A letter of intent (LOI) is a common way of expressing your intentions to purchase property without having to write a formal, legally binding contract. The letter of intent is presented to a seller in the preliminary stages of a project. A buyer’s intentions are spelled out clearly and simply so the seller knows exactly how he wants to buy the property and under what terms. Essentially, a letter of intent is to open a dialogue and create a framework for that dialogue between buyers and sellers.

Definition of a letter of intent

“A Letter of Intent is basically a written statement expressing the sender’s intention, should certain circumstances arise, to take or refrain from some action, such as entering into a future agreement with the recipient or, more generally, to carry out carry out the commercial activities mentioned in the Letter of Intent”.

I often send an LOI right after I find a building, I quickly ran through the operational numbers and realized a deal could be struck. This entire process can take as little as 30 minutes. I want the seller to acknowledge that I have a serious interest in the building and not just a ‘tire kicker’. The sooner you know you have a potentially viable sale of your property, the sooner you can stop receiving calls and inquiries from others. In other words, your attention will be focused on the dialogue with me.

The letter of intent in the offer process

This Letter of Intent is not a traditional letter. You don’t write it down and forget it. It is a living document that should be updated and added to periodically throughout the offering process. In the offer and purchase process, the letter of intent tells the seller of the property that you are interested in not only submitting a purchase proposal, but also receiving all LOI updates and modifications. The LOI is an agreement to be agreed in the future. Once the Investor and the seller have reached an agreement of minds through the LOI, a formal Purchase Agreement will be drafted.

If the letter of intent is accepted, the due diligence period will begin. It will continue until the time agreed by both parties in which, at the end of the term, a binding contract is built. Terms may change during this time if certain aspects of a property, not previously disclosed, are discovered. For example, there may be soil contamination where the buyer will not want to buy the property and will opt out of the non-binding contract safely. Or, perhaps the property is in much worse condition than originally thought, causing the buyer to negotiate a lower purchase price.

If not binding, is the letter of intent a worthless document?

A letter of intent is not an offer or a contract. It does not commit you or the seller to the project. In other words, it is not enforceable. Often, in the LOI there is many times, at the bottom or in the body, a paragraph that establishes and reinforces the non-binding nature of the LOI.

This should be a basic understanding of the nature of the LOI. this language is
usually just a brace is inserted so that everyone can read that it is not a binding document, nor an agreement to accept in the future, unless specifically written.

The specifics of due diligence, cash flow and buyers’ needs, how those terms will be carried out with sellers. In most initial presentations, it is the accommodation of the seller’s financial needs that is addressed. As a result, the focus is more on the seller’s needs than on the buyer’s.

Therefore, the dialogue breaks down and the purchase proposal falls by the wayside.

When the needs of the buyer and seller are addressed up front, it helps to secure a move to contract. s are explained in the . Buyers are often disappointed when their offers die at the LOI stage. Emotions aside, understanding the nature of the LOI is just a tool to open up the dialogue and see if an acceptable offer can be created. This allows the buyer to focus on the next viable deal. So as far as the LOI is concerned, it’s a very valuable document.

Write the letter of intent

Use formal letterhead and do not handwrite the letter of intent. A letter of intent must have five basic elements in its content:

1. The name of the Seller or Seller’s Agent
2. The name of the buyer
3. The address and description of the property
4. The details of your offer, including:
has. purchase price
b. Deposit
against Funds
d. Terms
me. Due diligence requirements
5. Deadlines.

The body of the LOI would address the following elements;

Terms: The offer price must be detailed, and the specific terms and contingencies of the financing, the initial payment, where and what type of financing will be obtained.

Conditions: We will often use this part of the LOI to request documentation related to the performance of the property, such as financial information or other items that may assist us in our due diligence.

Due diligence time: specific time frame for consumption, usually around 90 to 120 days, or the so-called “dead drop” date by which the deal must be finished and the Buyer must have completed their due diligence, financing in place and ready to close escrow.

Closing Date – The specific date by which you can complete all due diligence and arrange financing and any other clauses or provisions. When a formal contract will be drawn up if the LOI is approved if chosen, a clause that makes the LOI non-binding. Please indicate to the seller that you are interested in being informed of any modifications related to this property, ie the LOI document itself, essentially an invitation to reply.

Conclusion: Your signature and a place for the seller’s signature: Close the letter formally with “sincerely” or a similar polite expression. Sign your name and title. Please be sure to provide correct and complete contact and reference information for future correspondence. Remember to consult your attorney, tax advisor and other advisers for more information before entering into the formal contract.