44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest?

by Sandra Nichols

If the seller misrepresents the property, the buyer can cancel the contract and get earnest money back—or sue to force the seller to fix the issue.

Sandra/s Tips to Smooth Closings Texas Water Rights: What Buyers and Sellers Need to Know Before Closing. Wells, ponds and private water sources can raise important questions in a Texas real estate transaction. Learn what buyers and sellers should know about groundwater, surface water rights and the new 2026 water-rights disclosure.

Sandra/s Tips to Smooth Closings Smooth Closings: Buyer Out #20 — The HOA/POA Addendum Buyers and Sellers Should Understand Smooth Closings: Buyer Out #20 — The HOA/POA Addendum Buyers and Sellers Should Understand When people think about a real estate contract, they often focus on the big things: price, financing, inspections, appraisal, and closing date. But sometimes the smaller addenda can make a big difference in whether a transaction moves smoothly to closing — […]

Sandra/s Tips to Smooth Closings Welcome to Smooth Closings Helpful Texas real estate tips for buyers and sellers covering inspections, financing, appraisals, contracts, and successful closings.

Sandra/s Tips to Smooth Closings 44 Buyer Outs #15 – How Conventional Loan Buyers Can Back Out After a Low Appraisal With a large down payment, buyers can terminate the contract if the property doesn’t appraise—depending on the appraisal waiver terms they choose.

Sandra/s Tips to Smooth Closings 44 Buyer Outs #13 – When Disaster Strikes After Contract Signing 44 Buyer Outs #13 – When Disaster Strikes After Contract Signing By Sandra Nichols If the property is damaged after the contract starts, the buyer has the right to cancel, delay closing, or accept the damage with insurance compensation. Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 – How […]

44 Buyer Outs #13 – When Disaster Strikes After Contract Signing

By Sandra Nichols

If the property is damaged after the contract starts, the buyer has the right to cancel, delay closing, or accept the damage with insurance compensation.

Buyers using VA, FHA, or VLB loans can cancel if charged a fee they’re not allowed to pay. If it’s not in the contract and not approved, they’re protected.

If the seller doesn’t deliver a general warranty deed as agreed, the buyer can cancel the contract and get their earnest money back.

If lender-required repairs exceed 5% of the sales price, buyers can cancel the contract—even if the seller agrees to pay for the work.

Homes built before 1978 require a special lead-based paint disclosure. If it’s missing—or lead is found—buyers may cancel and get their earnest money back.

If the Seller’s Disclosure isn’t delivered in the agreed upon time in the contract, the buyer can cancel at any time — even outside their option period.

Some homes are tied to a shared propane system—and buyers must be warned with a special addendum. Without it, they can cancel the contract before closing.