casemark/contingency-removal
skills/legal/contingency-removal/SKILL.md
Drafts residential real estate contingency removal forms that waive buyer contingencies from a purchase agreement. Handles inspection, financing, appraisal, and HOA contingencies with jurisdiction-specific compliance and earnest money forfeiture acknowledgments. Use when drafting contingency removal notices, waiver of contingencies, or notice of removal of contingencies in residential transactions.
$ install --global
skillsauthnpx skillsauth add casemark/skills contingency-removalInstall this skill globally with one command. Works with Claude Code, Cursor, and Windsurf.
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Last scanned: May 27, 2026, 3:36 AM56.0s1 file scanned
SKILL.md
- name:
- contingency-removal
- language:
- en
- description:
- Drafts residential real estate contingency removal forms that waive buyer contingencies from a purchase agreement. Handles inspection, financing, appraisal, and HOA contingencies with jurisdiction-specific compliance and earnest money forfeiture acknowledgments. Use when drafting contingency removal notices, waiver of contingencies, or notice of removal of contingencies in residential transactions.
Contingency Removal Form
Drafts a binding form waiving buyer's cancellation rights under specified purchase agreement contingencies, advancing the transaction toward closing.
Required Inputs
- Executed purchase agreement — contingency clauses, deadlines, section references
- Party names — full legal names of all buyers/sellers exactly as in the purchase agreement
- Property ID — street address, legal description, APN
- Contingencies to remove — specific list with purchase agreement section references
- Jurisdiction — state and county (for notarization, witness, timing rules)
- Supporting docs (if available) — inspection reports, loan approval, appraisal results
Document Structure
Header
- Title: "Contingency Removal Form" or "Notice of Removal of Contingencies" (follow local convention)
- Execution date, county, state
- Reference to original purchase agreement (date, parties, document number)
Party Identification
For each buyer and seller: full legal name (character-identical to purchase agreement), role, contact info, agent/attorney name and license number if represented.
Property Description
Must match the purchase agreement exactly: street address, legal description, APN, county.
Contingency Removal Table
| # | Contingency Type | Purchase Agreement Section | Status | |---|---|---|---| | 1 | General home inspection | § ___ | REMOVED | | 2 | Financing/loan | § ___ | REMOVED | | 3 | Appraisal | § ___ | REMOVED |
Common types: general home inspection, pest/termite, roof, financing/loan, appraisal, sale of buyer's home, HOA document review, title review.
For each removed contingency, include explicit waiver language. If some contingencies remain, list them separately marked "REMAINS IN EFFECT."
Effective Date and Timing
- State when removal becomes binding (upon execution, delivery, or stated date)
- Confirm removal falls within purchase agreement deadlines
- Note any conditions precedent to effectiveness
Buyer Acknowledgments
Buyer acknowledges:
- Understands legal effect of removing contingencies
- Had opportunity to complete inspections/investigations
- Proceeds voluntarily with knowledge of property condition
- Earnest money deposit may be forfeited if buyer fails to close after removal
- Had opportunity to consult legal counsel
Signature Block
Signature lines for all buyers, seller acknowledgment lines, printed names, and dates. Include notary block if jurisdiction requires or recommends notarization.
Checks
- Name/property consistency — must be character-identical to the purchase agreement
- Section references — every removed contingency must cite its exact purchase agreement section
- Deadline compliance — verify removal is within contractual timeframes before drafting
- Partial removal — if only some contingencies removed, explicitly state which remain active
- Jurisdiction variability — check state-specific form, timing, notice, notarization, and witness requirements; terminology varies ("removal" vs. "waiver" vs. "release")
- Earnest money — always include forfeiture acknowledgment; this is the primary buyer risk
- No legal advice — draft the form but do not advise whether buyer should remove contingencies
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