfrom theescrowedfunds.ThisContractshalnotmodifyanyMLS orotherofferofcompensation

madebySelerorListingBrokertoCooperating Brokers.

N/A

Cooperating Sales Associate,ifany

N/A

Listing SalesAssociate

Cooperating Broker,ifany Listing Broker

;

!

I

i

!

i

!

I

j / ' .N. . Buyer'sInitials Page12of12 SelersInitials z

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