Thank you for participating in this auction. Please familiarize yourself with the terms and
conditions as all sales are final and irrevocable. The terms of sale are
non-negotiable. Good luck and good bidding!
Registration at the auction (online and/or in person) finalizes each bidder's agreement to
the terms and conditions of sale as stated in the Contract and its Addenda which are
incorporated by reference into your bidding. Do not bid until you have read and agree to the
terms and conditions. By bidding you are representing that you have read and agree to be
bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have
registered, received a Bidder's Card or paddle number and have read and agreed to be bound
by the terms of sale in the Contract as they are enforceable against you upon becoming a
high bidder. The successful bidder will be required to execute a Sales Agreement at the
conclusion of the auction and submit the appropriate down payment in a timely manner as
instructed by the Auctioneer.
All properties are sold "AS IS, WHERE IS" with no financing, inspection or other
contingencies to sale. The Broker and Auction Company represent the seller only and do not
inspect properties on the bidder's behalf. Read the Contract and Auction Day Notes to
determine the existence of any disclosures, exclusions, representations and disclaimers. Do
not bid if you have not inspected the property(ies). By bidding you agree to all
disclosures.
Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the
Contract (any mobile/manufactured housing not legally affixed to the property shall only be
conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in
the Disclosures). The current year's taxes are prorated through the day of closing as is
customary unless otherwise noted or announced on sale day.
Or in abstract states, the seller shall provide a continuation of the abstract of title thru
the date of sale for the buyer or buyers attorney to examine.
The sale of this property may be subject to a Buyer's Premium, which will be added to the
high bid and included in the total purchase price. Please see the Auction Day Notes, The
Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid
on.
Tracts sold by the acre - The contract will indicate the current acreage, bid per acre and
the high bid will be the current acreage multiplied by the high bid per acre. If a survey is
required prior to closing that would result in a change to acreage, the contract will be
adjusted to that acreage prior to closing and the purchase price will reflect that change in
acreage.
If a survey is required, it is typically done immediately following the auction. The per acre
bid at auction will then be multiplied by actual surveyed acres to determine the final sales
price at closing. The purchase agreement and sales day announcements will identify the party
responsible for survey cost.
Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit
immediately following the auction to the designated Title Company or escrow agent noted on
the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business
checks (electronically processed) are accepted. For online only auctions, wire transfers are
the preferred method for deposits. Wire instructions will be sent from the escrow agent or
title company at the conclusion of the auction or the next day. The balance of the purchase
price and all closing costs are due within 30 days unless otherwise noted or announced.
Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The
Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down
lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which
is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject
any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale
and control any increments of bidding. To make a bid, raise your hand or Bid Card to be
recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of
the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee
bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be
called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and
controller of the conduct of the auction and shall be the final and absolute authority
without liability to any party.
For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an
account and sign in early so you do not miss the opportunity to bid. You can also enter a
maximum bid to allow for bids to be increased by the noted increments up to your high bid.
If you cannot log in, feel free to call (217) 922-0811 to reach customer service to register
and bid by phone.
Your inspection of the property(ies) and attendance at this auction are at your own risk.
Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship
and shall not be liable to any person for damage to their person or property while in, on or
about these properties, nor shall they be liable for any defects, dangers or conditions on
the property(ies). All persons enter the property(ies) and attend the auction at their own
risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and
employees, from any and all liability attendant thereto.
All auctions are subject to court or seller approval unless otherwise noted as “Absolute”.
Most sales are approved within 2 business days. Buyers are not allowed possession until
closing and filing of the deed, at which time the property should be re-keyed if required.
If for any reason the court or Seller approval is not granted, the Down Payment shall be
returned in its entirety to the high bidder. "Showing" requests from Buyers after the
auction may not be able to be accommodated.
If more than one property is being auctioned, the Auctioneer may choose to offer a group of
the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to
accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd
choices if they are outbid for a favorite property. Upon winning the bid, please choose
which property, or properties, you want. You pay the high bid price for each property
selected. Each sale is final and stands alone. Remaining properties are then offered in
another round of bidding. Anyone may bid at any time, including prior High Bidders.
Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller
expressly disclaim any liability for errors, omissions or changes regarding any information
provided for these sales. Please read the Contract and Auction Day Notes for a full and
complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely
upon their own inspections and opinions in preparing to purchase property and are expressly
advised to not rely on any representations made by the Seller or their agents and employees.
Property information may change without notice and potential purchasers should investigate
all data fully before relying upon it.
The information contained within is believed to be accurate, but Seller and Auction Company
do not warrant any information contained within the description. All lines on maps are
approximate and buyers should verify the information. All stated measurements including but
not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing
purpose only unless it is stated that the measurements are verified by an independent
surveyor or other source. All measurements shall be assumed to be approximate or more/less
and obtained from sources to be considered reliable such as: government tax records, mapping
software, assessor’s office records or FSA maps. Legal descriptions may be subject to
existing fence/field boundaries. No warranty is expressed or implied as to the exact
acreages of property. The purchase price based on these measurements entered on the purchase
agreement is final unless buyer and seller have agreed otherwise in writing prior to
signing. If exact acreage or square footage is a concern, the Property should be
independently measured.
All sale day announcements will take precedence over any and all prior advertising or
announcements.