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The Contract to Sell Land is a fundamental legal document used in South African property transactions when transferring ownership of immovable property from one party to another. This document is essential for both residential and commercial property transactions and must comply with the strict requirements of the Alienation of Land Act 68 of 1981. It serves as the primary agreement governing the sale process, outlining crucial elements such as property description, purchase price, payment terms, transfer conditions, and various statutory requirements. The contract is typically prepared after initial negotiations and requires careful consideration of various aspects including property legislation, zoning requirements, transfer duties, and registration procedures at the Deeds Office. It forms the basis for the subsequent transfer process and is a crucial document for conveyancing attorneys handling the property registration.

1. Parties: Full legal names and details of the Seller and Purchaser, including identity/registration numbers and addresses

2. Background: Context of the sale and brief description of the property being sold

3. Definitions: Definitions of key terms used throughout the agreement

4. Property Description: Detailed legal description of the property including erf number, title deed number, and physical address

5. Purchase Price: The agreed purchase price and payment terms, including deposit requirements

6. Payment Terms: Detailed structure of payments, including timing and method of payment

7. Conditions Precedent: Any conditions that must be fulfilled before the agreement becomes fully binding, such as bond approval

8. Transfer and Registration: Process and timing for property transfer, appointment of conveyancer, and registration requirements

9. Possession and Occupation: Date of occupation, occupational rent if applicable, and condition of property upon handover

10. Costs and Taxes: Allocation of transfer costs, legal fees, and tax obligations

11. Risk and Insurance: Transfer of risk and insurance obligations

12. Warranties: Standard warranties by both parties, including seller's warranties about the property condition

13. Breach: Consequences of breach and remedies available to the parties

14. Dispute Resolution: Process for resolving disputes between the parties

15. Notices and Domicilia: Legal addresses for service of notices and communication requirements

16. General Terms: Standard boilerplate clauses including whole agreement, variation, and governing law