________________________, referred to as OWNER, and __________ ______________, referred to as CONTRACTOR, agree as follows:

CONTRACTOR shall perform the following services for OWNER:
______________________________________________________________

on the following estimated schedule:
_______________________________________________________________

for the following price: $ ___ (____________________ &___/100 dollars)

Contractor shall be responsible for the following in addition to the workman like performance of the work stated above:
_______________________________________________________________

Provision of all permits required for the services to be performed above.

Provision of worker’s compensation insurance, general liability insurance in a minimum amount of $ ______ (______________ & ___/100 dollars).

The stipulated contract price shall be paid as follows:
_______________________________________________________________

When bona fide bills for materials are presented the same shall be paid directly by the OWNER within the terms provided. Labor shall be paid as follows:
______________________________________________________________

The CONTRACTOR shall daily remove all trash and debris from the premises.

Any first mortgage or equity loan on the property in question shall be superior to any lien placed upon the property by Contractor. Contractor shall sign any necessary paperwork to enact this provision in favor of a first mortgage holder or equity loan holder.

Contractor will release any liens against the property upon completion and payment of 90% of the contract. The remaining 10% shall be due upon completion but not subject to a mechanic’s or other such lien. Contractor shall sign all necessary paperwork to enact this transaction prior to receive the payment that brings it up to 90% payment.

This is the entire agreement between the parties and this agreement may only be altered in writing.

Dated: _________________________

___________________________________________________
Contractor
____________________________________________________
Owner

Contracting Agreement
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. A contracting agreement need not be any more complicated than this one. In fact, more complexity usually leads to more disputes. In any event, provide the details of your agreement within this framework and you should be off and running. As an owner, simpler contracts tend to create less distrust and other problems. As a contractor, simpler contracts accomplish much of the same and tend to get the project moving because the potential customer is less wary of the agreement.

1. Make multiple copies. Give one to each signatory. Keep one in the related files.
2. Be sure to negotiate progress payments carefully. This is often the “rub” or sensitive point in these kinds of transactions.

_________________ and _____________, referred to herein as “PRINCIPALS” herewith request that _______________________, referred to herein as “ESCROW AGENT” establish an escrow of the following described items, and dispose of them as is provided herein.

PRINCIPALS herewith deliver the following items to be held by ESCROW AGENT:
_________________________________

Any cash funds or cash proceeds shall be deposited by the ESCROW AGENT in an interest bearing account, in institutions which are federally insured for deposits in the amount of the ESCROW, or in direct obligations of the United States of America, including treasury bills or notes with maturity dates coinciding with any distributions to be made hereunder. In the event that non-cash items are deposited, the ESCROW AGENT shall maintain such items in the condition in which they were received.

ESCROW agent shall release the funds and items upon the receipt of instructions from seller, reciting the following:
____________________________________________________________

as follows:
_____________________________________________________________

said instructions shall be sworn or provided under penalties of perjury.

In the event that instructions are not received on ________, 20__, ESCROW agent shall close the escrow and return the amounts to the parties depositing or providing them originally, and shall then be absolutely discharged.

Upon receipt of such instructions and complying with the same, ESCROW agent shall be discharged as to the amounts so paid. ESCROW agent shall be absolutely discharged upon such payment and may rely solely and totally upon such certifications. ESCROW agent shall not be required to make any independent verification of the correctness of any instructions or the occurrence of any required conditions precedent and shall rely solely on certifications received as provided herein.

In the event of the receipt of conflicting instructions prior to discharge of the ESCROW agent, ESCROW AGENT shall commence an arbitration before a single arbitrator acceptable to ESCROW AGENT under the rules of the American Arbitration Association, whose decision shall be final. Upon receipt of a final decision from the arbitrator, the ESCROW AGENT shall comply therewith and upon such compliance shall be discharged from all further liability. The decision of the arbitrator shall be final, and may be reduced to judgment by any party hereto or the escrow agent.

PRINCIPALS shall indemnify ESCROW AGENT for all actions taken in compliance with this agreement.

The PRINCIPALS shall reimburse the ESCROW AGENT for expenses incurred herein as follows:
___________________________________________________________

ESCROW agent shall receive compensation for its services as follows:
___________________________________________________________

This is the entire agreement between PRINCIPALS and ESCROW AGENT. ESCROW AGENT is solely acting as a neutral stakeholder and the PRINCIPALS agree that there are no intended third party beneficiaries or parties other than PRINCIPALS to this agreement.

All notices herein shall be served as follows:

TO ESCROW AGENT:
______________________________
______________________________

TO PRINCIPALS:
______________________________
______________________________

All notices herein shall be sent by certified mail, or by overnight delivery service providing a receipt. Notices sent by certified mail shall be deemed received within one working day after first notice to the recipient for pick up, or when received, whichever is earlier. Notices sent by overnight delivery service shall be deemed received the next business day.

Dated: ____________________________

PRINCIPALS:
______________________________________________________

ESCROW AGENT:
______________________________________________________

Escrow Agreement & Instructions
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. This document is extremely useful in insuring that all paperwork and deal details are implemented appropriately by the parties, and the Escrow Agent in particular.

1. Make multiple copies. Give one to each signatory. Keep one with the transaction file.
2. Review the document carefully to be sure all your deal points are covered in this document—which is the operating document for closing and fund disbursement

______________, GRANTOR, conveys and warrants to ______________, GRANTEE, the following described real property free of encumbrances except as specifically set forth herein:
________________________________________________________________

The true consideration for this conveyance is $______ (______________ &___/100 Dollars).

THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES.

Dated: ________________________, 20________

STATE OF ______
COUNTY OF ________

This instrument was acknowledged before me on this date _____________, 20_________ by ______________.

___________________________________
Notary
My Commission Expires on:

Warranty Deed, with Limitations
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. The Warranty Deed with limitations should be notarized and filed with the appropriate local registry of deeds.

1. Make multiple copies. Give one to the signatory and the recipient should keep one with the appropriate file after recording it with the local registry of deeds.

STATE OF ___________
COUNTY OF _________

_____________, referred to as HOLDER, is the owner/claimant of that certain Material provider’s lien, acknowledges payment in full of the same, which was recorded at ________________ Book, Book ___, page ____ of the _________ County, State of ___________, and consents to the release of the property from the lien and satisfaction of the Material provider’s lien on the record.

Dated: ________________________

___________________________________________

_____________, having being duly sworn to tell the truth, acknowledges the execution of this release of Material provider’s lien for the purposes stated herein.

__________________________________________
Notary
My commission expires: ___________________

Release of Material Provider’s Lien
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. See the notes on Release of Mechanic’s lien. This is a similar release but relates to a material provider. Either document will do for a release of this nature because it provides for a recorded lien that the provider acknowledges has been paid in full. Having said that, it is always better to be the most accurate you can and furnish the proper description.

To: ________________________
____________________________
____________________________

Re: ________________________

Rental due for the premises described above are due for monthly, in a total amount of $_______ (_____________________&___/100 dollars.) Pursuant to ______________ law and the lease on these premises, you must either pay all rentals due no later than 3 days, together with any late fees, or vacate the premises no later than _____________.

If all rental which is past due is not paid, legal or other enforced collection action shall be taken to recover the rental. If permitted by law, legal costs will also be added to the amounts due.

This is an attempt to collect a debt. Any information gained may be used to collect this debt. The creditor is _______________. If you dispute this debt in writing, verification will be provided.

Dated: _________________________

______________________________________________________
For ________________________, Landlord

Time posted/delivered:

By Fax, if available:
By Email, if available:

Notice to Tenant to Leave or Pay
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. Notice to quit is an important step in an eviction process. It provides a last warning to the tenant as well as sets the stage for formal eviction procedures.

1. Make multiple copies. Attach one by email, fax one, and mail one, if possible. Keep one copy in the transaction file.

Dear: ___________

We appreciate your tenancy. Due to general cost increases, we reluctantly are required to increase your rent. This letter is to advise you formally that your rent is being increased to $ ________ per month as of ______________ (Date).

This increase does not effect any of our mutual obligations under your lease. For example, your rent due date will remain the first of the month or before.

Thank you for your understanding of the cost pressures on us as we do those upon yourself. We appreciate your tenancy and hope you will remain for a long time.

Best regards,

____________
Landlord

____________
Date

Rent Increase Notice
Review list

This review list is provided to help you create the Rent Increase Notice. This letter should be sent as soon as you have determined that a rent increase is in order and/or allowed under your lease or agreement with the tenant. Sending this letter immediately adds credibility to the landlord’s contention that cost increases force this decision on your part. Note that while this is a big and good day for the landlord, it is a bad one for the tenant. Be as nice and reasonable as you can in your correspondence while retaining a firm position that the increase is required.

1. The Rent Increase Notice should be signed by a representative of the landlord. Make sure to keep a copy of the letter with all of your documents concerning that tenant, such as the lease and late notices or other documents.

2. This letter should be addressed to the tenant at the leased premises address. Smart landlords are obtaining email and fax numbers for their tenants. This makes for faster and easier correspondence. Many tenants respond better to an email, for example, when they hardly ever respond to regular mail. This is especially true of younger people, more accustomed to email, who are a large portion of the renting population. If the tenant is a corporation, it is more effective to address the letter to an individual known to you than to a department name.

3. Remember that, to a large degree, this is a sales letter—you are trying to “sell” the tenant amicably on accepting your rent increase, remaining a satisfied tenant, and doing no harm to the premises. It doesn’t hurt to start out nicely; you can get tough later, if required. However, remember, that most venues favor the tenant over the landlord so you are well advised to use encouragement more than legal tactics to get the results you want.

WHEREAS, ________________, is the contract vendee (purchaser) the following described contract for the sale of real estate:

Vendor (Seller): _____________________
Purchase price: $ ______ (______________&___/100 dollars)
Legal description: _________________________________________

In consideration of the sum of $_____(______________&___/100 dollars), ________________ assigns to ______________, all of ________________’s rights and title to said agreement. ________ _____________ shall indemnify ________________ from any and all liabilities related to said contract.

________________ further agrees to execute any and all further documents reasonably required by ______________ to perfect ______________’s assignment herein.

Contract attached as Exhibit 1.

Dated: ________________________________________________

______________________________________________________
Seller

_______________________________________________________
Purchaser

Assignment of Contract to Buy Real Estate
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. Assignment of contracts is a profitable form of real estate buying. This contract is a standard form for that.

1. Make multiple copies. Give one to each signatory. Keep one with the transaction file.

STATE OF ____________
COUNTY OF ___________

____________________, referred to as HOLDER, is the owner/claimant of that certain Labor Lien, acknowledges payment in full of the same, which was recorded at ________________ Book, Book ___, page ____ of the _________ County, State of __________, and consents to the release of the property from the lien and satisfaction of the Labor Lien on the record.

Dated: ________________________

___________________________________________

____________________, having being duly sworn to tell the truth, acknowledges the execution of this release of Labor Lien for the purposes stated herein.

__________________________________________
Notary
My commission expires: ___________________

Release of Labor Lien
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. See the notes under Release of Mechanics lien for the information about this document. This Release should be used for the release of labor liens. However, any of the releases will do as long as the specific book and page numbers are referenced in the Lien Release. Having said that, you are always better off to be the most accurate you can be to avoid any later dispute.

To:

The undersigned hereby acknowledges that the Mortgage, known by Loan # _________ and secured against property known as ______________, and more fully described in Exhibit 1, has been paid and satisfied in full and hereby releases and discharges any and all right, title, interest claim and demand both at law and in equity that it may have to the Mortgage and the property described therein.

This Release shall inure to the benefit of the Owner and his heirs, executors, legal representatives, successors and assigns.

Date:

_____________________
Mortgage Holder

STATE OF ________________
COUNTY OF ______________

On _______________ before me, personally appeared ____________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person executed the instrument.

__________________
Notary
My Commission Expires on:

Discharge of Mortgage
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. This is a standard discharge of mortgage and should be filed with your registry of deeds if it relates to property you own. It is a standard financial discharge form, which can be adapted to many related purposes.

1. Make multiple copies. Give one to each related party. File one with the registry of deeds. Keep one with the transaction file.

All prospective tenants are required to fill out our Rental application, Employment Verification form, and Bank Verification form. This effort to investigate creditworthiness can only be undertaken with your express and complete signed approval. If you do not wish to have your credit investigated, please return these papers and look elsewhere for residency.

Please fill out the form below in the area required for you to do so.

To be filled out by the prospective Tenant

My Current Employer’s name, address, phone number, email, and contact person:
______________________________________________________________________.

My Monthly Gross Wages: ____________.
Time employed, in months and years: _____________.

To be filled out by the prospective Employer

Your employee has authorized us to get confirmation of his or her employment with your firm, his or her gross wages, and time employed. Please review the information as listed above and mail or fax this back to us based on the data on our letterhead.

The above facts are true: ________. If not, the following facts are true: _____________________________________________________________________. Any other comments that you believe appropriate: _____________________________.

_____________
Employer

To be filled out by the prospective Tenant

I authorize the Landlord to conduct a credit investigation for the purposes of being approved as a Tenant in their facility or facilities. I further authorize my employer to verify the employment information I have provided above and to comment on it further to the extent the employer believes the information is right or wrong. I hold both the Landlord and my employer harmless for any claims against them for filling out this form, commenting on the form, or any discussions regarding this form and its subject matter.

________________ Date:
Tenant

________________
Witness

Employment Verification
Review List

This review list is provided to inform you about this document in question and assist you in its preparation. If you set this process up as a routine, it will pay off handsomely. Keep your set of records together so you can easily get the data out. Faxes make for faster turnaround time for all concerned.

1. Be sure to have the Tenant sign the approval line to cover any potential liability you or the Tenant’s employer might have.

2. Have the Tenant sign multiple originals so you can send one to the Employer and keep one for your own records.