option-to-purchase

# Option to Purchase Real Estate

Unilateral option contract granting the Optionee an exclusive right to purchase real property under predetermined terms within a defined period.

## Prerequisites

Collect before drafting:

1. **Parties** — legal names, entity types, addresses, jurisdiction, authority docs (POA, corporate resolution)
2. **Property** — current deed with legal description, survey, encumbrances/easements/CCRs, title commitment
3. **Deal terms** — purchase price (fixed or formula), option consideration, option period, credit treatment, financing
4. **Jurisdiction** — state where property sits (controls recording, disclosures, statutory language)

## Quick Start

1. Gather all prerequisites and confirm governing jurisdiction
2. Draft sections in order below, defining all capitalized terms on first use
3. Attach exhibits: legal description, survey, exercise notice form, deed form
4. Run pitfall checklist before delivery

## Core Sections

### 1. Parties

- Optionor: legal name (as on deed), entity type, address, state of organization
- Optionee: legal name, entity type, address, jurisdiction
- Representatives: if via POA/agent, state authority and reference instrument
- Assignability: assignable or personal to named Optionee
- Capacity representations, especially for entity parties

### 2. Property Description & Title

- Full legal description (lot, block, subdivision, county, state) + street address
- Known encumbrances, easements, CCRs, mortgages/liens, HOA obligations
- Title standard: marketable and insurable, free of unaccepted encumbrances
- Title commitment delivery obligation and cost allocation
- Included fixtures/appurtenances; excluded items

### 3. Option Period

- **Commencement**: specific date
- **Expiration**: specific date, time, and time zone
- **Time of the essence**: global or provision-specific
- **Extensions**: conditions, additional consideration, force-majeure/title-defect triggers
- **Maintenance payments** (if lengthy): periodic amounts, non-payment consequences

### 4. Option Consideration

- Dollar amount; non-refundable except for Optionor breach or title failure
- Payment timing: lump sum at execution or installment schedule
- Credit toward purchase price upon exercise — yes/no
- Receipt acknowledgment in document

### 5. Purchase Price & Payment

- Fixed price or formula (e.g., FMV by defined appraisal method)
- Earnest money: amount, post-exercise timeline, form (wire/certified funds)
- Option consideration credit: yes/no, amount
- Price allocation: real vs. personal property (tax purposes)
- Seller financing (if any): rate, amortization, balloon, security instruments
- **Contingencies** — each with deadline and failure consequence:
  - Financing (specific loan terms)
  - Inspection (timeframe and objection period)
  - Appraisal
  - Environmental assessment

### 6. Exercise Mechanics

- Notice method: personal delivery, certified mail (RRCR), overnight courier, email, or combination
- Delivery addresses and authorized recipients
- Effective date: upon sending vs. upon receipt (critical near expiration)
- Whether earnest money must accompany exercise notice
- Partial exercise: permitted or not (multi-parcel)
- Failure to exercise: automatic termination of all rights

Attach as exhibit: Form of Exercise Notice.

### 7. Closing Procedure

- Closing deadline: 30–90 days post-exercise; extension terms
- Location/method: in-person or escrow
- **Optionor delivers**: warranty deed, bill of sale, title affidavit, FIRPTA cert, lead-paint disclosure, estoppel certs (if leased)
- **Optionee delivers**: certified funds, loan documents, assumption agreements
- Prorations: taxes, HOA, utilities, rents — as of closing date
- Cost allocation: title insurance, recording fees, transfer taxes, survey, attorney fees
- Walk-through: immediately pre-closing; procedure for material condition changes

### 8. Optionor Covenants During Option Period

- Maintain property condition and insurance coverage
- Pay taxes and assessments when due
- No additional encumbrances or leases beyond specified terms without Optionee consent
- Covenant breach remedy: termination with return of consideration, or injunctive relief

### 9. Default & Remedies

**Optionor breach (refuses to convey after valid exercise):**
- Specific performance
- Monetary damages (return of consideration + consequential damages)
- State whether remedies are elective or concurrent

**Optionee breach (exercises but fails to close):**
- Retention of consideration + earnest money as liquidated damages
- Actual damages if exceeding liquidated amounts
- Specific performance if breach is remediable
- Termination + freedom to sell to third parties

**Non-exercise expiration:** automatic termination; Optionor free to sell/encumber.

### 10. General Provisions & Execution

- Governing law: state where property is located
- Integration clause; written amendments only
- Dispute resolution: litigation/mediation/arbitration; venue
- Prevailing party attorney fees (where state law permits)
- Severability, waiver, binding on heirs/successors/permitted assigns
- Counterpart execution
- Signature blocks with notary acknowledgment (if required/advisable)
- If recording: comply with local formatting, font, and statutory requirements

## Pitfalls & Checks

- Use consistent defined terms throughout — never swap "Option Period" / "Exercise Period"
- Define all capitalized terms on first use or in a definitions section
- Verify internal consistency of dates, dollar amounts, and party names
- Confirm state-specific mandatory disclosures and recording requirements
- Mark uncertain jurisdiction-specific citations with `[VERIFY]`
- Plain English; avoid archaic legalese while maintaining legal precision
- Number all sections/subsections for cross-reference accuracy