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Purchase and Sale Agreement (2024-10-25) - 3139 West Blvd, Cleveland, OH 44111.pdf

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dotloop signature verification: dtlp.us/HZpL-sHA1-ctUG OFFER TO PURCHASE REAL ESTATE AND ACCEPTANCE This is a legally binding agreement. Consult with your independent legal counsel if you have ques ons of law. 1 2 3 4 5 6 7 8 9 10 11 Yhome Nursing LLC ________________________________________________________________________ (“BUYER”) hereby offers to buy 3139 West Boulevard, Cleveland, OH 44111 ____________________________________________, ________________________________________ , Ohio, further i

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OFFER TO PURCHASE REAL ESTATE AND ACCEPTANCE
This is a legally binding agreement. Consult with your independent legal counsel if you have ques ons of law.

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Yhome Nursing LLC
________________________________________________________________________ (“BUYER”) hereby offers to buy
3139 West Boulevard,
Cleveland, OH 44111
____________________________________________,
________________________________________ , Ohio, further iden fied as

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Unless otherwise agreed by the par es, fixtures (permanently a ached or affixed to the Property) are presumed to be conveyed to
BUYER. Cha el are personal possessions not affixed to the Property that are excluded from this Agreement unless listed below. This
Agreement supersedes any representa ons in the marke ng of the Property, including mul ple lis ng services descrip ons.
Cha el included in this Agreement: n/a
______________________________________________________________________________
___________________________________________________________________________________________________________
Fixtures excluded from this Agreement: n/a
___________________________________________________________________________
___________________________________________________________________________________________________________

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SECONDARY OFFER: This ☐ is ☐ is not a secondary offer. If this is a secondary offer, it will become a primary contract upon BUYER’S
receipt of a signed copy of the release of the previous primary contract on or before ______/______/______ and BUYER shall
deposit earnest money as outlined below within four (4) days from the date of receipt of the release no fying BUYER that BUYER’s
contract with Seller is primary. BUYER may terminate this secondary contract at any me before BUYER’S receipt of the release of
the primary contract by delivering wri en no ce to SELLER or SELLER’S agent.

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PRICE: BUYER shall pay the following sum of
for the Property as outlined herein:

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Earnest Money shall be deposited in a non-interest-bearing trust
account with the Escrow Agent, iden fied below, within four (4)
signed
ROC
days from the
date
of Acceptance, as defined herein, and
credited against purchase price. Earnest money shall be paid by: 1,000
$______________________________
☐ wired funds to the Escrow Agent
☐ check/ACH made payable to the Escrow Agent

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Cash down payment to be deposited with the Escrow Agent

TBD
$______________________________

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Mortgage loan to be obtained by BUYER (as specified below):

Remainder
$______________________________

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Money
☐ conven onal ☐ FHA ☐ VA ☐ cash (with BUYER’s proof of funds to be provided with offer) ☐ other Hard
____________________

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SELLER Shall credit BUYER ________% ☐ and ☐ or $________ towards BUYER’S closing costs, points, and prepaids.

Permanent Parcel No. 005-19-090
_________________________ (the “Property”) on the terms outlined below. The Property, which BUYER
accepts in its “AS IS” present physical condi on, including any latent defects, shall include the land, all appurtenant rights, privileges
and easements, and all buildings and fixtures, including those presently on the Property: all electrical, hea ng, air condi oning,
plumbing and bathroom fixtures, all window and door shades, blinds, awnings, screens, storm windows, curtain and drapery fixtures,
all landscaping, disposal, smoke detectors, garage door opener(s) and all controls, and all permanently a ached carpe ng. The
following shall also remain: ☐satellite dish ☐range/oven ☐microwave ☐kitchen refrigerator □dishwasher ☐washer ☐dryer
☐ radiator covers ☐window air condi oner ☐gas grill ☐fireplace tools ☐fireplace screen ☐fireplace glass doors ☐fireplace grates
☐all exis ng window treatments ☐ceiling fan(s) ☐wood burner stove inserts ☐ gas logs ☐water so ener ☐video/smart doorbell
☐mounted security/surveillance cameras.

101,000
$______________________________

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Rev.8.6.24

dotloop signature verification: dtlp.us/HZpL-sHA1-ctUG

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The par es hereby direct the Escrow Agent to confirm receipt of the Earnest Money by delivering wri en no ce to the par es’ real
estate agent(s) or to a party directly if they are not represented. NOTE: Ohio law requires escrow agent deposits in excess of
$10,000 to be conveyed by wire transfer.

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ELECTRONIC DATA SECURITY: Broker, its agents, and employees will never ask any party to wire funds or request personal financial
data, including without limita on credit or debit card or bank account numbers. The par es shall independently confirm any
requests and instruc ons, including for transfer or deposit, directly with Escrow Agent iden fied herein in advance of responding.
The par es hereby release all brokers and agents involved in this transac on from any and all claims, damages, and causes of ac on
related to any unlawful electronic data security access by a third party.

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FINANCING: This offer is condi oned upon BUYER making wri en applica on for the above mortgage loan within ______
days
11/26/2024
a er Acceptance and using good faith efforts to obtain a wri en commitment for that loan by _____/______/______.
If BUYER does not mely obtain a wri en loan commitment, then this Agreement shall be null and void, and the par es shall
promptly sign a mutual release authorizing the Earnest Money to be returned BUYER. In the event of a dispute regarding earnest
money, Ohio law requires the Escrow Agent to hold it in its trust account un l the Escrow Agent receives (a) wri en mutual
authoriza on of both par es specifying disbursement; or (b) a court order direc ng disbursement.

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CLOSING: All funds and documents necessary to complete this Agreement shall be placed in escrow with
Real Title
□ American Title Solu ons or □ other: Ohio
_______________________________________________
(the “Escrow Agent”) on or before
11/26/2024
11/26/2024
______/______/______ and tle shall transfer from SELLER to BUYER on or about ______/______/______.

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WALK-THROUGH: It is agreed that BUYER may walk through the Property on or about ______
day(s) before tle transfer solely to
verify that it is in the same or similar condi on, absent normal wear and tear. If BUYER conducts a walk-through, BUYER shall not
raise issues about the condi on of the Property if the condi on existed when BUYER last viewed or inspected it. If the walk-through
evidences a material adverse change in the Property’s condi on, BUYER shall promptly no fy SELLER and Escrow Agent in wri ng
of the material adverse change. The par es shall therea er agree in wri ng as to either a BUYER credit to repair the material
adverse change or for sums to be withheld by the Escrow Agent from SELLER’S proceeds pending comple on of the repair of the
material adverse change. Any failure by BUYER to conduct a walk-through shall be deemed BUYER’S absolute waiver of it and
acceptance of the Property in its “as is” condi on.

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POSSESSION: SELLER shall deliver possession and occupancy to BUYER on or before 6:00 p.m. 0______ day(s) a er recording of the
Deed transferring the Property from SELLER to BUYER or 11/26/2024
_____/_____/_____, whichever is later. BUYER shall transfer u li es
commencing on the date of possession.

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TITLE: SELLER shall convey marketable tle to BUYER by general warranty deed and/or fiduciary deed, if required, with release of
dower, free and clear of all liens and encumbrances whatsoever, except (a) any mortgage assumed by BUYER; b) such restric ons,
condi ons, easements (however created) and encroachments as do not materially adversely affect the use or value of the Property;
c) zoning ordinances, if any; and d) taxes and assessments, both general and special, not yet due and payable. SELLER shall furnish
an Owner’s Fee Policy of Title Insurance from the Escrow Agent for the purchase price with cost of the insuring premium split
equally between SELLER and BUYER. SELLER shall have thirty (30) days a er wri en no ce to remove tle defects. If unable to
do so, BUYER may either: a) accept tle subject to each defect without reduc on in the purchase price; or b) terminate this
Agreement. If BUYER elects to terminate this Agreement, the par es agree to sign a mutual release authorizing the Earnest Money
to be returned to BUYER.

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PRORATIONS: Tenant security deposits shall be credited to BUYER through escrow. Rents, if any, taxes and assessments, and
homeowners associa on fees and assessments, if any, shall be prorated by Escrow Agent as of the date of tle transfer. Taxes and
assessments shall be prorated based upon the latest available tax duplicate. The par es shall consult directly with Escrow Agent
and/or county auditor’s office about the Property taxes as the latest available tax duplicate may not accurately reflect the amount
of taxes owed. The par es shall directly adjust any changes in prora on when the tax duplicate for the calendar year of tle transfer
becomes available. If the Property is new construc on and recently completed or in the process of comple on, then the Escrow
Agent shall (a) make a good faith es mate of taxes to be owed on the value of the improved Property to the date of tle transfer
and (b) reserve sufficient funds in escrow from SELLER’S net proceeds to pay those taxes when they become due and payable a er
tle transfer. Escrow Agent is instructed to release the balance of the funds on reserve upon no ce from the county auditor that
taxes on the land and improvements have been paid in full to the date of tle transfer. Escrow Agent shall withhold 200
$__________
from SELLER to secure payment of final water and sewer charges, if any, and then either pay said charges or verify SELLER’S payment

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Rev.8.6.24