Molly Campbell Palmer | Buyer Handbook by Gibson Sotheby's International Realty

TheHome BuyingProcess

Your GuidetoPurchasingProperty

PRESENTED BY

MOLLY CAMPBELL PALMER VICE PRESIDENT

PREPARED FOR MADI WARD

TheBuyingProcess

A brief overview of what to expect from home search preparation to closing day

ThePreparation

- Calculate your maximum affordable price,including down payment,closing costs,and monthly mortgage payments

- Contact lenders to compare rates and terms; obtain a pre-approval letter stating the loan amount you qualify for

- Determine your must-haves and preferences for the property

- Consider location,size,style,and amenities.

TheSearch

- Attend open houses.View online listings on real estate websites and utilize your real estate agent to schedule private showings

- Leverage your agent's expertise to assess and find potential properties (ie off market,?coming soon?)

TheOffer

- Work with your agent to craft a competitive offer.

- Consider all elements: price,terms,contingencies,dates,inclusions and exclusions

- Submit the offer to the seller with an earnest money deposit

- Be prepared for counter offers and negotiation

ThePurchase& SaleAgreement

- Engage a real estate attorney to advise on the terms and language of the purchase and sale agreement

- Negotiate language via your attorney to arrive at a mutually agreeable contract

- Sign agreement and submit additional deposit (typically 5% of purchase price)

TheClosingPreparation

- Finalize your mortgage application Provide any additional documentation requested by the lender

- Wait for loan approval and commitment letter.

- Arrange utilities at new property,forward mail,contact service providers,coordinate movers,arrange homeowners insurance.

- Review closing costs and loan documents with your attorney

CompleteaFinalWalkthrough

- Inspect the property one last time to ensure it's in the agreed-upon condition.

- Confirm that any negotiated repairs have been completed

- Check for agreed upon inclusions and exclusions and any furniture that was purchased from sellers.

AttendTheClosing

- Bring a valid ID,funds for closing costs,and any required paperwork to the closing.

- Sign all necessary documents

- Receive the keys to your new home

MoveInandEnjoyYourHome!

Vice President

508 269 0002

Molly Palmer@GibsonSIRcom

54 Central Street

Wellesley,MA 02482

Molly Campbell Palmer brings proven strategies and a fierce advocacy for her clients to every aspect of the real estate selling and buying process Having participated in over $500,000,000 of sales in the Wellesley/ Weston and Metrowest area, Molly has driven consistent success for her clients in an ultra-competitive environment By keeping up with the market in real time and providing insider information, Molly is able to offer her clients an unmatched advantage that makes the difference and gets results

Molly's background in media/advertising and the design industry have uniquely positioned her to help clients buy and sell their homes from a position of knowledge and skill. Her roles at Architectural Digest, Elle Decor, and Design New England have resulted in deep ties to the building and design industry, allowing her to offer a unique and informed approach to every aspect of buying and selling

Molly brings an unparalleled breadth of collective experience and knowledge to her clients

$500,000,000

MollyCampbellPalmer

Client Testimonials

"Molly was excellent to work with when buying our first house and we highly recommend her as a realtor She listened to what we were looking for,quickly responded when we reached out with questions,was resourceful in finding answers,and pushed hard for our best interests when things didn? t go as planned The home buying process went smoother thanks to Molly?s help!"

"We had the pleasure of working with Molly as we searched for our forever home in the suburbs and couldn? t be more grateful for her expert help and guidance In a challenging and competitive market for buyers,Molly made the process of finding our home easy and stress-free One of her strengths is her in-depth knowledge of the communities she works in. She frequently would send us information on homes that were about to list as well as off-market listings,and would always have helpful intel and perspective to share. I was particularly impressed by the care she took to really understand what we were looking for and what was important to us in our future home We never once felt pressured (or defeated!) during the buying process ? Molly was a constant calming and reassuring presence that our perfect home was out there waiting to be found Simply put,Molly is the best! We would highly recommend her anyone looking to buy or sell a property "

"Molly helped us buy our house this Spring of 2022 If you're familiar with this market,you know that is no small feat We were at the "entry" price point in some neighborhoods that we wanted to live in which makes competition tough Molly never once pressured us to live somewhere we didn't want to - this is a big deal because she trusted that we knew our wants/needs and that we would indeed find our house We began looking in February 2022 and were under contract in May in a neighborhood I didn't think we could afford.We ended up buying from some particularly difficult sellers,and there were several times I questioned if we'd actually get the house Molly was always calm and professional,and knew when to involve outside counsel for matters outside her purview She was undoubtedly instrumental in getting us to the finish line! Finding your house in this market takes a lot of persistence/patience,a little luck,and a well-connected,knowledgeable,trustworthy,and kind realtor Molly was all of that and more I whole-heartedly recommend her to anyone looking to buy or sell,and will be referring her to any colleagues/ friends moving forward "

"Working with Molly was a pleasure We were impressed by how much she listened to our wishlist and (very) proactively brought us new listings to consider.Her communication was second to none and she always made herself available for our texts/calls and to tour homes Most importantly,Molly was honest and shared her insights and knowledge with us at every step of the process We felt like we could fully trust Molly and would definitely work with her again!"

Client Testimonials

"Molly is an extremely bright and knowledgeable real estate professional! She has a unique skill of balancing the vast emotions of buying a house with real time information and solutions It starts with her complete understanding of the market in metro west including new and existing homes Her attention to detail,note taking and follow up is second to none! Her energizing personality turns tasks into fun! She has a genuine passion for residential real estate,home décor and architecture with a diverse background of experiences Molly is a hustler yet does not yield from honesty and integrity Her tenacious attitude and problem-solving skills became vitally important in solving various obstacles along the home purchase journey We have owned 12 homes in our adult lives and Molly is ? without a doubt ? the best realtor we have ever worked with,and we highly recommend her!"

"We met Molly at one of the first open houses we attended We had already been to 2-3 open houses and frankly did not strike up an instant rapport with the brokers there They just felt a bit too transactional.That was not the case with Molly.When we met Molly,we spent most of the time talking about how the school system works in Wellesley (unchartered territory for us),how/where young families like to spend their time around town,and more family oriented things like that - i.e. the stuff that REALLYmatters After that first convo,Molly was clearly the person we trusted and felt comfortable going back to as we navigated this whole home buying process Fast forward to finding and purchasing the home we currently live in none of this incredible happy ending would have been possible without Molly Molly knows everyone in town,which helped us get in contention for this home in the first place Not easy to do in a town that's in high demand 365 days out of the year From there,Molly helped us craft an offer and did some serious (and needed) hand holding through every step of the negotiation that led to our offer being accepted.We're in the perfect home for our soon-to-be family in the perfect town,and none of it would have been possible without Molly Molly if you're reading this...thank you from the bottom of our hearts."

"Molly was excellent to work with throughout our homebuying process At the beginning,she took the time to help us understand the ins and outs of the town where we were looking to buy and demonstrated a really strong pulse on the market (if we asked about a recent listing,she knew all the details) She also picked up on things we wanted (and,just as importantly,didn't want) in a home,and that quickly became clear in the listings she would flag for us.Once we found a home we really liked,she worked with us to craft a thoughtful offer that was responsive to the sellers During the closing process,she guided us through all of the steps to ensure we stayed on time and on track. Throughout all of this,we never felt pressured to do anything outside of our comfort zone and found Molly to be highly responsive anytime we had a question or wanted to chat We would highly recommend Molly to anyone thinking about buying or selling their home!"

Client Testimonials

"We are incredibly grateful for the exceptional service Molly has provided throughout the sale of our previous home and the purchase of our new one From start to finish,Molly demonstrated unmatched professionalism,market expertise,and genuine care for our family's needs Selling our home could have been a stressful process,but her guidance made it seamless She prepared us by getting our home ready,provided valuable advice on staging,priced our home perfectly,and her marketing strategy brought in an instant offer We couldn? t have asked for a better outcome! When it came to finding our new home,Molly was very patient,attentive,and truly listened to what we wanted.Her deep knowledge of Wellesley market and keen eye for detail helped us find the perfect house that checked all our boxes She went above and beyond to make sure the entire process was smooth and worry-free enabling us to close the dealWe highly recommend Molly to anyone looking to buy or sell a home She made this journey not only successful but also enjoyable Thank you for helping us with our homes!"

10 Ingersoll Road, Wellesley Sold for $3,150,000 | Represented Buyers

47 Cypress Road, Wellesley Sold for $3,000,000 | Represented Buyers

39 Sagamore Road, Wellesley Sold for $2,600,000 | Represented Buyers

34 Chest ert on Road, Wellesley Sold for $3,025,000 | Represented Buyers

21 Washburn Avenue, Wellesley Sold for $2,431,000 | Represented Sellers

15 Swart hmore Road, Wellesley Sold for $2,400,000 | Represented Buyers

68 Oakland Avenue, Needham Sold for $2,365,000 | Represented Buyers

71 Suffolk Road, Wellesley Sold for $2,275,000 | Represented Buyers

12 Pheasant Landing Road, Needham Sold for $2,150,500 | Represented Buyers

10 9 Suffolk Road, Wellesley Sold for $2,107,500 | Represented Buyers

110 Suffolk Road, Wellesley Sold for $1,940,000 | Represented Buyers

81 Brist ol Road, Wellesley Sold for $1,667,800 | Represented Buyers

350 First Parish Road, Scit uat e Sold for $1,500,000 | Represented Buyers

410 School St reet , Wellesley Sold for $1,445,000 | Representing Seller

70 Sherburn Circle, West on Sold for $1,425,000 | Represented Sellers

17 Robert s Road, Wellesley Sold for $1,375,000 | Represented Sellers

8 Vist a Road, Wellesley Sold for $1,300,000 | Represented Buyers

432 West on Road, Wellesley Sold for $1,285,000 | Represented Buyers

| Represented Sellers

Sext on Avenue, West wood Sold for $755,000 | Representing Buyers

Rolling Lane, Dover Sold for $1,250,000 | Represented Buyers

Selden St reet , Newt on Sold for $1,200,000 | Represented Buyers

Upwey Road, Wellesley Sold for $1,200,000

Sext on Avenue, West wood Sold for $1,000,000 | Represented Sellers

Tisdale Drive, Dover Sold for $840,000 | Represented Sellers

Lasalle Avenue, Framingham Sold for $790,000 | Represented Sellers

38 Grove St reet , Norfolk Sold for $751,000 | Represented Buyer

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ExclusiveBuyerRepresentationAgreement

Buyer’sName:_________________________________________________(herein“Buyer”)

Broker:GibsonSotheby’sInternationalRealty(referredtoas“GibsonSIR”)

Buyer’sAgent:______________________________________________________

BettyGibsonAssociates,Incorporated,doingbusinessasGibsonSotheby’sInternationalRealty(referred toas“GibsonSIR”),theBuyer’sAgentandtheBuyer,inexchangeofmutualpromisesagreeasfollows:

1. PROPERTIES Buyer is retaining Gibson SIR to be the exclusive Broker representing the Buyer in the purchase of real property. The Buyer retains the sole and absolute right to determine if a property is acceptable.

2. TERM This Agreement shall be in effect from the date of signing through ________________________________________or to completion of the Acquisition of the property, if under agreement, whichever is later (the “Term”). The Buyer’s obligation to pay the compensation will continue for a 90-day period after the expiration of the Term of this Agreement for properties introduced and shown by the Buyer’s Agent during the Term.

3. GIBSON SIR AGREES TO:

● Prepare a wants/needs list for the Buyer.

● Use reasonable efforts to locate properties acceptable to the Buyer through the Multiple Listing Service (MLS) and off MLS.

● Work in the Buyer’s best interest and preserve the Buyer’s confidential information.

● Maintain regular communication with the Buyer throughout the term of the Agreement.

● Attend scheduled showings of properties.

● Provide professional advice and guidance to the Buyer.

● Refer the Buyer to professionals such as lenders, attorneys, home inspectors, etc.

● Assist the Buyer in determining the market value of properties of interest.

● Provide a C Market Analysis for properties the Buyer is considering writing offers for, upon the Buyer’s request.

● Assist the Buyer in negotiating terms and conditions of the offer and home inspection issues, if applicable.

4. BUYER AGREES TO:

● Work exclusively with Gibson SIR during the Term and to conduct all real estate purchase negotiations through Gibson SIR and the Buyer’s Agent.

● Cooperate with Gibson SIR by providing necessary personal information to evaluate Buyer’s needs and qualifications.

● Notify any other broker that the Buyer is working with Gibson SIR under the terms of this Agreement.

● Within 7 days of the entering into this Agreement and/ or prior to the Offer to Purchase, the Buyer will provide the Buyer’s Agent a pre-approval from a lender (if the Buyer is seeking financing)

TheBuyerrepresentsthattheBuyerisnotworkingwithanyotherBuyer’sAgent/Brokerunderthe termsofanExclusiveBuyerRepresentationAgreement.

. COMPENSATION

The Buyer herein acknowledges to being advised that broker commissions are not set by law and are fully negotiable

Prior to showing a property as a buyer representative, a real estate agent who is a REALTOR® must enter into a written agreement with the buyer defining how the real estate broker will be paid.

● The Buyer agrees to pay Gibson SIR compensation for representation in the amount of % of the gross purchase price of any property purchased during the Term of this Agreement.

● The Buyer’s obligation to pay the compensation will be at the time the Buyer purchases the property and takes title.

● No fee will be due under this Agreement if the Buyer does not purchase a property

● Gibson SIR may not accept Compensation or a fee in excess of the fee agreed in this Agreement.

● A seller or listing agent may offer to pay some or all of the compensation due to a broker representing a buyer but is under no legal to do so.

● The Buyer may, at the Buyer’s option, either (1) seek to have the Compensation paid in whole or in part by the seller in the terms of the offer to purchase and/or (2) pay the Compensation directly to Gibson SIR at closing.

. CONSENT TO DESIGNATED AGENCY

A designated agent is a real estate licensee who has been appointed by a broker or salesperson to represent a buyer as a “designated buyer’s agent” or to represent a seller as a “designated seller’s agent.” When a buyer or seller consents to designated agency only that designated agent represents the buyer or seller. Any other agents affiliated with BROKER may represent another party to the transaction and by consenting to designated agency the buyer or seller permits those agents to represent another party. Individuals who are designated agents owe fiduciary duties to their respective clients. You are further advised that: (a) the designated buyer’s agent will represent the BUYER and will owe the BUYER the duties of loyalty, full disclosure, confidentiality, to account for funds, reasonable care and obedience to lawful instruction; (b) all other licensees affiliated with the appointing BROKER will not represent the BUYER nor will they owe the other duties specified in paragraph (a) to that BUYER, and may potentially represent the seller; and (c) if designated agents affiliated with the same broker represent the seller and buyer in a transaction, the appointing broker shall be a dual agent and neutral as to any conflicting interests of the seller and buyer, but will continue to owe the seller and buyer the duties of confidentiality of material information and to account for funds. By signing this agr

. is authorized to represent me as a Designated Agent. I hereby consent to designated agency If designated agency occurs in a transaction, a notice of designated agency will be given.

7. DISCLAIMER

Gibson SIR is being retained solely as a real estate broker and not as an attorney, lender, appraiser, surveyor, structural engineer, home inspector or other professional service provider. At the Buyer’s request, the Buyer’s Agent may refer the Buyer to such professionals. It is advised for the Buyer to contact Building Departments to inquire about potential open building permits and you are encouraged to speak with people in the Town or City Hall about other questions you may have about

thecommunity.TheBuyer’sAgentmayworkwithotherbuyersduringtheTermofthisAgreement andwilltreatallbuyerinformationasconfidential.

. EQUAL OPPORTUNITY The parties hereto agree to abide by all applicable fair-housing laws.

. MODIFICATION OF THIS AGREEMENT Any modification of this Agreement must be in writing, signed and dated by all parties. This Agreement constitutes the entire agreement between the parties and is a contract subject to Massachusetts law. Any prior agreements, whether oral or written, have been merged and incorporated into this Agreement.

1 . SELLER/LISTING BROKER TREATMENT OF OFFERS Buyer acknowledges being advised that Massachusetts law does not require the Seller or Listing Broker to treat the existence of offers, price terms or other conditions as confidential.

11. DISPUTES In the event that Buyer and Gibson SIR shall, for any reason, be unable to resolve a dispute arising from any of the terms of this Agreement, then either party may submit the matter to binding arbitration for the purpose of resolving the dispute.

12.

OTHER PROVISIONS:

This Agreement constitutes a binding Massachusetts Contract. Buyer acknowledges GIBSON SIR’s advice to seek legal counsel relating to any provision of this Agreement if not understood and acknowledges receipt of (a) a copy of this Agreement, (b) a copy of the Massachusetts Mandatory Licensee-Consumer Relationship Disclosure Form, and (c) a brochure entitled “Home Inspector Facts For Consumers.”

Buyer DateBrokerofRecord,LaurenceRideout

Buyer Date

BROKER/SALESPERSON ACKNOWLEDGMENT OF DESIGNATED AGENCY

I acknowledge and agree to represent the above named consumer as a designated agent and my signature below signifies that I understand the duties and responsibilities of that relationship, and explained to the consumer that I am their agent, together with any other licensees expressly appointed as their designated agent; and that the appointing broker may become a "dual agent;" and that no one else affiliated with my firm represents them.

Signature of Broker/Salesperson

License Number

Today’s Date

CONSENT TO DUAL AGENCY

To Be Used if the Buyer is agreeing to the Buyer’s Agent acting as a Dual Agent

Buyer understands and consents that the Broker may work as a Designated Seller’s Agent with a Seller client of the Broker and may therefore have to act as an individual Disclosed Dual Agent in a situation where they simultaneously represent the Buyer and Seller in the same transaction. Dual Agency is the result.

A real estate broker or salesperson may act as a dual agent who represents both prospective buyer and seller with their informed written consent. A dual agent is authorized to assist the buyer and seller in a transaction, but shall be neutral with regard to any conflicting interest of the buyer and seller. Consequently, a dual agent will not have the ability to satisfy fully the duties of loyalty, full disclosure, reasonable care and obedience to lawful instructions, but shall still owe the duty of confidentiality of material information and the duty to account for funds.

Buyers and sellers should understand that material information received from either client that is confidential may not be disclosed by a dual agent, except: (1) if disclosure is expressly authorized; (2) if such disclosure is required by law; (3) if such disclosure is intended to prevent illegal conduct; or (4) if such disclosure is necessary to prosecute a claim against a person represented or to defend a claim against the broker or salesperson. This duty of confidentiality shall continue after termination of the brokerage relationship.

I acknowledge and agree that [insert name of licensee & license #] is (are) authorized to represent both the buyer and Seller as a Dual Agent. I hereby consent to dual agency. In the event dual agency occurs, written notice to both the Seller and the Buyer.

BROKER/SALESPERSON ACKNOWLEDGMENT REGARDING DUAL AGENCY

I acknowledge and agree to represent the above named consumer as a dual agent and my signature below signifies that I understand the duties and responsibilities of that relationship, and explained to the consumer that I am a dual agent and therefore will assist the buyer and the seller in the transaction, but shall be neutral with regard to any conflicting interest of the buyer and seller. In the event dual agency occurs, that I represent the buyer and the seller in the same transaction, I shall give notice to the buyer in compliance with the applicable licensing law.

Commonwealth of Massachusetts

BOARD OF REGISTRATION OF REAL ESTATE BROKERS AND SALESPERSONS

http://www.mass.gov/ocabr/licensee/dpl-boards/re/ MASSACHUSETTS MANDATORY LICENSEE-CONSUMER RELATIONSHIP DISCLOSURE THIS IS NOT A CONTRACT

This disclosure is provided to you, the consumer, by the real estate licensee listed in this disclosure.

THE TIME WHEN THE LICENSEE MUST PROVIDE THIS NOTICE TO THE CONSUMER:

All real estate licensees must present this form to you at the first personal meeting with you to discuss a specific residential property. If there is no personal meeting between you and the licensee, this form must be presented electronically or through some other means before the licensee enters into a contract with a consumer . Residential property is defined as land with a building intended for use as a one to four-unit residential dwelling or the purchase or sale of land on which a building is intended to be con structed for use as a oneor two-unit residential dwelling. In the event this relationship changes an additional disclosure must be provided and completed at that time.

CONSUMER INFORMATION AND RESPONSIBILITY:

If you are a buyer or seller, you can engage a licensee to provide advice, assistance and representation to you as your agent . The licensee can represent you as the seller (Seller's Agent) or represent you as the buyer (Buyer's Agent) or can assist you as a Facilitator.

All real estate licensees, regardless of the working relationship with a consumer must, by law, present properties honestly a nd accurately, and disclose known material defects in the real estate.

The duties of a real estate licensee do not relieve consumers of the responsibility to protect their own interests. If you need advice for legal, tax, insurance or land survey matters it is your responsibility to consult a professional in those areas. Real estate licensees do not and cannot perform home, lead paint, or insect inspections, nor do they perform septic system, wetlands or environmental evaluations.

Do not assume that a real estate licensee works solely for you unless you have an agreement for that relationship.

For more detailed definitions and descriptions about real estate relationships, please see page 2 of this disclosure .

THE

SELLER OR BUYER RECEIVING THIS DISCLOSURE IS HEREBY ADVISED THAT THE REAL ESTATE LICENSEE NAMED BELOW IS WORKING AS A:

Check one:  Seller's agent  Buyer's agent  Facilitator

If seller’s or buyer’s agent is check ed above, the licensee must complete the following section:

Check one: Non- Designated Agency

The real estate firm or business listed below and all other affiliated agents are also working as the agent of the  Seller  Buyer

 Designated Agency

Only the licensee named herein represents the  Seller  Buyer (designated seller agency or designated buyer agency). In this situation any other agents affiliated with the firm or business listed below do not represent you and may represent another party in your real estate transaction.

By signing below, I, the real estate licensee, acknowledge that this disclosure has been provided to the consumer named herein:  Broker  Salesperson

Signature of Licensee Printed name of Licensee License # Today’s Date

Name Real Estate Brokerage Firm Brokerage Firm License #  Buyer  Seller

Signature of consumer

Printed name of consumer

Buyer  Seller

Date

Check here if the consumer declines to sign this notice.

SELLER'S AGENT

A seller can engage the services of a real estate licensee to act as the seller’s agent in the sale of the seller’s property. This means that the real estate agent represents the seller, who is a client. The agent owes the seller client undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accounting. The agent must put the seller's interests first and attempt to negotiate price and terms acceptable to their seller client. The seller may authorize sub-agents to represent him/her in marketing its property to buyers, however the seller should be aware that wrongful action by the real estate agent or sub-agents may subject the seller to legal liability for those wrongful actions

BUYER'S AGENT

A buyer can engage the services of a real estate licensee to act as the buyer’s agent in the purchase of a property. This means that the real estate agent represents the buyer, who is a client. The agent owes the buyer client undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accounting. The agent must put the buyer's interests first and attempt to negotiate price and terms acceptable to their buyer client. The buyer may also authorize sub-agents to represent him/her in purchasing property, however the buyer should be aware that wrongful action by the real estate agent or sub-agents may subject the buyer to legal liability for those wrongful actions.

(NON-AGENT) FACILITATOR

When a real estate licensee works as a facilitator that licensee assists the seller and/or buyer in reaching an agreement but does not represent either the seller or buyer in the transaction. The facilitator and the broker with whom the facilitator is affiliated, owe the seller and buyer a duty to present all real property honestly and accurately by disclosing known material defects and owe a duty to account for funds. Unless otherwise agreed, the facilitator has no duty to keep information received from a seller or buyer confidential. Should the seller and/or buyer expressly agree, a facilitator relationship can be changed to a seller or buyer client relationship with the written agreement of the person so represented

DESIGNATED SELLER'S AND BUYER'S AGENT

A real estate licensee can be designated by another real estate licensee (the appointing or designating agent) to represent a buyer or seller, provided the buyer or seller expressly agrees to such designation. The real estate licensee once so designated is then the agent for that buyer or seller who becomes the agent’s client. The designated agent owes the buyer client or seller client, undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accounting. The agent must put their client's interests first, and attempt to negotiate price and terms acceptable to their client. No other licensees affiliated with the same firm represent the client unless otherwise agreed upon by the client. In situations where the appointing agent designates another agent to represent the seller and an agent to represent the buyer in the same transaction, then the appointing agent becomes a dual agent. Consequently, a dual agent cannot fully satisfy the duties of loyalty, full disclosure, obedience to lawful instructions, which is required of a seller or buyer agent. Only your designated agent represents your interests. Written consent for designated agency must be provided before a potential transaction is identified, but in any event, no later than prior to the execution of a written agreement for purc hase or sale of residential property. The consent must contain the information provided for in the regulations of the Massachusetts Board of Registration of Real Estate Brokers and Salespeople (Board). A sample consent to designated agency is available at the Board's website at www.mass.gov/dpl/re

DUAL AGENT

A real estate licensee may act as a dual agent representing both the seller and the buyer in a transaction but only with the express and informed written consent of both the seller and the buyer. A dual agent shall be neutral with regard to any conflicting interest of the seller and buyer. Consequently, a dual agent cannot satisfy fully the duties of loyalty, full disclosure, obedience to lawful instructions, which is required of a seller or buyer agent. A dual agent does, however, still owe a duty of confidentiality of material information and accounting for funds. Written consent for dual agency must be provided before a potential transaction is identified, but in any event, no later than prior to the execution of a written agreement for purchase or sale of residential property. The consent must contain the information provided for in the regulations of the Massachusetts Board of Registration of Real Estate Brokers and Salespeople (Board). A sample consent to dual agency is available at the Board's website at www.mass.gov/dpl/re.

Owner of Record

TO (Seller and Spouse)

OFFER TO PURCHASE REAL ESTATE

Date:

From the Office of :

Molly Campbell Palmer

The property herein referred to is identified as follows:

Gibson Sotheby's International Realty 54 Central Street, Wellesley all buildings named and numbered XXXX, and all land approximately XXXX square feet.

Special provisions (if any) re fixtures, appliances, etc.

all appliances, lighting, and window treatments included

hereby offer to buy said property, which has been offered to me by as the Broker(s) under the following terms and conditions: CHECK ONE:

1. I will pay therefore $ , of which  Check, subject to collection (a) $ is paid herewith as a deposit to bind this Offer  Cash (b) $ is to be paid as an additional deposit upon the execution of the Purchase and Sale Agreement provided for below. (c) $ is to be paid at the time of delivery of the Deed in cash, or by certified, cashier’s, treasurer’s or bank check(s). (d) $

5% less

(e) $ Total Purchase Price

2.5% of the gross purchase price

2. By accepting this Offer, you agree to pay my broker, _______________________, who is representing me and acting as my agent, a fee equal to ____________________________, which fee is included in the purchase price and shall be paid from the proceeds of the sale at the time of closing.

3. This Offer is good until A.M. P.M. on , 20 at or before which time a copy hereof shall be signed by you, the Seller and your (husband) (wife), signifying acceptance of this Offer, and returned to me forthwith, otherwise this Offer shall be considered as rejected and the money deposited herewith shall be returned to me forthwith.

4. The parties hereto shall, on or before A.M. P.M , 20 execute the applicable Standard Form Purchase and Sale Agreement recommended by the Greater Boston Real Estate Board or any form substantially similar thereto, which, when executed, shall be the agreement between the parties hereto.

5. A good and sufficient Deed, conveying a good and clear record and marketable title shall be delivered at 12:00 Noon on , 20 at the appropriate Registry of Deeds, unless some other time and place are mutually agreed upon in writing.

6. If I do not fulfill my obligations under this Offer, the above mentioned deposit shall forthwith become your property without recourse to either party. Said deposit shall be held by as escrow agent subject to the terms hereof provided however that in the event of any disagreement between the parties, the escrow agent may retain said deposit pending instructions mutually given in writing by the parties. A similar provision shall be included in the Purchase and Sale Agreement with respect to any deposit held under its terms.

7. Time is of the essence hereof.

8. Disclosures: For one to four family residences, the Buyer hereby acknowledges receipt of the Home Inspectors: Facts for Consumers brochure produced by the Office of Consumer Affairs. For residential property constructed prior to 1978, Buyer must also sign Lead Paint “Property Transfer Notification.”

9. The initialed riders, if any, attached hereto are incorporated herein by reference. Additional terms and conditions, if any:

Molly Campbell Palmer

NOTICE: This is a legal document that creates binding obligations. If not understood, consult an attorney. WITNESS MY HAND AND SEAL

Buyer Buyer

Address/City/State/Zip

Phone Numbers (Work & Home)

Receipt of deposit check for transmittal by: (Agent/Facilitator) Check shall not be deposited unless offer is accepted. This Offer is hereby accepted upon the foregoing terms and conditions at A.M. / P.M. on , 20 WITNESS my (our) hand(s) and seal(s)

Seller (or spouse)

Date

Seller

RECEIPT FOR DEPOSIT

Received from Buyer the sum of $ as deposit under the terms and conditions of above Offer, to be held by as escrow agent.

Under regulations adopted pursuant to the Massachusetts license law: All offers submitted to brokers or salespeople to purchase real property that they have a right to sell shall be conveyed forthwith to the owner of such real property.

Agent for Seller

OFFER TO PURCHASE CONTINGENCY ADDENDUM

The BUYER, if checked, hereby incorporates the following contingencies into this Offer to Purchase Real Estate.

 MORTGAGE CONTINGENCY

In order to help fnance the acquisition of the property, the BUYER shall apply for a conventional bank or other institutional mortgage loan of $ at prevailing rates, terms and conditions. If despite the BUYER’s diligent efforts a commitment for such loan cannot be obtained on or before _____________, 20____, then the BUYER shall have the option of revoking this agreement by written notice to the SELLER and/or the Broker representing the SELLER prior to the expiration of such time, whereupon all deposits made by the BUYER shall be forthwith refunded, and this agreement shall become null and void and without further recourse to either party. In no event will the BUYER be deemed to have used diligent efforts to obtain such commitment unless the BUYER submits a complete mortgage loan application conforming to the foregoing provisions on or before _______________, 20____.

 INSPECTION CONTINGENCY

The BUYER may, at the BUYER’s own expense and on or before _________________, 20____, have the property inspected by a duly-licensed person engaged in the business of conducting home inspections. If it is the opinion of such inspector that the property contains serious structural, mechanical or other defects and if the repair of such defects would cost the BUYER in the aggregate more than $___________________, then the BUYER shall have the option of revoking the agreement by written notice to the SELLER and/or Broker representing the SELLER on or before ________________, 20____. Such notice shall be accompanied by a copy of the inspector’s opinion and cost estimates.

 RADON CONTINGENCY

The BUYER may, at the BUYER’s own expense and on or before ________________, 20__, have the property inspected for the presence of radon gas. In the event a customary test for the presence of radon gas indicates the presence of radon gas in excess of levels deemed acceptable by the federal Environmental Protection Agency, then the BUYER shall have the option of revoking the agreement by written notice to the SELLER and/or Broker representing the SELLER on or before ________________, 20____. Such notice shall be accompanied by a copy of the test results.

 PEST INSPECTION CONTINGENCY

The BUYER may, at the BUYER’s own expense on or before ______________, 20____, have the property inspected by a person engaged in the business of pest inspection and control. If it is the opinion of such inspector that the property is infested by termites or other wood boring pests, then the BUYER shall have the option of revoking this agreement by written notice to the SELLER and/or the Broker representing the SELLER on or before _______________, 20___. Such notice shall be accompanied by a copy of the inspector’s opinion and any related inspection report.

 LEAD PAINT CONTINGENCY ADDENDUM

The BUYER may, at the BUYER’s own expense and within ten (10) days after the acceptance of this agreement, have the property professionally inspected for the presence of paint, plaster or other accessible materials containing dangerous levels of lead (as such terms are defned by applicable Massachusetts laws and regulations). A copy of the inspector’s report shall be furnished to the SELLER upon receipt by the BUYER. If it is the opinion of such inspector that any such materials are present on the property, then the BUYER shall have the option of revoking this agreement by written notice to the SELLER and/or the Broker representing the SELLER prior to the expiration of such time.

In the event the BUYER revokes the agreement consistent with the terms of the above selected Contingencies, then any deposits made by the BUYER shall be forthwith refunded, and this agreement shall be null and void and without further recourse to either party.

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