THIS IS A LEGALLY BINDING CONTRACT THAT WILL BECOME FINAL WITHIN THREE BUSINESS DAYS OF EXECUTION BY BOTH PARTIES. DURING THIS PERIOD YOU MAY CHOOSE TO CONSULT AN ATTORNEY WHO CAN REVIEW AND/OR CANCEL THIS CONTRACT.

CONTRACT of SALE for REAL ESTATE

This Contract for Sale is made on

BETWEEN

whose address is

referred to as the Buyer,

AND

whose address is

referred to as the Seller,

The words "Buyer" and "Seller" include all Buyers and Sellers listed above.

1.	Purchase Agreement. The Seller agrees to sell and the Buyer agrees to buy the property described in this contract.

2.	Property.	The property to be sold consists of the land and all buildings and other improvements and fixtures on the land, all of the Seller's rights relating to the land, and all personal property specifically included in this contract. The real property to be sold is commonly known as _________________________________ in the Boro/City/Township of ___________________ in the County of Monmouth, and State of New Jersey. It is shown on the municipal tax map as lot _______ in block __________ .

3.	Purchase Price.	The purchase price is	$

4.	Payment of Purchase Price.	The Buyer will pay the purchase price as follows:

Deposit previously paid by the Buyer	$

Deposit balance due within _______days of signing of this contract	$

By obtaining a first mortgage. The Buyer agrees to make a good faith effort to obtain an FHA/VA/CONVENTIONAL first mortgage for the amount of $ at the prevailing interest rate for ______ years with payments based on a _________ year payment schedule. Buyer agrees to pay a maximum of ___________ points. Seller agrees to pay a maximum of ___________ points. The Buyer has until _______________, to obtain a commitment from a lender for this mortgage loan or agree to buy the property without this loan. If this is not done before this deadline or any agreed upon extension, either party may cancel this contract.

$

By assuming the obligation to pay the present mortgage according to its terms. This mortgage shall be in good standing at the closing. Either party may cancel this contract if the Lender does not permit the Buyer to assume the mortgage. (estimated balance due)

$

By the Seller taking back a note and mortgage for _____________ years at _______% interest with monthly payments based on a __________ year payment schedule. The Buyer will pay the Seller's attorney $_________ for the preparation of the necessary documents. The Buyer will also pay all recording costs and provide the Seller with an adequate affidavit of title.

$

Balance to be paid at closing of title, in cash or by certified or bank cashier's check (subject to adjustment at closing)

$

5.	Deposit Moneys. All deposit moneys shall be held in escrow in the trust account of _____________________________, until closing of title, at which time all moneys shall be paid over to the seller. The deposit moneys shall not be paid over to the Seller prior to the closing of title, unless agreed to in writing by both the Buyer and Seller.

6.	Time and Place of Closing. The closing shall take place on or before _____________________ at the office of the Buyer's attorney.

7.	Transfer of Ownership.	At the closing, the Seller will transfer ownership of the property to the Buyer. The Seller will give the Buyer a properly executed deed and an adequate affidavit of title. If the Seller is a corporation, it will also deliver a corporate resolution authorizing the sale.

8.	Type of Deed.	In this sale, the Seller agrees to provide and the Buyer agrees to accept a deed known as Bargain and Sale with Covenant Against Acts.

9.	Personal Property and Fixtures.	All fixtures are INCLUDED in this sale unless they are listed below as being EXCLUDED.

a. The following items are INCLUDED in the sale:

b. The following items are EXCLUDED from the sale:

10.	Physical Condition of the Property. The property is being sold "as is," except as otherwise mentioned in this agreement. The Seller, and the named Broker, or their agents, do not make any claims or promises about the condition or value of the property included in the sale. The Buyer has inspected the property and relies on this inspection and any rights which may be provided for elsewhere in this contract. This agreement is entered into based in the knowledge of the parties as to the value of the land and whatever buildings are upon the property and not on any representation made by the Seller, the named Brokers or their agents as to character or quality. The Seller agrees to maintain the grounds, buildings and improvements subject to ordinary wear and tear, and subject to contingencies and addendum.

11.	Inspection of the Property. The Seller agrees to permit the Buyer to inspect the property at any reasonable time before the closing. The Seller shall permit access for all inspections provided for in this contract.

12.	Building and Zoning Laws. The Buyer intends to use the property as a ___________family home. The Seller states that this use does not violate any applicable zoning ordinance, building code or other law.

13.	Property Lines. The Seller states that all buildings, driveways and other improvements on the property are within its boundary lines, and also no improvements on adjoining properties extend across the boundary lines of this property.

14.	Ownership. The Seller agrees to transfer and the Buyer agrees to accept ownership of the property free of all claims and rights of others, except for:

a. the rights of utility companies to maintain pipes, poles, cables and wires over, on, and under the street, the part of the property running next to the street, or running to any house or other improvement on the property;

b. recorded agreements which limit the use of the property, unless the agreements: (1) are presently violated; (2) provide that the property would be forfeited if they were violated; or (3) unreasonably limit the normal use of the property; and

c. all items included in Schedule A as part of the description of the property.

In addition to the above, the ownership of the Buyer must be insurable at regular rates by any title insurance company authorized to do business New Jersey subject only to the above the above exceptions.

15.	Termite Inspection. The Buyer may obtain a wood destroying insect inspection through a reputable extermination company within_______ days of the signing of this agreement. The _________ shall be responsible for all repairs and treatment deemed necessary by the inspection up to a limit of $__________. Costs exceeding $___________ may be paid by either party or either party shall have the right to cancel this agreement.

16.	Code Enforcement and Engineering Inspections. The Buyer may obtain a certificate of occupancy inspection through the municipal authority and an engineering inspection from a reputable firm within fifteen days of the signing of this agreement. The Seller shall turn on all utilities at the Seller's expense to permit such inspections. The ______________shall be responsible for all repairs deemed necessary by the inspections up to a limit of $_______________. Costs exceeding $_______________ may be paid by either party or either party shall have the right to cancel this agreement.

17.	Risk of Loss. The Seller is responsible for any additional damage done during the contract period to the property, except for normal wear and tear, until the closing. Seller shall repair any damage before closing or deduct the fair and reasonable repair costs from the purchase price. Should repairs exceed $10,000., either party may cancel this agreement.

18.	Adjustments at Closing. The Buyer and Seller agree to adjust the following expenses as of the closing date: rents, municipal water charges, sewer charges, taxes, interest on any mortgage to be assumed and insurance premiums. Heating oil price, if any, shall be calculated by the supplier, at the expense of the Seller, at time of closing. The Buyer or Seller may require that anyone with a claim, right, or outstanding bill for work done on this property or for this transaction, be paid off from the proceeds of this sale.

19.	Possession. The Buyer shall be given possession of the property at the time of closing. No tenant will have any right to the property unless otherwise agreed to in this contract.

20.	Complete Agreement. This contract is the entire and only agreement between the Buyer and the Seller. This contract replaces and cancels any previous agreements between the Buyer and the Seller. This contract can only be changed by an agreement in writing signed by both Buyer and Seller. The Seller states that the Seller has not made any other contract to sell the property to anyone else.

21.	Parties Liable. This contract is binding upon all parties who sign it and all who succeed to their rights and responsibilities.

22.	Notices. All notices under this contract must be in writing. The notices must be delivered personally or mailed by certified mail, return receipt requested, to the other party at the address written in this contract, or to that party's attorney.

23.	Cancellation of Contract. If this contract is legally and rightfully canceled within the provisions of this contract, the deposit moneys shall be returned to the Buyer and the parties will be free of liability to each other. Should this contract be canceled due to the Seller's failure to perform within the provisions of this agreement, the Seller shall be responsible for the Buyer's title and survey costs, not to exceed $_________.

24.	Broker's Disclosure. All parties acknowledge and understand that the Broker(s) are acting as agents for the Seller in connection with the sale of this property. This notice is in accordance with the National Association of Realtors Standard of Practice 21-14.

____________	______________________________

Date	Buyer

_________________________________	____________	______________________________

witness for Buyers	Date	Buyer

____________	______________________________

Date	Seller

_________________________________	____________	______________________________

witness for Sellers	Date	Seller

STATE OF NEW JERSEY, COUNTY OF MONMOUTH	SS:

I CERTIFY that on	,19/20____,

personally

came before me and acknowledged under oath, to my satisfaction, that this person(s)

(a) is named and personally signed this document; and

(b) signed, sealed and delivered this document as his or her act and deed.

______________________________

STATE OF NEW JERSEY, COUNTY OF MONMOUTH	SS:

I CERTIFY that on	, 19/20_____,

personally came before me, and this person acknowledged under oath, to my satisfaction, that

(a) this person is the	secretary of

the corporation named in this document;

(b) this person is the attesting witness to the signing of this document by the proper corporate officer who is	the	President of the corporation;

(c) this document was signed and delivered by the corporation as its voluntary act duly authorized by a proper resolution of its Board of Directors;

(d) this person knows the proper seal of the corporation which was affixed to this document; and

(e) this person signed this proof to attest to the truth of these facts.

______________________________

(Print name of attesting witness below signature)

Signed and sworn before me on

, 19/20___

______________________________

CONTRACT	Dated:	, 19/20____

FOR SALE OF REAL ESTATE

Between	Record and Return to:

Buyer,

And

Seller,

Broker's Commission. The Seller agrees to pay ________________________, a licensed Real Estate Broker in the State of New Jersey, a commission fee of __________ per cent of the purchase price totaling $_______________ This commission is not earned until the title is transferred and the purchase price is paid. This commission will be paid at closing. This agreement supersedes any prior agreement regarding the payment of commissions.

Dated:	, 19/20_____

____________________________	______________________________