There will be three open houses:
Thursday, October 14th from 11am to 2pm
Friday, October 22nd from 11am to 2pm
Sunday, October 24th from Noon to 2pm

Buyer's Premium: There is a 10% Buyer's Premium in effect for this auction.

Agreement of Purchase and Sale: 
Immediately following the close of the bidding, the high bidder will be required to enter into a Purchase and Sale Agreement provided by the Auctioneer.

Reserve Auction: 
This is an auction with reserve where seller has the right to accept or reject the final bid. Reserves are agreed upon between the Seller and Auctioneer and are not disclosed to any potential bidder. All bidders acknowledge and consent to these terms. 

Buyer's Premium: 
A 10% buyer's premium will be added to the high bid price to determine the total contract sales price for the Property. For example, if the final bid high bid price is $100,000, then a 10% Buyer's Premium of $10,000 would be added to the final high bid price making the final contract price $110,000.

Auction Ending: 
If a bid is placed in the last 5 minutes of the auction, the software will automatically extend the auction for another 5 minutes until there is no more bidding for a 5 minute period.

Payment and Closing: 
The Purchaser shall pay an amount equal to 15% of the total contract sales price to the Escrow Agent / Closing Attorney by 4:00 PM CT on the first business day following the conclusion of the auction. The Escrow Agent / Closing Attorney will only accept payment by wire transfer or cashier's check. The Purchaser shall pay the remainder of the total contract sales price at the real estate closing. Closing shall take place within 30 days of the conclusion of the auction.

Escrow Agent / Closing Attorney: 
The purchase monies shall be paid to and deposited with Stewart Title and Escrow, 13026 Lebanon Rd. #100, Mt. Juliet, Tn 37122. The Escrow Agent / Closing Attorney will schedule and conduct the real estate closing. Their office number is 615-773-5400. The closing agent is Sheila McCord. Her direct number is 615-209-7280.

Evidence of Title: 
Auctioneer shall post a preliminary title commitment on its website before the conclusion of the auction. Seller agrees to provide merchantable title to the Property subject to matters of record, general conditions of title and similar or related matters identified in the preliminary title commitment.

No New Survey: 
The Property shall be conveyed to the Purchaser according to the existing legal description. No new survey will be ordered.

Deed: 
Seller shall provide a general warranty deed.

Title Insurance: 
The Purchaser may obtain an owner's title insurance policy in the amount of the purchase price from the Escrow Agent / Closing Attorney at the Purchaser's sole cost and expense and subject to Seller and Purchaser complying with all requirements of the title company.

Real Estate Taxes and Assessments: 
Real estate taxes and assessments shall be pro-rated to the date of Closing.

Closing Costs - For specific questions regarding closing costs call Sheila McCord at 615-209-7280

The Seller shall pay the following closing costs:

1. Costs to search the title and prepare the title commitment;

2. Costs to prepare the deed;

3. 50% of the closing agent’s cost to close the sale; and

4. Any legal counsel retained by Seller in connection with the conveyance of the Property.

The Purchaser shall pay the following costs:

1. The cost of the standard owner’s ALTA title policy, if Purchaser chooses to have a title policy issued;

2. Any special endorsements to the title policy;

3. Any costs associated with title insurance issued in favor of Purchaser’s lenders, if any;

4. All costs arising from or relating to any loan sought by Purchaser to finance the conveyance;

5. All recording costs, transfer taxes and mortgage taxes arising from the deed, deed of trust and any other financing documents required by Purchaser’s lenders, if any;

6. 50% of the closing agent’s cost to close the sale; and

7. Any legal counsel retained by Purchaser in connection with the conveyance of the Property.

Cash Sale: 
This is a cash sale and is not contingent on Purchaser's ability to obtain financing.

Possession: 
The Purchaser will receive possession at closing, subject to the rights of parties in possession and existing leases.

As-Is, Where-Is Sale
: Purchaser shall accept the property in an as-is, where-is condition with all faults as of the closing date. Purchaser shall specifically agree that the Seller has not and does not make any representations or warranties of any kind whatsoever, expressed or implied, to the purchaser regarding the property or any improvements.The property is selling subject to anything an accurate survey or personal inspection of the property may reveal, including any existing rights-of-way, easements or claims to easements, encroachments, rights or claims of parties in possession, restrictive covenants and easements, flood zones, zoning or subdivision regulations, building codes, governmental agencies regulations, environmental conditions, lead-based paint, asbestos, radon gas, hazardous materials, any mineral rights, water rights, riparian or littoral rights, and reservations or conveyances, if any. The purchaser shall have satisfied himself/herself as to the location and condition of the property, and all descriptions before bidding. All information including, but not limited to, square footages, acreage, dimensions, maps, taxes, etc., was provided by the Seller and is believed to be correct; however, neither the Seller nor the Auctioneer makes any guarantee or warranty as to the accuracy or completeness of such information.

Disclaimer: 
All due diligence is the bidder's responsibility. Bidding in this auction represents you have conducted all due diligence you believe to be appropriate to enable you to make an informed decision about whether to bid on the Property.

Agency Disclosure: 
Baldini Auction Company, LLC and its representatives are exclusive agents of the Seller.

Miscellaneous:
 All decisions of the Auctioneer are final as to the methods of bidding, disputes among bidders, increments of bidding and any other matters that may arise before, during, or after the auction. Auctioneer reserves the right to deny any person the right to participate in the auction.

Equal Opportunity Clause: 
All bidding is open to the public. The Property is available to qualified purchasers without regard to a prospective Purchaser's race, color, religion, sex, familial status, national origin, or physical handicap.

Attorney Fees on Unpaid Funds
: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Baldini Auction Company, LLC in its efforts to collect unpaid funds from the bidder. Any debt collection or dispute proceedings will be heard in the federal and state courts located in Davidson County, Tennessee.

Age Requirement: 
All bidders must be 18 years of age or older.

Seller: Shannon Henry