[{"data":1,"prerenderedAt":528},["ShallowReactive",2],{"document-immoveable-property-sale-agreement-D1178":3},{"document":4,"label":23,"preview":11,"thumb":24,"description":5,"descriptionCustom":6,"apiDescription":5,"pages":8,"extension":10,"parents":25,"breadcrumb":29,"related":37,"customDescModule":182,"customdescription":6,"mdFm":183,"mdProseHtml":527},{"description":5,"descriptionCustom":6,"label":7,"pages":8,"size":9,"extension":10,"preview":11,"thumb":12,"svgFrame":13,"seoMetadata":14,"parents":15,"keywords":22},"IMMOVEABLE PROPERTY SALE AGREEMENT This Immoveable Property Sale Agreement (the \"Agreement\") is effective [DATE], BETWEEN: [YOUR COMPANY NAME] (the \"Vendor/Transferor\"), a company organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [YOUR COMPLETE ADDRESS] AND: [COMPANY NAME] (the \"Purchaser/Transferee\"), a company organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [COMPLETE ADDRESS] BEFORE: [INDIVIDUAL NAME], the undersigned Witness in and for the [State/Province] of [STATE/PROVINCE]; 1. SALE 1.1 The Vendor does hereby sell, assign and make over with legal warranty to the Purchaser hereto present and accepting the following immoveable property namely: DESCRIPTION \"An emplacement situated in [CITY], [State/Province] of [STATE/PROVINCE], known and designated as: a part of subdivision [NUMBER] of original lot [NUMBER] on the official Plan and Book of Reference of the City of [CITY], registration division of [STATE/PROVINCE], described as follows: [DESCRIBE PROPERTY] the whole as shown on the technical description and the plan prepared by [NAME] on [DATE]. 2. POSSESSION The Purchaser shall be the absolute owner of the presently sold Property as and from this date and will take possession thereof forthwith. 3. VENDOR'S DECLARATIONS The Vendor declares and warrants: 3.1 that the Property is free and clear of all hypothecs and encumbrances whatsoever, save and excepting: 3.1.1 a vendor's privilege and a hypothec in favor of [COMPANY NAME]. Under a deed of sale registered at the Registration Division of [STATE/PROVINCE] under the number [NUMBER]; and 3.1.2 an assignment of debt whereby the Vendor under the aforesaid deed of sale assigned as collateral security the balance of sale, due under said deed, to [COMPANY NAME], registered at said Registry Office under the number [NUMBER], which shall be radiated at the cost of the Vendor. 3.2 that upon execution of the present Deed of Sale, the Purchaser shall have good and marketable title to the Property, free and clear of all encumbrances and rights with the exception of: 3.2.1 the servitudes in favor of [COMPANY NAME] created under the terms of the Deeds of Servitude registered at the [STATE/PROVINCE] Registry Office under numbers [NUMBER]; 3.3 that the Property is in conformity with all applicable laws, by-laws, ordinances, rules or regulations relating to fire, health, environment, building, zoning or police rules; 3.4 that the Vendor is classified as a [COUNTRY] Resident and not as a \"non resident person\" within the meaning of the Income Tax Act ([COUNTRY]) and the Taxation Act, [STATE/PROVINCE]; 3",null,"Immoveable Property Sale Agreement","3",46,"doc","https://templates.business-in-a-box.com/imgs/1000px/immoveable-property-sale-agreement-D1178.png","https://templates.business-in-a-box.com/imgs/250px/1178.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#1178.xml",{"title":6,"description":6},[16,19],{"label":17,"url":18},"Real Estate","/templates/real-estate-business/",{"label":20,"url":21},"Business Checklists","/templates/business-checklists/","immoveable property sale agreement","Immoveable Property Sale Agreement Template","https://templates.business-in-a-box.com/imgs/400px/1178.png",[26,16,19],{"label":27,"url":28},"Templates","/templates/",[30,31,34],{"label":27,"url":28},{"label":32,"url":33},"Legal Agreements","/templates/business-legal-agreements/",{"label":35,"url":36},"Real Estate & Leases","/templates/real-estate-and-leases/",[38,42,46,50,54,58,62,66,70,74,78,82,86,104,121,135,151,165],{"label":39,"url":40,"thumb":41,"extension":10},"Contract of Sale of Commercial Property","/template/contract-of-sale-of-commercial-property-D1169","https://templates.business-in-a-box.com/imgs/250px/1169.png",{"label":43,"url":44,"thumb":45,"extension":10},"Deed of Sale Real Estate Property","/template/deed-of-sale-real-estate-property-D1172","https://templates.business-in-a-box.com/imgs/250px/1172.png",{"label":47,"url":48,"thumb":49,"extension":10},"Bill of Sale Immovable Property","/template/bill-of-sale-immovable-property-D1167","https://templates.business-in-a-box.com/imgs/250px/1167.png",{"label":51,"url":52,"thumb":53,"extension":10},"Property Management Agreement","/template/property-management-agreement-D1196","https://templates.business-in-a-box.com/imgs/250px/1196.png",{"label":55,"url":56,"thumb":57,"extension":10},"Purchase and Sale 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Sale","/template/agreement-to-rescind-contract-of-sale-D1165","https://templates.business-in-a-box.com/imgs/250px/1165.png",{"label":75,"url":76,"thumb":77,"extension":10},"Intellectual Property Agreement","/template/intellectual-property-agreement-D13716","https://templates.business-in-a-box.com/imgs/250px/13716.png",{"label":79,"url":80,"thumb":81,"extension":10},"Bulk Sale Agreement","/template/bulk-sale-agreement-D1231","https://templates.business-in-a-box.com/imgs/250px/1231.png",{"label":83,"url":84,"thumb":85,"extension":10},"Conditional Sale Agreement","/template/conditional-sale-agreement-D1235","https://templates.business-in-a-box.com/imgs/250px/1235.png",{"description":87,"descriptionCustom":6,"label":88,"pages":89,"size":90,"extension":10,"preview":91,"thumb":92,"svgFrame":93,"seoMetadata":94,"parents":95,"keywords":102,"url":103},"OPTION TO BUY AGREEMENT This Option to Buy Agreement (the \"Agreement\") is made and effective [DATE] BETWEEN: [YOUR COMPANY NAME] (the \"Owner\"), a company organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [YOUR COMPLETE ADDRESS] AND: [NAME] (the \"Buyer\"), an individual with his principal place of living located at: [COMPLETE ADDRESS] Buyer hereby pays to Owner the sum of $[AMOUNT] in consideration for this option, which option [SHALL OR SHALL NOT] be credited to the purchase price if option exercised.","Option to Buy Agreement","1",29,"https://templates.business-in-a-box.com/imgs/1000px/option-to-buy-agreement-D336.png","https://templates.business-in-a-box.com/imgs/250px/336.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#336.xml",{"title":6,"description":6},[96,99],{"label":97,"url":98},"Finance & Accounting","finance-accounting",{"label":100,"url":101},"Buy & Sell Shares","buy-sell-shares","option to buy agreement","/template/option-to-buy-agreement-D336",{"description":105,"descriptionCustom":6,"label":106,"pages":107,"size":108,"extension":10,"preview":109,"thumb":110,"svgFrame":111,"seoMetadata":112,"parents":113,"keywords":119,"url":120},"Asset Purchase Agreement Prepared By: Your Name Job Title Phone 555.555.5555 Email info@yourbusiness.com www.yourbusiness.com TABLE OF CONTENTS Pages 1 - INTERPRETATION 6 1.1 Definitions 6 Extended Meanings 9 1.3 Interpretation Not Affected by Headings 9 1.4 Applicable Law 9 1.5 Funds 9 1.6 Financial Documents 9 1.7 Invalidity 10 1.8 Business Day 10 1.9 Preamble 10 2 - PURCHASED ASSETS 10 2.1 Purchased Assets 10 2.2 Excluded Assets 11 2.3 Leases and Retention of Ownership Agreements 12 2.4 Removal of Purchased Assets 12 2.5 Forward Commitments 12 2.6 Assets Used in the Business 12 3 - PURCHASE AND SALE 12 3.1 Purchase Price 12 3.2 Default 13 3.3 Balance of Price 13 3.4 Allocation of the Purchase Price 13 3.5 No Assumption of Liabilities 13 3.6 Payment of Taxes 14 3.7 Adjustments 14 3.8 Net Worth Adjustment 14 3.9 Disagreement Regarding Adjustment of Purchase Price 14 3.10 Escrow of Purchase Price 14 4 - CLOSING AND CONDITIONS PRECEDENT TO THE SALE 15 4.1 Closing Date 15 4.2 Conditions Precedent to Closing in Favor of the Purchaser 15 4.2.1 Corporate Authorization 15 4.2.2 Statements 15 4.2.3 Truth of Representations and Warranties 15 4.2.4 Compliance with Terms and Conditions 15 4.2.5 Governmental Approvals 16 4.2.6 Approval of Purchaser's Counsel 16 4.2.7 Prohibited Actions 16 4.2.8 Delivery of Documents and Title Deeds 16 4.2.9 Legal Opinion of Seller's Counsel 16 4.2.10 Non-Competition Agreements 16 4.2.11 Residence 16 4.2.12 Bulk Sale Affidavit 17 4.2.13 Tax Election Form 17 4.2.14 Powers of Attorney 17 4.2.15 Consents 17 4.2.16 Due Diligence 17 4.2.17 No Substantial Damage or Adverse Change 17 4.2.18 No Adverse Legislation 17 4.2.19 Delivery of Documents 17 4.3 Conditions Precedent to Closing in Favor of the Seller 18 4.3.1 Letter of Credit 18 4.3.2 Truth of Representations and Warranties 18 4.3.3 Compliance with Terms and Conditions 18 4.3.4 Legal Opinion of Purchaser's Counsel 18 4.4 Risk of Loss 18 4.5 Notification 19 5 - REPRESENTATIONS AND WARRANTIES OF THE SELLER AND THE PURCHASER 19 5.1 Representations and Warranties of Seller 19 5.1.1 Due Incorporation and Qualification to Carry on Business 19 5.1.2 Binding Nature 19 5.1.3 Title of Assets 19 5.1.4 Options, Commitments 20 5.1.5 No Violation 20 5.1.6 Books and Records 20 5.1.7 Business Conducted in Ordinary Course 20 5.1.8 Leases 21 5.1.9 Uses 21 5.1.10 Work Orders 21 5.1.11 Litigation 22 5.1.12 Proprietary Rights 22 5.1.13 Infringement of Proprietary Rights 22 5.1.14 Compliance with Laws 22 5.1.15 Employment Agreements 23 5.1.16 Labour Unions 23 5.1.17 Labour Practices 23 5.1.18 Pension Plans 23 5.1.19 Restrictive Documents 24 5.1.20 Outstanding Long Term Indebtedness 24 5.1.21 Outstanding Guarantees 24 5.1.22 Insurance 24 5.1.23 Taxes 24 5.1.24 Withholdings 25 5.1.25 Condition of Purchased Assets 25 5.1.26 Clients and Supplies 25 5.1.27 Vacation Pay 25 5.1.28 Residence 25 5.1.29 Knowledge 25 5.1.30 Liabilities 26 5.1.31 Inventories 26 5.1.32 Financial Statements 26 5.1.33 Absence of Certain Developments 26 5.1.34 No Material Adverse Change 27 5.1.35 Other Agreements 27 5.1.36 Environmental Matters 28 5.1.37 Reliance 29 5.1.38 Evidence 29 5.1.39 Standard of Conduct 29 5.2 Representations and Warranties of the Purchaser 29 5.2.1 Due Incorporation 29 5.2.2 Binding Nature 29 5.2.3 No Violation 29 5.3 Survival 30 5.4 Indemnification of the Purchaser 30 5.5 Warranty Work 30 6 - EMPLOYEES 31 6.1 List of Non-Unionized Employees 31 6.2 Employment to Non-Unionized Employees 31 6.3 Claims by Non-Unionized Employees 31 6.4 Pension Plan for Employees 31 6.5 Assumption of Collective Agreement 32 6.6 List of Unionized Employees 32 6.7 Offers to Unionized Employees 32 6.8 Short Term and Long Term Disability 33 6.9 Benefit Plans 33 7 - MUTUAL COOPERATION 33 7.1 Conduct of Business Prior to Closing 33 (a) Conduct Business in Ordinary Course 33 (b) Continue Insurance 33 (c) Perform Obligations 33 7.2 Access for Investigation Prior to Closing 33 7.3 Actions to Satisfy Closing Conditions 34 7.4 Transfer of Purchased Assets 34 7.5 Assistance in Judicial Claims 35 7.6 Collection of Receivables 35 7.7 Accounts Receivable 35 7.8 Differentiation of Products 36 8 - MISCELLANEOUS 36 8.1 Successors and Assigns 36 8.2 Brokers 36 8.3 Legal Fees 36 8.4 Public Announcement 36 8.5 Entire Agreement 36 8.6 Notices 37 8.7 Time of Essence 37 8.8 Counterparts 37 9 - GUARANTEE 37 9.1 Intervention of the Guarantor 37 9.2 Indulgence 38 9.3 Disability of Purchaser 38 ASSET PURCHASE AGREEMENT This Asset Purchase Agreement (the \"Agreement\") is effective [DATE], BETWEEN: [YOUR COMPANY NAME] (the \"Purchaser\"), a company organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [YOUR COMPLETE ADDRESS] AND: [FIRST PART] (the \"Company\"), a company organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [COMPLETE ADDRESS] AND: [SECOND PART] (the \"Seller\"), a company organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [COMPLETE ADDRESS] WHEREAS the Seller carries on the business of [NUMBER] WHEREAS the Seller has agreed to sell and the Purchaser has agreed to purchase certain assets relating to the Business upon the terms and conditions set forth in this Agreement. NOW, THEREFORE, IN CONSIDERATION OF THE MUTUAL COVENANTS AND AGREEMENTS HEREIN CONTAINED AND OTHER GOOD AND VALUABLE CONSIDERATION, THE [COMPANY NAME] HERETO AGREE AS FOLLOWS: INTERPRETATION Definitions Unless the subject matter or context otherwise requires: \"Affiliate\" has the meaning ascribed to the term \"affiliated corporations\" in the [COUNTRY Business Corporations Act]. \"Associate\" has the meaning ascribed to the term \"associate\" in the [COUNTRY Business Corporations Act]. \"Balance of Price\" has the meaning ascribed thereto in Section 3.1.2. \"Books and Records\" means any books and records (originals or copies thereof) of Seller relating exclusively to the Business including, without limitation, books and records relating to the purchase materials and supplies, the manufacture, assembly and processing of products, sales of products, dealings with customers and franchises, invoices, customer lists, mailing lists, suppliers lists, trademarks and trade names, financial records, personnel records (to the extent permitted by law) and taxes (excluding Seller's income tax and other tax records unrelated to the Business).","Asset Purchase Agreement","37",259,"https://templates.business-in-a-box.com/imgs/1000px/asset-purchase-agreement-D928.png","https://templates.business-in-a-box.com/imgs/250px/928.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#928.xml",{"title":6,"description":6},[114,116],{"label":32,"url":115},"business-legal-agreements",{"label":117,"url":118},"Purchase & Sale Agreements","purchase-sale-agreement","asset purchase agreement","/template/asset-purchase-agreement-D928",{"description":122,"descriptionCustom":6,"label":123,"pages":8,"size":124,"extension":10,"preview":125,"thumb":126,"svgFrame":127,"seoMetadata":128,"parents":130,"keywords":133,"url":134},"[DATE] [CONTACT NAME] [ADDRESS] [ADDRESS 2] [CITY, STATE/PROVINCE] [ZIP/POSTAL CODE] SUBJECT: LETTER OF INTENT-ACQUISITION OF BUSINESS Dear [CONTACT NAME]: This letter (\"Letter of Intent\") sets forth the basic preliminary terms between the Buyer or his nominee and yourselves regarding the purchase of the [SPECIFY] business (the \"Business\") carried on by yourselves. Except as specifically set forth herein, this Letter of Intent shall not constitute an agreement between the parties and no agreement shall be deemed to exist until execution of a definitive purchase agreement. It is proposed that Buyer will acquire certain assets of the Business which Buyer believes to be necessary to the future of the Business, including the warehouse in [CITY/STATE] in which [COMPANY NAME] the Company has invested [AMOUNT] in cash and which has been financed by a mortgage loan of approximately [AMOUNT] granted by the [SPECIFY COMPANY] [CITY/STATE]. Buyer understands that the said warehouse has no other charges or liabilities affecting it other than the said mortgage loan. Buyer may either purchase the warehouse outright or enter into a lease-purchase or instalment transfer of ownership which is satisfactory to both parties. The gross purchase price for the said warehouse will be [AMOUNT]. Buyer may purchase or lease barrels and other equipment currently owned by the Company which are necessary to operate the Business, on a cash or instalment basis agreeable to both parties. The specific assets to be purchased and the amounts to be paid by Buyer in connection with this transaction remain to be negotiated by the parties. This Letter of Intent also evidences the intentions of the parties with respect to the following agreements: Buyer will enter into a [NUMBER]-year employment agreement with [COMPANY NAME], providing for the Company will be responsible for the purchase of [SPECIFY] for Buyer. The agreement will contain the customary terms and conditions found in employment agreements in similar transactions and will provide for the usual non-competition and non-solicitation covenants to be entered into by the Company in favour of Buyer. It is expressly understood that if the contemplated transaction is consummated, the aggregate amount of commission paid or payable to yourselves (net of reasonable expenses acceptable to Buyer) in respect of all purchases of [SPECIFY] made through you from the date of this Letter of Intent to the date of closing, with the exception of commissions earned on the [NUMBER] truckloads of [SPECIFY] to be delivered to Buyer during the week of [DATE] to [DATE], will be applied against remuneration payable to the Company in the first year of his employment agreement. If the contemplated transaction is not consummated, all such commissions paid or payable will be treated as commissions. Buyer will enter into a [NUMBER]-year employment agreement with [EMPLOYEE NAME], providing for the payment of a gross base salary of [ANNUAL SALARY] per year, to be paid weekly, subject to annual review. [EMPLOYEE NAME] will be President of the Business and the employment agreement will provide for health benefits, automobile, expenses and bonus arrangements","Letter of Intent_Acquisition of Business",513,"https://templates.business-in-a-box.com/imgs/1000px/letter-of-intent_acquisition-of-business-D5197.png","https://templates.business-in-a-box.com/imgs/250px/5197.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#5197.xml",{"title":129,"description":6},"letter of intent_acquisition of business",[131,132],{"label":32,"url":115},{"label":32,"url":115},"letter intent_acquisition business","/template/letter-of-intent_acquisition-of-business-D5197",{"description":136,"descriptionCustom":6,"label":137,"pages":138,"size":139,"extension":10,"preview":140,"thumb":141,"svgFrame":142,"seoMetadata":143,"parents":144,"keywords":149,"url":150},"COMMERCIAL LEASE AGREEMENT This Lease Agreement (the \"Agreement\") is made and effective [DATE], BETWEEN: [YOUR COMPANY NAME] (the \"Landlord\"), a corporation organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [YOUR COMPLETE ADDRESS] AND: [TENANT NAME] (the \"Tenant\"), an individual with his main address located at OR a corporation organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [COMPLETE ADDRESS] DESCRIPTION OF PREMISES Landlord leases to Tenant the premises located at [address], [city], [state], and described more particularly as follows: [insert legal description]. GRANT OF LEASE Landlord, in consideration of the rents to be paid and the covenants and agreements to be performed and observed by the Tenant, does hereby lease to the Tenant and the Tenant does hereby lease and take from the Landlord the property described in Exhibit \"A\" attached hereto and by reference made a part hereof (the \"Leased Premises\"), together with, as part of the parcel, all improvements located thereon. LEASE TERM Total Term of Lease: The term of this Lease shall begin on the commencement date, as defined in Section b) of this Article 3, and shall terminate on [DATE]. Commencement Date: The \"Commencement Date\" shall mean the date on which the Tenant shall commence to conduct business on the Leased Premised, so long as such date is not in excess of [NUMBER] days subsequent to execution hereof. EXTENSIONS The parties hereto may elect to extend this Agreement upon such terms and conditions as may be agreed upon in writing and signed by the parties at the time of any such extension. DETERMINATION OF RENT The Tenant agrees to pay the Landlord and the Landlord agrees to accept, during the term hereof, at such place as the Landlord shall from time to time direct by notice to the Tenant, rent at the following rates and times: Annual Rent: Annual rent for the term of the Lease shall be [AMOUNT], plus applicable sales tax. Payment of Yearly Rent: The annual rent shall be payable in advance in equal monthly installments of one-twelfth (1/12th) of the total yearly rent, which shall be [AMOUNT], on the first day of each and every calendar month during the term hereof, and prorata for the fractional portion of any month, except that on the first day of the calendar month immediately following the Commencement Date, the Tenant shall also pay to the Landlord rent at the said rate for any portion of the preceding calendar month included in the term of this Lease. Reference to yearly rent hereunder shall not be implied or construed to the effect that this Lease or the obligation to pay rent hereunder is from year to year, or for any term shorter than the existing Lease term, plus any extensions as may be agreed upon. A late fee in the amount of [AMOUNT] shall be assessed if payment is not postmarked or received by Landlord on or before the tenth day of each month. USE OF PROPERTY BY TENANT The Leased Premises may be occupied and used by Tenant exclusively as a [DESCRIBE], to be known as a [DESCRIBE]. Nothing herein shall give Tenant the right to use the property for any other purpose or to sublease, assign, or license the use of the property to any Sub-Tenant, assignee, or licensee, which or who shall use the property for any other use. RESTRICTIONS ON USE Tenant shall not use the demised premises in any manner that will increase risks covered by insurance on the demised premises and result in an increase in the rate of insurance or a cancellation of any insurance policy, even if such use may be in furtherance of Tenant's business purposes. Tenant shall not keep, use, or sell anything prohibited by any policy of fire insurance covering the demised premises, and shall comply with all requirements of the insurers applicable to the demised premises necessary to keep in force the fire and liability insurance. WASTE, NUISANCE, OR UNLAWFUL ACTIVITY Tenant shall not allow any waste or nuisance on the demised premises, or use or allow the demised premises to be used for any unlawful purpose. DELAY IN DELIVERING POSSESSION This lease agreement shall not be rendered void or voidable by the inability of Landlord to deliver possession to Tenant on the date set forth in Section 3. Landlord shall not be liable to Tenant for any loss or damage suffered by reason of such a delay; provided, however, that Landlord does deliver possession no later than [date]. In the event of a delay in delivering possession, the rent for the period of such delay will be deducted from the total rent due under this lease agreement. No extension of this lease agreement shall result from a delay in delivering possession. SECURITY DEPOSIT The Tenant has deposited with the Landlord the sum of [AMOUNT] as security for the full and faithful performance by the Tenant of all the terms of this lease required to be performed by the Tenant. Such sum shall be returned to the Tenant after the expiration of this lease, provided the Tenant has fully and faithfully carried out all of its terms. In the event of a bona fide sale of the property of which the leased premises are a part, the Landlord shall have the right to transfer the security to the purchaser to be held under the terms of this lease, and the Landlord shall be released from all liability for the return of such security to the Tenant. TAXES Property Taxes: The Tenant shall be liable for all taxes levied against any leasehold interest of the Tenant or personal property and trade fixtures owned or placed by the Tenant in the Leased Premises. Real Estate Taxes: During the continuance of this lease Landlord shall deliver to Tenant a copy of any real estate taxes and assessments against the Leased Property. From and after the Commencement Date, the Tenant shall pay to Landlord not later than [NUMBER] days after the day on which the same may become initially due, all real estate taxes and assessments applicable to the Leased Premises, together with any interest and penalties lawfully imposed thereon as a result of Tenant's late payment thereof, which shall be levied upon the Leased Premises during the term of this Lease. Contest of Taxes: The Tenant, at its own cost and expense, may, if it shall in good faith so desire, contest by appropriate proceedings the amount of any personal or real property tax. The Tenant may, if it shall so desire, endeavor at any time or times, by appropriate proceedings, to obtain a reduction in the assessed valuation of the Leased Premises for tax purposes. In any such event, if the Landlord agrees, at the request of the Tenant, to join with the Tenant at Tenant's expense in said proceedings and the Landlord agrees to sign and deliver such papers and instruments as may be necessary to prosecute such proceedings, the Tenant shall have the right to contest the amount of any such tax and the Tenant shall have the right to withhold payment of any such tax, if the statute under which the Tenant is contesting such tax so permits. Payment of Ordinary Assessments: The Tenant shall pay all assessments, ordinary and extraordinary, attributable to or against the Leased Premises not later than [NUMBER] days after the day on which the same became initially due. The Tenant may take the benefit of any law allowing assessments to be paid in installments and in such event the Tenant shall only be liable for such installments of assessments due during the term hereof. ","Commercial Lease Agreement","19",145,"https://templates.business-in-a-box.com/imgs/1000px/lease-agreement-D1179.png","https://templates.business-in-a-box.com/imgs/250px/1179.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#1179.xml",{"title":6,"description":6},[145,147],{"label":17,"url":146},"real-estate-business",{"label":20,"url":148},"business-checklists","lease agreement","/template/lease-agreement-D1179",{"description":152,"descriptionCustom":6,"label":153,"pages":8,"size":124,"extension":10,"preview":154,"thumb":155,"svgFrame":156,"seoMetadata":157,"parents":159,"keywords":158,"url":164},"NON-DISCLOSURE AGREEMENT (NDA) This Non-Disclosure Agreement (the \"Agreement\") is made and effective [DATE], BETWEEN: [YOUR COMPANY NAME] (the \"Disclosing Party\"), a corporation organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [YOUR COMPLETE ADDRESS] AND: [RECEIVING PARTY NAME] (the \"Receiving Party\"), an individual with his main address located at OR a corporation organized and existing under the laws of the [State/Province] of [STATE/PROVINCE], with its head office located at: [COMPLETE ADDRESS] WHEREAS, Receiving Party has been or will be engaged in the performance of work on [DESCRIBE]; and in connection therewith will be given access to certain confidential and proprietary information; and WHEREAS, Receiving Party and Disclosing Party wish to evidence by this Agreement the manner in which said confidential and proprietary material will be treated. NOW, THEREFORE, it is agreed as follows: NON-DISCLOSURE OF CONFIDENTIAL INFORMATION Both Parties understand and agree that each Party may have access to the confidential information of the other party. For the purposes of this Agreement, \"Confidential Information\" means proprietary and confidential information about the Disclosing Party's (or it's suppliers') business or activities. Such information includes all business, financial, technical, and other information marked or designated by such Party as \"confidential\" or \"proprietary.\" Confidential Information also includes information which, by the nature of the circumstances surrounding the disclosure, ought in good faith to be treated as confidential. For the purposes of this Agreement, Confidential Information does not include: Information that is currently in the public domain or that enters the public domain after the signing of this Agreement. Information a Party lawfully receives from a third Party without restriction on disclosure and without breach of a non-disclosure obligation. Information that the Receiving Party knew prior to receiving any Confidential Information from the Disclosing Party. Information that the Receiving Party independently develops without reliance on any Confidential Information from the Disclosing Party. Each Party agrees that it will not disclose to any third Party or use any Confidential Information disclosed to it by the other Party except when expressly permitted in writing by the other Party. Each Party also agrees that it will take all reasonable measures to maintain the confidentiality of all Confidential Information of the other Party in its possession or control. TERM The term of this Agreement is [number] of [years/months] from the date of execution by both Parties. TITLE The Receiving Party agrees that all Confidential Information furnished by the Disclosing Party shall remain the sole property of the Disclosing Party. DISCLAIMER","Non Disclosure Agreement Nda","https://templates.business-in-a-box.com/imgs/1000px/non-disclosure-agreement-nda-D12692.png","https://templates.business-in-a-box.com/imgs/250px/12692.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#12692.xml",{"title":158,"description":6},"non disclosure agreement nda",[160,161],{"label":32,"url":115},{"label":162,"url":163},"Confidentiality Agreements","confidentiality-agreement","/template/non-disclosure-agreement-nda-D12692",{"description":166,"descriptionCustom":6,"label":167,"pages":168,"size":124,"extension":10,"preview":169,"thumb":170,"svgFrame":171,"seoMetadata":172,"parents":174,"keywords":173,"url":181},"CHECKLIST CUSTOMER DUE DILIGENCE Customer Due Diligence (CDD) is a critical process to ensure compliance with regulatory standards and safeguard against financial crimes. This checklist outlines the essential steps for effective CDD, from initial customer contact to ongoing monitoring and record-keeping. Gathering Customer Information: Individual Customers Full Name: Date of Birth: Nationality: Residential Address: Mailing Address (if different): Contact Number: Email Address: Identification Type (e.g., Passport, Driver's License): Identification Number: Issuing Country/Authority: Expiry Date of Identification Document: Corporate Customers Company Name: Registration Number: Country of Incorporation: Registered Address: Business Address (if different): Nature of Business: Date of Incorporation: Contact Number: Email Address: Website (if any): Directors' Names and Details: Ultimate Beneficial Owners (UBOs) Names and Details: Shareholding Structure: Identity Verification: Verify Identity Documents Document Verification (type of document, number, expiration date) Biometric Verification (if applicable) Verify Address Utility Bill Bank Statement Lease Agreement Additional Verification (if needed): Biometric Authentication Passive Liveness Detection Risk Assessment: Customer Type (Individual/Business): Customer Segment (Retail/Corporate): Industry: Expected Account Activity (Transaction Types, Volumes, and Values): Source of Funds: Purpose of the Account: Geographical Risk (Customer's Country of Origin/Operation): Any High-Risk Indicators (e.g., PEP, sanctions, negative media): Risk Profile Determination (Low, Medium, High): Enhanced Due Diligence (EDD) for High-Risk Customers:","Checklist Customer Due Diligence","4","https://templates.business-in-a-box.com/imgs/1000px/checklist-customer-due-diligence-D13916.png","https://templates.business-in-a-box.com/imgs/250px/13916.png","https://templates.business-in-a-box.com/svgs/docviewerWebApp1.html?v6#13916.xml",{"title":173,"description":6},"checklist customer due diligence",[175,178],{"label":176,"url":177},"Business Plan Kit","business-plan-kit",{"label":179,"url":180},"Business Procedures","business-procedures","/template/checklist-customer-due-diligence-D13916",false,{"seo":184,"reviewer":196,"quick_facts":200,"at_a_glance":203,"personas":207,"variants":231,"glossary":259,"clauses":293,"how_to_fill":344,"common_mistakes":385,"faqs":410,"industries":438,"comparisons":455,"diy_vs_lawyer":470,"jurisdictions":483,"related_template_ids_curated":504,"schema":515,"classification":516},{"meta_title":185,"meta_description":186,"primary_keyword":22,"secondary_keywords":187},"Immoveable Property Sale Agreement Template | BIB","Free immoveable property sale agreement template for transferring land, buildings, and real estate. Covers price, title, conditions, and closing.",[188,189,190,191,192,193,194,195],"immoveable property sale agreement template","property sale agreement template","real estate sale agreement template","land sale agreement template","property purchase agreement template word","real property transfer agreement","immovable property contract template","property sale contract free download",{"name":197,"credential":198,"reviewed_date":199},"Bruno Goulet","CEO, Business in a Box","2026-05-02",{"difficulty":201,"legal_review_recommended":202,"signature_required":202},"advanced",true,{"what_it_is":204,"when_you_need_it":205,"whats_inside":206},"An Immoveable Property Sale Agreement is a legally binding contract between a seller and a buyer that governs the transfer of ownership of land, buildings, or any permanently fixed real property. This free Word download provides a structured, attorney-informed starting point you can edit online and export as PDF — covering purchase price, title conditions, representations, risk of loss, and closing obligations in a single document.\n","Use it whenever a seller and buyer have agreed in principle on the sale of real property and need a binding document to record the agreed terms, manage conditions precedent to closing, and protect both parties between signing and title transfer.\n","Party identification and property description, purchase price and deposit terms, title and encumbrance representations, conditions precedent, risk of loss and insurance, default and remedies, closing date and obligations, and governing law — covering every material stage from agreement to transfer.\n",[208,212,216,220,223,227],{"title":209,"use_case":210,"icon_asset_id":211},"Individual property sellers","Documenting agreed terms when selling a residential or commercial plot to a private buyer","persona-small-business-owner",{"title":213,"use_case":214,"icon_asset_id":215},"Real estate investors","Acquiring income-producing properties or development land with clear contractual protections","persona-investor",{"title":217,"use_case":218,"icon_asset_id":219},"Property developers","Securing land or buildings ahead of a development project with phased closing conditions","persona-entrepreneur",{"title":221,"use_case":222,"icon_asset_id":211},"Commercial business owners","Purchasing premises for owner-occupation to replace a lease arrangement",{"title":224,"use_case":225,"icon_asset_id":226},"Corporate legal teams","Handling asset-sale transactions where real property is transferred as part of a broader deal","persona-operations-director",{"title":228,"use_case":229,"icon_asset_id":230},"Estate administrators and executors","Selling estate-owned property to beneficiaries or third parties under probate authority","persona-legal-counsel",[232,236,240,244,247,251,255],{"situation":233,"recommended_template":234,"slug":235},"Selling a residential home between private individuals","Residential Real Estate Purchase Agreement","real-estate-purchase-agreement-D13234",{"situation":237,"recommended_template":238,"slug":239},"Transferring commercial property including fixtures and fittings","Commercial Property Sale Agreement","contract-of-sale-of-commercial-property-D1169",{"situation":241,"recommended_template":242,"slug":243},"Agreeing to sell land for future development with conditions attached","Conditional Land Sale Agreement","conditional-sale-agreement-D1235",{"situation":245,"recommended_template":106,"slug":246},"Selling property as part of a business asset sale","asset-purchase-agreement-D928",{"situation":248,"recommended_template":249,"slug":250},"Granting a right to purchase at a future date and price","Option to Purchase Agreement","option-to-buy-agreement-D336",{"situation":252,"recommended_template":253,"slug":254},"Leasing property with an option to buy at lease end","Lease-to-Own Agreement","lease-to-own-agreement-D12870",{"situation":256,"recommended_template":257,"slug":258},"Transferring property between related parties or family members","Property Transfer Agreement","assignment-of-real-estate-contract-D1158",[260,263,266,269,272,275,278,281,284,287,290],{"term":261,"definition":262},"Immoveable Property","Land and anything permanently attached to it — buildings, fixtures, and structures — that cannot be relocated without destruction or damage.",{"term":264,"definition":265},"Title","Legal ownership of property, typically evidenced by a deed or land registry entry in the seller's name.",{"term":267,"definition":268},"Encumbrance","Any charge, lien, mortgage, easement, or restriction affecting the property that may limit the buyer's use or transfer of title.",{"term":270,"definition":271},"Conditions Precedent","Specified events or actions that must occur before a party is obligated to complete the transaction — such as financing approval or a satisfactory survey.",{"term":273,"definition":274},"Deposit (Earnest Money)","A sum paid by the buyer at signing to demonstrate commitment; typically held in escrow and applied to the purchase price at closing.",{"term":276,"definition":277},"Closing (Completion)","The date on which the purchase price is paid in full, title transfers to the buyer, and physical possession of the property is handed over.",{"term":279,"definition":280},"Risk of Loss","The contractual allocation of who bears financial responsibility if the property is damaged or destroyed between signing and closing.",{"term":282,"definition":283},"Vacant Possession","Delivery of the property at closing free of occupants, tenants, and personal property unless otherwise specified in the agreement.",{"term":285,"definition":286},"Caveat Emptor","Latin for 'let the buyer beware' — the common-law principle that a buyer takes property in its present condition unless the seller has made specific representations.",{"term":288,"definition":289},"Deed of Transfer","The formal legal instrument executed at closing that legally conveys title from the seller to the buyer and is registered with the relevant land authority.",{"term":291,"definition":292},"Easement","A right held by one party to use another party's land for a specific purpose — such as access, drainage, or utilities — that runs with the property.",[294,299,304,309,314,319,324,329,334,339],{"name":295,"plain_english":296,"sample_language":297,"common_mistake":298},"Parties and property description","Identifies the seller and buyer as full legal entities and provides a precise description of the property being sold — including address, legal description, and cadastral or title reference number.","This Agreement is entered into between [SELLER FULL LEGAL NAME] ('Seller') and [BUYER FULL LEGAL NAME] ('Buyer'). The property subject to this Agreement is described as [FULL LEGAL DESCRIPTION], registered under title number [TITLE/FOLIO NUMBER] at [LAND REGISTRY/DEEDS OFFICE].","Using an informal address instead of the full legal description. An imprecise description can render the agreement void for uncertainty and create title registration problems at closing.",{"name":300,"plain_english":301,"sample_language":302,"common_mistake":303},"Purchase price and payment terms","States the agreed total purchase price, the deposit amount and how it is held, the balance due at closing, and the accepted method of payment.","The total purchase price is [CURRENCY][AMOUNT]. The Buyer shall pay a deposit of [CURRENCY][DEPOSIT AMOUNT] within [X] business days of signing, to be held in escrow by [ESCROW AGENT]. The balance of [CURRENCY][BALANCE] shall be paid by bank transfer on the Closing Date.","Not specifying how the deposit is held or what happens to it if the deal collapses. Without escrow instructions and forfeiture terms, deposit disputes routinely end in litigation.",{"name":305,"plain_english":306,"sample_language":307,"common_mistake":308},"Title and encumbrance representations","The seller warrants that they hold clear, marketable title to the property and discloses all known encumbrances, liens, mortgages, easements, and restrictions affecting it.","Seller warrants that Seller holds good and marketable title to the Property, free and clear of all encumbrances except: [LIST KNOWN ENCUMBRANCES]. Seller shall provide a title search report satisfactory to Buyer no later than [DATE].","A blanket 'free and clear' warranty without disclosing known easements or restrictive covenants. Concealing encumbrances — even passively — exposes the seller to misrepresentation claims after closing.",{"name":310,"plain_english":311,"sample_language":312,"common_mistake":313},"Conditions precedent","Lists the specific events that must occur before either party is bound to complete — such as mortgage approval, satisfactory building inspection, zoning confirmation, or planning permission.","This Agreement is conditional upon: (a) Buyer obtaining mortgage financing of not less than [CURRENCY][AMOUNT] at a rate not exceeding [X]% per annum by [DATE]; (b) a building inspection report satisfactory to Buyer in its sole discretion by [DATE]. If any condition is not satisfied by the applicable date, either party may terminate this Agreement by written notice.","Setting conditions without hard deadlines or a defined waiver mechanism. Open-ended conditions allow one party to delay indefinitely or claim termination rights at a convenient time.",{"name":315,"plain_english":316,"sample_language":317,"common_mistake":318},"Risk of loss and insurance","Allocates the risk of physical damage to the property between signing and closing, and requires the seller to maintain adequate property insurance until title transfers.","Risk of loss or damage to the Property shall remain with Seller until the Closing Date. Seller shall maintain property insurance covering the replacement value of the Property until closing. If the Property is materially damaged before closing, Buyer may terminate this Agreement and recover the deposit in full.","Leaving risk of loss unaddressed. Without a clause, a buyer may be obligated to complete the purchase even if the building burns down between signing and closing in some jurisdictions.",{"name":320,"plain_english":321,"sample_language":322,"common_mistake":323},"Representations and warranties","The seller's factual statements about the property's condition, compliance with laws, absence of disputes, and accuracy of disclosed information — all of which the buyer relies on in agreeing to purchase.","Seller represents and warrants that: (a) the Property complies with all applicable zoning and building laws; (b) Seller has received no notice of any pending expropriation, litigation, or regulatory order affecting the Property; (c) all rates, taxes, and municipal charges are paid to the date of this Agreement.","Limiting warranties to 'knowledge of the seller' without defining what steps constitute adequate inquiry. Courts interpret knowledge-qualified warranties narrowly — a seller who failed to check municipal records may still be held liable.",{"name":325,"plain_english":326,"sample_language":327,"common_mistake":328},"Closing obligations and possession","Sets the closing date, lists each party's obligations on that date — documents to be delivered, funds to be transferred, keys to be handed over — and specifies when the buyer takes vacant possession.","Closing shall occur on [CLOSING DATE] at [TIME] at the offices of [CONVEYANCER / ATTORNEY / TITLE COMPANY]. On the Closing Date: Seller shall deliver (i) a duly executed Deed of Transfer, (ii) all keys and access codes, and (iii) proof of cancellation of any mortgage. Buyer shall pay the balance of the purchase price by bank transfer. Vacant possession shall be given at [TIME] on the Closing Date.","No fallback if the closing date is missed. Without a grace period clause and consequences for delay, a missed closing date can trigger immediate termination or uncapped damages claims.",{"name":330,"plain_english":331,"sample_language":332,"common_mistake":333},"Default and remedies","Defines what constitutes a breach by either party and what remedies are available — forfeiture of deposit, specific performance, cancellation, or damages.","If Buyer defaults, Seller may cancel this Agreement and retain the deposit as liquidated damages. If Seller defaults, Buyer may cancel and recover the deposit in full, or seek specific performance compelling Seller to transfer the Property. Neither party's remedies are exclusive of other remedies at law.","Providing only a deposit-forfeiture remedy against the buyer while leaving the seller's default remedy undefined. An aggrieved buyer should have an explicit right to sue for specific performance, which courts can decline to grant if the contract is silent.",{"name":335,"plain_english":336,"sample_language":337,"common_mistake":338},"Costs, taxes, and adjustments","Allocates transfer taxes, stamp duty, conveyancing fees, and registration costs between the parties, and provides for adjustment of rates, taxes, and levies as of the closing date.","Transfer duty / stamp duty shall be borne by [BUYER / SELLER / AS REQUIRED BY LAW]. Conveyancing fees shall be borne by [PARTY]. All municipal rates, taxes, body corporate levies, and utilities shall be apportioned as of the Closing Date, with the Seller responsible for amounts due up to and including that date.","Failing to allocate transfer taxes and conveyancing costs. In jurisdictions where these are not fixed by statute, the parties often dispute responsibility after signing, delaying registration.",{"name":340,"plain_english":341,"sample_language":342,"common_mistake":343},"Governing law and dispute resolution","Specifies which jurisdiction's law governs the agreement and how disputes are resolved — litigation in a named court, mediation, or arbitration.","This Agreement is governed by the laws of [JURISDICTION]. Any dispute arising under this Agreement shall first be referred to mediation before [MEDIATION BODY] within [30] days of written notice. If unresolved, the dispute shall be submitted to the exclusive jurisdiction of the courts of [JURISDICTION].","Choosing a governing law jurisdiction different from where the property is located. In most countries, immoveable property disputes are subject to mandatory local jurisdiction regardless of a contractual choice of law.",[345,350,355,360,365,370,375,380],{"step":346,"title":347,"description":348,"tip":349},1,"Identify both parties with full legal names and capacity","Enter the seller's and buyer's full legal names exactly as they appear on government ID or corporate registration. For companies, confirm the registered entity name and authorized signatory. For individuals, confirm they have legal capacity to contract and hold or acquire property.","If the seller is a trust, estate, or company, confirm in writing before signing that the signatory has authority to bind the entity — missing authority is the most common cause of delayed registration.",{"step":351,"title":352,"description":353,"tip":354},2,"Insert the full legal property description","Copy the property description from the title deed, land register, or deeds office record — including erf, lot, parcel, or folio number as applicable. Do not rely on the street address alone.","Request an up-to-date title search from the relevant land registry before completing this section to confirm the seller's name, existing encumbrances, and the precise legal description.",{"step":356,"title":357,"description":358,"tip":359},3,"Set the purchase price, deposit, and payment mechanics","Enter the agreed total price, the deposit amount (typically 5–10% of the purchase price), the escrow holder, and the deposit due date. Specify the balance payment method and confirm that bank transfer details are correct.","Name a neutral escrow agent — usually a conveyancer or title company — rather than allowing either party to hold the deposit. This protects both sides if the deal collapses.",{"step":361,"title":362,"description":363,"tip":364},4,"List and date all conditions precedent","Write out each condition clearly and attach a specific deadline. For mortgage conditions, include the minimum loan amount and maximum interest rate. For inspection conditions, specify what 'satisfactory' means — or give the buyer a sole-discretion right.","Keep conditions to the minimum necessary. Every condition is a potential exit for one party — open-ended or vague conditions are routinely used to escape deals that no longer suit a party.",{"step":366,"title":367,"description":368,"tip":369},5,"Complete the title and encumbrance disclosure","List all known mortgages, charges, easements, restrictive covenants, and servitudes affecting the property. Confirm the seller's obligation to cancel or discharge any mortgage at or before closing.","Obtain a formal title search report before executing the agreement so disclosures are based on the official record, not memory. Undisclosed encumbrances discovered after signing frequently result in buyer claims.",{"step":371,"title":372,"description":373,"tip":374},6,"Set the closing date and possession time","Enter a specific closing date and time, the location of closing, and the exact time vacant possession will be given. Include a grace period (typically 5–10 business days) and the consequences if either party fails to close on time.","Allow at least 30–60 days from signing to closing for mortgage approval, title search, and conveyancing — shorter timelines increase the risk of a failed closing.",{"step":376,"title":377,"description":378,"tip":379},7,"Allocate costs, taxes, and adjustments","Specify who pays transfer duty or stamp duty, conveyancing fees, and registration costs. Add an adjustments clause so that rates, levies, and utilities are apportioned as of the closing date.","Check the statutory default allocation of transfer costs in the applicable jurisdiction before drafting — some jurisdictions fix responsibility by law, and a conflicting contractual allocation may be void.",{"step":381,"title":382,"description":383,"tip":384},8,"Execute before a witness or notary as required","Both parties must sign the agreement. In many jurisdictions, immoveable property agreements must be in writing and witnessed or notarized to be enforceable. Confirm local requirements before signing.","Use your conveyancer or attorney as the witness where possible — their contemporaneous record of execution is valuable evidence if a party later disputes signing.",[386,390,394,398,402,406],{"mistake":387,"why_it_matters":388,"fix":389},"Using an informal property description","An agreement that describes the property only by street address — without the legal title number or registered description — can be voided for uncertainty and will be rejected by the land registry at registration.","Pull the exact legal description from the title deed or land register and copy it verbatim into the agreement before either party signs.",{"mistake":391,"why_it_matters":392,"fix":393},"Leaving the deposit unprotected in escrow","A deposit held by one of the parties — rather than a neutral escrow agent — is at risk if that party becomes insolvent or refuses to refund it when conditions fail.","Always name a neutral escrow holder (conveyancer, title company, or attorney trust account) and specify the conditions under which the deposit is released or forfeited.",{"mistake":395,"why_it_matters":396,"fix":397},"Undisclosed encumbrances in the title warranty","A seller who warrants clear title but fails to disclose an easement, mortgage, or restrictive covenant faces post-closing misrepresentation claims and potential rescission of the sale.","Conduct a formal title search before signing and disclose every encumbrance in the agreement, even those you believe the buyer already knows about.",{"mistake":399,"why_it_matters":400,"fix":401},"No grace period for a missed closing date","Without a cure period, a one-day delay by either party can trigger the default clause — giving the other side the right to cancel and claim damages for reasons that may be entirely administrative.","Include a grace period of 5–10 business days for closing date delays, with written notice required before cancellation rights arise.",{"mistake":403,"why_it_matters":404,"fix":405},"Choosing a governing law different from the property's location","Most jurisdictions apply mandatory local law to the transfer of immoveable property regardless of what the contract says, making a foreign-law choice clause ineffective and potentially misleading.","Always use the law of the jurisdiction where the property is physically located as the governing law for immoveable property agreements.",{"mistake":407,"why_it_matters":408,"fix":409},"Signing without confirming the signatory's authority","An agreement signed by someone without authority to bind a company, trust, or estate is voidable — and the innocent party may lose the deposit and closing timeline while the issue is resolved.","Before signing, obtain and retain a board resolution, letter of authority, or power of attorney confirming the signatory's right to bind the selling or purchasing entity.",[411,414,417,420,423,426,429,432,435],{"question":412,"answer":413},"What is an immoveable property sale agreement?","An immoveable property sale agreement is a legally binding contract between a seller and a buyer that governs the transfer of ownership of land, buildings, or any structure permanently fixed to the ground. It records the agreed purchase price, payment terms, title representations, conditions precedent to closing, risk of loss, and each party's obligations at the transfer date. In most jurisdictions, a written agreement is required for any sale of real property to be legally enforceable.\n",{"question":415,"answer":416},"What is the difference between immoveable and moveable property?","Immoveable property — also spelled immovable — refers to land and anything permanently attached to it, such as buildings, trees rooted in the ground, and fixed infrastructure. Moveable property is anything that can be physically relocated without damage, such as equipment, inventory, or vehicles. The legal distinction matters because immoveable property transfers are typically governed by stricter formal requirements — written contracts, registration, and in some cases notarization — that do not apply to moveable goods.\n",{"question":418,"answer":419},"Does a property sale agreement need to be in writing?","Yes, in virtually every common-law and civil-law jurisdiction, an agreement for the sale of immoveable property must be in writing and signed by both parties to be enforceable. Oral agreements to sell real property are generally unenforceable under the Statute of Frauds (US and UK), the relevant provincial legislation in Canada, or equivalent civil-law provisions in the EU. The written agreement is also required as the underlying document for title registration at closing.\n",{"question":421,"answer":422},"What conditions precedent are typically included in a property sale agreement?","The most common conditions precedent are mortgage or bond approval, a satisfactory building or structural inspection, confirmation of zoning compliance or planning permission, a satisfactory environmental report, and body-corporate clearance for sectional title or strata properties. Each condition should carry a specific deadline and a defined outcome — either the condition is satisfied or waived, or the agreement terminates and the deposit is refunded.\n",{"question":424,"answer":425},"Who pays transfer duty and conveyancing costs?","Allocation depends on jurisdiction and negotiation. In most US states, closing costs are negotiated; transfer taxes vary by state and municipality. In Canada, land transfer tax is typically paid by the buyer. In the UK, stamp duty land tax is the buyer's responsibility. In South Africa, transfer duty and conveyancing fees are borne by the buyer under standard practice. In the EU, the rules vary widely by member state. Always confirm the statutory default in the applicable jurisdiction before finalizing the agreement.\n",{"question":427,"answer":428},"What happens if the buyer defaults before closing?","The standard remedy for buyer default is forfeiture of the deposit to the seller as liquidated damages, followed by the seller's right to cancel the agreement and re-list the property. Many agreements also preserve the seller's right to claim additional damages if the deposit does not cover actual losses — for example, if the property ultimately sells for less than the agreed price. The specific remedies available depend on the jurisdiction and the language of the agreement.\n",{"question":430,"answer":431},"What happens if the seller defaults before closing?","If the seller fails to transfer title or otherwise defaults, the buyer is typically entitled to recover the deposit in full plus interest, and in most jurisdictions also has the right to seek specific performance — a court order compelling the seller to complete the transfer. Specific performance is the preferred remedy for real property because each parcel is considered unique and monetary damages may not adequately compensate the buyer. The agreement should explicitly preserve this right.\n",{"question":433,"answer":434},"Does a property sale agreement need to be notarized?","Requirements vary by jurisdiction. In the US and Canada, notarization is generally not required for the sale agreement itself, though the deed of transfer must be notarized or witnessed at closing. In many EU civil-law countries — France, Germany, Spain, and Italy — the sale agreement or the deed must be executed before a notary for the transfer to be valid and registrable. In the UK, a deed must be signed, witnessed, and delivered but does not require notarization for domestic transactions.\n",{"question":436,"answer":437},"How long does it take to close after signing a property sale agreement?","A typical closing timeline runs 30–90 days from signing, depending on mortgage approval timelines, title search requirements, building inspection scheduling, and the pace of the conveyancing process. Commercial property and development land transactions often run 60–180 days due to more complex due diligence. Parties should build realistic timelines into the conditions precedent deadlines and the closing date to avoid defaults caused by administrative delays.\n",[439,443,447,451],{"industry":440,"icon_asset_id":441,"specifics":442},"Real estate and property development","industry-real-estate","Developers rely on conditional sale agreements with phased closing dates tied to planning approvals, infrastructure completion, or pre-sale thresholds before construction begins.",{"industry":444,"icon_asset_id":445,"specifics":446},"Retail and hospitality","industry-retail","Owner-occupier purchases of commercial premises require sale agreements that address ongoing lease obligations, tenant rights, and vacant possession timing alongside standard title conditions.",{"industry":448,"icon_asset_id":449,"specifics":450},"Agriculture and natural resources","industry-agriculture","Rural land sales involve additional representations about water rights, mineral rights, grazing easements, and environmental compliance that must be listed as disclosed encumbrances or conditions.",{"industry":452,"icon_asset_id":453,"specifics":454},"Corporate mergers and acquisitions","industry-fintech","Real property transferred as part of an asset purchase or merger requires a standalone immoveable property sale agreement to satisfy land registry requirements, even when a broader transaction agreement governs the overall deal.",[456,459,463,466],{"vs":249,"vs_template_id":457,"summary":458},"option-to-purchase-agreement-D1127","An option to purchase grants the buyer the right — but not the obligation — to buy the property at a fixed price within a set period. An immoveable property sale agreement is a binding commitment by both parties to complete the transaction. Use an option when the buyer needs time to conduct due diligence or secure financing before committing; use a sale agreement once both sides are ready to proceed to closing.",{"vs":460,"vs_template_id":461,"summary":462},"Lease Agreement","commercial-lease-agreement-D1042","A lease agreement grants the tenant a right to occupy the property for a defined term without transferring ownership. An immoveable property sale agreement transfers title permanently. If a party wants to occupy now and purchase later, a lease-to-own arrangement combining elements of both documents is more appropriate than either alone.",{"vs":106,"vs_template_id":464,"summary":465},"asset-purchase-agreement-D1089","An asset purchase agreement covers the sale of business assets broadly — equipment, inventory, IP, contracts, and goodwill — and may include real property as one line item. An immoveable property sale agreement focuses exclusively on real property transfer and satisfies the specific formal requirements for title registration that a general asset purchase agreement typically does not meet on its own.",{"vs":467,"vs_template_id":468,"summary":469},"Letter of Intent (Real Estate)","letter-of-intent-D1104","A letter of intent records non-binding agreement on the key commercial terms — price, timing, and major conditions — while the parties negotiate the full sale agreement. It does not transfer title and is not registrable. A fully executed immoveable property sale agreement replaces the letter of intent and is the binding document that governs the transaction through to closing.",{"use_template":471,"template_plus_review":475,"custom_drafted":479},{"best_for":472,"cost":473,"time":474},"Straightforward private sales between individuals in a single jurisdiction where a conveyancer handles registration","Free","1–2 hours to complete",{"best_for":476,"cost":477,"time":478},"Sales involving mortgage discharge, undisclosed encumbrances, multiple parties, or cross-border elements","$500–$1,500 for a real estate attorney review","2–5 business days",{"best_for":480,"cost":481,"time":482},"Commercial property, development land, estate sales, corporate transactions, or any sale with complex conditions or material financial exposure","$2,000–$10,000+ depending on transaction size and complexity","1–4 weeks",[484,489,494,499],{"code":485,"name":486,"flag_asset_id":487,"note":488},"us","United States","flag-us","Real estate contracts are governed by state law, and requirements vary significantly. The Statute of Frauds in every state requires a written, signed agreement for real property sales to be enforceable. Transfer taxes, disclosure obligations (including known material defects), and closing procedures differ by state — California, New York, and Florida each impose distinct seller disclosure requirements. Title insurance is standard practice and typically required by mortgage lenders.",{"code":490,"name":491,"flag_asset_id":492,"note":493},"ca","Canada","flag-ca","Property law is provincially governed. Ontario and BC use standardized real estate board forms for residential transactions; commercial sales use bespoke agreements. Land transfer tax is a buyer's cost in most provinces, with Ontario and BC also levying municipal LTT in Toronto and Vancouver respectively. Quebec is a civil-law jurisdiction — notarial deeds are mandatory for registration, and the sale agreement must be drafted or reviewed by a notary.",{"code":495,"name":496,"flag_asset_id":497,"note":498},"uk","United Kingdom","flag-uk","England and Wales use a two-stage process: exchange of contracts (binding commitment) followed by completion (transfer of title). Scottish law differs — missives form the binding agreement without a separate exchange stage. Stamp duty land tax (England) and land and buildings transaction tax (Scotland) are buyer costs on a tiered rate scale. The seller must provide a title information pack and property information forms before exchange. Gazumping (seller accepting a higher offer after exchange) is illegal once contracts are exchanged.",{"code":500,"name":501,"flag_asset_id":502,"note":503},"eu","European Union","flag-eu","Immoveable property law is not harmonized across the EU — each member state maintains its own rules. In France, a preliminary agreement (compromis de vente) is standard and binding; a notaire must authenticate the final deed. In Germany, the sale agreement and deed must both be notarized (beurkundung) by a Notar. In Spain, a private agreement (contrato de arras) is common as a deposit contract before the escritura pública before a notary. VAT treatment on property sales also varies, and professional advice is essential for cross-border acquisitions.",[250,246,505,506,507,508,509,510,511,512,513,514],"letter-of-intent_acquisition-of-business-D5197","lease-agreement-D1179","non-disclosure-agreement-nda-D12692","checklist-customer-due-diligence-D13916","offer-to-purchase-real-estate-property-D1190","offer-to-purchase-shares-agreement-D334","quitclaim-deed-D394","warranty-deed-D993","joint-venture-agreement-D889","property-management-agreement-D1196",{"emit_how_to":202,"emit_defined_term":202},{"primary_folder":115,"secondary_folder":517,"document_type":518,"industry":519,"business_stage":520,"tags":521,"confidence":526},"real-estate-and-leases","agreement","real-estate","all-stages",[519,522,523,524,525],"contract","legal","property-sale","ownership-transfer",0.95,"\u003Ch2>What is an Immoveable Property Sale Agreement?\u003C/h2>\n\u003Cp>An \u003Cstrong>Immoveable Property Sale Agreement\u003C/strong> is a legally binding contract between a seller and a buyer that governs the transfer of ownership of land, buildings, or any structure permanently affixed to the ground. Unlike a letter of intent or informal offer, this agreement creates enforceable obligations on both parties — binding the seller to transfer clear title and the buyer to pay the agreed price — subject to any conditions precedent that must be satisfied before closing. It records every material term of the transaction, from the precise legal description of the property and the purchase price through to the closing date, possession mechanics, risk allocation, and default remedies. In most jurisdictions, a written sale agreement is a legal prerequisite for any valid transfer of immoveable property: oral agreements are unenforceable, and the land registry will not register a transfer without an underlying written contract.\u003C/p>\n\u003Ch2>Why You Need This Document\u003C/h2>\n\u003Cp>Proceeding without a formal immoveable property sale agreement exposes both parties to serious and often irreversible financial risk. A seller who relies on a verbal understanding or a short email exchange has no enforceable right to the deposit if the buyer walks away, no documented remedies if closing is delayed, and no record of the conditions under which title will be transferred. A buyer without a signed agreement has no protection against the seller accepting a higher offer, no contractual right to demand clear title, and no basis to recover a deposit paid informally. Beyond protecting both sides during the gap between agreement and closing, a properly drafted sale agreement also satisfies the formal writing requirements of land registry authorities — without it, the transfer simply cannot be registered. This template provides the structure experienced conveyancers use as a starting point, so you spend your time on the deal-specific details that matter, not on building the legal framework from scratch.\u003C/p>\n",1778773458385]