Distribute the accepted Agreement and every addendum. Time is of the essence (line 416) and every deadline below runs from the date of acceptance communicated to the offering party, not from the date the offer was written.

Line 338: the seller pays what is written in, and "$0 / 0% of Sale Price if left blank". A blank is not an omission to be fixed later, it is a figure. La. R.S. 37:1448.4 also caps what the buyer’s broker may receive at the amount in the buyer agreement, from any source.

Lines 42-44: the Act of Sale is executed before a settlement agent or Notary Public CHOSEN BY THE BUYER. Confirm who that is on day one — on a Louisiana file the buyer's side names the closing office, and the title work follows whoever it is.

Line 124: within 72 hours of notice of acceptance. Hours, not days, and no business-day grace. Line 139: "Failure to deliver the Deposit shall be considered a default of this Agreement" — this is the fastest and the harshest deposit clock of any state we support.

La. R.S. 9:3196 et seq. The seller furnishes it, on the LREC form or one with substantially the same information. If it was delivered AFTER the buyer made the offer, the buyer may terminate the contract or withdraw the offer for up to 72 HOURS after receiving it, without penalty, and the deposit comes back "despite any agreement to the contrary". Record the date and time of receipt.

Lines 273-288. Box A sells with full warranty including redhibition (La. Civ. Code art. 2520 et seq.). Box B is "AS IS" with an express waiver of redhibition and of the warranty of fitness (art. 2524, 2541). Box C, new construction, applies the New Home Warranty Act (LA R.S. 9:3141) regardless of A or B. Whichever is ticked is carried into the Act of Sale, so a mismatch between the agreement and the act is a real problem to catch now rather than at the table.

LAC 46:LXVII.2717 requires it in the listing or managing broker’s sales escrow checking account unless every party with an interest agrees otherwise IN WRITING. Line 129 is a check box: Listing Broker, Selling Broker or Other. If "Other" is ticked, the form itself warns the parties that LREC may not have jurisdiction over that third party and the broker is not bound by LAC 46:LXVII.2901 on disbursement.

Cash branch, lines 67-75: within the stated calendar days after the effective date, deliver a letter of financial capability on bank letterhead, a bank statement showing sufficient funds, or other proof the seller accepts. The seller may terminate if it does not arrive, and the buyer has already given permission for the seller to call the bank and verify it.

Line 32. If the seller reserves minerals, the percentage is written in and the seller waives any right to use the surface for that activity. If the box says no, whatever minerals the seller holds transfer WITHOUT warranty. Either way it is a term of the sale that follows the property, and it is one line on page 2 that is easy to read past.

Lines 166-170: the sale is conditioned on the buyer receiving copies of all written leases, excluding mineral leases, within 5 calendar days of acceptance, and the buyer then has 5 calendar days after receipt to say whether they are acceptable. Security deposits, keys and the leases themselves transfer at or before the Act of Sale. Skip on a vacant property, but check before assuming it is vacant.

Federal, pre-1978 housing only. Check the year built before treating it as optional.

Lines 97-103: TWO documents, not one — written documentation from a lender that an application has been made, AND the buyer’s written authorization for the lender to proceed with approval. Due within the stated calendar days after acceptance. If either is missing the seller may elect, in writing, to terminate and declare the Agreement null and void.

Lines 179-182: the Due Diligence and Inspection Period commences the FIRST DAY AFTER acceptance and runs the stated calendar days. Book immediately — the window also has to contain the written termination or the BUYER’S Request, and all testing must be non-destructive.

Named in the contract as due diligence (line 198) and asked about on the Property Disclosure Document. In Louisiana this is the item most likely to end a sale: the flood zone drives the premium, the premium drives the debt-to-income ratio, and an elevation certificate can take days to obtain. Start it at the front of the DDI Period, not the back.

Formosan termites are endemic across south Louisiana and the report is routinely a lender condition as well as a buyer one. It is one of the conditions line 194 names, so it belongs inside the DDI Period.

A survey is one of the due-diligence items line 194 lists, and in Louisiana it is how servitudes, encroachments and the batture or levee servitudes along the river get found. It has to be ordered early enough to be read inside the DDI Period.

Lines 192-200 name what the DDI Period covers: survey, termites and other wood-destroying insects, mold and fungi, synthetic stucco, drywall, appliances, structure, foundation, roof, HVAC, electrical, plumbing, utility and sewer including septic and grinder pumps, out-buildings and square footage — plus school district, INSURABILITY, flood zone, zoning and restrictive covenants.

Lines 183-186: the seller agrees to provide the utilities and immediate access for due diligence, and "the due diligence and inspection period will be extended by the same number of days that the BUYER is not granted immediate access or all utilities are not provided". That is an automatic extension nobody will calculate for you. Log the days access or power was missing, in writing, as they happen.

Lines 248-260 plus the Septic/Water Addendum. Where a private water system or a septic/treatment system serves the residence, the SELLER has to deliver an approved inspection report. Line 159: if the seller cannot deliver one in time, the deposit is returned and the agreement is null and void. If the seller chooses not to repair or replace a failed system, the buyer may terminate on that ground alone.

Lines 375-389: the EPA mold pamphlet link, the FEMA flood map portal, and the Louisiana State Police Sex Offender and Child Predator Registry (La. R.S. 15:540). Initialling page 10 is the acknowledgement that the agent provided them. It is a licence matter, not a deal term, which is exactly why it gets missed.

Lines 187-190 and 202-214. Before expiry the buyer either terminates in writing (Option 1, ipso facto null and void, deposit returned) or sends the BUYER’S Request (Option 2). Doing neither is "deemed as acceptance by the BUYER of the Property’s current condition". This is the one place in the contract where silence waives a right rather than killing the deal.

Lines 213-214: "a single, signed, and complete written list" of the deficiencies and the desired remedies. Two things follow from that. The DDI Period expires the moment the Request is RECEIVED if that is earlier than the stated date (lines 179-182), so anything not yet inspected will not be. And once the buyer has responded to the seller’s answer, the seller is not required to remedy anything further (lines 244-246). There is no second list.

Lines 217-220: a signed, written response saying what the seller will and will not remedy, within 72 hours of receiving the Request. If it does not come, move straight to the next task — the fallback clock is already running.

Two branches, both fatal if missed. If the seller REFUSED any item (lines 230-239): the buyer has 72 hours from receipt of the Seller’s Response OR from when it was due, WHICHEVER IS EARLIER, to accept it, accept the property as it is, or terminate. If the seller said NOTHING (lines 221-229): the buyer has 72 hours from when the Response was due to notify the seller that they accept the property or terminate. In both branches, failing to reply makes the Agreement "automatically, with no further action required by either party, ipso facto null and void" with the deposit returned. Silence does not preserve the sale here — it ends it.

The seller agrees to provide utilities and access for appraisals (line 263). Order it as soon as the DDI Period resolves so a low value surfaces with time left to work it.

Lines 262-271, and only if the appraisal box was ticked: this sale is conditioned on appraisal only when the parties said so. If the value comes in under the Sale Price the buyer must provide the SELLER with a COPY OF THE APPRAISAL together with a written request to reduce the price, within the stated calendar days of receiving it. The copy is not optional — the seller’s clock does not start without it.

Lines 267-271: within the stated calendar days after the SELLER’S receipt of that written documentation, the buyer either pays the originally agreed price or voids the Agreement, unless the seller agrees in writing to reduce it or everyone agrees a new price. Note whose receipt starts the clock: the seller’s, not the buyer’s.

The form sets a deadline for documenting the APPLICATION (lines 97-103) and none at all for the commitment, so there is no printed financing deadline to fall back on. Work backwards from the Act of Sale and hold the lender to it. Lines 94-96 are explicit that lender or CFPB timing does not extend the buyer’s obligation to execute the Act of Sale.

Title company issues the commitment / preliminary report.

Lines 301-310: the SELLER delivers merchantable title at the seller’s cost and pays all costs and fees required to make title merchantable. But lines 107-111 put abstracting, title search, title insurance and the costs of obtaining financing on the BUYER. Read both — the split is not the one most states use.

Homeowners’ association dues are prorated through the date of the Act of Sale (lines 107-109), and the seller pays anything that accrued before it (lines 113-117). The settlement agent needs the figures in writing.

The Condominium Addendum is one of the four listed on line 368. Condominium dues are prorated through the Act of Sale and the association’s certificate has to reach the settlement agent before figures can be drawn.

Review the commitment; clear or resolve Schedule B exceptions.

Lines 119-121 define "special assessment" broadly: anything levied against the property for local improvement costs by state or local government, political subdivisions, quasi-public bodies or other public or private entities, by agreement, contract or law. Prior years’ assessments are the seller’s (line 114); the current year prorates. Drainage, sewerage and paving districts are the usual sources.

Line 304: where curative work is needed, the parties "agree to and do extend" the date for passing the Act of Sale by up to the number of calendar days written into the blank. The extension is automatic, not negotiated. If the seller still cannot deliver merchantable title in that time the Agreement is null and void, and the buyer may demand the deposit back plus actual costs incurred in processing the sale and their legal fees.

Start early. Louisiana carriers commonly stop binding new policies while a named storm is in the Gulf, and a file that is otherwise ready to close can sit for days waiting for the moratorium to lift. Flood coverage has its own waiting period, and the premium depends on the elevation certificate from the due-diligence task above.

Lines 290-299: a check box either way, who pays it, a cost cap and who orders it. If neither party takes it, both declare they were told it existed and hold the brokers harmless — so the declining has to be documented too.

Loan payoff(s) and HOA demand/estoppel received by escrow.

Closing Protection Letter issued to the lender.

Line 45: at closing the buyer must provide good funds as required by LA R.S. 22:532 et seq. A personal check is not good funds. Confirm the wire instructions by voice with the settlement agent on a number you looked up yourself, not one from an email.

CD (financed) or ALTA settlement statement (cash) prepared and balanced.

Lender issues clear-to-close.

Closing Disclosure delivered to buyer — starts the TRID 3-business-day clock.

Closing appointment scheduled.

Lines 312-315: the buyer may re-inspect within 5 calendar days prior to the Act of Sale OR occupancy, whichever occurs FIRST — so an early possession date moves this, not the Act of Sale. The seller must provide utilities and immediate access for it, and the standard is the same or better condition than at the initial inspection, plus all agreed repairs done.

Lines 42-48. The Act of Sale is passed before the settlement agent or Notary Public the buyer chose. Any change to the date has to be mutually agreed in writing and signed by both parties — a verbal postponement is not one. Occupancy, possession and keys pass at the Act of Sale unless something else was agreed in writing.

Funds wired and confirmed received by escrow.

Deed / mortgage recorded — county e-recording confirmation received.

Conveyance records are kept by the Clerk of Court for the parish where the property sits; Orleans Parish records through its own Land Records Division. Until the act is recorded it is not effective against third parties, so confirm the recording rather than assuming it followed the signing.

Proceeds disbursed, title policy issued, escrow file closed.