Information & Benefits:
The following information and benefits is what distinguishes us from other online providers.

As a general rule, a broker earns a commission when he finds a "ready, willing and
able" buyer, regardless of whether the property is actually sold. However, the seller and broker will have competing interests in when and how a commission is paid and this rule may be modified by the terms of the brokerage agreement. Under an exclusive right to sell arrangement, a commission is earned if the property is sold (no matter who actually procures the buyer). Under an "open listing" arrangement, the seller reserves the right to list with other brokers (whichever broker procures the buyer, gets the commission). Under an "exclusive agency" arrangement, the broker who is the party to the agreement is the only broker who may procure a buyer other than the seller himself. In addition to the terms related to commission, the brokerage agreement details the terms and conditions of how the broker will "list" the real estate. In other words, how the broker will advertise and market the property. It is in the best interests of the seller to specify a term for how much time the broker is given to list the property.

Commission & Purchase Price

The term should specify the percentage commission and under what circumstances it will be payable. In a "net" listing, the owner specifies a minimum price that is acceptable and the broker's commission is based on finding a buyer willing to purchase at that price or more. Note that some states prohibit such listings in order to protect a seller from offering their property at below market prices.


This indicates the type of listing arrangement and the duration of the listing term. This also grants the broker authority to represent the seller for purposes of procuring a buyer. This term will also detail the methods the broker will implement in order to procure a buyer. In addition, the broker will stipulate that his own agents may be engaged in the effort to find a buyer.

Property Description

Legal description of the improved real estate and space being leased, if any.

Seller's Warranties & Representations

Seller warranties as to title, deed and escrow will generally be included in order to expedite the closing process following procurement of a buyer. The broker will also want the seller to promise not to deliberately impede the sale by not cooperating with broker or by discouraging potential buyers procured by broker from purchasing.


An agreement may be extended. Proposed seller must receive written notice of intent to extend.

Mediation and Arbitration

Mediation and Arbitration should always specify a convenient location (preferably, in the same county where the real estate is located). Mediation is a non-binding way to settle the dispute quickly and amicably. If unable to settle in mediation, arbitration is first option available. Arbitration is the preferred alternative to litigation because of speed, cost, and ability to maintain low profile (no info is publicly available).

No Modification or Waiver

No modifications except those specifically agreed upon by the parties in writing. Any waiver of a term or provision will not act as a waiver of any other provision.

Entire Agreement

This agreement constitutes the entire agreement of the parties and may be modified only in a writing executed by both parties.


Notices should always list the current and best addresses where each party may contact the other for whatever reason.


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Spiegel & Utrera, P.A. : Affordable Agreements. Custom-Fit Contracts.

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Our Office


1840 Coral Way
4th Floor
Miami, FL 33145
Toll Free: (800) 603 - 3900
(305) 854-6000
Fax: (305) 857-3700
Natalia Utrera, Esq.,
Managing Attorney

New York City

1 Maiden Lane
5th Floor
New York, NY 10038
Toll Free: (800) 576-1100
(212) 962-1000
Fax: (212) 964-5600
Nicolas Spigner, Esq.
Managing Attorney

Clifton, NJ

642 Broad St., Suite 1B
Clifton, NJ 07013
Toll Free: (888) 336-8400
(973) 473-2000
Fax: (973) 778-2900
Sandy A. Adelstein
Managing Attorney

Los Angeles

8939 S Sepulveda Blvd.
Suite 400
Los Angeles, CA 90045
Toll Free: (888) 520-7800
(310) 258-9700
Fax: (310) 258-9400
Nicolas Spigner, Esq.
Managing Attorney


9 East Loockerman Street
Suite 202
Dover, DE 19901
Toll Free: (888) 641-3800
(302) 744-9800
Fax: (302) 674-2100
Courtney Riordan, Esq.
Managing Attorney

Las Vegas

2545 Chandler Avenue
Suite 4
Las Vegas, NV 89120
Toll Free: (888) 530 4500
(702) 364 2200
Fax: (702) 458 2100
Joel S. Beck, Esq.
Managing Attorney


Continental Office Plaza, Suite L12
2340 Des Plaines River Road
Des Plaines, IL 60018
Toll Free: (888) 514-9800
(312) 443-1500
Fax: (312) 443-8900
Michael C. Welchko, Esq.
Managing Attorney

General Counsel Club®

Unlimited Legal & Business Advice
Toll Free: 1 (800) 734 - 9900
Fax: 1 (800) 520 - 7800
Natalia Utrera, Esq.,
Managing Attorney



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