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

T he Home

Buying Process

Your Guide to Purchasing Proper ty

T he Buyi ng Pr ocess

A b r i ef over vi ew o f w h at t o ex p ec t f r o m h o m e sear c h p r ep ar at i o n t o c l o si n g d ay

T he Prepar at i on

- Cal c u l at e yo u r m axi m u m af f o r d ab l e p r i c e, i n c l u d i n g d ow n p ay m en t , c l osi n g c ost s, an d m o n t h l y m o r t gage p ay m en t s

- Co n t ac t l en d er s t o c o m p ar e r at es an d t er m s; o b t ai n a p r e- ap p r oval l et t er st at i n g t h e l oan am o u n t yo u q u al i f y f o r

- Det er m i n e yo u r m u st - h aves an d p r ef er en c es f o r t h e p r o p er t y

- Co n si d er l o c at i o n , si ze, st y l e, an d am en i t i es.

T he Search

- At t en d o p en h o u ses. Vi ew o n l i n e l i st i n gs o n r eal est at e web si t es an d u t i l i ze yo u r r eal est at e agen t t o sc h ed u l e p r i vat e sh ow i n gs

- Lever age yo u r agen t ' s exp er t i se t o assess an d f i n d p o t en t i al p r o p er t i es ( i e of f m ar ket , ?c o m i n g so o n ?)

T he Offer

- Wo r k w i t h yo u r agen t t o c r af t a c o m p et i t i ve of f er.

- Co n si d er al l el em en t s: p r i c e, t er m s, c o n t i n gen c i es, d at es, i n c l u si o n s an d exc l u si o n s

- Su b m i t t h e of f er t o t h e sel l er w i t h an ear n est m o n ey d ep osi t

- B e p r ep ar ed f o r c o u n t er of f er s an d n ego t i at i o n

T he Purchase & Sale Agreement

- En gage a r eal est at e at t o r n ey t o ad vi se o n t h e t er m s an d l an gu age of t h e p u r c h ase an d sal e agr eem en t

- N ego t i at e l an gu age vi a yo u r at t o r n ey t o ar r i ve at a m u t u al l y agr eeab l e c o n t r ac t

- Si gn agr eem en t an d su b m i t ad d i t i o n al d ep osi t ( t y p i c al l y 5 % of p u r c h ase p r i c e)

T he Closi ng Prepar at i on

- Fi n al i ze yo u r m o r t gage ap p l i c at i o n Pr ovi d e any ad d i t i o n al d o c u m en t at i o n r eq u est ed by t h e l en d er

- Wai t f o r l oan ap p r oval an d c o m m i t m en t l et t er.

- Ar r an ge u t i l i t i es at n ew p r o p er t y, f o r war d m ai l , c o n t ac t ser vi c e p r ovi d er s, c o o r d i n at e m over s, ar r an ge h o m eow n er s i n su r an c e.

- Revi ew c l osi n g c ost s an d l oan d o c u m en t s w i t h yo u r at t o r n ey

Complet e a Fi nal Wal kt hrough

- In sp ec t t h e p r o p er t y o n e l ast t i m e t o en su r e i t ' s i n t h e agr eed - u p o n c o n d i t i o n .

- Co n f i r m t h at any n ego t i at ed r ep ai r s h ave b een c o m p l et ed

- Ch ec k f o r agr eed u p o n i n c l u si o n s an d exc l u si o n s an d any f u r n i t u r e t h at was p u r c h ased f r o m sel l er s.

At t end T he Closi ng

- B r i n g a val i d ID, f u n d s f o r c l osi n g c ost s, an d any r eq u i r ed p ap er wo r k t o t h e c l osi n g.

- Si gn al l n ec essar y d o c u m en t s

- Rec ei ve t h e keys t o yo u r n ew h o m e

Move I n and Enjoy Your Home!

Real Est at e Mar ket Snapshot

F R A M I N G H A M

Past 6 M o n t h s - To d ay

M ed i an L i st Pr i c e

$ 779,9 0 0

M ed i an Day s On M ar k et 14

To t al # Ac t i ve H o m es On M ar k et 13

M ed i an Sal e Pr i c e ( l ast 6 m o n t h s) $ 6 6 2 ,5 0 0

Real Est at e Mar ket Snapshot

A S H L A N D

Past 6 M o n t h s - To d ay

M ed i an L i st Pr i c e

$ 6 6 9,9 0 0

M ed i an Day s On M ar k et 1

To t al # Ac t i ve H o m es On M ar k et 5

M ed i an Sal e Pr i c e ( l ast 6 m o n t h s)

$ 6 75,0 0 0

Real Est at e Mar ket Snapshot

N A T I C K

Past 6 M o n t h s - To d ay

M ed i an L i st Pr i c e $ 1,6 74 ,9 0 0

M ed i an Day s On M ar k et 2 8

To t al # Ac t i ve H o m es On M ar k et 17

M ed i an Sal e Pr i c e ( l ast 6 m o n t h s) $ 9 75,0 0 0

Mol ly Campbel l Pal mer

Vi c e Pr esi d en t

5 0 8 2 6 9 0 0 0 2

M o l l y Pal m er @Gi b so n SIR c o m

5 4 Cen t r al St r eet

Wel l esl ey, M A 0 24 8 2

M o l l y Cam p b el l Pal m er b r i n gs p r oven st r at egi es an d a f i er c e

ad vo c ac y f o r h er c l i en t s t o ever y asp ec t of t h e r eal est at e sel l i n g

an d b u y i n g p r o c ess. Havi n g p ar t i c i p at ed i n over $ 5 0 0 ,0 0 0 ,0 0 0 of

sal es i n t h e Wel l esl ey/ West o n an d M et r owest ar ea, M o l l y h as

d r i ven c o n si st en t su c c ess f o r h er c l i en t s i n an u l t r a- c o m p et i t i ve

en vi r o n m en t By keep i n g u p w i t h t h e m ar ket i n r eal t i m e an d

p r ovi d i n g i n si d er i n f o r m at i o n , M o l l y i s ab l e t o of f er h er c l i en t s an

u n m at c h ed ad van t age t h at m akes t h e d i f f er en c e an d get s r esu l t s

M o l l y ' s b ac k gr o u n d i n m ed i a/ ad ver t i si n g an d t h e d esi gn i n d u st r y h ave u n i q u el y p osi t i o n ed h er t o h el p c l i en t s b u y an d sel l t h ei r

h o m es f r o m a p osi t i o n of k n ow l ed ge an d sk i l l . Her r o l es at

Ar c h i t ec t u r al Di gest , El l e Dec o r, an d Desi gn N ew En gl an d h ave

r esu l t ed i n d eep t i es t o t h e b u i l d i n g an d d esi gn i n d u st r y, al l ow i n g

h er t o of f er a u n i q u e an d i n f o r m ed ap p r oac h t o ever y asp ec t of b u y i n g an d sel l i n g

M o l l y b r i n gs an u n p ar al l el ed b r ead t h of c o l l ec t i ve exp er i en c e an d

k n ow l ed ge t o h er c l i en t s

T O T A L S A L E S V O L U M E * * P A R T I C I P A T E D I N T O P 5 % O F W E L L E S L E Y A G E N T S

$500,000,000

Cl i ent Test i moni al s

" M o l l y was exc el l en t t o wo r k w i t h w h en b u y i n g o u r f i r st h o u se an d we h i gh l y r ec o m m en d h er as a

r eal t o r Sh e l i st en ed t o w h at we wer e l o o k i n g f o r, q u i c k l y r esp o n d ed w h en we r eac h ed o u t w i t h

q u est i o n s, was r eso u r c ef u l i n f i n d i n g an swer s, an d p u sh ed h ar d f o r o u r b est i n t er est s w h en t h i n gs

d i d n ? t go as p l an n ed Th e h o m e b u y i n g p r o c ess wen t sm o o t h er t h an k s t o M o l l y ?s h el p ! "

" We h ad t h e p l easu r e of wo r k i n g w i t h M o l l y as we sear c h ed f o r o u r f o r ever h o m e i n t h e su b u r b s an d

c o u l d n ? t b e m o r e gr at ef u l f o r h er exp er t h el p an d gu i d an c e. In a c h al l en gi n g an d c o m p et i t i ve m ar ket

f o r b u yer s, M o l l y m ad e t h e p r o c ess of f i n d i n g o u r h o m e easy an d st r ess- f r ee On e of h er st r en gt h s i s

h er i n - d ep t h k n ow l ed ge of t h e c o m m u n i t i es sh e wo r k s i n . Sh e f r eq u en t l y wo u l d sen d u s i n f o r m at i o n

o n h o m es t h at wer e ab o u t t o l i st as wel l as of f - m ar ket l i st i n gs, an d wo u l d al ways h ave h el p f u l i n t el

an d p er sp ec t i ve t o sh ar e. I was p ar t i c u l ar l y i m p r essed by t h e c ar e sh e t o o k t o r eal l y u n d er st an d w h at we wer e l o o k i n g f o r an d w h at was i m p o r t an t t o u s i n o u r f u t u r e h o m e We n ever o n c e f el t

p r essu r ed ( o r d ef eat ed ! ) d u r i n g t h e b u y i n g p r o c ess ? M o l l y was a c o n st an t c al m i n g an d r eassu r i n g

p r esen c e t h at o u r p er f ec t h o m e was o u t t h er e wai t i n g t o b e f o u n d Si m p l y p u t , M o l l y i s t h e b est ! We

wo u l d h i gh l y r ec o m m en d h er anyo n e l o o k i n g t o b u y o r sel l a p r o p er t y "

" M o l l y h el p ed u s b u y o u r h o u se t h i s Sp r i n g of 2 0 2 2 If yo u ' r e f am i l i ar w i t h t h i s m ar ket , yo u k n ow t h at i s n o sm al l f eat . We wer e at t h e " en t r y " p r i c e p o i n t i n so m e n ei gh b o r h o o d s t h at we wan t ed t o l i ve i n w h i c h m akes c o m p et i t i o n t o u gh M o l l y n ever o n c e p r essu r ed u s t o l i ve so m ew h er e we d i d n ' t wan t t o

- t h i s i s a b i g d eal b ec au se sh e t r u st ed t h at we k n ew o u r wan t s/ n eed s an d t h at we wo u l d i n d eed f i n d o u r h o u se We b egan l o o k i n g i n Feb r u ar y 2 0 2 2 an d wer e u n d er c o n t r ac t i n M ay i n a n ei gh b o r h o o d I d i d n ' t t h i n k we c o u l d af f o r d . We en d ed u p b u y i n g f r o m so m e p ar t i c u l ar l y d i f f i c u l t sel l er s, an d t h er e wer e sever al t i m es I q u est i o n ed i f we' d ac t u al l y get t h e h o u se M o l l y was al ways c al m an d p r of essi o n al , an d k n ew w h en t o i nvo l ve o u t si d e c o u n sel f o r m at t er s o u t si d e h er p u r vi ew Sh e was u n d o u b t ed l y i n st r u m en t al i n get t i n g u s t o t h e f i n i sh l i n e! Fi n d i n g yo u r h o u se i n t h i s m ar ket t akes a l o t of p er si st en c e/ p at i en c e, a l i t t l e l u c k , an d a wel l - c o n n ec t ed , k n ow l ed geab l e, t r u st wo r t hy, an d k i n d r eal t o r. M o l l y was al l of t h at an d m o r e. I w h o l e- h ear t ed l y r ec o m m en d h er t o anyo n e l o o k i n g t o b u y o r sel l , an d w i l l b e r ef er r i n g h er t o any c o l l eagu es/ f r i en d s m ovi n g f o r war d "

" Wo r k i n g w i t h M o l l y was a p l easu r e We wer e i m p r essed by h ow m u c h sh e l i st en ed t o o u r w i sh l i st

an d ( ver y ) p r oac t i vel y b r o u gh t u s n ew l i st i n gs t o c o n si d er. Her c o m m u n i c at i o n was sec o n d t o n o n e an d sh e al ways m ad e h er sel f avai l ab l e f o r o u r t ext s/ c al l s an d t o t o u r h o m es M ost i m p o r t an t l y, M o l l y was h o n est an d sh ar ed h er i n si gh t s an d k n ow l ed ge w i t h u s at ever y st ep of t h e p r o c ess We f el t l i ke

we c o u l d f u l l y t r u st M o l l y an d wo u l d d ef i n i t el y wo r k w i t h h er agai n ! "

Cl i ent Test i moni al s

" M olly is an ext r em ely b r ight and k nowled geab le r eal est at e p r of essional! She has a uniq ue sk ill of b alanc ing t he vast em ot ions of b uy ing a house wit h r eal t im e inf or m at ion and solut ions It st ar t s wit h her com p let e und er st and ing of t he m ar ket in m et r o west inc lud ing new and exist ing hom es. Her at t ent ion t o d et ail, not e t ak ing and f ollow up is second t o none! Her ener gizing p er sonalit y t ur ns t asks int o f un! She has a genuine p assion f or r esid ent ial r eal est at e, hom e d écor and ar c hit ec t ur e wit h a d iver se b ac k gr ound of exp er iences M olly is a hust ler yet d oes not y ield f r om honest y and int egr it y Her t enac ious at t it ud e and p r ob lem -solving sk ills b ecam e vit ally im p or t ant in solving var ious ob st ac les along t he hom e p ur c hase jour ney We have owned 12 hom es in our ad ult lives and M olly is ? wit hout a d oub t ? t he b est r ealt or we have ever wor ked wit h, and we highly r ecom m end her ! "

" We m et M o l l y at o n e of t h e f i r st o p en h o u ses we at t en d ed . We h ad al r ead y b een t o 2 -3 o p en h o u ses

an d f r an k l y d i d n o t st r i ke u p an i n st an t r ap p o r t w i t h t h e b r o ker s t h er e Th ey j u st f el t a b i t t o o

t r an sac t i o n al . Th at was n o t t h e c ase w i t h M o l l y. Wh en we m et M o l l y, we sp en t m ost of t h e t i m e

t al k i n g ab o u t h ow t h e sc h o o l syst em wo r k s i n Wel l esl ey ( u n c h ar t er ed t er r i t o r y f o r u s) , h ow/ w h er e

yo u n g f am i l i es l i ke t o sp en d t h ei r t i m e ar o u n d t ow n , an d m o r e f am i l y o r i en t ed t h i n gs l i ke t h at - i .e.

t h e st u f f t h at REALLY m at t er s Af t er t h at f i r st c o nvo, M o l l y was c l ear l y t h e p er so n we t r u st ed an d f el t

c o m f o r t ab l e go i n g b ac k t o as we n avi gat ed t h i s w h o l e h o m e b u y i n g p r o c ess Fast f o r war d t o f i n d i n g

an d p u r c h asi n g t h e h o m e we c u r r en t l y l i ve i n n o n e of t h i s i n c r ed i b l e h ap py en d i n g wo u l d h ave b een p ossi b l e w i t h o u t M o l l y M o l l y k n ows ever yo n e i n t ow n , w h i c h h el p ed u s get i n c o n t en t i o n f o r

t h i s h o m e i n t h e f i r st p l ac e. N o t easy t o d o i n a t ow n t h at ' s i n h i gh d em an d 3 6 5 d ays o u t of t h e year.

Fr o m t h er e, M o l l y h el p ed u s c r af t an of f er an d d i d so m e ser i o u s ( an d n eed ed ) h an d h o l d i n g t h r o u gh

ever y st ep of t h e n ego t i at i o n t h at l ed t o o u r of f er b ei n g ac c ep t ed . We' r e i n t h e p er f ec t h o m e f o r o u r

so o n - t o - b e f am i l y i n t h e p er f ec t t ow n , an d n o n e of i t wo u l d h ave b een p ossi b l e w i t h o u t M o l l y M o l l y i f yo u ' r e r ead i n g t h i s... t h an k yo u f r o m t h e b o t t o m of o u r h ear t s."

" M o l l y was exc el l en t t o wo r k w i t h t h r o u gh o u t o u r h o m eb u y i n g p r o c ess At t h e b egi n n i n g, sh e t o o k t h e t i m e t o h el p u s u n d er st an d t h e i n s an d o u t s of t h e t ow n w h er e we wer e l o o k i n g t o b u y an d d em o n st r at ed a r eal l y st r o n g p u l se o n t h e m ar ket ( i f we asked ab o u t a r ec en t l i st i n g, sh e k n ew al l t h e d et ai l s) Sh e al so p i c ked u p o n t h i n gs we wan t ed ( an d , j u st as i m p o r t an t l y, d i d n ' t wan t ) i n a

h o m e, an d t h at q u i c k l y b ec am e c l ear i n t h e l i st i n gs sh e wo u l d f l ag f o r u s. On c e we f o u n d a h o m e we

r eal l y l i ked , sh e wo r ked w i t h u s t o c r af t a t h o u gh t f u l of f er t h at was r esp o n si ve t o t h e sel l er s Du r i n g

t h e c l osi n g p r o c ess, sh e gu i d ed u s t h r o u gh al l of t h e st ep s t o en su r e we st ayed o n t i m e an d o n t r ac k .

Th r o u gh o u t al l of t h i s, we n ever f el t p r essu r ed t o d o any t h i n g o u t si d e of o u r c o m f o r t zo n e an d f o u n d

M o l l y t o b e h i gh l y r esp o n si ve any t i m e we h ad a q u est i o n o r wan t ed t o c h at We wo u l d h i gh l y

r ec o m m en d M o l l y t o anyo n e t h i n k i n g ab o u t b u y i n g o r sel l i n g t h ei r h o m e! "

Cl i ent Test i moni al s

" We ar e inc r ed ib ly gr at ef ul f or t he excep t ional ser vice M olly has p r ovid ed t hr oughout t he sale of our p r evious hom e and t he p ur c hase of our new one Fr om st ar t t o f inish, M olly d em onst r at ed unm at c hed p r of essionalism , m ar ket exp er t ise, and genuine car e f or our f am ily ' s need s.Selling our hom e could have b een a st r essf ul p r ocess, b ut her guid ance m ad e it seam less She p r ep ar ed us by get t ing our hom e r ead y, p r ovid ed valuab le ad vice on st aging, p r iced our hom e p er f ec t ly, and her m ar ket ing st r at egy b r ought in an inst ant of f er We could n? t have asked f or a b et t er out com e! When it cam e t o f ind ing our new hom e, M olly was ver y p at ient , at t ent ive, and t r uly list ened t o what we want ed . Her d eep k nowled ge of Wellesley m ar ket and keen eye f or d et ail help ed us f ind t he p er f ec t house t hat c hec ked all our b oxes She went ab ove and b eyond t o m ake sur e t he ent ir e p r ocess was sm oot h and wor r y-f r ee enab ling us t o c lose t he d eal We highly r ecom m end M olly t o anyone look ing t o b uy or sell a hom e She m ad e t his jour ney not only successf ul b ut also enjoyab le Thank you f or help ing us wit h our hom es! "

10 I n g e r s o l l Ro a d , We l l es l ey

So l d f o r $ 3,15 0 ,0 0 0 | Rep r esen t ed B u yer s

4 7 Cy p r es s Ro a d , We l l es l ey

So l d f o r $ 3,0 0 0 ,0 0 0 | Rep r esen t ed B u yer s

2 1 Wa s h b u r n Av e n u e, We l l es l ey

So l d f o r $ 2 ,4 3 1,0 0 0 | Rep r esen t ed Sel l er s

3 4 Ch es t e r t o n Ro a d , We l l es l ey

So l d f o r $ 3,0 2 5,0 0 0 | Rep r esen t ed B u yer s

3 9 S a g a m o r e Ro a d , We l l es l ey

So l d f o r $ 2 ,6 0 0 ,0 0 0 | Rep r esen t ed B u yer s

15 Sw a r t h m o r e Ro a d , We l l es l ey

So l d f o r $ 2 ,4 0 0 ,0 0 0 | Rep r esen t ed B u yer s

6 8 Oa k l a n d Av e n u e, N e e d h a m

So l d f o r $ 2 ,3 6 5,0 0 0 | Rep r esen t ed B u yer s

12 Ph e a s a n t L a n d i n g Ro a d , N e e d h a m

So l d f o r $ 2 ,15 0 ,5 0 0 | Rep r esen t ed B u yer s

71 S u f f o l k Ro a d , We l l es l ey

So l d f o r $ 2 ,2 75,0 0 0 | Rep r esen t ed B u yer s

110 S u f f o l k Ro a d , We l l es l ey

So l d f o r $ 1,9 4 0 ,0 0 0 | Rep r esen t ed B u yer s

10 9 S u f f o l k Ro a d , We l l es l ey

So l d f o r $ 2 ,10 7,5 0 0 | Rep r esen t ed B u yer s

8 1 B r i s t o l Ro a d , We l l es l ey

So l d f o r $ 1,6 6 7,8 0 0 | Rep r esen t ed B u yer s

3 5 0 Fi r s t Pa r i s h Ro a d , S c i t u a t e

So l d f o r $ 1,5 0 0 ,0 0 0 | Rep r esen t ed B u yer s

So l d f o r $ 1,4 4 5,0 0 0 | Rep r esen t i n g Sel l er

4 0 Ro l l i n g L a n e, Do v e r

So l d f o r $ 1,2 5 0 ,0 0 0 | Rep r esen t ed B u yer s

17 Up w ey Ro a d , We l l es l ey

So l d f o r $ 1,2 0 0 ,0 0 0 | Rep r esen t ed Sel l er s

8 S e l d e n S t r e e t , N e w t o n

So l d f o r $ 1,2 0 0 ,0 0 0 | Rep r esen t ed B u yer s

6 5 S ex t o n Av e n u e, Wes t w o o d

So l d f o r $ 1,0 0 0 ,0 0 0 | Rep r esen t ed Sel l er s

8 0 T i s d a l e Dr i v e, Do v e r

So l d f o r $ 8 4 0 ,0 0 0 | Rep r esen t ed Sel l er s

6 5 S ex t o n Av e n u e, Wes t w o o d

So l d f o r $ 75 5,0 0 0 | Rep r esen t i n g B u yer s

8 2 L a s a l l e Av e n u e, Fr a m i n g h a m

So l d f o r $ 79 0 ,0 0 0 | Rep r esen t ed Sel l er s

3 8 Gr o v e S t r e e t , N o r f o l k

So l d f o r $ 75 1,0 0 0 | Rep r esen t ed B u yer

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 Sellerand your (husband)(wife), signifying acceptance of this Offer, and returned to me forthwith, otherwise this Offershall 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 SaleAgreementrecommended 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 asescrowagentsubjecttothetermshereofprovidedhoweverthatintheevent 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 ConsumerAffairs. For residential property constructed prior to 1978, Buyermust also sign Lead Paint “PropertyTransfer 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 finance 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 defined 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.

Initials: