Selling your home is a tough thing to do. Most sellers want to sell their home as quickly as possible. And, of course, They want to sell it at the highest price possible. That sounds simple, but it is not. It takes the help of a good real estate agent to aid in setting the price, preparing the home, and marketing the home effectively to attract buyers. Once you are ready to get started, your real estate agent will help you:
• Properly prepare and stage your home
• Strategically set the price
• Market your home to buyers
• Take the time to show the home to prospects
• Negotiate the best possible selling price
• Complete all of the required agreements to finalize the deal
By law every contract for deed transaction in Minnesota must use this form. The realtor or seller will be fined if they do not use this form. Print this form free.
MNAR – Important Information About Contracts for Deed – 08_14
Contract for Deed homes in Minnesota-Wisconsin
Seller financing is a loan provided by the seller of a property to the buyer, to cover part or all of the sale price. This process, also known as owner carry back or owner financing, is used in a variety of situations as a creative financing option.
Seller will carry a contract for deed-land contract -not for the buyer for a set time line and rate with a down payment.
We draft all the terms of the agreement for the buyer if need be. Go over the purchase agreement and addendum with the seller. Discuss the best possible terms for the seller to recieve..
Ensure that the contract for deed document is legal and conforms to Minnesota law. You can download a blank Uniform Contract for Deed form and other approved contract for deed forms from the Minnesota Department of Commerce website.
Use a BoardWalk Premier Realty INC to assist with the purchase agreement and closing. It is strongly advised that buyers and sellers each have their own representation.
Consider escrowing for taxes and insurance. If the buy- er fails to pay taxes and insurance, your property will be at risk. A seller can escrow a portion of the payment to pay annual property taxes and insurance.
If not a seller should be listed as an additional insured on the insurance certificate and register with the county the property is located in to request duplicate notice of delinquent real property taxes.
Make sure the interest rate you are charging does not exceed the maximum allowed by law. Call the Minnesota Department of Commerce at 651-297-7053 to get a re corded message for the current month’s maximum rate.
It is reasonable to ask for a letter from a lender or housing counselor that includes a time- line and the corrective actions the buyer needs to take to repair his or her credit and qualify for a mortgage.
It is unlikely that a lender will provide any sort of commitment to make a permanent loan after the con- tract expires.
Clarify responsibilities between seller and the buyer for such things as property tax payments, homeowners insurance, basic maintenance and property upkeep, repairs.
If buyer is paying for homeowner’s insurance, get a copy and be sure you are listed as loss payee on the policy.
Facts and features
A contract for deed, also known as a “bond for deed,” “land contract,” or “installment land contract,” is a transaction in which the seller finances the sale of his or her own property. In a contract for deed sale, the buyer agrees to pay the purchase price of the property in monthly installments. The buyer immediately takes possession of the property, often paying little or nothing down, while the seller retains the legal title to the property until the contract is fulfilled. The buyer has the right of occupancy and, in states like Minnesota, the right to claim a homestead property tax exemption. The buyer finances the purchase with assistance from the seller, who retains a security in the property.
The contract for deed is a much faster and less costly transaction to execute than a traditional, purchase-money mortgage. In a typical contract for deed, there are no origination fees, formal applications, or high closing and settlement costs. Another important feature of a contract for deed is that seizure of the property in the event of a default is generally faster and less expensive than seizure in the case of a traditional mortgage. If the buyer defaults on payments in a typical contract for deed, the seller may cancel the contract, resume possession of the property, and keep previous installments paid by the buyer as liquidated damages. Under these circumstances, the seller can reclaim the property without a foreclosure sale or judicial action. However, laws governing the contract-cancellation process differ from jurisdiction to jurisdiction and the outcome may vary within any one state, depending on the contract terms and the facts of the specific case.
Because the buyer in a contract for deed does not have the same safeguards as those afforded a mortgagor in a purchase-money mortgage, the contract for deed may appear to be essentially a rent-to-own arrangement. However, in a typical contract for deed, the buyer becomes responsible for the obligations of a mortgagor in possession, such as maintaining the property and paying property taxes and casualty insurance. Unless prohibited by the contract, either party may sell his or her interest in the contract.
List your with us we will get it SOLD.
Steve Vennemann
Contract for deed Specialist.
651-334-8312