South Carolina Purchase Agreement

Agreement Date: [[Agreement Date]]
Buyer Name(s): [[Buyer Full Legal Name(s)]]
Seller Name(s): [[Seller Full Legal Name(s)]]
Property Address: [[Full Property Street Address]], [[City]], South Carolina [[ZIP Code]]
Legal Description: [[Full Legal Description or "See Exhibit A attached"]]

This Agreement to Buy and Sell Real Estate ("Agreement") is made on the date above by and between the Buyer and Seller named above. Buyer agrees to purchase and Seller agrees to sell the Property described herein on the terms and conditions set forth below.

1. Purchase Price and Earnest Money

The total Purchase Price is $[[Purchase Price]].

Earnest Money Deposit in the amount of $[[Earnest Money Amount]] shall be paid to [[Escrow Agent / Broker Name]] within [[Earnest Money Deposit Deadline, e.g. 3 business days]] after the Effective Date of this Agreement.

The earnest money shall be deposited in a separate trust account as required by South Carolina law and held in escrow pending closing or other disposition according to the terms of this Agreement. Broker shall deposit earnest money within forty-eight (48) hours of receipt, excluding weekends and bank holidays.

2. Financing Contingency and Lender Commitment

This Agreement is contingent upon Buyer obtaining a firm written commitment for a [[Loan Type, e.g. conventional / FHA / VA / USDA]] loan in the amount of approximately $[[Loan Amount]] on terms acceptable to Buyer.

• Lender commitment deadline: [[Lender Commitment Deadline Date]]
• Buyer shall apply for financing within [[Loan Application Deadline, e.g. 7 days]] after the Effective Date.
• If Buyer is unable to obtain financing despite good-faith efforts, Buyer may terminate this Agreement by written notice to Seller prior to the commitment deadline and receive full refund of earnest money.

Appraisal contingency: This Agreement is contingent upon the Property appraising for at least the Purchase Price. If appraisal is lower, Buyer may terminate or renegotiate within [[Appraisal Contingency Period, e.g. 3 days]] of receipt of appraisal.

3. Due Diligence / Inspection Period

Buyer shall have a due diligence / inspection period of [[Due Diligence Period Length, e.g. 10 days / 14 days]] after the Effective Date ("Due Diligence Period").

During the Due Diligence Period, Buyer may, at Buyer's sole expense:
- Conduct any inspections, including whole-house, roof, foundation, HVAC, electrical, plumbing, septic/well, termite/wood-destroying insects, radon, mold, and environmental.
- Review title, survey, HOA documents, flood determinations, permits, and any other matters.
- Terminate this Agreement for any reason or no reason by delivering written notice to Seller prior to the end of the Due Diligence Period.

If Buyer terminates during Due Diligence, earnest money shall be returned to Buyer. If Buyer does not terminate, all contingencies related to inspection are deemed waived except those expressly reserved in writing.

4. Seller Disclosures and Timing

Seller shall deliver to Buyer the completed South Carolina Residential Property Condition Disclosure Statement (per S.C. Code Ann. § 27-50-10 et seq.) within five (5) days after the Effective Date of this Agreement.

Buyer shall have five (5) calendar days after actual receipt of the completed disclosure statement to rescind this Agreement by written notice.

Seller shall also deliver:
- Lead-based paint disclosure and EPA pamphlet (if Property built before 1978)
- Any HOA/POA documents, rules, financials, and meeting minutes within [[HOA Document Delivery Deadline]]
- Any known reports, surveys, or material information in Seller's possession

5. Title, Survey, and Closing

Seller shall convey marketable fee simple title to the Property by general warranty deed (or special warranty deed as customary), free and clear of all liens and encumbrances except current taxes, easements of record, and restrictions of record that do not materially affect use.

• Title examination period: Buyer shall have until [[Title Objection Deadline]] to object to title defects.
• Survey: [[New survey to be obtained by Buyer / Seller to provide existing survey / No survey required]]
• Closing Date: [[Closing Date]]
• Possession: [[At closing / [[Possession Date]] / Subject to existing lease terms]]

Closing shall occur at the office of [[Closing Attorney or Title Company Name]] or such other place as the parties agree.

6. Default and Remedies

Buyer Default
If Buyer defaults, Seller may:
- Terminate this Agreement and retain the earnest money as liquidated damages (not a penalty), or
- Pursue specific performance or other remedies available at law or in equity.

Seller Default
If Seller defaults, Buyer may:
- Terminate and receive return of earnest money plus reimbursement of reasonable out-of-pocket due diligence costs up to $[[Buyer Due Diligence Cost Cap]], or
- Pursue specific performance of this Agreement, or
- Recover damages at law.

7. Additional Contingencies

Sale of Buyer's Current Home
This Agreement [[is / is not]] contingent upon the sale and closing of Buyer's current residence at [[Buyer's Current Address]].

If contingent:
- Buyer must have an accepted contract on current home by [[Buyer Home Sale Deadline]].
- If Buyer's current home does not close by [[Buyer Home Close Deadline]], either party may terminate and earnest money shall be returned to Buyer.

HOA / Condominium Documents
This Agreement is contingent upon Buyer's review and approval of HOA documents. Buyer may terminate if documents reveal material adverse conditions within the Due Diligence Period or [[HOA Review Period]] after delivery.

8. Required Addenda and Disclosures

The following are attached and incorporated:
- Lead-Based Paint Disclosure Addendum (required for pre-1978 housing)
- Property Disclosure Statement (to be delivered per Section 4)
- [[Other Addenda: e.g. VA/FHA addendum, wood infestation report addendum, etc.]]

9. Prorations, Taxes, and Closing Costs

• Real property taxes, assessments, and HOA dues shall be prorated as of the Closing Date.
• Seller shall pay for: [[Seller Paid Items, e.g. deed preparation, prorated taxes to closing]]
• Buyer shall pay for: [[Buyer Paid Items, e.g. title insurance, survey, lender fees, recording]]

10. Representations and Warranties

Seller represents that:
- Seller has the legal right to sell the Property.
- There are no pending or threatened legal proceedings affecting the Property except [[None / describe]].
- All appliances, systems, and fixtures included will be in working order at closing unless noted in disclosures.

11. Notices

All notices under this Agreement shall be in writing and delivered by [[hand delivery / certified mail / email to the addresses below / through the parties' brokers]].

Buyer Notice Address: [[Buyer Notice Address / Email]]
Seller Notice Address: [[Seller Notice Address / Email]]

12. Miscellaneous Provisions

Governing Law
This Agreement shall be governed by the laws of the State of South Carolina.

Entire Agreement
This Agreement, including all addenda and exhibits, constitutes the entire agreement and supersedes all prior negotiations and representations.

Severability
If any provision is held invalid or unenforceable, the remainder shall remain in full force.

Time of Essence
Time is of the essence with respect to all dates and deadlines in this Agreement.

Assignment
Buyer may not assign this Agreement without Seller's prior written consent.

Counterparts
This Agreement may be executed in counterparts, each of which shall be deemed an original.

13. Signatures

Buyer
Buyer 1 Signature: ______________________________ Date: _______
Printed Name: [[Buyer Full Legal Name]]

Buyer 2 Signature (if applicable): ______________________________ Date: _______
Printed Name: [[Buyer Full Legal Name]]

Seller
Seller 1 Signature: ______________________________ Date: _______
Printed Name: [[Seller Full Legal Name]]

Seller 2 Signature (if applicable): ______________________________ Date: _______
Printed Name: [[Seller Full Legal Name]]

14. Broker Information and Acknowledgment

Listing Broker: [[Listing Broker / Firm Name]], [[License Number]]
Selling Broker: [[Selling Broker / Firm Name]], [[License Number]]

Earnest money to be held by: [[Escrow Holder Name]]

15. South Carolina statutory references and disclaimer

Primary Legal References
- S.C. Code Ann. §§ 27-50-10 et seq., Residential Property Condition Disclosure Act
- South Carolina Association of Realtors Form 310 and related addenda
- S.C. Code Ann. Title 27, Chapter 40 (cross-referenced for related tenancy matters)
- 42 U.S.C. § 4852d and implementing regulations, Lead-Based Paint

Not Professional Advice

This South Carolina Purchase Agreement template is provided for informational and organizational purposes only. It is not a substitute for legal advice from a licensed South Carolina real estate attorney. Every transaction is unique. The parties should have this Agreement reviewed by their own counsel, and all disclosures and addenda must comply with current law. Replace all `[[Token Name]]` fields with accurate information before signing. Information is believed current as of June 2026.

Effective Date
This Agreement becomes effective on the date the last party signs ("Effective Date")., -

> ⚠️ Template only, not legal advice. South Carolina residential purchase transactions typically follow SC Association of Realtors forms with negotiated contingencies, escrow of earnest money, seller disclosure within 5 days, buyer 5-day rescission after disclosure receipt, and default remedies of earnest money forfeiture or specific performance. All [[Token Name]] fields must be completed. Consult qualified South Carolina professionals before use.