Purchase Terms of Use

C6 Enterprises LLC | Hills and Streams 7 Flamingo Dr, Greenville SC 29609 | 864-688-9010 | tom@hillsandstreams.com

1. Agreement Overview

This document outlines the terms and conditions governing the sale and purchase of vacant residential land between C6 Enterprises LLC (“Seller”) and the Buyer. This is a legally binding agreement governed by the laws of the State of South Carolina. Buyers are strongly advised to consult legal and tax counsel before signing.

2. Property & Sale

The Seller agrees to sell, and the Buyer agrees to purchase, the property identified by its Parcel ID and Legal Description as specified in the contract.
The property is sold in “as-is” condition. The Buyer acknowledges having personally inspected the property prior to purchase.
No real estate broker or agent is involved in this transaction.

3. Payment Options

Cash Sale

Full purchase price is due at closing.
Not contingent on financing.
A down payment and a one-time processing fee are due at signing.

Owner Financing (Terms)

The Seller finances a portion of the purchase price via a Promissory Note and Land Contract.
Payments include principal, interest, a monthly Note Servicing Fee, and estimated property taxes.
The first payment is due approximately 30 days from the contract date.
There is no prepayment penalty — the note may be paid off at any time, with only accrued interest assessed to the payoff date.

4. Monthly Payments & Late Fees

Payments are automatically drafted monthly from the Buyer’s provided bank account.
A 5-day grace period applies from the due date.
A $25 late fee is assessed if payment is not received within the grace period.
Upon default, the interest rate may increase by 5 percentage points.

5. Default & Foreclosure

If a payment is 35 or more days past due, the Seller will notify the Buyer by phone, email, or text.
The Buyer then has 15 days to bring payments current.
If full payment is not received within that period, the contract may be terminated, the property re-sold, and the Buyer forfeits all payments and interest made.
The Seller reserves the right to reclaim the property without court action under the Land Contract.

6. Title & Deed

The Seller holds the Warranty Deed until the property is fully paid off.
The Seller warrants the property to be free of all liens and encumbrances throughout the payment period.
Upon final payment, the Seller will record the Warranty Deed in the Buyer’s name within 30 days of payoff.
The Buyer may elect to conduct their own title search at their own expense.

7. Property Use Restrictions (During Payment Period)

The Buyer may not live on the land, pull permits, or construct any structures until the property is fully paid off.
Timber removal is limited to only what is necessary for placing a dwelling or structure.
The Buyer must comply with all local and state zoning codes, rules, and regulations.
Dumping of environmentally hazardous waste on the property is strictly prohibited.

8. Property Taxes

Property taxes are prorated and added to the Buyer’s monthly payment.
The Seller pays property taxes on behalf of the Buyer until the property is conveyed.
If county property taxes increase, this will be reflected in the monthly payment.

9. Closing Costs

If closed through a title company, the following apply:

Closing Cost	Paid By
Attorney / Title Company Fees	Buyer
Title Insurance	Buyer
Title Abstract or Certificate	Buyer
Recording Fees	Seller
Appraisal	Buyer
Survey	Buyer
Transfer Taxes	Seller
All Other Closing Costs	Buyer

Note: There is no closing cost to the Buyer when closing directly with C6 Enterprises LLC.

10. Satisfaction Guarantee

C6 Enterprises LLC offers a 90-day inspection and satisfaction period from the date of down payment. If the Buyer is unsatisfied with the property for any reason, the Seller agrees to either exchange the property or refund all monies paid, minus closing costs, payment fees, and accounting setup fees.

11. Seller’s Representations

As of the closing date, the Seller represents that:

There are no liens, assessments, or undisclosed security interests against the property.
The property is free of known wetlands, flood plains, hazardous substances, or underground storage tanks.
The property may be legally used as zoned.
No government agency has issued notice requiring repairs or corrections.

12. Assignment

The Buyer may not assign this agreement without the Seller’s written consent.
The Seller may assign this agreement, and it shall be binding on all heirs and successors.

13. Dispute Resolution & Attorney’s Fees

In any legal proceeding arising from this contract, the prevailing party is entitled to recover all reasonable legal costs and attorney’s fees from the non-prevailing party.
Jurisdiction is in the state and federal courts of the Buyer’s choice.

14. Eminent Domain

If the property is condemned after the contract’s effective date, the Seller and Buyer shall mutually agree to continue or cancel the contract. If no agreement is reached, the Buyer may cancel and receive a full refund of the down payment.

15. General Provisions

All changes to this contract must be made in writing and agreed upon by both parties.
Time is of the essence in the performance of this agreement.
All notices between parties must be in writing, delivered by mail, hand delivery, or facsimile.
This contract supersedes all prior oral or written agreements between the parties.

This summary is for informational purposes. The full legal contracts remain the governing documents. Buyers are advised to consult an attorney before signing.

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