seller's affidavit of nonforeign status and/or...

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANYPROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE,CONSULT AN APPROPRIATE PROFESSIONAL.

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form by any means, including facsimile or computerized formats. Copyright © 1988-2012,CALIFORNIA ASSOCIATION OF REALTORS®, INC. All Rights Reserved.

SELLER'S AFFIDAVIT OF NONFOREIGN STATUSAND/OR CALIFORNIA WITHHOLDING EXEMPTION

FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT (FIRPTA)AND CALIFORNIA WITHHOLDING LAW

(Use a separate form for each Transferor)

Internal Revenue Code (“IRC”) Section 1445 provides that a transferee of a U.S. real property interest must withhold tax if the transferor is a “foreignperson.” California Revenue and Taxation Code Section 18662 provides that a transferee of a California real property interest must withhold tax unless anexemption applies.

1. PROPERTY ADDRESS (property being transferred):TRANSFEROR'S INFORMATION:2.Full NameTelephone NumberAddress(Use HOME address for individual transferors. Use OFFICE address for an “Entity” i.e.: corporations, partnerships, limited liability companies, trustsand estates.)Social Security No., or Federal Employer Identification No.

AUTHORITY TO SIGN: If this document is signed on behalf of an Entity Transferor, THE UNDERSIGNED INDIVIDUAL DECLARES THAT HE/SHEHAS AUTHORITY TO SIGN THIS DOCUMENT ON BEHALF OF THE TRANSFEROR.

3.

FEDERAL LAW: I, the undersigned, declare under penalty of perjury that, for the reason checked below, if any, I am exempt (or if signed on behalf ofan Entity Transferor, the Entity is exempt) from the federal withholding law (FIRPTA):

4.

(For individual Transferors) I am not a nonresident alien for purposes of U.S. income taxation.

CALIFORNIA LAW: I, the undersigned, declare under penalty of perjury that, for the reason checked below, if any, I am exempt (or if signed onbehalf of an Entity Transferor, the Entity is exempt) from the California withholding law.

5.

By Date(Transferor’s Signature) (Indicate if you are signing as the grantor of a revocable/grantor trust.)

Typed or printed name Title (If signed on behalf of Entity Transferor)

SELLER’S AFFIDAVIT OF NONFOREIGN STATUS AND/OR CALIFORNIA WITHOLDING EXEMPTION (AS PAGE 1 OF 2)

(C.A.R. Form AS, Revised 4/12)

(For corporation, partnership, limited liability company, trust and estate Transferors) The Transferor is not a foreign corporation, foreignpartnership, foreign limited liability company, foreign trust or foreign estate, as those terms are defined in the Internal Revenue Code and IncomeTax Regulations.

This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership mark which may be used only bymembers of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

AS 4/12 (PAGE 1 OF 2)

Prepared using zipForm® softwareAgent: Phone: Fax:Broker:

The total sales price for the Property is $100,000 or less.Certifications which fully exempt the sale from withholding:

The Property qualifies as my principal residence (or the decedent’s, if being sold by the decedent’s estate) within the meaning of IRC Section121 (owned and occupied as such for two of the last five years).The Property was last used as my principal residence (or the decedent’s, if being sold by the decedent’s estate) within the meaning of IRCSection 121 without regard to the two-year time period.The transaction will result in a loss or zero gain for California income tax purposes. (Complete FTB Form 593-E.)The Property has been compulsorily or involuntarily converted (within the meaning of IRC Section 1033) and Transferor intends to acquireproperty similar or related in service or use to be eligible for non-recognition of gain for California income tax purposes under IRC Section 1033.Transferor is a corporation (or an LLC classified as a corporation) that is either qualified through the California Secretary of State or has apermanent place of business in California.Transferor is a partnership (or an LLC that is not a disregarded single member LLC, classified as a partnership) and recorded title to the Propertyis in the name of the partnership or LLC. If so, the partnership or LLC must withhold from nonresident partners or members as required.Transferor is exempt from tax under California or federal law.Transferor is an insurance company, qualified pension/profit sharing plan, IRA or charitable remainder trust.

(“Transferor”)

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the California Association of REALTORS®525 South Virgil Avenue, Los Angeles, California 90020 Reviewed by Date

Note: In order to avoid withholding, IRC Section 1445 (b) requires that the Seller (a) provides this affidavit to the Buyer withthe Seller’s taxpayer identification number (“TIN”), or (b) provides this affidavit, including Seller’s TIN, to a “qualifiedsubstitute” who furnishes a statement to the Buyer under penalty of perjury that the qualified substitute has such affidavitin their possession. A qualified substitute may be (i) an attorney, title company, or escrow company (but not the Seller’sagent) responsible for closing the transaction, or (ii) the Buyer’s agent.

I understand that this affidavit may be disclosed to the Internal Revenue Service and to the California Franchise Tax Board by thetransferee, and that any false statement I have made herein may result in a fine, imprisonment or both.

(“Property”)

Certifications which may partially or fully exempt the sale from withholding:The Property is being, or will be, exchanged for property of like kind within the meaning of IRC Section 1031.Payments for the Property are being made in installments, the transferor is a non-resident seller and withholding will be applied to each principalpayment.

Buyer’s unauthorized use or disclosure of Seller’s TIN could result in civil or criminal liability.Buyer Date(Buyer acknowledges receipt of a Copy of this Seller’s Affidavit)Buyer Date(Buyer acknowledges receipt of a Copy of this Seller’s Affidavit)

As a result of the sale of the Property, Seller’s tax liability, calculated at the maximum tax rate regardless of Seller’s actual rate, will be less thanthe 3 1/3% withholding otherwise required. Seller will be required to sign a certification, under penalty of perjury, specifying the amount to bewithheld. (Not to be used for sales closing prior to January 1, 2007)

For a corporation qualified to do business in California, California Corporation No.

Stanford Raffles Realty 888.863.2820 323.443.1091Stanford Raffles Realty 123 S Figueroa STE 108 Los Angeles, CA 90012

Add:

IMPORTANT NOTICE: An Affidavit should be signed by each individual or entity Transferor to whom or to which it applies.Before you sign, any questions relating to the legal sufficiency of this form, or to whether it applies to you or to a particulartransaction, or about the definition of any of the terms used, should be referred to an attorney, certified public accountant, orother professional tax advisor, the Internal Revenue Service, or the California Franchise Tax Board. For further information onfederal guidelines, see C.A.R. Legal Q & A "Federal Withholding: The Foreign Investment in Real Property Tax Act," and/or IRSPublication 515 or 519. For further information on state guidelines, see C.A.R. Legal Q & A "California Nonresident Withholding," and/orCalifornia FTB Pub. 1016.

FEDERAL GUIDELINESFOREIGN PERSONS DEFINED. The following general information is provided to assist sellers in determining whether they are"foreign persons" for purposes of the Foreign Investment in Real Property Tax Act (FIRPTA), IRC §1445. FIRPTA requires a buyer towithhold and send to the Internal Revenue Service 10% of the gross sales price of a United States (U.S.) real property interest if theseller is a foreign person. No withholding is required for a seller who is a U.S. person (that is, not a foreign person). In order for anindividual to be a U.S. person, he/she must be either a U.S. citizen or a U.S. resident alien. The test must be applied separately to eachseller in transactions involving more than one seller. Even if the seller is a foreign person, withholding will not be required in everycircumstance.

NONRESIDENT ALIEN INDIVIDUAL. An individual whose residence is not within the U.S. and who is not a U.S. citizen is a nonresidentalien. The term includes a nonresident alien fiduciary. An alien actually present in the U.S. who is not just staying temporarily (i.e.,not a mere transient or sojourner), is a U.S. resident for income tax purposes. An alien is considered a U.S. resident and not subjectto withholding under FIRPTA if the alien meets either the green card test or the substantial presence test for the calendar year.

GREEN CARD TEST. An alien is a U.S. resident if the individual was a lawful permanent resident of the U.S. at any time during thecalendar year. This is known as the "green card test."

SUBSTANTIAL PRESENCE TEST. An alien is considered a U.S. resident if the individual meets the substantial presence test for thecalendar year. Under this test, the individual must be physically present in the U.S. on at least: (1) 31 days during the currentcalendar year; and (2) 183 days during the current year and the two preceding years, counting all the days of physical presence inthe current year but only 1/3 the number of days present in the first preceding year, and 1/6 the number of days present in thesecond preceding year.

DAYS OF PRESENCE IN THE U.S. TEST. Generally, a person is treated as physically present in the country at any time during the day.However, if a person regularly commutes to work in the U.S. from a residence in Canada or Mexico, or is in transit between twopoints outside the U.S. and is physically present in the country for less than 24 hours, he/she is not treated as present in the U.S. onany day during the transit or commute. In addition, the individual is not treated as present in the U.S. on any day during which he/sheis unable to leave the U.S. because of a medical condition which arose while in the U.S.

EXEMPT INDIVIDUAL. For the substantial presence test, do not count days for which a person is an exempt individual. An exemptindividual is anyone in the following categories:(1) An individual temporarily present in the U.S. because of (a) full-time diplomatic or consular status, (b) full-time employment with

an international organization or (c) an immediate family member of a person described in (a) or (b).A teacher or trainee temporarily present in the U.S. under a "J" visa (other than as a student) who substantially complies with therequirements of the visa. An individual will not be exempt under this category for a calendar year if he/she was exempt as ateacher or trainee or as a student for any two calendar years during the preceding six calendar years.

(2)

A student temporarily present in the U.S. under an "F" or "J" visa who substantially complies with the requirements of the visa.Generally, a person will not be exempt as a student for any calendar year after the fifth calendar year for which he/she wasexempt as a student, teacher or trainee. However, the individual may continue to be exempt as a student beyond the fifth year ifhe/she is in compliance with the terms of the student visa and does not intend to permanently reside in the U.S.

(3)

CLOSER CONNECTION TO A FOREIGN COUNTRY. Even if an individual would otherwise meet the substantial presence test, thatperson is not treated as meeting the test for the current calendar year if he/she:(1) Is present in the U.S. on fewer than 183 days during the current year, and

Has a tax home in a foreign country and has a closer connection to that country than to the U.S.(2)SPECIAL RULES. It is possible to be both a nonresident alien and a resident alien during the same tax year. Usually this occurs for the

year a person arrives in or departs from the U.S. Other special provisions apply to individuals who were U.S. residents for at leastthree years, cease to be U.S. residents, and then become U.S. residents again.

NONRESIDENT ALIEN INDIVIDUALS MARRIED TO U.S. CITIZENS OR RESIDENT ALIENS may choose to be treated as residentaliens for most income tax purposes. However, these individuals are considered nonresidents for purposes of withholding taxes.

A FOREIGN PERSON OR PARTNERSHIP is one that does not fit the definition of a domestic corporation or partnership. A domesticcorporation or partnership is one that was created or organized in the U.S., or under the laws of the U.S., or of any U.S. state orterritory.

GUAM AND U.S. VIRGIN ISLANDS CORPORATIONS. A corporation created or organized in or under the laws of Guam or the U.S.Virgin Islands is not considered a foreign corporation for the purpose of withholding tax for the tax year if:(1) at all times during the tax year, less than 25% in value of the corporation's stock is owned, directly or indirectly, by foreign

persons, andat least 20% of the corporation's gross income is derived from sources within Guam or at least 65% of the corporation's incomeis effectively connected with the conduct of a trade or business in the U.S. Virgin Islands or the U.S. for the 3-year period endingwith the close of the preceding tax year of the corporation, or the period the corporation has been in existence if less.

(2)

A NONRESIDENT ALIEN TRUSTEE, ADMINISTRATOR OR EXECUTOR of a trust or an estate is treated as a nonresident alien, eventhough all the beneficiaries of the trust or estate are citizens or residents of the U.S.

Reviewed by DateAS REVISED 4/12 (PAGE 2 OF 2)SELLER’S AFFIDAVIT OF NONFOREIGN STATUS AND/OR CALIFORNIA WITHOLDING EXEMPTION (AS PAGE 2 OF 2)

Copyright © 1988-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.

Seller's Initials ( ) ()

Buyer's Initials ( ) ( )

RESIDENTIAL LISTING AGREEMENT

1. EXCLUSIVE RIGHT TO SELL:

ADDITIONAL ITEMS EXCLUDED:

(Exclusive Authorization and Right to Sell)(C.A.R. Form RLA, Revised 7/13)

hereby employs and grants (“Broker”)beginning (date) and ending at 11:59 P.M. on (date)

2. ITEMS EXCLUDED AND INCLUDED: Unless otherwise specified in a real estate purchase agreement, all fixtures and fittings thatare attached to the Property are included, and personal property items are excluded, from the purchase price.

© 2013, California Association of REALTORS®, Inc.Seller's Initials ) ( )

RLA REVISED 7/13 (PAGE 1 OF 5)RESIDENTIAL LISTING AGREEMENT - EXCLUSIVE (RLA PAGE 1 OF 5)

(

Reviewed by Date

(“Seller”)

the exclusive and irrevocable right to sell or exchange the real property in the City of

Prepared using zipForm® softwarePhone: Fax:Agent:Broker:

(“Listing Period”),

County ofCalifornia, described as: (“Property”).

.ADDITIONAL ITEMS INCLUDED:Seller intends that the above items be excluded or included in offering the Property for sale, but understands that: (i) the purchaseagreement supersedes any intention expressed above and will ultimately determine which items are excluded and included in thesale; and (ii) Broker is not responsible for and does not guarantee that the above exclusions and/or inclusions will be in the purchaseagreement.

3. LISTING PRICE AND TERMS:A. The listing price shall be:

Dollars ($ ).B. Additional Terms:

.

.

4. COMPENSATION TO BROKER:Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each Brokerindividually and may be negotiable between Seller and Broker (real estate commissions include allcompensation and fees to Broker).A. Seller agrees to pay to Broker as compensation for services irrespective of agency relationship(s), either percent

of the listing price (or if a purchase agreement is entered into, of the purchase price), or ,$AND , as follows:(1) If during the Listing Period, or any extension, Broker, cooperating broker, Seller or any other person procures a ready,

willing, and able buyer(s) whose offer to purchase the Property on any price and terms is accepted by Seller, provided theBuyer completes the transaction or is prevented from doing so by Seller. (Broker is entitled to compensation whether anyescrow resulting from such offer closes during or after the expiration of the Listing Period, or any extension.)

(2) If within calendar days (a) after the end of the Listing Period or any extension; or (b) after any cancellation of thisAgreement, unless otherwise agreed, Seller enters into a contract to sell, convey, lease or otherwise transfer the Property toanyone (“Prospective Buyer”) or that person’s related entity: (i) who physically entered and was shown the Property duringthe Listing Period or any extension by Broker or a cooperating broker; or (ii) for whom Broker or any cooperating brokersubmitted to Seller a signed, written offer to acquire, lease, exchange or obtain an option on the Property. Seller, however,shall have no obligation to Broker under paragraph 4A(2) unless, not later than 3 calendar days after the end of the ListingPeriod or any extension or cancellation, Broker has given Seller a written notice of the names of such Prospective Buyers.

B. If completion of the sale is prevented by a party to the transaction other than Seller, then compensation due under paragraph 4Ashall be payable only if and when Seller collects damages by suit, arbitration, settlement or otherwise, and then in an amountequal to the lesser of one-half of the damages recovered or the above compensation, after first deducting title and escrowexpenses and the expenses of collection, if any.

C. In addition, Seller agrees to pay Broker: .D. Seller has been advised of Broker’s policy regarding cooperation with, and the amount of compensation offered to, other brokers.

(1) Broker is authorized to cooperate with and compensate brokers participating through the multiple listing service(s)("MLS") by offering to MLS brokers out of Broker’s compensation specified in 4A, either

$ .(2) Broker is authorized to cooperate with and compensate brokers operating outside the MLS as per Broker’s policy.

E. Seller hereby irrevocably assigns to Broker the above compensation from Seller’s funds and proceeds in escrow. Broker maysubmit this Agreement, as instructions to compensate Broker pursuant to paragraph 4A, to any escrow regarding the Propertyinvolving Seller and a buyer, Prospective Buyer or other transferee.

, Assessor's Parcel No. ,

(3) If, without Broker’s prior written consent, the Property is withdrawn from sale, conveyed, leased, rented, otherwisetransferred, or made unmarketable by a voluntary act of Seller during the Listing Period, or any extension.

percent of thepurchase price, or

OR

F. (1) Seller represents that Seller has not previously entered into a listing agreement with another broker regarding the Property,.unless specified as follows:

(2) Seller warrants that Seller has no obligation to pay compensation to any other broker regarding the Property unless theProperty is transferred to any of the following individuals or entities:

.(3) If the Property is sold to anyone listed above during the time Seller is obligated to compensate another broker: (i) Broker is

not entitled to compensation under this Agreement; and (ii) Broker is not obligated to represent Seller in such transaction.

OR

, Stanford Raffles Realty


Los AngelesAdd:

Property Address:

Seller's Initials ) ( )


(

Reviewed by Date

Date:

5. MULTIPLE LISTING SERVICE:A. Broker is a participant/subscriber to Multiple Listing Service (MLS) and possibly others. Unless

otherwise instructed in writing the Property will be listed with the MLS(s) specified above. That MLS is (or if checked is not) theprimary MLS for the geographic area of the Property. All terms of the transaction, including sales price and financing, if applicable,(i) will be provided to the MLS in which the property is listed for publication, dissemination and use by persons and entities onterms approved by the MLS and (ii) may be provided to the MLS even if the Property is not listed with the MLS.

BENEFITS OF USING THE MLS; IMPACT OF OPTING OUT OF THE MLS; PRESENTING ALL OFFERSWHAT IS AN MLS? The MLS is a database of properties for sale that is available and disseminated to and accessible by all otherreal estate agents who are participants or subscribers to the MLS. Property information submitted to the MLS describes the price,terms and conditions under which the Seller’s property is offered for sale (including but not limited to the listing broker’s offer ofcompensation to other brokers). It is likely that a significant number of real estate practitioners in any given area are participants orsubscribers to the MLS. The MLS may also be part of a reciprocal agreement to which other multiple listing services belong. Realestate agents belonging to other multiple listing services that have reciprocal agreements with the MLS also have access to theinformation submitted to the MLS. The MLS may further transmit the MLS database to Internet sites that post property listings online.

EXPOSURE TO BUYERS THROUGH MLS: Listing property with an MLS exposes a seller’s property to all real estate agents andbrokers (and their potential buyer clients) who are participants or subscribers to the MLS or a reciprocating MLS.

CLOSED/PRIVATE LISTING CLUBS OR GROUPS: Closed or private listing clubs or groups are not the same as the MLS. The MLSreferred to above is accessible to all eligible real estate licensees and provides broad exposure for a listed property. Private orclosed listing clubs or groups of licensees may have been formed outside the MLS. Private or closed listing clubs or groups areaccessible to a more limited number of licensees and generally offer less exposure for listed property. Whether listing propertythrough a closed, private network - and excluding it from the MLS - is advantageous or disadvantageous to a seller, and why, shouldbe discussed with the agent taking the Seller’s listing.

NOT LISTING PROPERTY IN A LOCAL MLS: If the Property is listed in an MLS which does not cover the geographic area wherethe Property is located then real estate agents and brokers working that territory, and Buyers they represent looking for property inthe neighborhood, may not be aware the Property is for sale.

OPTING OUT OF MLS: If Seller elects to exclude the Property from the MLS, Seller understands and acknowledges that: (a) realestate agents and brokers from other real estate offices, and their buyer clients, who have access to that MLS may not be aware thatSeller’s Property is offered for sale; (b) Information about Seller’s Property will not be transmitted to various real estate Internet sitesthat are used by the public to search for property listings; (c) real estate agents, brokers and members of the public may be unawareof the terms and conditions under which Seller is marketing the Property.

REDUCTION IN EXPOSURE: Any reduction in exposure of the Property may lower the number of offers and negatively impact thesales price.

PRESENTING ALL OFFERS: Seller understands that Broker must present all offers received for Seller’s Property unless Sellergives Broker written instructions to the contrary.

Seller's Initials / Broker's Initials /

B. MLS rules generally provide that residential real property and vacant lot listings be submitted to the MLS within 2 days or someother period of time after all necessary signatures have been obtained on the listing agreement. Broker will not have to submit thislisting to the MLS if, within that time, Broker submits to the MLS a form signed by Seller (C.A.R. Form SELM or the local equivalentform).

C. MLS rules allow MLS data to be made available by the MLS to additional Internet sites unless Broker gives the MLS instructions tothe contrary. Seller acknowledges that for any of the below opt-out instructions to be effective, Seller must make them on aseparate instruction to Broker signed by Seller (C.A.R. Form SELI or the local equivalent form). Specific information that can beexcluded from the Internet as permitted by (or in accordance with) the MLS is as follows:(1) Property Availability: Seller can instruct Broker to have the MLS not display the Property on the Internet.(2) Property Address: Seller can instruct Broker to have the MLS not display the Property address on the Internet.Seller understands that the above opt-outs would mean consumers searching for listings on the Internet may not see the Propertyor Property’s address in response to their search.(3) Feature Opt-Outs: Seller can instruct Broker to advise the MLS that Seller does not want visitors to MLS Participant orSubscriber Websites or Electronic Displays that display the Property listing to have the features below. Seller understands (i) thatthese opt-outs apply only to Websites or Electronic Displays of MLS Participants and Subscribers who are real estate broker andagent members of the MLS; (ii) that other Internet sites may or may not have the features set forth herein; and (iii) that neitherBroker nor the MLS may have the ability to control or block such features on other Internet sites.(a) Comment And Reviews: The ability to write comments or reviews about the Property on those sites; or the ability to link toanother site containing such comments or reviews if the link is in immediate conjunction with the Property.(b) Automated Estimate Of Value: The ability to create an automated estimate of value or to link to another site containingsuch an estimate of value if the link is in immediate conjuction with the Property.

Add:

Blank_Sell_Gen

Property Address: Date:

D. Other Sellers: Seller understands that Broker may have or obtain listings on other properties, and that potential buyers mayconsider, make offers on, or purchase through Broker, property the same as or similar to Seller’s Property. Seller consents toBroker’s representation of sellers and buyers of other properties before, during and after the end of this Agreement.

E. Confirmation: If the Property includes residential property with one-to-four dwelling units, Broker shall confirm the agencyrelationship described above, or as modified, in writing, prior to or concurrent with Seller’s execution of a purchase agreement.

10. SECURITY AND INSURANCE: Broker is not responsible for loss of or damage to personal or real property, or person, whetherattributable to use of a keysafe/lockbox, a showing of the Property, or otherwise. Third parties, including, but not limited to, appraisers,inspectors, brokers and prospective buyers, may have access to, and take videos and photographs of, the interior of the Property.Seller agrees: (i) to take reasonable precautions to safeguard and protect valuables that might be accessible during showings of theProperty; and (ii) to obtain insurance to protect against these risks. Broker does not maintain insurance to protect Seller.

12. KEYSAFE/LOCKBOX: A keysafe/lockbox is designed to hold a key to the Property to permit access to the Property by Broker,cooperating brokers, MLS participants, their authorized licensees and representatives, authorized inspectors, and accompaniedprospective buyers. Broker, cooperating brokers, MLS and Associations/Boards of REALTORS® are not insurers against injury,theft, loss, vandalism or damage attributed to the use of a keysafe/lockbox. Seller does (or if checked does not) authorize Brokerto install a keysafe/lockbox. If Seller does not occupy the Property, Seller shall be responsible for obtaining occupant(s)’ writtenpermission for use of a keysafe/lockbox (C.A.R. Form KLA).

Seller's Initials ( ) ( )

Reviewed by DateRLA REVISED 7/13 (PAGE 3 OF 5)RESIDENTIAL LISTING AGREEMENT - EXCLUSIVE (RLA PAGE 3 OF 5)

C. Possible Dual Agency With Buyer: Depending upon the circumstances, it may be necessary or appropriate for Broker to act asan agent for both Seller and buyer, exchange party, or one or more additional parties (“Buyer”). Broker shall, as soon aspracticable, disclose to Seller any election to act as a dual agent representing both Seller and Buyer. If a Buyer is procureddirectly by Broker or an associate-licensee in Broker’s firm, Seller hereby consents to Broker acting as a dual agent for Seller andBuyer. In the event of an exchange, Seller hereby consents to Broker collecting compensation from additional parties for servicesrendered, provided there is disclosure to all parties of such agency and compensation. Seller understands and agrees that: (i)Broker, without the prior written consent of Seller, will not disclose to Buyer that Seller is willing to sell the Property at a price lessthan the listing price; (ii) Broker, without the prior written consent of Buyer, will not disclose to Seller that Buyer is willing to pay aprice greater than the offered price; and (iii) except for (i) and (ii) above, a dual agent is obligated to disclose known factsmaterially affecting the value or desirability of the Property to both parties.

11. PHOTOGRAPHS AND INTERNET ADVERTISING:A. In order to effectively market the Property for sale it is often necessary to provide photographs, virtual tours and other media to

buyers. Seller agrees (or if checked, does not agree) that Broker may photograph or otherwise electronically capture imagesof the exterior and interior of the Property (“Images”) for static and/or virtual tours of the Property by buyers and others onBroker’s website, the MLS, and other marketing sites. Seller acknowledges that once Images are placed on the Internet neitherBroker nor Seller has control over who can view such Images and what use viewers may make of the Images, or how long suchImages may remain available on the Internet. Seller further agrees that such Images are the property of Broker and that Brokermay use such Images for advertisement of Broker’s business in the future.

B. Seller acknowledges that prospective buyers and/or other persons coming onto the property may take photographs, videos orother images of the property. Seller understands that Broker does not have the ability to control or block the taking and use ofImages by any such persons. (If checked) Seller instructs Broker to publish in the MLS that taking of Images is limited tothose persons preparing Appraisal or Inspection reports. Seller acknowledges that unauthorized persons may take images whodo not have access to or have not read any limiting instruction in the MLS or who take images regardless of any limitinginstruction in the MLS. Once Images are taken and/or put into electronic display on the Internet or otherwise, neither Broker norSeller has control over who views such Images nor what use viewers may make of the Images.

B. Seller Representation: Broker shall represent Seller in any resulting transaction, except as specified in paragraph 4F.

SELLER REPRESENTATIONS: Seller represents that, unless otherwise specified in writing, Seller is unaware of: (i) any Notice ofDefault recorded against the Property; (ii) any delinquent amounts due under any loan secured by, or other obligation affecting, theProperty; (iii) any bankruptcy, insolvency or similar proceeding affecting the Property; (iv) any litigation, arbitration, administrativeaction, government investigation or other pending or threatened action that affects or may affect the Property or Seller’s ability totransfer it; and (v) any current, pending or proposed special assessments affecting the Property. Seller shall promptly notify Broker inwriting if Seller becomes aware of any of these items during the Listing Period or any extension thereof.

6.

7. BROKER'S AND SELLER'S DUTIES: (a) Broker agrees to exercise reasonable effort and due diligence to achieve the purposes ofthis Agreement. Unless Seller gives Broker written instructions to the contrary, Broker is authorized to (i) order reports anddisclosures as necessary, (ii) advertise and market the Property by any method and in any medium selected by Broker, includingMLS and the Internet, and, to the extent permitted by these media, control the dissemination of the information submitted to anymedium; and (iii) disclose to any real estate licensee making an inquiry the receipt of any offers on the Property and the offering priceof such offers. (b) Seller agrees to consider offers presented by Broker, and to act in good faith to accomplish the sale of the Propertyby, among other things, making the Property available for showing at reasonable times and referring to Broker all inquiries of anyparty interested in the Property. Seller is responsible for determining at what price to list and sell the Property. Seller further agreesto indemnify, defend and hold Broker harmless from all claims, disputes, litigation, judgments attorney fees and costsarising from any incorrect information supplied by Seller, or from any material facts that Seller knows but fails to disclose.

8. DEPOSIT: Broker is authorized to accept and hold on Seller’s behalf any deposits to be applied toward the purchase price.9. AGENCY RELATIONSHIPS:

Disclosure: If the Property includes residential property with one-to-four dwelling units, Seller shall receive a “DisclosureRegarding Agency Relationships” (C.A.R. Form AD) prior to entering into this Agreement.

A.

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19. DISPUTE RESOLUTION:A. MEDIATION: Seller and Broker agree to mediate any dispute or claim arising between them regarding the obligation to pay

compensation under this Agreement, before resorting to arbitration or court action. Mediation fees, if any, shall be dividedequally among the parties involved. If, for any dispute or claim to which this paragraph applies, any party (i) commences anaction without first attempting to resolve the matter through mediation, or (ii) before commencement of an action, refuses tomediate after a request has been made, then that party shall not be entitled to recover attorney fees, even if they wouldotherwise be available to that party in any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOT THEARBITRATION PROVISION IS INITIALED. Exclusions from this mediation agreement are specified in paragraph 19C.

B.

“NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTEARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDEDBY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTSYOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING INTHE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESSTHOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOUREFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLEDTO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOURAGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.”

“WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISINGOUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRALARBITRATION.” Seller's Initials / Broker's Initials /

C.

Seller and Broker agree that any dispute or claim in Law or equity arising between them regarding the obligation to paycompensation under this Agreement, which is not settled through mediation, shall be decided by neutral, bindingarbitration. The arbitrator shall be a retired judge or justice, or an attorney with at least 5 years of residential real estateLaw experience, unless the parties mutually agree to a different arbitrator. The parties shall have the right to discoveryin accordance with Code of Civil Procedure §1283.05. In all other respects, the arbitration shall be conducted inaccordance with Title 9 of Part 3 of the Code of Civil Procedure. Judgment upon the award of the arbitrator(s) may beentered into any court having jurisdiction. Enforcement of this agreement to arbitrate shall be governed by the FederalArbitration Act. Exclusions from this arbitration agreement are specified in paragraph 19C.

ARBITRATION OF DISPUTES:

ADDITIONAL MEDIATION AND ARBITRATION TERMS: The following matters shall be excluded from mediation andarbitration: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage orinstallment land sale contract as defined in Civil Code §2985; (ii) an unlawful detainer action; (iii) the filing orenforcement of a mechanic's lien; and (iv) any matter that is within the jurisdiction of a probate, small claims orbankruptcy court. The filing of a court action to enable the recording of a notice of pending action, for order ofattachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver or violation of themediation and arbitration provisions.

13. SIGN: Seller does (or if checked does not) authorize Broker to install a FOR SALE/SOLD sign on the Property.14. EQUAL HOUSING OPPORTUNITY: The Property is offered in compliance with federal, state and local anti-discrimination laws.15. ATTORNEY FEES: In any action, proceeding or arbitration between Seller and Broker regarding the obligation to pay compensation

under this Agreement, the prevailing Seller or Broker shall be entitled to reasonable attorney fees and costs from the non-prevailingSeller or Broker, except as provided in paragraph 20A.

16. ADDITIONAL TERMS: REO Advisory Listing (C.A.R. Form REOL) Short Sale Information and Advisory (C.A.R. Form SSIA)

17. MANAGEMENT APPROVAL: If an associate-licensee in Broker’s office (salesperson or broker-associate) enters into this Agreementon Broker’s behalf, and Broker or Manager does not approve of its terms, Broker or Manager has the right to cancel this Agreement,in writing, within 5 Days After its execution.

18. SUCCESSORS AND ASSIGNS: This Agreement shall be binding upon Seller and Seller’s successors and assigns.


Reviewed by DateRLA REVISED 7/13 (PAGE 4 OF 5)RESIDENTIAL LISTING AGREEMENT - EXCLUSIVE (RLA PAGE 4 OF 5)

Add:

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By signing below, Seller acknowledges that Seller has read, understands, received a copy of and agrees to the terms of thisAgreement.

Seller DateAddress City ZipStateTelephone Fax Email

Seller DateAddress City ZipState

EmailFaxTelephone

Real Estate Broker (Firm)By (Agent) Date

ZipAddress City StateTelephone Fax Email

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.

© 2013, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, orany portion thereof, by photocopy machine or any other means, including facsimile or computerized formats.

Reviewed by Date


BRE Lic. #BRE Lic. #

20. ENTIRE AGREEMENT: All prior discussions, negotiations and agreements between the parties concerning the subject matter of thisAgreement are superseded by this Agreement, which constitutes the entire contract and a complete and exclusive expression of theiragreement, and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. If any provision ofthis Agreement is held to be ineffective or invalid, the remaining provisions will nevertheless be given full force and effect. ThisAgreement and any supplement, addendum or modification, including any photocopy or facsimile, may be executed in counterparts.

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the California Association of REALTORS®525 South Virgil Avenue, Los Angeles, California 90020

21. OWNERSHIP, TITLE AND AUTHORITY: Seller warrants that: (i) Seller is the owner of the Property; (ii) no other persons or entitieshave title to the Property; and (iii) Seller has the authority to both execute this Agreement and sell the Property. Exceptions toownership, title and authority are as follows:

.

Add:

Stanford Raffles Realty

90012123 S Figueroa Street Unit 108 Los Angeles CA

(323)443-1091

Blank_Sell_Gen

01898217

SELLER'S ADVISORY

Property Address: ("Property")

1. INTRODUCTION: Selling property in California is a process that involves many steps. From start to finish, it could take anywherefrom a few weeks to many months, depending upon the condition of your Property, local market conditions and other factors. Youhave already taken an important first step by listing your Property for sale with a licensed real estate broker. Your broker will helpguide you through the process and may refer you to other professionals as needed. This advisory addresses many things you mayneed to think about and do as you market your Property. Some of these things are requirements imposed upon you, either by law orby the listing or sale contract. Others are simply practical matters that may arise during the process. Please read this documentcarefully and, if you have any questions, ask your broker or appropriate legal or tax advisor for help.

2. DISCLOSURES:General Disclosure Duties: You must affirmatively disclose to the buyer, in writing, any and all known facts that materially affectthe value or desirability of your Property. You must disclose these facts whether or not asked about such matters by the buyer,any broker, or anyone else. This duty to disclose applies even if the buyer agrees to purchase your Property in its presentcondition without requiring you to make any repairs. If you do not know what or how to disclose, you should consult a real estateattorney in California of your choosing. Broker cannot advise you on the legal sufficiency of any disclosures you make. If theProperty you are selling is a residence with one to four units except for certain subdivisions, your broker also has a duty toconduct a reasonably competent and diligent visual inspection of the accessible areas and to disclose to a buyer all adversematerial facts that the inspection reveals. If your broker discovers something that could indicate a problem, your broker mustadvise the buyer.Statutory Duties: (For one-to-four Residential Units):

You must timely prepare and deliver to the buyer, among other things, a Real Estate Transfer Disclosure Statement ("TDS"),and a Natural Hazard Disclosure Statement ("NHD"). You have a legal obligation to honestly and completely fill out the TDSform in its entirety. (Many local entities or organizations have their own supplement to the TDS that you may also be asked tocomplete.) The NHD is a statement indicating whether your Property is in certain designated flood, fire or earthquake/seismichazard zones. Third-party professional companies can help you with this task.

SELLER'S ADVISORY (SA PAGE 1 OF 2)

A.

B.(1)

(2) Depending upon the age and type of construction of your Property, you may also be required to provide and, in certain casesyou can receive limited legal protection by providing, the buyer with booklets entitled "The Homeowner's Guide to EarthquakeSafety," "The Commercial Property Owner's Guide to Earthquake Safety," "Protect Your Family From Lead in Your Home" and"Environmental Hazards: A Guide For Homeowners and Buyers." Some of these booklets may be packaged together for yourconvenience. The earthquake guides ask you to answer specific questions about your Property's structure and preparednessfor an earthquake. If you are required to supply the booklet about lead, you will also be required to disclose to the buyer anyknown lead-based paint and lead-based paint hazards on a separate form. The environmental hazards guide informs thebuyer of common environmental hazards that may be found in properties.

(3) If you know that your property is: (i) located within one mile of a former military ordnance location; or (ii) in or affected by azone or district allowing manufacturing, commercial or airport use, you must disclose this to the buyer. You are also required tomake a good faith effort to obtain and deliver to the buyer a disclosure notice from the appropriate local agency(ies) about anyspecial tax levied on your Property pursuant to the Mello-Roos Community Facilities Act, the Improvement Bond Act of 1915,and a notice concerning the contractual assessment provided by section 5898.24 of the Streets And Highways Code(collectively, “Special Tax Disclosures”).

(4) If the TDS, NHD, or lead, military ordnance, commercial zone or Special Tax Disclosures are provided to a buyer after youaccept that buyer's offer, the buyer will have 3 days after delivery (or 5 days if mailed) to terminate the offer, which is why it isextremely important to complete these disclosures as soon as possible. There are certain exemptions from these statutoryrequirements; however, if you have actual knowledge of any of these items, you may still be required to make a disclosure asthe items can be considered material facts.

C. Death and Other Disclosures: Many buyers consider death on real property to be a material fact in the purchase of property. Insome situations, it is advisable to disclose that a death occurred or the manner of death; however, California Civil Code Section1710.2 provides that you have no disclosure duty "where the death has occurred more than three years prior to the date thetransferee offers to purchase, lease, or rent the real property, or [regardless of the date of occurrence] that an occupant of thatproperty was afflicted with, or died from, Human T-Lymphotropic Virus Type III/Lymphadenopathy-Associated Virus." This lawdoes not "immunize an owner or his or her agent from making an intentional misrepresentation in response to a direct inquiry froma transferee or a prospective transferee of real property, concerning deaths on the real property."

D. Condominiums and Other Common Interest Subdivisions: If the Property is a condominium, townhouse, or other property in acommon interest subdivision, you must provide to the buyer copies of the governing documents, the most recent financialstatements distributed, and other documents required by law or contract. If you do not have a current version of these documents,you can request them from the management of your homeowner's association. To avoid delays, you are encouraged to obtainthese documents as soon as possible, even if you have not yet entered into a purchase agreement to sell your Property.

The copyright laws of the United States (Title 17 U.S. Code) forbid theunauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats.

Seller's Initials ( ) ( )Copyright © 1991-2011, CALIFORNIA ASSOCIATION OF REALTORS®,INC. ALL RIGHTS RESERVED.

Reviewed by Date

(C.A.R. Form SA, Revised 11/11)

SA REVISED 11/11 (PAGE 1 OF 2)


Add:, ,


3. CONTRACT TERMS AND LEGAL REQUIREMENTS:Contract Terms and Conditions: A buyer may request, as part of the contract for the sale of your Property, that you pay forrepairs to the Property and other items. Your decision on whether or not to comply with a buyer's requests may affect your abilityto sell your Property at a specified price.

4. MARKETING CONSIDERATIONS:

5. OTHER ITEMS:

Seller has read and understands this Advisory. By signing below, Seller acknowledges receipt of a copy of this document.Seller DatePrint Name

Seller DatePrint Name

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

SELLER'S ADVISORY (SA PAGE 2 OF 2)

A.

B. Withholding Taxes: Under federal and California tax laws, a buyer is required to withhold a portion of the purchase price fromyour sale proceeds for tax purposes unless you sign an affidavit of non-foreign status and California residency, or some otherexemption applies and is documented.

C. Prohibition Against Discrimination: Discriminatory conduct in the sale of real property against individuals belonging to legallyprotected classes is a violation of the law.

D. Government Retrofit Standards: Unless exempt, you must comply with government retrofit standards, including, but not limitedto, installing operable smoke detectors, bracing water heaters, and providing the buyer with corresponding written statements ofcompliance. Some city and county governments may impose additional retrofit standards, including, but not limited to, installinglow-flow toilets and showerheads, gas shut-off valves, tempered glass, and barriers around swimming pools and spas. Youshould consult with the appropriate governmental agencies, inspectors, and other professionals to determine the retrofitstandards for your Property, the extent to which your Property complies with such standards, and the costs, if any, of compliance.

A. Pre-Sale Considerations: You should consider doing what you can to prepare your Property for sale, such as correcting anydefects or other problems. Many people are not aware of defects in or problems with their own Property. One way to makeyourself aware is to obtain professional home inspections prior to sale, both generally, and for wood destroying pests andorganisms, such as termites. By doing this, you then have an opportunity to make repairs before your Property is offered for sale,which may enhance its marketability. Keep in mind, however, that any problems revealed by such inspection reports or repairsthat have been made, whether or not disclosed in a report, should be disclosed to the buyer (see “Disclosures” in paragraph 2above). This is true even if the buyer gets his/her own inspections covering the same area. Obtaining inspection reports may alsoassist you during contract negotiations with the buyer. For example, if a pest control report has both a primary and secondaryrecommendation for clearance, you may want to specify in the purchase agreement those recommendations, if any, for whichyou are going to pay.

B. Post-Sale Protections: It is often helpful to provide the buyer with, among other things, a home protection/warranty plan for theProperty. These plans will generally cover problems, not deemed to be pre-existing, that occur after your sale is completed. In theevent something does go wrong after the sale, and it is covered by the plan, the buyer may be able to resolve the concern bycontacting the home protection company.

C. Safety Precautions: Advertising and marketing your Property for sale, including, but not limited to, holding open houses, placinga keysafe/lockbox, erecting FOR SALE signs, and disseminating photographs, video tapes, and virtual tours of the premises,may jeopardize your personal safety and that of your Property. You are strongly encouraged to maintain insurance, and to takeany and all possible precautions and safeguards to protect yourself, other occupants, visitors, your Property, and yourbelongings, including cash, jewelry, drugs, firearms and other valuables located on the Property, against injury, theft, loss,vandalism, damage, and other harm.

D. Expenses: You are advised that you, not the Broker, are responsible for the fees and costs, if any, to comply with your dutiesand obligations to the buyer of your Property.

Real Estate Broker

Address

By

Telephone

Reviewed by Date

F. Legal, Tax and Other Implications: Selling your Property may have legal, tax, insurance, title or other implications. You shouldconsult an appropriate professional for advice on these matters.

City State ZipFax E-mail

SA REVISED 11/11 (PAGE 2 OF 2)

(Agent)



E. EPA’s LEAD-BASED PAINT RENOVATION, REPAIR AND PAINTING RULE: The new rule requires that contractors andmaintenance professionals working in pre-1978 housing, child care facilities, and schools with lead-based paint be certified; thattheir employees be trained; and that they follow protective work practice standards. The rule applies to renovation, repair, orpainting activities affecting more than six square feet of lead-based paint in a room or more than 20 square feet of lead-basedpaint on the exterior. Enforcement of the rule begins October 1, 2010. See the EPA website at www.epa.gov/lead for moreinformation.


123 S Figueroa Street Unit 108 Los Angeles CA 90012

(323)443-1091

Blank_Sell_Gen

Add:

SELLER PROPERTY QUESTIONNAIRE(C.A.R. Form SPQ, Revised 11/11)

This form is not a substitute for the Real Estate Transfer Disclosure Statement (TDS). It is used by the Seller to provide additionalinformation when a TDS is completed or when no TDS is required.

I. Seller makes the following disclosures with regard to the real property or manufactured home described as, Assessor’s Parcel No. ,

situated in , County of , California, (“Property”).II. The following are representations made by the Seller. Unless otherwise specified in writing, Broker and any real estate

licensee or other person working with or through Broker has not verified information provided by Seller. A real estatebroker is qualified to advise on real estate transactions. If Seller or Buyer desires legal advice, they should consult anattorney.

III. Note to Seller: PURPOSE: To tell the Buyer about known material or significant items affecting the value or desirability of theProperty and help to eliminate misunderstandings about the condition of the Property.

• Answer based on actual knowledge and recollection at this time.• Something that you do not consider material or significant may be perceived differently by a Buyer.• Think about what you would want to know if you were buying the Property today.• Read the questions carefully and take your time.

IV. Note to Buyer: PURPOSE: To give you more information about known material or significant items affecting the value or desirabilityof the Property and help to eliminate misunderstandings about the condition of the Property.

• Something that may be material or significant to you, may not be perceived the same way by the Seller.• If something is important to you, be sure to put your concerns and questions in writing (C.A.R. form BMI).• Sellers can only disclose what they actually know. Seller may not know about all material or significant items.• Seller’s disclosures are not a substitute for your own investigations, personal judgments or common sense.

V. SELLER AWARENESS: For each statement below, answer the question “Are you (Seller) aware of...” by checking either“Yes” or “No.” Provide explanations to answers in the space provided or attach additional comments and check section VI.

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorizedreproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 2005-2011,CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.SPQ REVISED 11/11 (PAGE 1 OF 4)

SELLER PROPERTY QUESTIONNAIRE (SPQ PAGE 1 OF 4)

Buyer's Initials ( ) ( ) Seller's Initials ( ) ( )

Reviewed by Date


A. STATUTORILY OR CONTRACTUALLY REQUIRED OR RELATED: ARE YOU (SELLER) AWARE OF...1. Within the last 3 years, the death of an occupant of the Property upon the Property . . . . . . . . . . . . . . . . . . . . Yes No2. An Order from a government health official identifying the Property as being contaminated by

methamphetamine. (If yes, attach a copy of the Order.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No3. The release of an illegal controlled substance on or beneath the Property . . . . . . . . . . . . . . . . . . . . . . . . . Yes No4. Whether the Property is located in or adjacent to an “industrial use” zone . . . . . . . . . . . . . . . . . . . . . . . Yes No

(In general, a zone or district allowing manufacturing, commercial or airport uses.)5. Whether the Property is affected by a nuisance created by an “industrial use” zone. . . . . . . . . . . . . . . . . . . Yes No6. Whether the Property is located within 1 mile of a former federal or state ordnance location. . . . . . . . . . . . Yes No

(In general, an area once used for military training purposes that may contain potentially explosive munitions.)7. Whether the Property is a condominium or located in a planned unit development or other

common interest subdivision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No8. Insurance claims affecting the Property within the past 5 years . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No9. Matters affecting title of the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No10. Material facts or defects affecting the Property not otherwise disclosed to Buyer . . . . . . . . . . . . . . . . Yes NoExplanation, or (if checked) see attached;

• If you do not understand how to answer a question, or what to disclose or how to make a disclosure in response to aquestion, whether on this form or a TDS, you should consult a real estate attorney in California of your choosing. A brokercannot answer the questions for you or advise you on the legal sufficiency of any answers or disclosures you provide.

Add:Los Angeles


WATER-RELATED AND MOLD ISSUES: ARE YOU (SELLER) AWARE OF...1. Water intrusion into any part of any physical structure on the Property; leaks from or in any

appliance, pipe, slab or roof; standing water, drainage, flooding, underground water,Yes Nomoisture, water-related soil settling or slippage, on or affecting the Property

Yes No2. Any problem with or infestation of mold, mildew, fungus or spores, past or present, on or

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Explanation:

PETS, ANIMALS AND PESTS: ARE YOU (SELLER) AWARE OF...1.


. . . . . . . . . . . . . . . . . . . . .

affecting the Property3. Rivers, streams, flood channels, underground springs, high water table, floods, or tides, on

or affecting the Property or neighborhood . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

Pets on or in the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No2. Problems with livestock, wildlife, insects or pests on or in the Property . . . . . . . . . . . . . . . . . . . . . . . . . Yes No3. Past or present odors, urine, feces, discoloration, stains, spots or damage in the Property, due

to any of the above . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No4. Past or present treatment or eradication of pests or odors, or repair of damage due to any of

the above . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes NoIf so, when and by whom

Explanation:

SPQ REVISED 11/11 (PAGE 2 OF 4) SELLER PROPERTY QUESTIONNAIRE (SPQ PAGE 2 OF 4)

Copyright © 2005-2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC.


Reviewed by Date

Explanation:

STRUCTURAL, SYSTEMS AND APPLIANCES: ARE YOU (SELLER) AWARE OF...1. Defects in any of the following, (including past defects that have been repaired) heating, air

conditioning, electrical, plumbing (including the presence of polybutelene pipes), water, sewer,waste disposal or septic system, sump pumps, well, roof, gutters, chimney, fireplace, foundation,crawl space, attic, soil, grading, drainage, retaining walls, interior or exterior doors, windows,walls, ceilings, floors or appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

Explanation:

DISASTER RELIEF, INSURANCE OR CIVIL SETTLEMENT: ARE YOU (SELLER) AWARE OF...1. Financial relief or assistance, insurance or settlement, sought or received, from any federal, state,

local or private agency, insurer or private party, by past or present owners of the Property, due toany actual or alleged damage to the Property arising from a flood, earthquake, fire, other disaster,or occurrence or defect, whether or not any money received was actually used to makerepairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

Explanation:

C.

D.

E.

F.

4. If this is a pre-1978 Property, were any renovations (i.e., sanding, cutting, demolition) oflead-based paint surfaces completed in compliance with the Environmental Protection AgencyLead-Based Paint Renovation Rule. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

(including those resulting from Home Warranty claims) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No2. Ongoing or recurring maintenance on the Property

(for example, drain or sewer clean-out, tree or pest control service) . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No3. Any part of the Property being painted within the past 12 months. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

2. The leasing of any of the following on or serving the Property: solar system; water softener system,water purifier system, alarm system, or propane tank(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

3. An alternative septic system on or serving the Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

B. REPAIRS AND ALTERATIONS: ARE YOU (SELLER) AWARE OF...1. Any alterations, modifications, remodeling, replacements or material repairs on the Property

Add:

Blank_Sell_Gen

NEIGHBORHOOD: ARE YOU (SELLER) AWARE OF...1. Neighborhood noise, nuisance or other problems from sources such as, but not limited to, the

following: neighbors, traffic, parking congestion, airplanes, trains, light rail, subway, trucks,freeways, buses, schools, parks, refuse storage or landfill processing, agricultural operations,

Property Address:

Yes NoExplanation:

business, odor, recreational facilities, restaurants, entertainment complexes or facilities,parades, sporting events, fairs, neighborhood parties, litter, construction, air conditioningequipment, air compressors, generators, pool equipment or appliances, underground gas

Date:

TITLE, OWNERSHIP AND LEGAL CLAIMS: ARE YOU (SELLER) AWARE OF...1. Any other person or entity on title other than Seller(s) signing this form . . . . . . . . . . . . . . . . . . . . . . Yes No2. Leases, options or claims affecting or relating to title or use of the Property . . . . . . . . . . . . . . . . . . . . . . Yes No3. Past, present, pending or threatened lawsuits, settlements, mediations, arbitrations, tax liens,

mechanics’ liens, notice of default, bankruptcy or other court filings, or government hearingsaffecting or relating to the Property, Homeowner Association or neighborhood . . . . . . . . . . . . . . . . Yes No

Explanation:

4.organizations, interest based groups or any other person or entity . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes NoAny private transfer fees, triggered by a sale of the Property, in favor of private parties, charitable

LANDSCAPING, POOL AND SPA: ARE YOU (SELLER) AWARE OF...1. Diseases or infestations affecting trees, plants or vegetation on or near the Property . . . . . . . . . . . . . . . Yes No2. Operational sprinklers on the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

(a) If yes, are they automatic or manually operated.(b) If yes, are there any areas with trees, plants or vegetation not covered by the sprinkler system . . . . . Yes No

3. An operational pool heater on the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No4. An operational spa heater on the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No5. Past or present defects, leaks, cracks, repairs or other problems with the sprinklers, pool, spa,

waterfall, pond, stream, drainage or other water-related decor including any ancillaryequipment, including pumps, filters, heaters and cleaning systems, even if repaired . . . . . . . . . . . . . . . . Yes No

Explanation:

CONDOMINIUMS, COMMON INTEREST AND DEVELOPMENTS AND OTHER SUBDIVISIONS:ARE YOU (SELLER) AWARE OF...

1. Any pending or proposed dues increases, special assessments, rules changes, insuranceavailability issues, or litigation by or against or fines or violations issued by a Homeowner

Explanation:

H.

I.

J.

K.

Explanation:


Copyright © 2005-2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC.Reviewed by DateSPQ REVISED 11/11 (PAGE 3 OF 4)

SELLER PROPERTY QUESTIONNAIRE (SPQ PAGE 3 OF 4)

Association or Architectual Committee affecting the Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No2. Any declaration of restrictions or Architectual Committee that has authority over improvements

made on or to the property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No3. Any improvements made on or to the property without the required approval of an Architectual

Committee or inconsistent with any declaration of restrictions or ArchitecturalCommitee requirement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

permission, for any purpose, including but not limited to, using or maintaining roads,driveways or other forms of ingress or egress or other travel or drainage . . . . . . . . . . . . . . . . . . . . . . . Yes No

3. Use of any neighboring property by you . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

2. Use or access to the Property, or any part of it, by anyone other than you, with or without

pipelines, cell phone towers, high voltage transmission lines, or wildlife . . . . . . . . . . . . . . . . . . . . . . . . .

G. BOUNDARIES, ACCESS AND PROPERTY USE BY OTHERS: ARE YOU (SELLER) AWARE OF...1. Surveys, easements, encroachments or boundary disputes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

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Property Address:

OTHER: ARE YOU (SELLER) AWARE OF...1. Reports, inspections, disclosures, warranties, maintenance recommendations, estimates,

studies, surveys or other documents, pertaining to (i) the condition or repair of the Property orany improvement on this Property in the past, now or proposed; or (ii) easements,encroachments or boundary disputes affecting the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No(If yes, provide any such documents in your possession to Buyer.)

2. Any past or present known material facts or other significant items affecting the value ordesirability of the Property not otherwise disclosed to Buyer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

Explanation:

VI. (IF CHECKED) ADDITIONAL COMMENTS: The attached addendum contains an explanation or additional comments inresponse to specific questions answered “yes” above. Refer to line and question number in explanation.

Seller represents that Seller has provided the answers and, if any, explanations and comments on this form and any attachedaddenda and that such information is true and correct to the best of Seller’s knowledge as of the date signed by Seller. Selleracknowledges (i) Seller’s obligation to disclose information requested by this form is independent from any duty ofdisclosure that a real estate licensee may have in this transaction; and (ii) nothing that any such real estate licensee does orsays to Seller relieves Seller from his/her own duty of disclosure.

Seller Date

DateSellerBy signing below, Buyer acknowledges that Buyer has read, understands and has received a copy of this Seller PropertyQuestionnaire form.

DateBuyer

DateBuyer

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITYOR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the CALIFORNIA ASSOCIATION OF REALTORS®525 South Virgil Avenue, Los Angeles, California 90020 Reviewed by Date

SPQ REVISED 11/11 (PAGE 4 OF 4) SELLER PROPERTY QUESTIONNAIRE (SPQ PAGE 4 OF 4)

Date:

or other vegetation be cleared; (ii) that restrict tree (or other landscaping) planting, removal orcutting or (iii) that flammable materials be removed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

7. Any protected habitat for plants, trees, animals or insects that apply to or could affect theProperty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

8. Whether the Property is historically designated or falls within an existing or proposedHistoric District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No

Explanation:

M.

L. GOVERNMENTAL: ARE YOU (SELLER) AWARE OF...1. Ongoing or contemplated eminent domain, condemnation, annexation or change in zoning or

general plan that applies to or could affect the Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes No2. Existence or pendency of any rent control, occupancy restrictions, improvement

Yes Norestrictions or retrofit requirements that apply to or could affect the Property. . . . . . . . . . . . . . . . . . . . . . . . .3. Existing or contemplated building or use moratoria that apply to or could affect the Property . . . . . . . . . . . Yes No4. Current or proposed bonds, assessments, or fees that do not appear on the Property tax bill

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes Nothat apply to or could affect the Property5. Proposed construction, reconfiguration, or closure of nearby Government facilities or amenities

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Yes Nosuch as schools, parks, roadways and traffic signals6. Existing or proposed Government requirements affecting the Property (i) that tall grass, brush

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SHORT SALE INFORMATION AND ADVISORY(C.A.R. Form SSIA, Revised 11/12)

This Short Sale Information and Advisory is intended to give general information regarding short sales, their potential impact, and therights and responsibilities of the parties involved. It is not intended as legal advice for any particular property owner or buyer. Seller andBuyer should consult with their own professional advisors for legal, tax, credit and personal advice. Real estate brokers cannot and willnot provide such advice.

The copyright laws of the United States (Title 17 U.S. Code) forbid theunauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats.Copyright © 2010-2012, CALIFORNIA ASSOCIATION OF REALTORS®,INC. ALL RIGHTS RESERVED.SSIA REVISED 11/12 (PAGE 1 OF 4)

SHORT SALE INFORMATION AND ADVISORY (SSIA PAGE 1 OF 4)

Reviewed by Date


Seller's Initials (Buyer's Initials ( ) ( ) () )

1. WHAT IS A SHORT SALE: A short sale is the name used to describe a real estate transaction where the seller’s lender(s) agree toallow the property owner to sell the property for less than the amount of the loan(s) secured by the property. The consent of aseller’s lender(s) is necessary because without it there would not be enough money from the sale to pay off the lender(s) in full andto pay other costs of the sale. As a result, the lender’s lien(s) would remain on title, and a seller would be unable to transfer title toa buyer free of monetary liens. (Properties that are worth less than the amount owed to the secured lender(s) are often referred toas being “underwater” or distressed properties).

2. ALTERNATIVES TO A SHORT SALE: Owners of distressed or underwater properties are faced with difficult choices that couldhave financial and emotional consequences. Any of the following or other alternatives potentially have negative tax or creditconsequences, or both, for the owner:A. A loan modification is an arrangement between a borrower and a lender. It can involve a reduction in the interest rate on the

loan, a deferment in payments on the loan, an extension of time to pay back the loan, a reduction in principal of the loan, acombination of these possibilities, or other changes to the repayment plan. A loan modification requires the consent of bothlender and borrower.

B. A foreclosure is a legal process through which the lender acquires title to the property from a borrower who has stoppedmaking payments on a loan. The lender can foreclose whether or not the borrower consents.

C. A deed in lieu of foreclosure occurs when the borrower offers to transfer the property to the lender, in lieu of the lenderhaving to go through the foreclosure process, and the lender agrees to accept title to the property from the borrower andforgives the debt. A deed in lieu of foreclosure requires the consent of both lender and borrower.

D. Bankruptcy is a legal action typically filed by a borrower to have debt(s) discharged. An automatic stay occurs as soon as aborrower files bankruptcy, staying all actions against the borrower. While a petition for bankruptcy can have the effect ofdelaying a foreclosure, it does not necessarily prevent a foreclosure from eventually occurring. No lender consent is requiredfor a borrower to file bankruptcy.

3. LENDER AGREEMENT TO SHORT SALE: In order for a short sale to be completed, the lender(s), at a minimum, must agree torelease the property from the lender(s) lien(s) to allow the sale. The lender(s) may or may not agree to reduce the amount owed tosatisfy the debt. If not, the lender(s) may continue to pursue the borrower for payment of the balance of the debt. Prior to grantingapproval of the sale, the lender(s) may require the borrower to disclose all of the borrower’s assets. They may require that theborrower liquidate other assets. They may require that the borrower sign an agreement to repay some or all of the debt at somelater time. They may require that the borrower secure the unpaid debt with other assets owned by the borrower. Additionally, theywill generally require that the transaction be arm’s length, and that all terms of any benefit conferred on the seller be fully disclosedand that a seller cannot stay in the property following the sale. Finally, many first lien holders will limit the amount they will allow tobe paid to a second lienholder, further complicating negotiations for the short sale. The lender will usually submit a “term sheet” tothe borrower indicating the terms to which lender(s) will agree. If a seller and a buyer do not modify their contract to comply withthe lender(s) terms, the lender(s) may not permit the short sale to proceed. Seller's are strongly advised to seek legal and taxadvice regarding review of the term sheet. Brokers cannot and will not give legal or tax advice on the lender’s term sheet or itseffect on the Buyer and Seller’s agreement or on the consequences to sellers and buyers should they proceed to close. There is noassurance that once the lender(s) have begun short sale negotiations, they will discontinue the foreclosure process.

4. SELLER’S CONTINUING LIABILITY ON THE DEBT: Many borrowers who attempt a short sale are concerned about whether theborrower is released from any further liability to the lender(s) or whether the lender can pursue the borrower for any unpaid balanceof the debt. Some refer to continuing liability as a deficiency judgement. Generally speaking, a deficiency judgement is the right ofa lender to pursue the borrower for the difference between the amount the lender receives and the amount the borrower owes onthe debt. Deficiency judgements in California are prohibited in certain circumstances.



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Copyright © 2010-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.SSIA REVISED 11/12 (PAGE 2 OF 4)

SHORT SALE INFORMATION AND ADVISORY (SSIA PAGE 2 OF 4)

Reviewed by Date

Seller's Initials (Buyer's Initials ( ) ( ) () )

A. Short Sale:

TAX: With some exceptions, a reduction or discharge of a debt obligation by a lender results in income to the borrower. Theincome might not be taxable if the debt was being used to acquire, construct or substantially improve a borrower’s principalresidence. Another exception exists if the forgiveness of debt results from a situation where the lender is barred by law fromcollecting the debt, as in a foreclosure of purchase money debt. Insolvency and bankruptcy rules can also shield a borrower fromforgiveness of debt income. Generally, when any debt is forgiven by a lender, they are required to provide the borrower a 1099and it will be up to the borrower to make the proper claim on their tax return to avoid debt forgiveness income. Some of theserules are temporary, and state laws and federal laws differ. Broker has advised Seller that if Lender agrees to accept less than fullpayment, the difference may result in taxable income to Seller even though Seller does not receive any cash proceeds from thesale. Seller may also be taxed on the gain in value of the Property from the date of Seller’s purchase to the date of sale,regardless of the amount of any existing loans/liens.


Beginning July 15, 2011, Code of Civil Procedure 580e provides that any lender who approves a short sale in writing is notpermitted to seek or collect a deficiency against the borrower if the loan is secured by a Trust Deed on residential propertycontaining 1-4 units.This law may not be waived. The July 15, 2011 law does not apply to: (i) lienholders on other types ofproperty; or (ii) a borrower who has committed fraud or waste; or (iii) borrowers who are corporations, limited liabilitycompanies, or limited partnerships. Prior to this law coming into effect, from January 1, 2011 the restriction on lenders seekingdeficiencies for approved short sales only applied to lenders holding a first trust deed on residential 1-4 units.

1.

2. For properties or borrowers to which CCP 580e does not apply, some lenders in negotiating a short sale will want the owner tosign a note for the balance of the unpaid principal. Other lenders will release the lien only, but not forgive the underlying debt.Some lenders will “reserve their rights.” Thus, in these situations whether or not a lender retains the right to pursue adeficiency following a short sale becomes a negotiable term for each sale.

5. CREDIT AND TAX CONSEQUENCES:A. CREDIT: All of the owner’s options discussed above will most likely have a negative impact on the owner’s credit and on the

owner’s ability to finance or purchase property for some time. The credit impact and length of time the owner would have difficultyin obtaining a loan to purchase property again, or to be approved for any other credit transactions such as obtaining a credit card,leasing an apartment, or even to gain employment, varies. Lenders may view short sales and alternatives differently depending ontheir own underwriting guidelines and those established by governmental or quasi-governmental bodies. To find out moreinformation about the impact to your credit score, go to www.myfico.com.

B.

C. PROFESSIONAL ADVICE: Seller is advised to discuss with an attorney, CPA or other professional of Seller’s choosing before (i)accepting any offer to present to lender or (ii) agreeing to any changes requested by lender to an already accepted contract.

3. Seller is encouraged to (i) obtain a written agreement from lender(s) or other applicable lien holders addressing whether andto what extent Seller will be released from any monetary or other claim, obligation, or liability upon approval of the short sale,and (ii) have that written agreement reviewed by an attorney, CPA or other appropriate professional of seller’s choosing.

B. Foreclosure1. Purchase Money Loans: Loans given by lenders to purchase 1-4 unit properties, one of which will be occupied by the

borrower, and seller-financed purchases are subject to “purchase money” anti-deficiency protection rules. Generally, thismeans that the lender cannot pursue the borrower for any deficiency after the property is foreclosed upon by the seller orlender, whether the seller or lender uses a non-judicial trustee sale or a judicial foreclosure. Refinancing a purchase moneyloan causes it to lose any purchase money protection it might have.

2. Trustee Sales: If a lender forecloses by non-judicial trustee sale instead of by judicial foreclosure, that lender is barred fromseeking any deficiency from the borrower after the trustee sale, even if the loan was not purchase money.

3. Refinanced Liens: The anti-deficiency protections become much less clear for loans that are refinanced. Generally, loans thatare refinanced lose their “purchase money” protection. Lenders extending refinances may be able to pursue a deficiencyjudgment against the borrower directly following a judicial foreclosure. However, beginning January 1, 2013 Borrowers whorefinance a purchase money loan on owner-occupied residential property with 1-4 units, and do not take any cash out from therefinance receive the same anti-deficiency protection as if the refinance loan was a purchase money loan.

4. Junior Liens: The anti-deficiency protections for Junior Lien holders are also somewhat unclear. Junior debt used to purchasethe residence (such as 90/10 first and second) would have “purchase money” protection generally. However, junior liens thatare refinanced or junior liens that are used to take out equity do not have “purchase money” protection. Such “non purchasemoney” junior lienholders may be able to pursue a deficiency judgement against the borrower directly after a Trustee's sale bya senior lienholder or after a judicial foreclosure by the junior lienholder. Although the law is not entirely clear, home equityloans (HELOCs) may fall into this category.

5. Other Liens: Many other types of liens may be recorded on titles including, without limitation, homeowners association liens,judgement liens, tax liens, and child support liens. Generally foreclosures by any lienholders senior to such liens do not protectthe owner of the property from later legal action by the lienholder to collect on the obligation.

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SHORT SALE INFORMATION AND ADVISORY (SSIA PAGE 3 OF 4)Reviewed by Date

G. Other: Other potential red flags include: guarantees to stop the foreclosure; instructions not to contact the lender; transfer oftitle prior to close (often to a trust) as a condition of negotiating with the lender; the buyer is an LLC; the buyer wants a powerof attorney from the seller; and the buyer hires the third party negotiator or wants to negotiate directly with the lender.

7. BUYER CONSIDERATIONS: Short sales are often difficult transactions taking considerably longer that a typical real estatetransaction to complete. There is no guarantee that the lender or lenders will agree to the terms of the purchase offer or that theywill respond in any timely fashion or even respond at all. There is no guarantee that a seller or a buyer will agree to any termsproposed by the lender as a condition of releasing the lien or the debt on the property. Buyers may expend money on inspections,loan applications, escrow fees and other costs that they will not be able to recover from anyone if the lender does not approve thetransaction. Buyers may also have difficulty obtaining the return of their deposit in escrow, if a seller becomes noncommunicativeduring the short sale process. Generally, sellers also have the right to continue to give offers to their lender(s) even if they have acontract with an existing buyer. Brokers cannot give any assurances as to what will happen. Buyers are strongly cautioned that anyundisclosed and unapproved payments to junior lienholders or to seller or to outside third party negotiators may be a form of lenderfraud. Buyers are also strongly cautioned that writing offers on more than one short sale property with the intent to purchase onlyone such property could be a misrepresentation giving rise to legal claims by a seller including a claim for the buyer’s deposit.


While most of the activities on the above list on their face are not fraudulent, they serve as warning signs that the owner and thereal estate agents involved should proceed with caution.

A. No license: The DRE believes that a real estate license is generally required to negotiate any short sale;

C. Up-front fees: No real estate licensee can collect any up-front or advance fee without having first obtained a “no objection”letter from the DRE and no up-front fees may be taken for arranging a loan modification;

D. Surcharges: Charges by third parties that are not disclosed to the short sale lender and usually paid outside of escrow;

F. Straw buyers and house flipping: Buyers misrepresent the value of the property to the short sale lender and flip the propertyto another buyer already in place;

B. MARS: Short sale negotiators who do not represent a seller or buyer in a short sale are generally required to comply with theMortgage Assistance Relief Services rules and provide required disclosures and notices to a seller.

E. 3rd Party negotiations: The licensing and fee requirements above apply whether the negotiation occurs through a Broker,representing a seller or a buyer in the transaction, or a 3rd party short sale negotiator. As with other real estate activity, shortsale negotiator fees are negotiable and not set by law. The existence, fee and licensed status of any 3rd party short salenegotiator shall be disclosed to the lender and must be approved by the lender as part of the overall compensation to be paidin the short sale transaction.

9. BROKER ROLE: A real estate broker cannot give legal or tax advice in connection with any of the options available to theborrower nor can the broker suggest what is the best course of action for the owner. Unfortunately, the owner is faced withextremely difficult choices having a lasting impact on the owner. Owners are strongly cautioned that they must seek legal and taxadvice in what is not only a choice impacting taxes and credit, but also personal issues affecting the owner and often the owner’sfamily. The broker’s role is to assist the owner with the actual sale of the property in a short sale transaction, not to provide legal ortax advice or to guarantee the best possible outcome for the parties, or to assure a buyer that any particular transaction will becompleted. Brokers do not, and cannot, assure that either a seller or a buyer will perform on their agreement or that the lender(s)will agree to any of the terms presented. Brokers are not a party to the contract between Buyer and Seller.

8. NATIONAL MORTGAGE SETTLEMENT (SETTLEMENT) AND CALIFORNIA HOMEOWNER BILL OF RIGHTS: In early 2012California joined a national settlement agreement between five of the nation’s largest lenders (Bank of America, JPMorgan Chase,Wells Fargo, Citigroup and All Financial) and most states (“the Settlement”). The Settlement obligates the lenders to, among otherthings, write down or refinance some loans, extinguish certain unpaid balances and provide transition assistance to somehomeowners. Loans owned by Fannie Mae or Freddie Mac are not covered by the Settlement. In Fall of 2012, California enactedlaws, effective January 1, 2013, commonly and collectively referred to as the California Homeowner Bill of Rights (“HomeownersBOR”). These laws prohibit foreclosures while an approved short sale is pending or while a loan modification is in process or onappeal, as well as other requirements. Whether a borrower qualifies for any of the advantages of the Settlement or theHomeowner BOR requires an analysis of the borrower’s loan and it's applicability to either of those items. Such an analysis isbeyond the scope of Brokers expertise. If a buyer or seller has questions about whether the borrower’s loan is covered by eitherthe Settlement or the Homeowner BOR, or how either of those items can affect a short sale transaction, that party should discussthe matter with a lawyer or accountant of their own choosing.

6. POTENTIAL IMPROPRIETIES: It is an unfortunate reality that many persons, including real estate licensees, mortgage lenders, andattorneys, among others, have taken advantage of owners of underwater or distressed properties. Some of the schemes presentthemselves as “rescues” of the homeowner, promising to let them stay in the property, to protect their credit, or to provide payments tothem after closing, and usually outside of the escrow. Both the California Department of Real Estate (DRE) (http://www.dre.ca.gov) andthe California Attorney General (http://www.ag.ca.gov) have issued written warnings of potential red flags in short sales and otherrescue schemes. Some of these red flags are:


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SHORT SALE INFORMATION AND ADVISORY (SSIA PAGE 4 OF 4)Reviewed by Date


Seller Buyer DateSeller Buyer DateSeller Buyer DateSeller Buyer Date

Real Estate Broker (Listing Firm)

By (Agent) Date

Address City State Zip

Telephone Fax Email

Real Estate Broker (Selling Firm)

By (Agent) Date

Address City State Zip

Telephone Fax Email


10. BROKER AUTHORITY: Seller authorizes Broker to: (1) market the Property for sale, (2) contact lenders concerning lender’sapproval of a short sale (C.A.R. Form ARC) and Seller agrees to give Broker any necessary information to negotiate with lenders,and (3) advertise in the MLS and other advertising medium that the property transfer, sales price and payment of commissions aresubject to lenders approval. If lenders will not cooperate, Broker may cancel the listing agreement.

DRE Lic #

DRE Lic #

DRE Lic #

DRE Lic #

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(323)443-1091

CA

01898217

REO ADVISORY (LISTING)

(C.A.R. Form REOL, Revised 4/11)

The Seller of the Property is a lender who has acquired title to the Property either by foreclosure or through adeed given in lieu of foreclosure. Many obligations imposed upon sellers, particularly sellers of real propertycontaining one-to-four dwelling units, may not be applicable to the sale of the Property. However, even thoughSeller is exempt from many obligations, Seller must still comply with many others. Further, even though aSeller may be exempt from certain obligations, a real estate broker’s obligations may still apply. This Advisoryis intended to inform Buyer and Seller of their rights and obligations independent of those established by thecontract between them.

1. TDS, NHD, Mello-Roos, Improvement Bond Act, Supplemental Property Taxes, Private Transfer Fee:Seller is exempt from providing Buyer with the Real Estate Transfer Disclosure Statement (TDS), NaturalHazard Disclosure Statement (NHD), a Mello-Roos district lien disclosure, an Improvement Bond Act of1915 notice, a Supplemental Property Tax notice, and a Notice of Private Transfer Fee pursuant toCalifornia Civil Code §§ 1102 et seq.

The copyright laws of the United States (Title 17 U.S. Code) forbid theunauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats.Copyright © 2008-2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC.ALL RIGHTS RESERVED.REOL REVISED 4/11 (PAGE 1 OF 2)

REO ADVISORY (LISTING) (REOL PAGE 1 OF 2)Reviewed by Date

Prepared using WINForms® softwareAgent: Phone: Fax:Broker:

For Properties Being Sold by a Lender After Foreclosure


EXEMPTIONS:

2. Earthquake Guides: Seller is exempt from providing either a Homeowner's or Commercial PropertyOwner's Guide to Earthquake Safety.

REQUIREMENTS:1. Disclosures: Seller is not exempt from common law and statutory duties concerning fraud and deceit,

even though the specific TDS Form is not required to be completed. Seller remains obligated to discloseknown material facts affecting the value and desirability of the Property.

2. Hazard Zones: Seller is not exempt from applicable statutory obligations to disclose earthquake faultzones, seismic hazard zones, state fire responsibility areas, very high fire hazard severity zones, specialflood hazard areas and flood hazard zones pursuant to the Public Resources Code, Government Code andUnited States Code, even though, pursuant to the Civil Code, the specific NHD Form is not required to becompleted.

4. Water Heaters: The sale is not exempt from the State requirement that water heaters be properlyanchored, braced or strapped and that Seller provide a written statement of compliance to Buyer. It isnegotiable between Buyer and Seller who is to pay for the cost of compliance.

5. Lead-based Paint: The Seller is not exempt from the federal obligation to: (i) disclose known lead-basedpaint and lead-based paint hazards; (ii) provide Buyer with copies of reports or studies coveringlead-based paint and hazards on the Property; (iii) provide Buyer with the pamphlet "Protect Your FamilyFrom Lead In Your Home"; and (iv) give Buyer a 10-day opportunity to inspect for lead-based paint andhazards, if the Property contains residential dwelling units and was constructed prior to 1978.

3. Smoke Detectors: The sale is not exempt from the State requirements that, for single family residences,operable smoke detectors be in place and that a written statement of compliance be provided to Buyer. Itis negotiable between Buyer and Seller who is to pay for the cost of compliance.

Property Address: ("Property").

7. Tax Withholding: The sale is not exempt from providing information pertaining to the withholdingobligation under either the federal "FIRPTA" or the California withholding requirements upon the sale ofreal property. However, an REO Seller which is a corporation or limited liability company, formed within theUnited States, and qualified either with the Secretary of State to do business in California or with apermanent place of business in California, will be exempt from withholding under both federal andCalifornia law.

6. Carbon Monoxide Devices: The sale is not exempt from the State requirements that on or before July 1,2011, for all existing single family dwelling units, and on or before January 1, 2013, for all other existingdwelling units, the owner must install a carbon monoxide device approved and listed by the State FireMarshall in the dwelling unit if the dwelling unit has a fossil fuel burning heater or appliance, fireplace, or anattached garage.


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9.Inspection: The sale is not exempt from the Broker’s obligation to conduct a reasonably competent anddiligent visual inspection of the accessible areas of the Property and disclose to Buyer material factsrevealed by such an inspection in the sale of residential property containing one-to-four dwelling units.Brokers may do so on C.A.R. Form AVID.

OTHER CONSIDERATIONS:

2. Local Law: Local law may impose obligations on the transfer of real property (such as the installation of lowflow toilets or shower heads, emergency gas shut-off valves or installation of smoke detectors). Local lawshould be consulted to determine if sales of Lender-owned property are exempt from such requirements.

3. Amendments to Contract: Seller-prepared addenda, amendments, or counter-offers or a Seller-preparedcontract, may conflict with, contradict or be inconsistent with terms in Buyer's offer. Brokers cannot adviseBuyer or Seller: (i) which specific terms in any offer may be affected; (ii) whether the terms in any suchSeller-prepared documents are permissible under California Law; or (iii) in the event of a discrepancybetween the Seller-prepared documents and any other Agreement between Buyer and Seller, whichdocument or which terms may supersede the other. Buyer is advised to seek legal counsel to discuss theapplicability and interpretation of any Seller-prepared documents prior to signing any such documents.

By signing below, the undersigned acknowledge that each has read, understands and has received acopy of this REO Advisory (Listing).

Brokers:A.

B. Agency: The sale is not exempt from the obligation to provide agency relationship disclosure andconfirmation forms in the sale of residential property containing one-to-four dwelling units.

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.

This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the California Association of REALTORS®525 South Virgil Avenue, Los Angeles, California 90020 Reviewed by Date

REOL REVISED 4/11 (PAGE 2 OF 2) REO ADVISORY (LISTING) (REOL PAGE 2 OF 2)


Seller Date

Seller Date

Real Estate Broker

By Date

1. Selection of Title and Escrow: Calfornia Civil Code section 1103.22 prohibits Seller from requiring, directlyor indirectly, a Buyer to purchase title insurance or escrow services from a particular title insurer or escrowagent in connection with the sale of residential property improved with four or fewer dwellings. The Buyer mayagree to use the title or escrow provider recommended by Seller if the Buyer has been informed of the right tomake an independent selection of the applicable service. C.A.R. form REO (revised 11/10) may be used toinform the Buyer of that right. This law is in effect until January 1, 2015. Federal law, 12 U.S.C. Section2608, prohibits Seller from requiring, directly or indirectly, that the Buyer purchase title insurance from anyparticular title company as a condition of selling residential property improved with four or fewer dwellings ifthe purchase will be made with a federally-related mortgage loan. Seller agrees that any communicationsconcerning the selection of title or escrow services that Seller requires Broker to deliver to Buyer or Buyer’sagent will be made by Seller in writing. Seller also agrees that Broker will make no representations,recommendations, or requests to Buyer or Buyer’s agent to use any particular title or escrow services.

4. Rental Property: If the Property was occupied by a tenant at the time the lender acquired the Property andthe tenant had a bona fide arm’s length rental agreement at a fair market rate, (i) A tenant with a fixed termlease may be entitled to remain on the property for the balance of the lease term, or at least receive a 90-daynotice for termination; (ii) A tenant with a month to month rental agreement may be entitled to a 90-day noticeof termination. In addition, certain rent control jurisdictions have asserted that the tenant has rights under rentcontrol after a foreclosure. Moreover, the tenant may be entitled to the return of their security deposit even ifthe security deposit was not given to the lender after the foreclosure sale or to the buyer of the REO Property.

8. Megan's Law Database Disclosure: The sale is not exempt from the requirement that residential salescontracts contain the following notice regarding the availability of information about registered sex offenders."Notice: Pursuant to Section 290.46 of the Penal Code, information about specified registered sex offendersis made available to the public via an Internet Web site maintained by the Department of Justice atwww.meganslaw.ca.gov. Depending on an offender's criminal history, this information will include either theaddress at which the offender resides or the community of residence and ZIP Code in which he or sheresides." (Neither Seller nor Brokers are required to check this website. If Buyer wants further information,Broker recommends that Buyer obtain information from this website during Buyer’s inspection contingencyperiod. Brokers do not have expertise in this area.)


Blank_Sell_Gen

Add:

DISCLOSURE REGARDINGREAL ESTATE AGENCY RELATIONSHIP

When you enter into a discussion with a real estate agent regarding a real estate transaction, you should from the outset understand what type of agencyrelationship or representation you wish to have with the agent in the transaction.SELLER'S AGENTA Seller's agent under a listing agreement with the Seller acts as the agent for the Seller only. A Seller's agent or a subagent of that agent has thefollowing affirmative obligations:To the Seller: A Fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with the Seller.To the Buyer and the Seller:

Diligent exercise of reasonable skill and care in performance of the agent's duties.A duty of honest and fair dealing and good faith.A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the

BUYER'S AGENTA selling agent can, with a Buyer's consent, agree to act as agent for the Buyer only. In these situations, the agent is not the Seller's agent, even if byagreement the agent may receive compensation for services rendered, either in full or in part from the Seller. An agent acting only for a Buyer has thefollowing affirmative obligations:To the Buyer: A fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with the Buyer.To the Buyer and the Seller:

A duty of honest and fair dealing and good faith.A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within thediligent attention and observation of, the parties.

An agent is not obligated to reveal to either party any confidential information obtained from the other party that does not involve the affirmative duties setforth above.AGENT REPRESENTING BOTH SELLER AND BUYERA real estate agent, either acting directly or through one or more associate licensees, can legally be the agent of both the Seller and the Buyer in atransaction, but only with the knowledge and consent of both the Seller and the Buyer.In a dual agency situation, the agent has the following affirmative obligations to both the Seller and the Buyer:

A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either the Seller or the Buyer.

In representing both Seller and Buyer, the agent may not, without the express permission of the respective party, disclose to the other party that the Sellerwill accept a price less than the listing price or that the Buyer will pay a price greater than the price offered.The above duties of the agent in a real estate transaction do not relieve a Seller or Buyer from the responsibility to protect his or her own interests. Youshould carefully read all agreements to assure that they adequately express your understanding of the transaction. A real estate agent is a personqualified to advise about real estate. If legal or tax advice is desired, consult a competent professional.Throughout your real property transaction you may receive more than one disclosure form, depending upon the number of agents assisting in thetransaction. The law requires each agent with whom you have more than a casual relationship to present you with this disclosure form. You should readits contents each time it is presented to you, considering the relationship between you and the real estate agent in your specific transaction. Thisdisclosure form includes the provisions of Sections 2079.13 to 2079.24, inclusive, of the Civil Code set forth on page 2. Read it carefully. I/WEACKNOWLEDGE RECEIPT OF A COPY OF THIS DISCLOSURE AND THE PORTIONS OF THE CIVIL CODE PRINTED ON THE BACK (OR ASEPARATE PAGE).

Diligent exercise of reasonable skill and care in performance of the agent's duties.

Other duties to the Seller and the Buyer as stated above in their respective sections.

diligent attention and observation of, the parties. An agent is not obligated to reveal to either party any confidential information obtained from theother party that does not involve the affirmative duties set forth above.

(As required by the Civil Code)(C.A.R. Form AD, Revised 11/12)

Agency Disclosure Compliance (Civil Code §2079.14):• When the listing brokerage company also represents Buyer/Tenant: The Listing Agent shall have one AD form signed by Seller/Landlord and a

different AD form signed by Buyer/Tenant.• When Seller/Landlord and Buyer/Tenant are represented by different brokerage companies: (i) the Listing Agent shall have one AD form signed by

Seller/Landlord and (ii) the Buyer’s/Tenant’s Agent shall have one AD form signed by Buyer/Tenant and either that same or a different AD formpresented to Seller/Landlord for signature prior to presentation of the offer. If the same form is used, Seller may sign here:

The copyright laws of the United States (Title 17 U.S. Code) forbid theunauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats.Copyright © 1991-2010, CALIFORNIA ASSOCIATION OF REALTORS®, INC.ALL RIGHTS RESERVED.

AD REVISED 11/12 (PAGE 1 OF 2)DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP (AD PAGE 1 OF 2)


Reviewed by Date

Buyer Seller Date

Buyer Seller Date

Agent DRE Lic. #Real Estate Broker (Firm)

By DRE Lic. # Date(Salesperson or Broker-Associate)

(a)(b)(c)

(a)(b)(c)

(a)(b)

Landlord Tenant

Landlord Tenant

Seller/Landlord Date Seller/Landlord Date(SELLER/LANDLORD: DO NOT SIGN HERE) (SELLER/LANDLORD: DO NOT SIGN HERE)

(If checked) This form is being provided in connection with a transaction for a leaseholder interest in a dwelling exceeding one year as per Civil Codesection 2079.13(j) and (l).

(Listing Firm to Seller)


Stanford Raffles Realty 01898217

CIVIL CODE SECTIONS 2079.24 (2079.16 APPEARS ON THE FRONT)2079.13 As used in Sections 2079.14 to 2079.24, inclusive, the following terms have the following meanings:(a) "Agent" means a person acting under provisions of title 9 (commencing with Section 2295) in a real property transaction, and includes a person who islicensed as a real estate broker under Chapter 3 (commencing with Section 10130) of Part 1 of Division 4 of the Business and Professions Code, and underwhose license a listing is executed or an offer to purchase is obtained. (b) "Associate licensee" means a person who is licensed as a real estate broker orsalesperson under Chapter 3 (commencing with Section 10130) of Part 1 of Division 4 of the Business and Professions Code and who is either licensedunder a broker or has entered into a written contract with a broker to act as the broker's agent in connection with acts requiring a real estate license and tofunction under the broker's supervision in the capacity of an associate licensee. The agent in the real property transaction bears responsibility for his or herassociate licensees who perform as agents of the agent. When an associate licensee owes a duty to any principal, or to any buyer or seller who is not aprincipal, in a real property transaction, that duty is equivalent to the duty owed to that party by the broker for whom the associate licensee functions. (c)"Buyer" means a transferee in a real property transaction, and includes a person who executes an offer to purchase real property from a seller through anagent, or who seeks the services of an agent in more than a casual, transitory, or preliminary manner, with the object of entering into a real propertytransaction. "Buyer" includes vendee or lessee. (d) "Dual agent" means an agent acting, either directly or through an associate licensee, as agent for boththe seller and the buyer in a real property transaction. (e) "Listing agreement" means a contract between an owner of real property and an agent, by whichthe agent has been authorized to sell the real property or to find or obtain a buyer. (f) "Listing agent" means a person who has obtained a listing of realproperty to act as an agent for compensation. (g) "Listing price" is the amount expressed in dollars specified in the listing for which the seller is willing to sellthe real property through the listing agent. (h) "Offering price" is the amount expressed in dollars specified in an offer to purchase for which the buyer iswilling to buy the real property. (i) "Offer to purchase" means a written contract executed by a buyer acting through a selling agent which becomes thecontract for the sale of the real property upon acceptance by the seller. (j) "Real property" means any estate specified by subdivision (1) or (2) of Section

2079.14 Listing agents and selling agents shall provide the seller and buyer in a real property transaction with a copy of the disclosure form specified inSection 2079.16, and, except as provided in subdivision (c), shall obtain a signed acknowledgement of receipt from that seller or buyer, except as providedin this section or Section 2079.15, as follows: (a) The listing agent, if any, shall provide the disclosure form to the seller prior to entering into the listingagreement. (b) The selling agent shall provide the disclosure form to the seller as soon as practicable prior to presenting the seller with an offer to purchase,unless the selling agent previously provided the seller with a copy of the disclosure form pursuant to subdivision (a). (c) Where the selling agent does notdeal on a face-to-face basis with the seller, the disclosure form prepared by the selling agent may be furnished to the seller (and acknowledgement ofreceipt obtained for the selling agent from the seller) by the listing agent, or the selling agent may deliver the disclosure form by certified mail addressed tothe seller at his or her last known address, in which case no signed acknowledgement of receipt is required. (d) The selling agent shall provide thedisclosure form to the buyer as soon as practicable prior to execution of the buyer's offer to purchase, except that if the offer to purchase is not prepared bythe selling agent, the selling agent shall present the disclosure form to the buyer not later than the next business day after the selling agent receives theoffer to purchase from the buyer.2079.15 In any circumstance in which the seller or buyer refuses to sign an acknowledgement of receipt pursuant to Section 2079.14, the agent, or anassociate licensee acting for an agent, shall set forth, sign, and date a written declaration of the facts of the refusal.

2079.17 (a) As soon as practicable, the selling agent shall disclose to the buyer and seller whether the selling agent is acting in the real property transactionexclusively as the buyer's agent, exclusively as the seller's agent, or as a dual agent representing both the buyer and the seller. This relationship shall beconfirmed in the contract to purchase and sell real property or in a separate writing executed or acknowledged by the seller, the buyer, and the selling agentprior to or coincident with execution of that contract by the buyer and the seller, respectively. (b) As soon as practicable, the listing agent shall disclose tothe seller whether the listing agent is acting in the real property transaction exclusively as the seller's agent, or as a dual agent representing both the buyerand seller. This relationship shall be confirmed in the contract to purchase and sell real property or in a separate writing executed or acknowledged by theseller and the listing agent prior to or coincident with the execution of that contract by the seller.

(d) The disclosures and confirmation required by this section shall be in addition to the disclosure required by Section 2079.14.2079.18 No selling agent in a real property transaction may act as an agent for the buyer only, when the selling agent is also acting as the listing agent inthe transaction.2079.19 The payment of compensation or the obligation to pay compensation to an agent by the seller or buyer is not necessarily determinative of aparticular agency relationship between an agent and the seller or buyer. A listing agent and a selling agent may agree to share any compensation orcommission paid, or any right to any compensation or commission for which an obligation arises as the result of a real estate transaction, and the terms ofany such agreement shall not necessarily be determinative of a particular relationship.2079.20 Nothing in this article prevents an agent from selecting, as a condition of the agent's employment, a specific form of agency relationship notspecifically prohibited by this article if the requirements of Section 2079.14 and Section 2079.17 are complied with.2079.21 A dual agent shall not disclose to the buyer that the seller is willing to sell the property at a price less than the listing price, without the expresswritten consent of the seller. A dual agent shall not disclose to the seller that the buyer is willing to pay a price greater than the offering price, without theexpress written consent of the buyer. This section does not alter in any way the duty or responsibility of a dual agent to any principal with respect toconfidential information other than price.

(Name of Listing Agent)

(Name of Selling Agent if not the same as the Listing Agent)

is the agent of (check one):

is the agent of (check one):

the seller exclusively; or

the buyer exclusively; orboth the buyer and seller.

the seller exclusively; or

both the buyer and seller.

2079.22 Nothing in this article precludes a listing agent from also being a selling agent, and the combination of these functions in one agent does not, ofitself, make that agent a dual agent.2079.23 A contract between the principal and agent may be modified or altered to change the agency relationship at any time before the performance of theact which is the object of the agency with the written consent of the parties to the agency relationship.2079.24 Nothing in this article shall be construed to either diminish the duty of disclosure owed buyers and sellers by agents and their associate licensees,subagents, and employees or to relieve agents and their associate licensees, subagents, and employees from liability for their conduct in connection withacts governed by this article or for any breach of a fiduciary duty or a duty of disclosure.

(c) The confirmation required by subdivisions (a) and (b) shall be in the following form.

761 in property which constitutes or is improved with one to four dwelling units, any leasehold in this type of property exceeding one year's duration, andmobile homes, when offered for sale or sold through an agent pursuant to the authority contained in Section 10131.6 of the Business and Professions Code.(k) "Real property transaction" means a transaction for the sale of real property in which an agent is employed by one or more of the principals to act in thattransaction, and includes a listing or an offer to purchase. (l) "Sell," "sale," or "sold" refers to a transaction for the transfer of real property from the seller tothe buyer, and includes exchanges of real property between the seller and buyer, transactions for the creation of a real property sales contract within themeaning of Section 2985, and transactions for the creation of a leasehold exceeding one year's duration. (m) "Seller" means the transferor in a real propertytransaction, and includes an owner who lists real property with an agent, whether or not a transfer results, or who receives an offer to purchase real propertyof which he or she is the owner from an agent on behalf of another. "Seller" includes both a vendor and a lessor. (n) "Selling agent" means a listing agentwho acts alone, or an agent who acts in cooperation with a listing agent, and who sells or finds and obtains a buyer for the real property, or an agent wholocates property for a buyer or who finds a buyer for a property for which no listing exists and presents an offer to purchase to the seller. (o) "Subagent"means a person to whom an agent delegates agency powers as provided in Article 5 (commencing with Section 2349) of Chapter 1 of Title 9. However,"subagent" does not include an associate licensee who is acting under the supervision of an agent in a real property transaction.

(DO NOT COMPLETE, SAMPLE ONLY)

(DO NOT COMPLETE, SAMPLE ONLY)

Reviewed by DateAD REVISED 11/12 (PAGE 2 OF 2)DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP (AD PAGE 2 OF 2)

2079.16 Reproduced on Page 1 of this AD form.

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the CALIFORNIA ASSOCIATION OF REALTORS®525 South Virgil Avenue, Los Angeles, California 90020

Blank_Sell_Gen

CANCELLATION OF LISTING(C.A.R. Form COL, Revised 4/11)

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright © 2005-2011 CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.


)(“Broker”) has entered into a

written Residential Listing Agreement (or, if checked, Lease Listing, Otherdated (“Listing”), with (“Principal”),regarding the real property or manufactured home described as:

(“Property”).Broker and Principal agree to cancel the Listing and terminate their agency relationship, duties and responsibilities with andto each other, subject to the terms and conditions specified below.

1. (If checked) Principal agrees to pay Broker the amount of compensation specified in the Listing:If, prior to the end of the specified Listing Period or any extension, Principal enters into a contract to sell,(A)

(B) If, during the period specified after expiration of the Listing Period or any extension, Principal enters into acontract to sell, convey, lease or otherwise transfer the Property to any person named below, or that person’srelated entity, who, after the commencement of the Listing and prior to this cancellation, (i) physically entered andwas shown the Property by Broker or a cooperating broker, or (ii) submitted to Seller a signed, written offer toacquire, lease, exchange or obtain an option on the Property:

(C) In the event of a transaction specified in A or B above, Broker has no obligation to represent Principal in suchtransaction.

2. (If checked) Principal agrees to pay BrokerOR % of the compensation specified in the Listing: (A) If: (i) prior to the end of the specified Listing Period or any extension, Principal enters into a listing agreementfor the sale or lease of the Property with another real estate broker; and (ii) Principal enters into a contract to sell,convey, lease or otherwise transfer the Property during the specified Listing Period.(B) Principal agrees to notify the other real estate broker of the compensation obligation of this paragraph and topay Broker such compensation upon close of escrow.

OR 3. (If checked) Principal agrees to pay Broker $incurred and services rendered in marketing the Property prior to cancellation of the Listing.

, for out-of-pocket expenses, costs

OR 4. (If checked) Principal owes no compensation to Broker.OR 5. (If checked) Other .Other than as provided herein, Broker and Principal mutually release each other from all obligations under the Listing andfrom all claims, actions and demands that each may have against the other by reason of the Listing. However, Broker andPrincipal agree that the dispute resolution and attorney fees provisions of the Listing shall control any dispute arising out ofthis cancellation of Listing.

I acknowledge that I have read and understand this Cancellation of Listing and have received a copy.

DatePrincipal

Real Estate Broker (Firm)

By (Broker/Office Manager)

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.


Reviewed by DateCOL REVISED 4/11 (PAGE 1 OF 1)CANCELLATION OF LISTING (COL PAGE 1 OF 1)

convey, lease or otherwise transfer the Property; or

(D) Compensation is payable on close of escrow or, if completion of the transaction is prevented by default ofSeller, on Seller’s default.

(C) Compensation is payable on close of escrow or, if completion of the transaction is prevented by default ofSeller, on Seller’s default.

Date



Add:, ,


PROBATE LISTING AGREEMENT

1. EXCLUSIVE RIGHT TO SELL:the court-appointed representative of thename as

(“Seller”),

hereby employs and grantsand expiring at 11:59 P.M. on (date)

,

3. TERMS OF SALE:A. LIST PRICE: The listing price shall be

($ ).

B. PERSONAL PROPERTY: The following items of personal property are included in the above price:

C. ADDITIONAL TERMS:

will, will not, be provided to a multiple listing service ("MLS") of Broker's selection.

estate, conservatorship or guardianship identified by Superior Court case

("Broker") the exclusive and irrevocableright, commencing on (date)("Listing Period") (not to exceed 90 days), to sell or exchange the real property in the City of

("Property").

2. COURT CONFIRMATION of any sale is required (limited authority), may not be required (full authority).

Under Authority of the Probate Code

County of , California, described as follows:,

(C.A.R. Form PL, Revised 7/13)

Case # ,

© 2013, California Association of REALTORS®, Inc.

PL REVISED 7/13 (PAGE 1 OF 4)PROBATE LISTING AGREEMENT (PL PAGE 1 OF 4)



Reviewed by Date

4. MULTIPLE LISTING SERVICE:

Broker is a participant/subscriber to Multiple Listing Service (MLS) and possiblyothers. Unless otherwise instructed in writing the Property will be listed with the MLS(s) specified above. That MLS is (or ifchecked is not) the primary MLS for the geographic area of the Property. All terms of the transaction, including sales priceand financing, if applicable, (i) will be provided to the MLS in which the property is listed for publication, dissemination and useby persons and entities on terms approved by the MLS and (ii) may be provided to the MLS even if the Property is not listedwith the MLS.

(2)

A. (1) Information about this listing

,


Los Angeles Add:


B.

Seller's Initials ( )Reviewed by Date


BENEFITS OF USING THE MLS; IMPACT OF OPTING OUT OF THE MLS; PRESENTING ALL OFFERS

WHAT IS AN MLS? The MLS is a database of properties for sale that is available and disseminated to and accessible by all otherreal estate agents who are participants or subscribers to the MLS. Property information submitted to the MLS describes the price,terms and conditions under which the Seller’s property is offered for sale (including but not limited to the listing broker’s offer ofcompensation to other brokers). It is likely that a significant number of real estate practitioners in any given area are participants orsubscribers to the MLS. The MLS may also be part of a reciprocal agreement to which other multiple listing services belong. Realestate agents belonging to other multiple listing services that have reciprocal agreements with the MLS also have access to theinformation submitted to the MLS. The MLS may further transmit the MLS database to Internet sites that post property listingsonline.


CLOSED/PRIVATE LISTING CLUBS OR GROUPS: Closed or private listing clubs or groups are not the same as the MLS. TheMLS referred to above is accessible to all eligible real estate licensees and provides broad exposure for a listed property. Private orclosed listing clubs or groups of licensees may have been formed outside the MLS. Private or closed listing clubs or groups areaccessible to a more limited number of licensees and generally offer less exposure for listed property. Whether listing propertythrough a closed, private network - and excluding it from the MLS - is advantageous or disadvantageous to a seller, and why,should be discussed with the agent taking the Seller's listing.


OPTING OUT OF MLS: If Seller elects to exclude the Property from the MLS, Seller understands and acknowledges that: (a) realestate agents and brokers from other real estate offices, and their buyer clients, who have access to that MLS may not be awarethat Seller’s Property is offered for sale; (b) Information about Seller’s Property will not be transmitted to various real estate Internetsites that are used by the public to search for property listings; (c) real estate agents, brokers and members of the public may beunaware of the terms and conditions under which Seller is marketing the Property.


PRESENTING ALL OFFERS: Seller understands that Broker must present all offers received for Seller's Property unless Sellergives Broker written instructions to the contrary.

Seller's Initials ( ) ( Broker's Initials ( ) (

MLS rules generally provide that residential real property and vacant lot listings be submitted to the MLS within 2 days or someother period of time after all necessary signatures have been obtained on the listing agreement. Broker will not have to submitthis listing to the MLS if, within that time, Broker submits to the MLS a form signed by Seller (C.A.R. Form SELM or the localequivalent form).

C. MLS rules allow MLS data to be made available by the MLS to additional Internet sites unless Broker gives the MLS instructionsto the contrary. Seller acknowledges that for any of the below opt-out instructions to be effective, Seller must make them on aseparate instruction to Broker signed by Seller (C.A.R. Form SELI or the local equivalent form). Specific information that can beexcluded from the Internet as permitted by (or in accordance with) the MLS is as follows:(1)(2)

(3)

(a)

Property Availability: Seller can instruct Broker to have the MLS not display the Property on the Internet.Property Address: Seller can instruct Broker to have the MLS not display the Property address on the Internet.

Seller understands that the above opt-outs would mean consumers searching for listings on the Internet may not see theProperty or Property’s address in response to their search.

Feature Opt-Outs: Seller can instruct Broker to advise the MLS that Seller does not want visitors to MLS Participant orSubscriber Websites or Electronic Displays that display the Property listing to have the features below. Seller understands (i) thatthese opt-outs apply only to Websites or Electronic Displays of MLS Participants and Subscribers who are real estate broker andagent members of the MLS; (ii) that other Internet sites may or may not have the features set forth herein; and (iii) that neitherBroker nor the MLS may have the ability to control or block such features on other Internet sites.

to another site containing such comments or reviews if the link is in immediate conjunction with the Property.Comment And Reviews: The ability to write comments or reviews about the Property on those sites; or the ability to link

(b) Automated Estimate Of Value: The ability to link to another site containing such automated estimate of value if the linkis in immediate conjunction with the Property.

) (

))


Blank_Sell_Gen

Add:

8. AGENCY RELATIONSHIPS: Broker shall act as the agent for Seller in any resulting transaction. Depending upon thecircumstances, it may be necessary or appropriate for Broker to act as an agent for both Seller and buyer, exchange party, or oneor more additional parties ("Buyer"). Broker shall, as soon as practicable, disclose to Seller any election to act as a dual agentrepresenting both Seller and Buyer. If a Buyer is procured directly by Broker or an associate licensee in Broker's firm, Seller herebyconsents to Broker acting as a dual agent for Seller and such Buyer. In the event of an exchange, Seller hereby consents to Brokercollecting compensation from additional parties for services rendered, provided there is disclosure to all parties of such agency andcompensation. Seller understands that Broker may have or obtain listings on other properties, and that potential buyers mayconsider, make offers on, or purchase through Broker, property the same as or similar to Seller's Property. Seller consents toBroker's representation of sellers and buyers of other properties before, during and after the expiration of this Agreement.

9. DEPOSIT: Broker is authorized to accept and hold on Seller's behalf a deposit to be applied toward the sales price.

7. BROKER'S AND SELLER'S DUTIES: Broker agrees to exercise reasonable effort and due diligence to achieve the purposes ofthis Agreement and is authorized to advertise and market the Property in any medium selected by Broker. Seller agrees to consideroffers presented by Broker, and to act in good faith toward accomplishing the sale of the Property. Seller further agrees, regardlessof responsibility, to indemnify, defend and hold Broker harmless from all claims, disputes, litigation, judgments and attorney's feesarising from any incorrect information supplied by Seller, whether contained in any document, omitted the refrom, or otherwise, orfrom any material facts which Seller knows but fails to disclose.

10. LOCKBOX: A keysafe/lockbox is designed to hold a key to the Property to permit access to the Property by Broker, cooperatingbrokers, MLS participants, their authorized licensees and representatives, authorized inspectors, and accompanied prospectivebuyers. Broker, cooperating brokers, MLS and Association/Boards of REALTORS® are not insurers against injury, theft, loss,

a keysafe/lockbox. If Seller does not occupy the Property, Seller shall be responsible for obtaining occupant(s)’ written permissionfor use of a keysafe/lockbox. (C.A.R. Form KLA).

does not) authorize Broker to installvandalism or damage attributed to the use of a keysafe/lockbox. Seller does (or if checked

TITLE: Seller warrants that title to the Property is as follows:5.

6. COMPENSATION TO BROKER:Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each Brokerindividually and may be negotiable between Seller and Broker. (Local court rules may establish maximumpermissible amounts.)

A. Seller agrees to pay to Broker from the proceeds of the sale, as compensation for services, irrespective of agency relationships,and subject to California Probate Code, or an amount determined by the court, either percent of thesales price, OR , AND$if during the Listing period, or any extension, Broker, cooperating broker, Seller, or any other person, produces a ready, willing,and able buyer(s) whose offer to purchase the Property on any price and terms is accepted by Seller, provided the Buyercompletes the transaction or is prevented from doing so by Seller. (Broker is entitled to compensation whether any escrowresulting from such offer closes during or after the expiration of the Listing Period, or any extension.)

B. Broker is authorized to cooperate with other brokers, and divide with other brokers the above compensation in any manneracceptable to Broker, or as allowed or determined by the Court.

C. Seller warrants that Seller has no obligation to pay compensation to any other Broker regarding the transfer of the Propertyexcept: .If the Property is sold to anyone listed above during the time Seller is obligated to compensate another broker: (a) Broker isnot entitled to compensation under this Agreement; and (b) Broker is not obligated to represent Seller with respect to suchtransaction.

) (Seller's Initials ( )Reviewed by Date



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11. SIGN: (If checked:) Seller authorizes Broker to install a FOR SALE/SOLD sign on the Property.12. EQUAL HOUSING OPPORTUNITY: The Property is offered in compliance with federal, state, and local anti-discrimination laws.

ADDITIONAL TERMS:13.

ENTIRE AGREEMENT: All prior discussions, negotiations and agreements between the parties concerning the subject matter ofthis Agreement are superseded by this Agreement, which constitutes the entire contract and a complete and exclusive expressionof their agreement, and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. If anyprovision of this Agreement is held to be ineffective or invalid, the remaining provisions will nevertheless be given full force andeffect. This Agreement and any supplement, addendum, or modification, including any photocopy or facsimile, may be executed incounterparts.

14.

Seller warrants that Seller has the authority to execute this agreement.Seller acknowledges that Seller has read and understands this Agreement, and has received a copy.

DateBy

Court-Appointed Representative(s) of

at, California

Address City

Real Estate Broker (Firm) BRE Lic. #

By (Agent) BRE Lic. # Date

© 2013, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, or any portion thereof, byphotocopy machine or any other means, including facsimile or computerized formats.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ACCURACY OF ANYPROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE,CONSULT AN APPROPRIATE PROFESSIONAL.

Reviewed by Date



State ZipTelephone Fax Email

Date at, CaliforniaBy

Court-Appointed Representative(s) ofAddress City State ZipTelephone Fax Email

Address City State ZipTelephone Fax Email

Probate Advisory (C.A.R. Form PAL)

This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®. It is not intended to identify the user as a REALTOR®.REALTOR® is a registered collective membership mark which may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.



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(888)863-2820 (323)443-1091

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PROBATE ADVISORYFOR PROBATE, CONSERVATORSHIP AND GUARDIANSHIP PROPERTIES

The sale of the Property described as (address) ,pursuant to the attached Probate Listing Agreement (C.A.R. Form PL) is made under authority of the California ProbateCode. The Seller is not the title owner, but instead is a representative of a probate estate, a guardianship or aconservatorship. The sale may require a court order. Many obligations imposed upon sellers, particularly sellers of realproperty containing one-to-four dwelling units, may not be applicable to the sale of this property. However, even though theseller is exempt from many obligations, the seller must still comply with many others. Further, any real estate licenseerepresenting Buyer or Seller in the transaction may have duties independent of the principals. This Advisory is intended toinform Buyer and Seller of their rights and obligations independent of those established by the attached agreement.

EXEMPTIONS:1. TDS, NHD, Mello-Roos: Seller is exempt from providing Buyer with the Real Estate Transfer Disclosure Statement

(TDS), Natural Hazard Disclosure Statement (NHD), and a Mello-Roos district lien disclosure, pursuant to CaliforniaCivil Code either for ''transfers pursuant to court order" or for ''transfers by a fiduciary in the course of the administrationof a decedent's estate, guardianship, conservatorship, or trust.''

2. Earthquake Guides: Seller is exempt from providing either a Homeowner's or Commercial Property Owner's Guide toEarthquake Safety.

3. Smoke Detectors: The sale is exempt from the State requirements that, for single family residences, operable smokedetectors be in place and that a written statement of compliance be provided to Buyer.

REQUIREMENTS:1. Disclosures: Seller is not exempt from common law and statutory duties concerning fraud and deceit, even though the

specific TDS form is not required to be completed. Seller remains obligated to disclose known material facts affectingthe value and desirability of the property.

2. Hazard Zones: Seller is not exempt from applicable statutory obligations to disclose earthquake fault zones, seismichazard zones, state fire responsibility areas, very high fire hazard severity zones, special flood hazard areas and floodhazard zones pursuant to the Public Resources Code, Government Code and United States Code, even though,pursuant to the Civil Code, the specific NHD form is not required to be completed.

3. Water Heaters: The sale is not exempt from the State requirement that water heaters be properly anchored, braced orstrapped.

4. Lead-based Paint: The Seller is not exempt from the federal obligation to (i) disclose known lead-based paint andlead-based paint hazards, (ii) provide Buyer copies of reports or studies covering lead-based paint and hazards on theproperty, (iii) provide Buyer with the pamphlet ''Protect Your Family From Lead In Your Home,'' and (iv) give Buyer a10-day opportunity to inspect for lead-based paint and hazards, if the Property contains residential dwelling units andwas constructed prior to 1978.

6. Data Base Disclosure: The sale is not exempt from the requirement that residential sales contracts contain a noticeregarding the availability of information about registered sex offenders.

Carbon Monoxide Devices: The sale is not exempt from the State requirements that on or before July 1, 2011, for allexisting single family dwelling units, and on or before January 1, 2013, for all other existing dwelling units, the ownermust install a carbon monoxide device approved and listed by the State Fire Marshall in the dwelling unit if the dwellingunit has a fossil fuel burning heater or appliance, fireplace, or an attached garage.

5.

(C.A.R. Form PAL, Revised 4/11)

7. Tax Withholding: The sale is not exempt from the obligation of the buyer to withhold a portion of the purchase priceunder federal law if the transferor is a "foreign person" or under state law if the transferor had a last known streetaddress outside of California. Federal: For federal purposes, a non-resident alien includes a fiduciary. An administratoror executor of an estate is treated as a non-resident even if all beneficiaries are citizens or residents of the UnitedStates. State: If the decedent was a California resident at the time of death, the estate is treated as a Californiaresident regardless of the residency of the executor or administrator.

Broker's Initials ( ) ( ) Seller's Initials ( ) ( )

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction ofthis form by any means, including facsimile or computerized formats. Copyright © 2008-2011,CALIFORNIA ASSOCIATION OF REALTORS®, Inc. All Rights Reserved.

PAL REVISED 4/11 (PAGE 1 OF 2) Reviewed by Date

PROBATE ADVISORY FOR PROBATE, CONSERVATORSHIP AND GUARDIANSHIP PROPERTIES (PAL PAGE 1 OF 2)


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Brokers:8.Inspection: The sale is not exempt from the Broker's obligation to conduct a reasonably competent and diligentvisual inspection of the accessible areas of the property and disclose to Buyer material facts revealed by such aninspection in the sale of residential property containing one-to-four dwelling units. Brokers may do so on C.A.R.Form AID.

1. Local Law: Local law may impose obligations on the transfer of real property (such as the installation of low flow toiletsor shower heads, or installation of smoke detectors). Local law should be consulted to determine if sales made underthe authority of the California Probate Code are exempt from such requirements.

A.

B. Agency: The sale is not exempt from the obligation to provide agency relationship disclosure and confirmationforms in the sale of residential property containing one-to-four dwelling units.

OTHER CONSIDERATIONS:

2. Death: If the Property is being sold under authority of the Probate Code because of the death of an owner of theProperty and if Buyer has concerns about the manner, location or details of the death, then Buyer should direct anyspecific questions to the executor or administrator of the estate.

3. Stock Cooperatives: If the Property is part of a stock cooperative (Co-op), Buyer may be required to seek approval ofthe Board or Owner's Association of the Co-op prior to transfer of title. If this is not a contingency of the sale, failure ofBuyer to gain approval of the Co-op board will not provide grounds for cancellation or rescission of the sale.

4. Court Confirmation/Independent Authority:

The representative of a decedent's estate may receive authority to sell the Property under the IndependentAdministration of Estates Act (IAEA). In order to do so, the representative must first petition the Probate Court. ThePetition may be made at the time the representative is approved or any other time. Notice of the Petition is given toheirs, devisees, executors and other interested persons, any of whom may object.

If IAEA authority is granted it may be full or limited. If only limited authority has been granted, the sale must beconfirmed by the court. If full authority has been granted, the representative must first give a notice of the proposedsale to the devisees and heirs of the decedent and other interested parties. If no objection is received, the sale mayproceed. If any noticed person objects, the sale may require court confirmation. Note: A representative with fullauthority has the option of proceeding to court for confirmation even if not required to do so under the Probate Code.

Reviewed by DatePAL REVISED 4/11 (PAGE 2 OF 2)PROBATE ADVISORY FOR PROBATE, CONSERVATORSHIP AND GUARDIANSHIP PROPERTIES (PAL PAGE 2 OF 2)

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.


Seller Date

Seller Date

Real Estate Broker

By Date

Add:


MANUFACTURED HOME LISTING AGREEMENTFOR REAL AND PERSONAL PROPERTY

1. EXCLUSIVE RIGHT TO SELL: ("Seller") hereby employs and grants("Broker") the exclusive and irrevocable right, commencing

on (date) and expiring at 11:59 P.M. on (date) ("Listing Period"), to, County Of ,

California, described as , and as further described below, ("Property").

2. TYPE OF MANUFACTURED HOME: (Check box below which applies: A(1), A(2) or B. Check ONLY one.):A. PERSONAL PROPERTY MANUFACTURED HOME

(1) A Manufactured Home On Leased Or Rented Land (complete paragraph 2A(3)).Space Number Park Name

(2) A Manufactured Home To Be Sold With Real Property (complete paragraph 2A(3)) described asOR

PURCHASE PRICE ALLOCATED AS FOLLOWS: Manufactured Home $ Land $(3) ADDITIONAL DESCRIPTION: (For personal property manufactured home only)Manufacturer's Name Model Date Of Manufacture Date Of First SaleProperty is: On Local Property Tax Roll, Department of Housing and Community Development ("HCD") registered(Use Tax Applies).Approximate Width Approximate Length (Without Hitch) Expando SizeHCD/HUD License/Decal NumberSERIAL NUMBERS: 1. 2. 3.Label/Insignia: 1. 2. 3.

B.OR A REAL PROPERTY MANUFACTURED HOME (A real property manufactured mobile home is one that meets the followingrequirements: (1) a building permit is obtained from local authorities pursuant to Health and Safety Code §18551, (2) themanufactured home is affixed to a foundation pursuant to Health & Safety Code §18551, (3) a certificate of occupancy is issuedby local authorities, and (4) there is recordation with the local authorities of a form pursuant to Health and Safety Code §18551.)

LISTING PRICE AND TERMS:4.A. LIST PRICE: The listing price shall be ).($B. ADDITIONAL TERMS:

5. MULTIPLE LISTING SERVICE:

will, will not, be provided to a multiple listing service (“MLS”) of Broker’s selection.

is not) the primary MLS for the geographic area of the Property. All terms of the transaction, including sales price and financing, ifapplicable, (i) will be provided to the MLS in which the property is listed for publication, dissemination and use by persons andentities on terms approved by the MLS and (ii) may be provided to the MLS even if the Property is not listed with the MLS.

(C.A.R. Form MHL, Revised 7/13)

sell or exchange the Manufactured Home Situated In

© 2013, California Association of REALTORS®, Inc. Seller's Initials ( ) ( )

MHL REVISED 7/13 (PAGE 1 OF 5) Reviewed by Date

MANUFACTURED HOME LISTING AGREEMENT (MHL PAGE 1 OF 5)Prepared using zipForm® softwarePhone: Fax:Agent:

Broker:

3. ITEMS INCLUDED: Unless otherwise specified in a real estate purchase agreement, all fixtures and fittings that are attachedto the Property are included, and personal property items are excluded, from the purchase price.

A. (1) Information about this listing

(2) Broker is a participant/subscriber to Multiple Listing Service (MLS) and possibly others.Unless otherwise instructed in writing the Property will be listed with the MLS(s) specified above. That MLS is (or if checked


Los Angeles

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,



MHL REVISED 7/13 (PAGE 2 OF 5) MANUFACTURED HOME LISTING AGREEMENT (MHL PAGE 2 OF 5)


WHAT IS AN MLS? The MLS is a database of properties for sale that is available and disseminated to and accessible by all otherreal estate agents who are participants or subscribers to the MLS. Property information submitted to the MLS describes the price,terms and conditions under which the Seller’s property is offered for sale (including but not limited to the listing broker’s offer ofcompensation to other brokers). It is likely that a significant number of real estate practitioners in any given area are participants orsubscribers to the MLS. The MLS may also be part of a reciprocal agreement to which other multiple listing services belong. Realestate agents belonging to other multiple listing services that have reciprocal agreements with the MLS also have access to theinformation submitted to the MLS. The MLS may further transmit the MLS database to Internet sites that post property listingsonline.


CLOSED/PRIVATE LISTING CLUBS OR GROUPS: Closed or private listing clubs or groups are not the same as the MLS. TheMLS referred to above is accessible to all eligible real estate licensees and provides broad exposure for a listed property. Private orclosed listing clubs or groups of licensees may have been formed outside the MLS. Private or closed listing clubs or groups areaccessible to a more limited number of licensees and generally offer less exposure for listed property. Whether listing propertythrough a closed, private network - and excluding it from the MLS - is advantageous or disadvantageous to a seller, and why,should be discussed with the agent taking the Seller’s listing.


OPTING OUT OF MLS: If Seller elects to exclude the Property from the MLS, Seller understands and acknowledges that: (a) realestate agents and brokers from other real estate offices, and their buyer clients, who have access to that MLS may not be awarethat Seller’s Property is offered for sale; (b) Information about Seller’s Property will not be transmitted to various real estate Internetsites that are used by the public to search for property listings; (c) real estate agents, brokers and members of the public may beunaware of the terms and conditions under which Seller is marketing the Property.


PRESENTING ALL OFFERS: Seller understands that Broker must present all offers received for Seller’s Property unless Sellergives Broker written instructions to the contrary.

B. MLS rules generally provide that residential real property and vacant lot listings be submitted to the MLS within 2 days or someother period of time after all necessary signatures have been obtained on the listing agreement. Broker will not have to submit thislisting to the MLS if, within that time, Broker submits to the MLS a form signed by Seller (C.A.R. Form SELM or the local equivalentform).

C. MLS rules allow MLS data to be made available by the MLS to additional Internet sites unless Broker gives the MLS instructions tothe contrary. Seller acknowledges that for any of the below opt-out instructions to be effective, Seller must make them on a separateinstruction to Broker signed by Seller (C.A.R. Form SELI or the local equivalent form). Specific information that can be excludedfrom the Internet as permitted by (or in accordance with) the MLS is as follows:(1) Property Availability: Seller can instruct Broker to have the MLS not display the Property on the Internet.(2) Property Address: Seller can instruct Broker to have the MLS not display the Property address on the Internet.Seller understands that the above opt-outs would mean consumers searching for listings on the Internet may not see the Propertyor Property’s address in response to their search.(3) Feature Opt-Outs: Seller can instruct Broker to advise the MLS that Seller does not want visitors to MLS Participant orSubscriber Websites or Electronic Displays that display the Property listing to have the features below. Seller understands (i) thatthese opt-outs apply only to Websites or Electronic Displays of MLS Participants and Subscribers who are real estate broker andagent members of the MLS; (ii) that other Internet sites may or may not have the features set forth herein; and (iii) that neitherBroker nor the MLS may have the ability to control or block such features on other Internet sites.(a) Comment And Reviews: The ability to write comments or reviews about the Property on those sites; or the ability to link toanother site containing such comments or reviews if the link is in immediate conjunction with the Property.(b) Automated Estimate Of Value: The ability to link to another site containing such automated estimate of value if the link is inimmediate conjunction with the Property.

Seller's Initials ( ) ( Broker's Initials () ) ( )

Seller's Initials ( ) ( )Reviewed by Date

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(1) If during the Listing Period, or any extension, Broker, cooperating broker, Seller or any other person procures a ready, willing,and able buyer(s) whose offer to purchase the Property on any price and terms is accepted by Seller, provided the Buyercompletes the transaction or is prevented from doing so by Seller. (Broker is entitled to compensation whether any escrowresulting from such offer closes during or after the expiration of the Listing Period, or any extension.)

(2) If within calendar days after expiration of the Listing Period or any extension, the Property is sold, conveyed, leased,or otherwise transferred to anyone with whom Broker or a cooperating broker has had negotiations, provided that Brokergives Seller, prior to or within 5 calendar days after expiration of the Listing Period or any extension, a written notice with thename(s) of the prospective purchaser(s).

(3) If, without Broker's prior written consent, the Property is withdrawn from sale, conveyed, leased, rented, otherwise transferred,or made unmarketable by a voluntary act of Seller during the Listing Period, or any extension.

B. If completion of the sale is prevented by a party to the transaction other than Seller, then compensation due under paragraph 6Ashall be payable only if and when Seller collects damages by suit, settlement, or otherwise, and then in an amount equal to thelesser of one-half of the damages recovered or the above compensation, after first deducting title and escrow expenses and theexpenses of collection, if any.

C. In addition, Seller agrees to pay:D. Broker is authorized to cooperate with other brokers and, provided the Property is or includes a personal property manufactured

home, with HCD licensed dealers, and divide with other brokers and dealers the above compensation in any manner acceptableto Broker.

E. Seller hereby irrevocably assigns to Broker the above compensation from Seller's funds and proceeds in escrow.F. Seller warrants that Seller has no obligation to pay compensation to any other broker or dealer regarding the transfer of the

If the Property is sold to anyone listed above during the time Seller is obligated to compensate another broker or dealer; (a)Broker is not entitled to compensation under this Agreement; and (b) Broker is not obligated to represent Seller with respect tosuch transaction.

7. BROKER'S AND SELLER'S DUTIES: Broker agrees to exercise reasonable effort and due diligence to achieve the purposes of thisAgreement, and is authorized to advertise and market the Property in any medium selected by Broker. Seller agrees to consideroffers presented by Broker, and to act in good faith toward accomplishing the sale of the Property. Seller further agrees,regardless of responsibility, to indemnify, defend and hold Broker harmless from all claims, disputes, litigation, judgmentsand attorney fees arising from any incorrect information supplied by Seller, whether contained in any document, omittedtherefrom, or otherwise, or from any material facts which Seller knows but fails to disclose.

8. AGENCY RELATIONSHIPS:

9. DEPOSIT: Broker is authorized to accept and hold on Seller's behalf a deposit to be applied toward the sales price.10. LOCKBOX: A keysafe/lockbox is designed to hold a key to the Property to permit access to the Property by Broker, cooperating

brokers, MLS participants, their authorized licensees and representatives, authorized inspectors, and accompanied prospectivebuyers. Broker, cooperating brokers, MLS and Associations/Boards of REALTORS® are not insurers against injury, theft, loss,

does not) authorize Broker to install akeysafe/lockbox. If Seller does not occupy the Property, Seller shall be responsible for obtaining occupant(s)’ written permission foruse of a keysafe/lockbox. (C.A.R. Form KLA).

11. SIGN: (If checked:) Seller authorizes Broker to install a FOR SALE/SOLD sign on the Property.

Property, except:

A. Disclosure: If the Property includes residential property with one-to-four dwelling units, Seller shall receive a “DisclosureRegarding Agency Relationships” form prior to entering into this Agreement.

B. Seller Representation: Broker shall represent Seller in any resulting transaction, except as specified in paragraph 6F.C. Possible Dual Agency With Buyer: Depending upon the circumstances, it may be necessary or appropriate for Broker to act as

an agent for both Seller and Buyer, exchange party, or one or more additional parties (“Buyer”). Broker shall, as soon aspracticable, disclose to Seller any election to act as a dual agent representing both Seller and Buyer. If a Buyer is procureddirectly by Broker or an associate-licensee in Broker’s firm, Seller hereby consents to Broker acting as a dual agent for Seller andsuch Buyer. In the event of an exchange, Seller hereby consents to Broker collecting compensation from additional parties forservices rendered, provided there is disclosure to all parties of such agency and compensation. Seller understands and agreesthat: (i) Broker, without the prior written consent of Seller, will not disclose to Buyer that Seller is willing to sell the Property at aprice less than the listing price; (ii) Broker, without the prior written consent of Buyer, will not disclose to Seller that Buyer iswilling to pay a price greater than the offered price; and (iii) except for (i) and (ii) above, a dual agent is obligated to discloseknown facts materially affecting the value or desirability of the Property to both parties.

D. Other Sellers: Seller understands that Broker may have or obtain listings on other properties, and that potential buyers mayconsider, make offers on, or purchase through Broker, property the same as or similar to Seller’s Property. Seller consents toBroker’s representation of sellers and buyers of other properties before, during and after the end of this Agreement.

E. Confirmation: If the Property includes residential property with one-to-four dwelling units, Broker shall confirm the agencyrelationship described above, or as modified, in writing, prior to or concurrent with Seller’s execution of a purchase agreement.


A. Seller agrees to pay to Broker as compensation for services irrespective of agency relationship(s), either percentof the listing price (or if a sales contract is entered into, of the sales price), or $ ,AND as follows:

6. COMPENSATION TO BROKER:Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each Brokerindividually and may be negotiable between Seller and Broker.

vandalism or damage attributed to the use of a keysafe/lockbox. Seller does (or if checked


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B. ARBITRATION OF DISPUTES:

C. EXCLUSIONS FROM MEDIATION AND ARBITRATION: The following matters are excluded from Mediation and Arbitrationhereunder: (a) A judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage, orinstallment land sale contract as defined in Civil Code §2985; (b) An unlawful detainer action; (c) The filing or enforcement of amechanic's lien; (d) Any matter which is within the jurisdiction of a probate, small claims, or bankruptcy court; and (e) An actionfor bodily injury or wrongful death, or for latent or patent defects to which Code of Civil Procedure §337.1 or §337.15 applies. Thefiling of a court action to enable the recording of a notice of pending action, for order of attachment, receivership, injunction, orother provisional remedies, shall not constitute a violation of the mediation and arbitration provisions.

12. EQUAL HOUSING OPPORTUNITY: The Property is sold in compliance with federal, state, and local anti-discrimination Laws.

13. ATTORNEY FEES: In any action, proceeding, or arbitration between Seller and Broker regarding the obligation to pay compensationunder this Agreement, the prevailing Seller or Broker shall be entitled to reasonable attorney fees and costs, except as provided inparagraph 15A.

14. ADDITIONAL TERMS:


"NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTEARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BYNEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOUMIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THESPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESSTHOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOUREFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLEDTO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOURAGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.”

"WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISINGOUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRALARBITRATION."

/Broker's InitialsSeller's Initials /

compensation under this Agreement, before resorting to arbitration or court action. Mediation fees, if any, shall be divided equallyamong the parties involved. If, for any dispute or claim to which this paragraph applies, any party (i) commences an actionwithout first attempting to resolve the matter through mediation, or (ii) before commencement of an action, refuses to mediateafter a request has been made, then that party shall not be entitled to recover attorney fees, even if they would otherwise beavailable to that party in any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOT THE ARBITRATIONPROVISION IS INITIALED. Exclusions from this mediation agreement are specified in paragraph 15C.

15. DISPUTE RESOLUTION:A. MEDIATION: Seller and Broker agree to mediate any dispute or claim arising between them regarding the obligation to pay

Seller and Broker agree that any dispute or claim in Law or equity arising between them regarding the obligation to paycompensation under this Agreement, which is not settled through mediation, shall be decided by neutral, bindingarbitration. The arbitrator shall be a retired judge or justice, or an attorney with at least 5 years of residential real estateLaw experience, unless the parties mutually agree to a different arbitrator. The parties shall have the right to discoveryin accordance with Code of Civil Procedure §1283.05. In all other respects, the arbitration shall be conducted inaccordance with Title 9 of Part 3 of the Code of Civil Procedure. Judgment upon the award of the arbitrator(s) may beentered into any court having jurisdiction. Enforcement of this agreement to arbitrate shall be governed by the FederalArbitration Act. Exclusions from this arbitration agreement are specified in paragraph 15C.



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17. TITLE AND COMPLIANCE WITH MANUFACTURED HOME LAWS:A. Seller warrants that Seller and no other persons have title to the Property, except as follows:

.B. Seller agrees Property shall be free of liens and encumbrances, recorded, filed, registered or known to Seller.C. Seller agrees that (1) evidence of title to the manufactured home, if personal property, shall be in the form of a duly endorsed,

dated and delivered Certificate of Ownership; and (2) Seller shall deliver the current Registration Certificate of Title as required bylaw.Seller represents that Property, if personal property, is either: (1) Located within an established mobilehome park as defined inCalifornia Health and Safety Code §18214, and that advertising or offering it for sale is not contrary to any provision of anycontract between Seller and mobilehome park ownership; OR (2) That Property is located pursuant to a local zoning ordinance orpermit on a lot where its presence has been authorized or its continued presence and such use would be authorized for a totaland uninterrupted period of at least one year.

D.

E. If applicable, Seller agrees to deliver as soon as possible to Broker, for submission to buyer, a copy of Seller's lease or rentalagreement and all current park and/or Homeowners' Association rules and regulations, and to inform Broker of any changes toeither during the Listing Period.

16. ENTIRE CONTRACT: All prior discussions, negotiations, and agreements between the parties concerning the subject matter of thisAgreement are superseded by this Agreement, which constitutes the entire contract and a complete and exclusive expression of theiragreement, and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. This Agreementand any supplement, addendum, or modification, including any photocopy or facsimile, may be executed in counterparts.

Seller warrants that Seller is the owner of the Property or has the authority to execute this contract. By signing below Selleracknowledges that Seller has read, understands, received a copy of and access to the terms of this Agreement.

Seller DateAddress City State ZipTelephone Fax E-mail

Seller DateAddress City State ZipTelephone Fax E-mail

Real Estate Broker (Firm) BRE Lic. #By (Agent) BRE Lic. # DateAddress City State ZipTelephone Fax E-mail

© 2013, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form,or any portion thereof, by photocopy machine or any other means, including facsimile or computerized formats.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®. It is not intended to identify theuser as a REALTOR®. REALTOR® is a registered collective membership mark which may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® whosubscribe to its Code of Ethics.




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VACANT LAND LISTING AGREEMENT(C.A.R. Form VLL, Revised 7/13)

© 2013, California Association of REALTORS®, Inc.

VLL REVISED 7/13 (PAGE 1 OF 5)VACANT LAND LISTING AGREEMENT (VLL PAGE 1 OF 5)


1. EXCLUSIVE AUTHORIZATION: ("Owner")hereby employs and grants ("Broker") beginning(date) and ending at 11:59 P.M. on (date) ("Listing Period") theexclusive and irrevocable right to: SELL, LEASE, EXCHANGE, OPTION, or OTHERthe real property in the City ofParcel No.: , described as: ("Property").

2. ITEMS EXCLUDED AND INCLUDED: Unless otherwise specified in an agreement between Owner and transferee, all fixtures andfittings that are attached to the Property are included, and personal property items are excluded from the price.ADDITIONAL ITEMS EXCLUDED:ADDITIONAL ITEMS INCLUDED:Owner intends that the above items be excluded or included in listing the Property, but understands that: (i) the Agreement betweenowner and transferee supersedes any intention expressed above and will ultimately determine which items are excluded and includedin the transaction; and (ii) Broker is not responsible for and does not guarantee that the above exclusions and/or inclusions will be inthe Agreement between Owner and transferee.

3. LISTING PRICE AND TERMS:A. The listing price shall be

Dollars ($ ).B. Additional Terms:

.4. COMPENSATION TO BROKER:

Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each Broker individually and maybe negotiable between Owner and Broker (real estate commissions include all compensation and fees to Broker).A. Owner agrees to pay to Broker as compensation for services irrespective of agency relationship(s): percent of thelisting price (or if an agreement is entered into, of the contract price), $ , OR in accordancewith Broker’s attached schedule of compensation; as follows:

(1) If during the Listing Period, or any extension, Broker, cooperating broker, Owner or any other person procures a ready, willing,and able buyer(s) whose offer to purchase the Property on any price and terms is accepted by Owner, provided the Buyercompletes the transaction or is prevented from doing so by Owner. (Broker is entitled to compensation whether any escrowresulting from such offer closes during or after the expiration of the Listing Period, or any extension.)

(2) If within calendar days after the end of the Listing Period or any extension, Owner enters into a contract to sell,lease, exchange, option, convey or otherwise transfer the Property to anyone (“Prospective Transferee”) or that person’srelated entity: (i) who physically entered and was shown the Property during the Listing Period, or any extension by Broker or acooperating broker; or (ii) for whom Broker or any cooperating broker submitted to Owner a signed, written offer to acquire,lease, exchange or obtain an option on the Property. Owner, however, shall have no obligation to Broker under this paragraph4A(2) unless, not later than 3 calendar days after the end of the Listing Period or any extension thereof, Broker has givenOwner a written notice of the names of such Prospective Transferees.

(3) If, without Broker’s prior written consent, the Property is withdrawn from sale, lease, exchange, option or other, as specified inparagraph 1, or is sold, conveyed, leased, rented, exchanged, optioned or otherwise transferred, or made unmarketable by avoluntary act of Owner during the Listing Period, or any extension thereof.

B. If completion of the transaction is prevented by a party to the transaction other than Owner, then compensation due underparagraph 4A shall be payable only if and when Owner collects damages by suit, arbitration, settlement, or otherwise, and then inan amount equal to the lesser of one-half of the damages recovered or the above compensation, after first deducting title andescrow expenses and the expenses of collection, if any.

C. In addition, Owner agrees to pay Broker:

D. (1) Broker is authorized to cooperate and compensate brokers participating through the multiple listing service(s) (“MLS”): (i)by offering MLS brokers either: percent of the purchase price, or $ ; OR (ii)(if checked) as per Broker’s policy.

(2) Broker is authorized to cooperate and compensate brokers operating outside the MLS as per Broker’s policy.E. Owner hereby irrevocably assigns to Broker the above compensation from Owner’s funds and proceeds in escrow. Broker may

submit this Listing Agreement, as instructions to compensate Broker pursuant to paragraph 4A, to any escrow regarding theProperty involving Owner and a buyer, transferee or Prospective Transferee.

, County of , California, Assessor's

F. (1) Owner represents that Owner has not previously entered into a listing agreement with another broker regarding the Property,unless specified as follows:

(2) Owner warrants that Owner has no obligation to pay compensation to any other broker regarding the Property unless theProperty is transferred to any of the following Prospective Transferees:

(3) If the Property is transferred to anyone listed above during the time Owner is obligated to compensate another broker: (i) Brokeris not entitled to compensation under this Listing Agreement; and (ii) Broker is not obligated to represent Owner in suchtransaction.

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Reviewed by DateVLL REVISED 7/13 (PAGE 2 OF 5)VACANT LAND LISTING AGREEMENT (VLL PAGE 2 OF 5)




WHAT IS AN MLS? The MLS is a database of properties for sale that is available and disseminated to and accessible by all otherreal estate agents who are participants or subscribers to the MLS. Property information submitted to the MLS describes the price,terms and conditions under which the Owner’s property is offered for sale (including but not limited to the listing broker’s offer ofcompensation to other brokers). It is likely that a significant number of real estate practitioners in any given area are participants orsubscribers to the MLS. The MLS may also be part of a reciprocal agreement to which other multiple listing services belong. Realestate agents belonging to other multiple listing services that have reciprocal agreements with the MLS also have access to theinformation submitted to the MLS. The MLS may further transmit the MLS database to Internet sites that post property listingsonline.


CLOSED/PRIVATE LISTING CLUBS OR GROUPS: Closed or private listing clubs or groups are not the same as the MLS. TheMLS referred to above is accessible to all eligible real estate licensees and provides broad exposure for a listed property. Private orclosed listing clubs or groups of licensees may have been formed outside the MLS. Private or closed listing clubs or groups areaccessible to a more limited number of licensees and generally offer less exposure for listed property. Whether listing propertythrough a closed, private network - and excluding it from the MLS - is advantageous or disadvantageous to an owner, and why,should be discussed with the agent taking the Owner’s listing.


OPTING OUT OF MLS: If Owner elects to exclude the Property from the MLS, Owner understands and acknowledges that: (a) realestate agents and brokers from other real estate offices, and their buyer clients, who have access to that MLS may not be awarethat Owner’s Property is offered for sale; (b) Information about Owner’s Property will not be transmitted to various real estateInternet sites that are used by the public to search for property listings; (c) real estate agents, brokers and members of the publicmay be unaware of the terms and conditions under which Owner is marketing the Property.


PRESENTING ALL OFFERS: Owner understands that Broker must present all offers received for Owner’s Property unless Ownergives Broker written instructions to the contrary.

B. MLS rules generally provide that residential real property and vacant lot listings be submitted to the MLS within 2 days or someother period of time after all necessary signatures have been obtained on the listing agreement. Broker will not have to submit thislisting to the MLS if, within that time, Broker submits to the MLS a form signed by Owner (C.A.R. Form SELM or the local equivalentform).

C. MLS rules allow MLS data to be made available by the MLS to additional Internet sites unless Broker gives the MLS instructions tothe contrary. Owner acknowledges that for any of the below opt-out instructions to be effective, Owner must make them on aseparate instruction to Broker signed by Owner (C.A.R. Form SELI or the local equivalent form). Specific information that can beexcluded from the Internet as permitted by (or in accordance with) the MLS is as follows:(1) Property Availability: Owner can instruct Broker to have the MLS not display the Property on the Internet.(2) Property Address: Owner can instruct Broker to have the MLS not display the Property address on the Internet.Owner understands that the above opt-outs would mean consumers searching for listings on the Internet may not see the Propertyor Property’s address in response to their search.(3) Feature Opt-Outs: Owner can instruct Broker to advise the MLS that Owner does not want visitors to MLS Participant orSubscriber Websites or Electronic Displays that display the Property listing to have the features below. Owner understands (i) thatthese opt-outs apply only to Websites or Electronic Displays of MLS Participants and Subscribers who are real estate broker andagent members of the MLS; (ii) that other Internet sites may or may not have the features set forth herein; and (iii) that neitherBroker nor the MLS may have the ability to control or block such features on other Internet sites.(a) Comment And Reviews: The ability to write comments or reviews about the Property on those sites; or the ability to link toanother site containing such comments or reviews if the link is in immediate conjunction with the Property.(b) Automated Estimate Of Value: The ability to link to another site containing such automated estimate of value if the link is inimmediate conjunction with the Property.

5. MULTIPLE LISTING SERVICE:A. Broker is a participant/subscriber to Multiple Listing Service (MLS) and possibly others.

Unless otherwise instructed in writing the Property will be listed with the MLS(s) specified above. That MLS is (or if checkedis not) the primary MLS for the geographic area of the Property. All terms of the transaction, including sales price and financing, ifapplicable, (i) will be provided to the MLS in which the property is listed for publication, dissemination and use by persons andentities on terms approved by the MLS and (ii) may be provided to the MLS even if the Property is not listed with the MLS.

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B. Owner Representation: Broker shall represent Owner in any resulting transaction, except as specified in paragraph 4F.C. Possible Dual Agency With Buyer: Depending upon the circumstances, it may be necessary or appropriate for Broker to act as

an agent for both Owner and buyer, exchange party, or one or more additional parties (“Buyer”). Broker shall, as soon aspracticable, disclose to Owner any election to act as a dual agent representing both Owner and Buyer. If a Buyer is procureddirectly by Broker or an associate licensee in Broker’s firm, Owner hereby consents to Broker acting as a dual agent for Ownerand such Buyer. In the event of an exchange, Owner hereby consents to Broker collecting compensation from additional partiesfor services rendered, provided there is disclosure to all parties of such agency and compensation. Owner understands andagrees that: (i) Broker, without the prior written consent of Owner, will not disclose to Buyer that Owner is willing to transfer theProperty at a price less than the listing price; (ii) Broker, without the prior written consent of Buyer, will not disclose to Owner thatBuyer is willing to pay a price greater than the offered price; and (iii) except for (i) and (ii) above, a dual agent is obligated todisclose known facts materially affecting the value or desirability of the Property to both parties.

D. Other Owners: Owner understands that Broker may have or obtain listings on other properties, and that potential buyers mayconsider, make offers on, or acquire through Broker, property the same as or similar to Owner’s Property. Owner consents toBroker’s representation of owners and buyers of other properties before, during, and after the end of this Listing Agreement.

E. Confirmation: If the Property includes residential property with one to four dwelling units, Broker shall confirm the agencyrelationship described above, or as modified, in writing, prior to or concurrent with Owner’s execution of an agreement to sell.

10. SECURITY AND INSURANCE: Broker is not responsible for loss of or damage to personal or real property or person, whetherattributable to use of a keysafe/lockbox, a showing of the Property, or otherwise. Third parties, including but not limited to, appraisers,inspectors, brokers and prospective buyers, may have access to, and take videos and photographs of the Property. Owner agrees: (i)to take reasonable precautions to safeguard and protect valuables that might be accessible during showings of the Property; and (ii)to obtain insurance to protect against these risks. Broker does not maintain insurance to protect Owner.

11. KEYSAFE/LOCKBOX: A keysafe/lockbox is designed to hold a key to the Property to permit access to the Property by Broker,cooperating brokers, MLS participants, their authorized licensees and representatives, authorized inspectors and accompanyingprospective buyers. Broker, cooperating brokers, MLS and Associations/Boards of REALTORS® are not insurers against injury,theft, loss, vandalism, or damage attributed to the use of a keysafe/lockbox. Owner does (or if checked does not) authorize Brokerto install a keysafe/lockbox. If Owner does not occupy the Property, Owner shall be responsible for obtaining occupant(s)’ writtenpermission for use of a keysafe/lockbox.

12. SIGN: Owner authorizes Broker to install a FOR SALE/SOLD/LEASE sign on the Property unless otherwise indicated in writing.13. EQUAL HOUSING OPPORTUNITY: The Property is offered in compliance with federal, state and local anti-discrimination laws.14. ATTORNEY’S FEES: In any action, proceeding, or arbitration between Owner and Broker regarding the obligation to pay

compensation under this Listing Agreement, the prevailing Owner or Broker shall be entitled to reasonable attorney’s fees and costs,except as provided in paragraph 18A.

15. ADDITIONAL TERMS: REOL SSIA



6. OWNER REPRESENTATIONS: Owner represents that, unless otherwise specified in writing, Owner is unaware of: (i) any Notice ofDefault recorded against the Property; (ii) any delinquent amounts due under any loan secured by, or other obligation affecting, theProperty; (iii) any bankruptcy, insolvency or similar proceeding affecting the Property; (iv) any litigation, arbitration, administrativeaction, government investigation, or other pending or threatened action that affects or may affect the Property or Owner’s ability totransfer it; and (v) any current, pending or proposed special assessments affecting the Property. Owner shall promptly notify Broker inwriting if Owner becomes aware of any of these items during the Listing Period or any extension thereof.

7. BROKER’S AND OWNER’S DUTIES: Broker agrees to exercise reasonable effort and due diligence to achieve the purposes of thisListing Agreement. Unless Owner gives Broker written instructions to the contrary, Broker is authorized to order reports anddisclosures as appropriate or necessary, and advertise and market the Property in any method and medium, including the Internet,selected by Broker, and, to the extent permitted by these media, including MLS, control the dissemination of the information submittedto any medium. Owner agrees to consider offers presented by Broker, and to act in good faith toward accomplishing the transfer ofthe Property by, among other things, making the Property available for showing at reasonable times and referring to Broker allinquiries of any party interested in the Property. Owner agrees to provide Broker and transferee(s) all written disclosures, as requiredby law. Owner further agrees to immediately disclose in writing any condition known to Owner that affects the Property, including, butnot limited to, any past or current generation, storage, release, threatened release, disposal, and presence and location of asbestos,PCB transformers, petroleum products, flammable explosives, underground storage tanks and other hazardous, toxicor contaminated substances or conditions in, on, or about the Property. Owner shall maintain public liability and property damageinsurance on the Property during the Listing Period or any extension. Owner waives all subrogation rights under any insuranceagainst Broker, cooperating brokers or employees. Owner is responsible for determining at what price to list and transfer the Property.Owner further agrees to indemnify, defend and hold Broker harmless from all claims, disputes, litigation, judgments andattorney’s fees arising from any incorrect information supplied by Owner, or from any material facts thatOwner knows but fails to disclose. (If checked) The attached property disclosure is part of this Listing Agreement and may beprovided to Prospective Transferees.

8. DEPOSIT: Broker is authorized to accept and hold on Owner’s behalf any deposits to be applied toward the contract price.9. AGENCY RELATIONSHIPS:

A. Disclosure: If the Property includes residential property with one to four dwelling units and this Listing Agreement is used to listthe Property for sale, exchange or lease for a period of greater than one year, a "Disclosure Regarding Agency Relationships"(C.A.R. Form AD) is required to be provided to Owner prior to entering into this Listing Agreement.


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“NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTEARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BYNEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOUMIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THESPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESSTHOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION. IF YOUREFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLEDTO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOURAGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.”

“WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTESARISING OUT OF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TONEUTRAL ARBITRATION.”

C. ADDITIONAL MEDIATION AND ARBITRATION TERMS: The following matters shall be excluded from mediation andarbitration: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage orinstallment land sale contract as defined in Civil Code §2985; (ii) an unlawful detainer action; (iii) the filing orenforcement of a mechanic's lien; and (iv) any matter that is within the jurisdiction of a probate, small claims orbankruptcy court. The filing of a court action to enable the recording of a notice of pending action, for order ofattachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver or violation of themediation and arbitration provisions.


Owner's Initials / Broker's Initials /

16. MANAGEMENT APPROVAL: If an associate-licensee in Broker’s office (salesperson or broker-associate) enters into this ListingAgreement on Broker’s behalf, and Broker or Manager does not approve of its terms, Broker or Manager has the right to cancel thisListing Agreement, in writing, within 5 days after its execution.

17. SUCCESSORS AND ASSIGNS: This Listing Agreement shall be binding upon Owner and Owner’s successors and assigns.18. DISPUTE RESOLUTION:

MEDIATION: Owner and Broker agree to mediate any dispute or claim arising between them regarding the obligation to paycompensation under this Agreement, before resorting to arbitration or court action. Mediation fees, if any, shall be divided equallyamong the parties involved. If, for any dispute or claim to which this paragraph applies, any party (i) commences an actionwithout first attempting to resolve the matter through mediation, or (ii) before commencement of an action, refuses to mediateafter a request has been made, then that party shall not be entitled to recover attorney fees, even if they would otherwise beavailable to that party in any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOT THE ARBITRATIONPROVISION IS INITIALED. Exclusions from this mediation agreement are specified in paragraph 18C.

A.

B. ARBITRATION OF DISPUTES:Owner and Broker agree that any dispute or claim in Law or equity arising between them out of this Agreement or anyresulting transaction, which is not settled through mediation, shall be decided by neutral, binding arbitration. Thearbitrator shall be a retired judge or justice, or an attorney with at least 5 years of residential real estate Law experience,unless the parties mutually agree to a different arbitrator. The parties shall have the right to discovery in accordancewith Code of Civil Procedure §1283.05. In all other respects, the arbitration shall be conducted in accordance with Title 9of Part 3 of the Code of Civil Procedure. Judgment upon the award of the arbitrator(s) may be entered into any courthaving jurisdiction. Enforcement of this agreement to arbitrate shall be governed by the Federal Arbitration Act.Exclusions from this arbitration agreement are specified in paragraph 18C.



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19. ENTIRE CONTRACT: All prior discussions, negotiations, and agreements between the parties concerning the subject matter of thisListing Agreement are superseded by this Listing Agreement, which constitutes the entire contract and a complete and exclusiveexpression of their agreement, and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement.If any provision of this Agreement is held to be ineffective or invalid, the remaining provisions will nevertheless be given full force andeffect. This Listing Agreement and any supplement, addendum, or modification, including any photocopy or facsimile, may beexecuted in counterparts.

By signing below, Owner acknowledges that Owner has read, understands, received a copy of and agrees to the terms of thisListing Agreement and any attached schedule of compensation.

atDateOwner

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atDateOwner

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Date atOwner

TitleByCity StateAddress Zip

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Real Estate Broker (Firm) BRE Lic. #By (Agent) BRE Lic. # DateAddress City State Zip

Fax EmailTelephone

© 2013, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, orany portion thereof, by photocopy machine or any other means, including facsimile or computerized formats.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®. It is not intended to identify theuser as a REALTOR®. REALTOR® is a registered collective membership mark which may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® whosubscribe to its Code of Ethics.


Reviewed by DateVLL REVISED 7/13 (PAGE 5 OF 5)VACANT LAND LISTING AGREEMENT (VLL PAGE 5 OF 5)

20. OWNERSHIP, TITLE AND AUTHORITY: Owner warrants that: (i) Owner is the owner of the Property; (ii) no other persons or entitieshave title to the Property, and (iii) Owner has the authority to both execute this Listing Agreement and transfer the Property.Exceptions to ownership, title and authority are as follows:

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