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EXHIBIT 10.3
OPTION AGREEMENT
When using this Option Agreement, the following must be included in the
Purchase & Sale Agreement Special Stipulations: "This Purchase & Sale Agreement
shall become binding upon the parties only when the Buyer exercises his option
to Purchase under the Option Agreement entered into by the parties
simultaneously with the execution of this Purchase & Sale Agreement."
THIS AGREEMENT is made and entered into this 14th day of January, 1997, by and
among, Colony Properties, Realtors ("Broker"), Rockdale Group, Inc. ("Buyer"),
and _____________ ( Seller ).
WITNESSETH:
FOR AND IN CONSIDERATION of the sum of Five thousand & 00/100 DOLLARS
($5,000.00) (the "Option Consideration ), and other good and valuable
consideration in hand paid to Seller, the receipt and sufficiency whereof are
hereby acknowledged by Seller, Seller hereby grants and conveys unto Buyer for
the term hereof an exclusive and irrevocable option (the "Option") to purchase
that certain real property (together with all improvements, fixtures,
equipment, plants, trees and shrubbery thereon and all appurtenances thereto)
in Rockdale County, Georgia, which is more particularly described in Exhibit
"A" of the Purchase and Sale Agreement attached hereto. The executed Purchase
and Sale Agreement, attached hereto and incorporated herein by reference, sets
out the terms and conditions by which the Property shall be conveyed in the
event this option is timely exercised by Buyer. The said executed Purchase and
Sale Agreement shall become binding only upon the Buyer's timely exercising
this option.
The Option Consideration shall be paid by Buyer to Seller in cash
contemporaneously with the execution of this Agreement. The term of the Option
shall begin on the date of this Agreement and shall end at 6:00 P.M. (local
time) on July 14, 1997; if the Option has not been exercised prior to such
time, then the Option shall lapse and shall thereafter be of no further force
or effect, whereupon Seller shall retain the Option Consideration and Buyer and
Seller shall have no further rights or obligations under this Agreement. If
Buyer elects to exercise the Option, then Buyer shall deliver to Seller, prior
to the expiration of the Option, at the address of Seller set forth below or at
such other address as Seller may have theretofore provided to Buyer, written
notice of Buyer's election to exercise the Option.
Upon exercising this option, the attached Purchase and Sale Agreement shall be
in full force and effect. Upon closing of the sale and purchase of the
Property pursuant to the Purchase and Sale Agreement, the Option Consideration
shall be credited against the purchase price of the Property.
Broker is made a party to this Agreement in order that Broker may enforce its
rights hereunder. For services rendered in connection with this Agreement,
Seller agrees to pay to Broker a fee in the sum of 5% of selling price DOLLARS
($_______________) payable contemporaneously with the execution of this
Agreement. Seller and Buyer represent and warrant to each other that each has
not engaged any real estate broker or agent other than Broker in connection
with this Agreement, and Seller and Buyer shall hold each other harmless from
and against all loss and damage (including without limitation court costs and
reasonable attorney's fees) suffered or incurred by the other on account of any
claim by any broker or agent other than Broker for any commission or other
compensation relating to this Agreement.
Time is of the essence of this Agreement. This Agreement shall be binding upon
and shall inure to the benefit of the parties hereto and their respective
heirs, executors, administrators, and successors. The rights and obligations
of Seller and Buyer under this Agreement may be assigned without the prior
written consent of all parties hereto.
IN WITNESS WHEREOF, all of the parties hereto affix their hands and seals this
date.
Dated: January 14, 1997
As to Seller,
Signed, sealed and delivered in the presence of: Seller: (Seal)
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Witness: (Seal)
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Notary Public: Address:
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As to Buyer,
Signed, sealed and delivered in the presence of: Buyer: Rockdale Group, Inc. (Seal)
Witness: /s/ Xxxxxxx X. Xxxxx, Chairman (Seal)
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Notary Public: /s/ Xxxx Xxx Xxxxxxx Address: 0000 Xxxxxxxx Xxxx
--------------------------------------- Xxxxxxx, Xxxxxxx 00000
As to Broker,
Signed, sealed and delivered in the presence of: Broker: (Seal)
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Witness: (Seal)
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Notary Public: Address:
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PURCHASE AND SALE AGREEMENT
Date: January 14, 1997
PURCHASE AND SALE. As a result of the efforts of N/A, a licensed Broker
(hereinafter referred to as "Selling Broker") and Colony Properties, Realtors, a
licensed Broker (hereinafter referred to as "Listing Broker"; Listing Broker and
Selling Broker being hereinafter sometimes collectively referred to as
"Broker"), the undersigned Buyer agrees to buy, and the undersigned Seller
agrees to sell all that tract or parcel of land, with such improvements as are
located thereon, described as follows:
All that tract of land lying and being in and Xxx 000 xx xxx 00xx Xxxxxxxx,
_________ Section of Rockdale County, Georgia and being known as Address 0000
Xxxxxxx 00 Xxxxx, Xxxx Xxxxxxx Zip Code 30207 Multiple Listing #
___________________ according to the present system of numbering in and around
this area, being more particularly described as Xxx 00, Xxxxx X, Xxxx 0,
Xxxxx/Xxxxxxx _____ of ____________________ subdivision, as recorded in Plat
Book _________________, Page ______________, _________________ County, Georgia
records together with all lighting fixtures, all electrical, mechanical,
plumbing, air-conditioning, and any other systems or fixtures as are attached
thereto; all plants, trees, and shrubbery now a part thereof, together with all
the improvements thereon; and all appurtenances thereto, all being hereinafter
collectively referred to as the "Property." The full legal description of said
Property is the same as is recorded with the Clerk of the Superior Court of the
County in which the Property is located and is made a part of this agreement by
reference.
PURCHASE PRICE AND METHOD OF PAYMENT. Buyer warrants and represents that at the
time of closing Buyer will have sufficient cash (together with the loans or
loans, if any, as described herein) to complete the purchase contemplated herein
and that Buyer (according to his actual current knowledge) [ ] does ("Sale of
Buyer's Property Contingency Exhibit" attached) or MPJ does not have real
property to sell or lease in order to complete the purchase contemplated herein
and in the event of a "does not" selection above, Buyer further warrants that
failure to sell the current residence or any other property will not be grounds
for refund of xxxxxxx in the event of loan denial.
The purchase price of said Property shall be:
Three hundred fifty thousand & 00/100 Dollars, (U.S.) $350,000.00 to be paid as
set forth in sub-paragraph A, B or C [Select A, B or C below. The others are
not a part of this Agreement]:
/x/ A. ALL CASH AT CLOSING: At Closing, Buyer shall pay purchase
price to Seller in cash, or its equivalent. Buyer's obligation
to close shall not be contingent upon Buyer's ability to obtain
financing. Buyer shall pay all usual and customary closing costs.
/ / B. WHERE LOAN IS TO BE ASSUMED, see Exhibit "_____" attached hereto
and by reference made a part hereof.
/ / C. WHERE NEW LOAN IS TO BE OBTAINED: Buyer shall immediately
disclose to Broker, upon loan application, the name(s) of the
lender(s) with which Buyer has applied.
(1) LOAN TERMS: This Agreement is made conditioned upon Buyer's
"ability to obtain" (as hereinafter defined) a loan in the principal
amount of ___% of the purchase price or $__________, to be secured by a
first lien security deed on the within described Property; said loan to
be paid in consecutive monthly installments of principal and interest
over a term of not less than ____ years. Initial monthly payments of
principal and interest shall not be more than $__________. "Ability to
obtain" as used herein means that Buyer is qualified to receive the loan
described herein based upon lender's customary and standard
underwriting criteria. Proceeds of said loan, together with any balance
of such purchase price, shall be paid in cash or its equivalent by Buyer
to Seller at closing. This loan shall be a [Select (a), (b), (c), or
(d) below. The others are not a part of this Agreement]:
(a) / / FIXED RATE MORTGAGE LOAN with an interest rate of not more
than ___% per annum on the unpaid principal balance.
(b) / / ADJUSTABLE RATE MORTGAGE ("ARM") LOAN with an interest
rate of not more than ___% per annum on the unpaid
principal balance. The interest rate payable to lender by
Buyer may increase or decrease according to the terms of
said loan, and as a result, the monthly installments of
principal and interest payable by Buyer may increase or
decrease.
(c) / / FHA OR VA LOAN with an initial interest rate of not more
than ___% per annum on the unpaid principal balance, see
Exhibit "___", attached hereto and by reference made a
part hereof.
(d) / / OTHER LOAN, see Exhibit "___", attached hereto and by
reference made a part hereof.
(2) CLOSING COSTS: Buyer shall pay all usual and customary
closing costs for said loan in a sum not to exceed 2.0% of said loan
amount. Buyer shall pay any usual and customary closing costs
exceeding said sum. -0- shall pay the cost of any required survey.
(3) LOAN DISCOUNT: ---- shall pay any Loan
Discount payable in connection with said loan in a sum not to exceed
---- % of said loan amount.
(4) PRIVATE MORTGAGE INSURANCE: The initial Private
Mortgage Insurance Premium, if any, for said loan and any portion of
private mortgage insurance premium, which is required by lender to be
spread over subsequent monthly payments, shall be paid by Buyer.
(5) FLOOD INSURANCE: If flood insurance is desired by
Buyer, or required by Buyer's lender, Buyer shall pay for flood
insurance.
(6) APPLICATION AND ESCROW DEPOSITS: Buyer agrees to make
application for said loan within ----- ( -- ) calendar days
from Binding Agreement Date, to pursue said application diligently and
in good faith, to execute all papers, to provide all documents, to
perform all other actions necessary to obtain said loan and to accept
such loan if approved by a lender. Should Buyer not apply for said loan
in the time specified above, Seller may, upon written notification to
Buyer, declare Buyer in default and Buyer thereafter shall have 5
calendar days to cure said default by providing Seller with written
evidence of formal loan application. If required by lender, Buyer
shall, in addition to the payment of principal and interest upon said
loan, pay at closing the amount of money necessary to establish an
escrow account and shall also pay, along with each monthly payment of
principal and interest, one-twelfth of the annual ad valorem taxes and
hazard insurance premiums for the Property, as estimated by lender.
Buyer shall also pay each month the private mortgage insurance amount if
required by lender.
(7) LOAN OPTIONS: Buyer understands and acknowledges the
possibility that many different loan programs, available from many
different lenders, may well fit within the description of the loan set
forth herein. No attempt has been made by Buyer to describe exactly all
of the particular terms and conditions of said loan. The economics of
this transaction, as bargained for by the parties, are such that Buyer
agrees that a loan with terms consistent with those described herein
shall be acceptable to Buyer and shall satisfy this loan contingency.
Buyer, at his option and without voiding this agreement, may also apply
for a loan with different terms and conditions and close the transaction
provided (a) all other terms and conditions of this Agreement are
fulfilled; and (b) the new loan does not increase the costs charged to
the Seller. Buyer shall be obligated to close this transaction if Buyer
has the ability to obtain a loan with terms as described herein and/or
any other loan for which Buyer has applied and been approved.
(8) BUYER'S LOAN RESPONSIBILITY: Buyer acknowledges and
represents that he has not relied upon the advice or representations, if
any, of Broker or Broker's Affiliated Licensees regarding the type of
loan or the terms of any particular loan program to be obtained by
Buyer. Buyer shall have the responsibility of independently
investigating and choosing the lender, type of loan, and loan program to
be applied for by Buyer in connection with Purchase Price and Method of
Payment paragraph. Buyer agrees to hold harmless listing broker,
selling broker and their affiliated licensees, from any claim or loss
whatsoever arising out of Buyer's application and commitment for any
loan, and with respect to the terms of the instruments evidencing or
securing said loan.
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inspection of the main dwelling from a licensed pest control
operator. If visible evidence of active or previous infestation is
indicated, Seller agrees, prior to closing, to (A) treat said
infestation and correct structural damages resulting from said
infestation and provide documentation evidencing correction of same
and/or provide documentation, satisfactory to lender (if applicable),
indicating that there is no structural damage resulting from any
previous infestation. Seller, at closing shall provide a letter on a
standard form in accordance with the regulations of the Georgia
Structural Pest Control Commission, stating that the main dwelling has
been inspected and found to be free from visible evidence of active
infestation caused by termite or other wood destroying organisms.
8. SEWER/SEPTIC TANK AND PUBLIC WATER/WELL. Any lender imposed
inspection(s) of the septic tank or well systems shall be obtained and paid for
by Buyer. Seller warrants that the main dwelling on the above described
Property is served by:
A. Public Sewer MPJ / or Septic Tank / or Private Sewer /
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B. Public Sewer MPJ / or Septic Tank / or Private Sewer /
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(Buyer Initial) (Seller Initial) (Buyer Initial) (Seller Initial) (Buyer Initial) (Seller Initial)
9. HOME WARRANTY PROGRAM. Buyer acknowledges that a home warranty may be
available for the main dwelling at an additional cost.
10. TITLE.
A. Examination. Buyer shall have a reasonable time after
the Binding Agreement Date to examine title and to furnish Seller with a
written statement of objections affecting the marketability of said
title. Seller shall have a reasonable time after receipt of such
objections to satisfy all valid objections. If Seller fails to satisfy
such valid objections within a reasonable time, then, at the option of
Buyer evidenced by written notice to Seller, this Agreement shall be
null and void. Marketable title as used herein shall mean title which a
title insurance company licensed to do business in the State of Georgia
will insure at its regular rates, subject only to standard exceptions
unless otherwise specified herein.
Buyer acknowledges that owner's title insurance may be purchased at
closing, at Buyer's expense.
B. WARRANTY. Seller warrants that he presently has title
to said Property. At the time of closing, Seller agrees to convey good
and marketable title to said Property by general warranty deed subject
only to (1) zoning ordinances affecting said Property, (2) general
utility, sewer, and drainage easements of record upon which the
improvements do not encroach, (3) subdivision easements and restrictions
of record, and (4) leases, other easements, other restrictions and
encumbrances specified in this Agreement. In the event leases are
specified in this Agreement, Buyer agrees to assume Seller's
responsibilities thereunder to the tenant and to the broker who
negotiated such leases.
11. BROKERAGE. In negotiating this Agreement, Broker has rendered a
valuable service for which reason Broker is made a party to enable Broker to
enforce his commission rights hereunder against the parties hereto on the
following basis: Seller agrees to pay Broker the full commission when the sale
is consummated. In the event the sale is not consummated because of Seller's
inability, failure or refusal to perform any of Seller's covenants herein, then
Seller shall pay the full commission to Broker immediately, and Broker, at the
option of Buyer, shall return the xxxxxxx money to Buyer. Buyer agrees that if
Buyer fails or refuses to perform any of Buyer's covenants herein, Buyer shall
forthwith pay Broker the full commission immediately; provided that Broker may
first apply one-half of the xxxxxxx money toward payment of, but not to exceed,
the full commission and may pay the balance thereof to Seller as liquidated
damages to Seller, if Seller claims balance as Seller's liquidated damages in
full settlement of any claim for damages, whereupon Broker will be released
from any and all liability for return of the xxxxxxx money to Buyer.
Commission to be paid in connection with this Agreement has been negotiated
between Seller and Broker and shall be $___________________, ____% of the
Purchase Price, due and payable upon transfer of title (closing) or as
otherwise provided herein. In the event this sale is _____ in cooperation with
another Broker, Selling Broker shall receive 5.0% and Listing Broker shall
receive *% of the total real estate commission paid hereunder or as otherwise
provided herein. *Buyer discount of 5.0%.
12. AGENCY DISCLOSURE. In this transaction, the Listing Broker (if any)
has acted for Seller and the Selling Broker's relationship with the parties to
this Agreement is as specified in the attached Exhibit. Either the "Agency
Exhibit" or the "Transaction Broker Exhibit" is attached and made a part hereof
by reference hereto.
13. CLOSING AND POSSESSION.
A. TAXES: Real estate taxes on said Property for the calendar
year in which the sale is closed shall be prorated as of the
date of closing.
B. TRANSFER TAX: Seller shall pay State of Georgia property
transfer tax.
C. CLOSING DATE: This transaction shall be closed on or before
July 14, 1997, provided however that in the event the loan
described in Purchase Price and Method of Payment Paragraph
hereinabove is unable to be closed on or before said date or (2)
that Seller fails to satisfy valid title objections, either
Buyer or Seller may, at his option, by written notice to the
other party, extend the Agreement's closing date seven (7)
calendar days from the above-stated closing date. D.
Possession: Buyer agrees to allow Seller to retain possession
of the Property until midnight July 14, 1997 (____) day(s) ____
after closing. In the event that Seller retains possession of
the Property beyond the day of closing, Seller does hereby
guarantee that at the date of surrender of occupancy by the
Seller, the Property shall be in the same condition as of the
day of closing.
E. PROPERTY DELIVERY CONDITION: Seller shall deliver Property
clean and free of debris at time of possession.
F. PRORATIONS: Seller and Buyer agree to prorate between
themselves, as of the date of closing or the day of surrender
of the Property by the Seller (whichever is the later),
association fees (if mandatory) and all utility bills
rendered subsequent to closing which include service for any
period of time the Property was owned/occupied by Seller or any
prior owner/occupant.
G. CLOSING CERTIFICATIONS: Buyer and Seller agree (1) to comply
with and (2) to execute and deliver such certifications,
affidavits, and statements as are required at the closing in
order to meet the requirements of Internal Revenue Code
Section 1445.
14. ASSOCIATION/ASSESSMENT FEES. Unless otherwise stated in an
Association/Assessment Fee Exhibit, there are no mandatory association fees,
nor any special assessment(s).
15. OTHER PROVISIONS.
A. BINDING EFFECT. The terms, covenants and conditions of this
Agreement shall inure to the benefit of, and be binding upon,
the parties hereto, their heirs, successors, legal
representatives and permitted assigns.
B. TRANSFER OR ASSIGNMENT. This Agreement shall not be
transferred or assigned without the written consent of all
parties to this Agreement, and any permitted assignee shall
fulfill all the terms and conditions of this Agreement.
C. SURVIVAL OF AGREEMENT. Any condition or stipulation not
fulfilled at time of closing shall survive the closing,
execution and delivery of the Warranty Deed until such time as
said conditions or stipulations are fulfilled.
D. MODIFICATION. This Agreement may not be modified, altered or
amended except by written instrument executed by the parties
hereto.
E. ENTIRE AGREEMENT. This Agreement constitutes the sole and
entire agreement between the parties hereto and no modification
of this Agreement shall be binding unless signed by all parties
to this Agreement. No representation, promise, or inducement
not included in this Agreement shall be binding upon any party
hereto.
F. GOVERNING LAW. This Agreement is made and entered into as a
contract for the purchase and sale of real property to
be interpreted under, governed and enforced according to the
laws of the State of Georgia.
G. TERMINOLOGY AND CAPTIONS. All pronouns, singular, plural,
masculine, feminine or neuter, shall mean and include the
person, entity, __________, or corporation to which they relate
as the context may require. Wherever the context may
require, the singular shall mean and include the plural, and the
plural shall mean and include the singular. The term
"Agreement" as used herein, as well as the terms "herein,"
"hereof," "hereunder," "hereinafter" and the like mean this
Agreement in its entirety and all exhibits, amendments and
addenda attached hereto and made a part hereof. The captions
and paragraph headings are for reference and convenience only
and do not enter into or become a part of the context of this
agreement.
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16. RESPONSIBILITY TO COOPERATE. All parties agree that such documentation
as is reasonably necessary to carry out the responsibilities and obligations of
this Agreement shall be produced, executed and/or delivered by said parties
within time required to fulfill the terms and conditions of this Agreement.
17. ALTERNATE DISPUTE RESOLUTION AVAILABLE. All parties to this Agreement
acknowledge that, in the event a dispute arises after execution of this
Agreement, there are alternatives to litigation through alternate dispute
resolution methods, such as mediation and binding arbitration, provided all
parties agree in writing to employ such methods. In the event that the parties
agree to resolve any disputes which may arise after execution of this Agreement
through binding arbitration, they will enter into a separate Arbitration or
Mediation Agreement.
18. TIME IS OF THE ESSENCE. Time is of the essence of this Agreement.
19. NOTICES. Except as may otherwise be provided for in this Agreement,
all notices or demands required or permitted hereunder shall be delivered
either (A) in person; (B) by overnight delivery service prepaid; (C) by
facsimile (FAX) transmission; or (D) by the United States Postal Service,
postage prepaid, registered or certified, return receipt requested. Such
notices shall be deemed to have been given as of the date and time the same are
actually received by Broker or Broker's Affiliated Licensee or receiving party.
In the event that any notice, demand, information, or disclosure is required by
the terms of this Agreement to be given by a party to "Broker," such Broker
shall be deemed to be the Broker or Affiliated Licensee, if any, for the other
party, and if none, then directly to the other party.
20. DISCLAIMER.
A. INDEPENDENT EXPERT ADVICE: Seller and Buyer acknowledge that
they have not relied upon the advice or representations of Broker or
Broker's Affiliated Licensees, including but not limited to: legal and
tax consequences of this Agreement in the sale of the Property; the
terms and conditions of financing; the purchase and ownership of the
Property; the structural condition of the Property; the operating
condition of the electrical, heating, air conditioning, plumbing, water
heating systems, pool, spa and appliances in the Property; the
availability of utilities to the Property; the investment potential or
resale value of the Property; the availability and ownership of amenity
package, if applicable; restrictive covenants and architectural
controls; or any other system or condition enumerated in the "Inspection
of Property" paragraph above or any other condition or circumstance
which may adversely affect the Property. Seller and Buyer acknowledge
that if such, or similar, matters have been of concern to them, they
have sought and obtained independent advice relative thereto. Buyer
acknowledges that closing shall constitute acceptance of the Property
unless provision is otherwise made in writing.
B. PROPERTY CONDITIONS: Seller and Buyer acknowledge that various
substances used in the construction of the improvements on the Property
or otherwise located on the Property may now or in the future be
determined to be toxic, hazardous or undesirable and may need to
be specially treated, handled and/or removed from the Property. Persons
who have an interest in the Property may be required by law to undertake
the clean-up of such substances. Buyer and Seller acknowledge that:
Brokers have no expertise with respect to toxic wastes, hazardous
substances or undesirable substances; and Brokers shall have no
liability to Seller or Buyer regarding the presence of said substances
on the Property. Seller and Buyer release Broker and Broker's
Affiliated Licensees from any claim, rights of action or suits relating
to the presence of any hazardous substances, toxic wastes, or
undesirable substances on the Property.
21. INSTRUCTIONS TO CLOSING ATTORNEY. Closing Attorney is instructed to:
(A) transfer "Survival of Agreement" paragraph to the closing statement; (B)
obtain and distribute to and from the appropriate parties such certifications,
affidavits, and statements as are required in order to meet the requirements of
Internal Revenue Code Section 1445 (Foreign/Non-Foreign Sellers), or in the
alternative to disburse and hold the sales proceeds in such a manner as may be
required to comply with Internal Revenue Code Section 1445; (C) file with the
Internal Revenue Service the IRS Form 1099B documenting this transaction, and
comply with any other reporting requirements related thereto.
22. EXHIBITS AND ADDENDA. In the event Personal Property shall remain with
the property, the same shall be set out in a Xxxx of Sale attached hereto and
made a part of this Agreement by reference thereto. The following Exhibits
and/or Addenda are attached hereto and by reference made a part hereof:
"Agency Exhibit" or "Transaction Broker Exhibit"
SPECIAL STIPULATIONS: The following stipulations, if conflicting with any
preceding paragraph, shall control:
1. 5.0% of sale commission has been considered in the offer price.
/ / Special Stipulations Continued and made a part hereof.
Time Limit of Offer.
This instrument shall be open for acceptance until 6 o'clock P.M., on the 16th
day of January, 1997.
Acceptance Date
The above proposition is hereby accepted, _____ o'clock __M, on the __ day of
____, 199__.
BINDING AGREEMENT DATE
This instrument shall become a binding Agreement when written acceptance
thereof, or a facsimile (FAX) transmission of the accepted instrument is
actually received by Broker, Broker's Affiliated Licensees, or Offeror. Upon
receipt of acceptance, the other party, Broker or Broker's Affiliated Licensee
shall be notified immediately.
N/A ( )
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Selling Broker MLS Office Code Buyer's Signature:
Print or Type Name: Rockdale Group, Inc.
By: /s/ Xxxxxxx X. Xxxxx, Chairman
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Broker or Broker's Affiliated Licensee Buyer's Signature:
Print or Type Name: Print or Type Name: Xxxxxxx X. Xxxxx
-------------------- ---------------------------
Bus. Phone FAX #
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( )
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Listing Broker MLS Office Code Seller's Signature:
Print or Type Name:
-------------------------
By:
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Broker or Broker's Affiliated Licensee Seller's Signature:
Print or Type Name: Print or Type Name:
------------------- ---------------------------
Bus. Phone FAX #
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