{"id":9471,"date":"2024-08-27T08:14:25","date_gmt":"2024-08-27T06:14:25","guid":{"rendered":"https:\/\/dotnewsconnect.co.za\/law\/?p=9471"},"modified":"2024-08-27T08:14:28","modified_gmt":"2024-08-27T06:14:28","slug":"waiving-the-bond-clause-to-keep-a-sale-alive-risk-versus-reward","status":"publish","type":"post","link":"https:\/\/dotnewsconnect.co.za\/law\/2024\/waiving-the-bond-clause-to-keep-a-sale-alive-risk-versus-reward\/","title":{"rendered":"Waiving the Bond Clause to Keep a Sale Alive: Risk Versus Reward"},"content":{"rendered":"

\u201cThis sale agreement is no more! It has ceased to be! This is an EX-sale!\u201d (With apologies to Monty Python)
\n<\/em><\/strong><\/p><\/blockquote>\n

A \u201cbond clause\u201d \u2013 standard in most property sale agreements \u2013 typically provides that the whole sale depends on the buyer obtaining a mortgage bond by a specified date. If the deadline comes and goes without a bond being granted, the sale lapses and the buyer is entitled to get their deposit back.<\/p>\n

Most agreements also provide that the bond clause is there for the sole benefit of the buyer, who is thus entitled to waive it, i.e. to tell the seller \u201cI no longer need a bond and I\u2019ll pay the purchase price in cash so the sale can proceed.\u201d<\/p>\n

There\u2019s both risk and reward in that<\/h6>\n

The rewards in such a situation are obvious \u2013 both buyer and seller benefit from the sale going through.<\/p>\n

But there\u2019s also a risk factor if the \u201cwaiver\u201d is open to doubt, as a recent SCA (Supreme Court of Appeal) fight illustrates.<\/p>\n

\u201cThe whole sale agreement has lapsed, I want my R1m deposit back\u201d<\/h6>\n

Just before the Covid-19 pandemic lockdown struck and disrupted everything (with a Deeds Office closure to top it all), the buyer bought a house for his daughter and her family for R4.95m. He paid a R1m deposit into a trust account and undertook to pay the balance on transfer. The sale agreement included a standard bond clause, worded along the lines set out above.<\/p>\n

The buyer applied for a bond and was eventually granted one. But, critically, this only happened\u00a0after<\/strong>\u00a0expiry of the deadline set out in the bond clause. Meanwhile \u2013 and here we come to the nub of this dispute \u2013 a conveyancing secretary wrote an email advising that \u201c\u2026we have spoken to the purchaser and the purchaser advised that he will make payment of the full purchase price\u2026 He will be buying the property cash.\u201d That \u201cwaiver email\u201d, the seller would later argue, was the buyer waiving the benefit of the bond clause through the agency of the conveyancer.<\/p>\n

    \n
  • Many delays and emails later \u2013 caused largely it seems by the lockdown \u2013 the daughter and her family were given early occupation as they were keen to get going with repairs, alterations and landscaping. That happy process all came to a screeching halt when an architect discovered that there were no plans for parts of the building and that it was thus illegal. The daughter returned the keys, and her father demanded a refund of his deposit.<\/li>\n
  • The seller refused, claiming that the buyer had both waived his right to rely on the bond clause and repudiated (renounced) the sale. His deposit would therefore be retained to cover the seller\u2019s damages claim against him.<\/li>\n
  • The buyer retorted that he had never waived his rights under the bond clause, and that the whole sale was null and void from midnight on the date of expiry of the bond clause deadline. That, argued the buyer, entitled him to the return of his R1m deposit.<\/li>\n<\/ul>\n
    Waiver and the law<\/h6>\n

    Battle lines drawn, the first round went to the buyer: the High Court agreed that the sale had lapsed and ordered that he be repaid his R1m.<\/p>\n

    Round two was no better for the seller. The SCA, refusing his application to appeal against the repayment order, held that there is a factual presumption against waiver in our law. The onus was therefore on the seller to prove that the buyer had waived his rights to the bond clause. He needed to provide \u201cclear proof\u201d of a \u201cvalid and unequivocal waiver\u201d showing that \u201c[the buyer] was aware of those rights, intended to waive them and did do so\u201d. The Court said he had failed to prove this.<\/p>\n

    Moreover, the agreement required (as is standard) \u201cthat any waiver of any right arising from or in connection to the agreement be in writing and signed by the party to the agreement.\u201d No proof of that here, held the Court. And when it came to the seller\u2019s suggestion that the conveyancer had acted as the buyer\u2019s agent in writing the disputed \u201cwaiver\u201d email, the Court held that the seller had failed to prove that the conveyancer \u201cwas duly authorised to waive those rights, of which [the buyer] was fully aware, and that [the conveyancer] knew all the relevant facts, was aware of those rights and intended to waive them.\u201d<\/p>\n

    The end result: There was no need to argue over the lack of building plans. The sale died when the bond clause deadline expired. It was, as Monty Python might have put it, deceased, expired, and bereft of life. The buyer gets his R1m back.<\/p>\n

    Remember: A lot is at stake in property sales, and it\u2019s easy to put a foot wrong. Speak to us before you sign anything!<\/strong><\/p>\n

    Disclaimer:\u00a0The information provided herein should not be used or relied on as professional advice. No liability can be accepted for any errors or omissions nor for any loss or damage arising from reliance upon any information herein. Always contact your professional adviser for specific and detailed advice.<\/p>\n

    \u00a9 LawDotNews<\/p>\n","protected":false},"excerpt":{"rendered":"

    \u201cThis sale agreement is no more! It has ceased to be! This is an EX-sale!\u201d (With apologies to Monty Python) A \u201cbond clause\u201d \u2013 standard in most property sale agreements \u2013 typically provides that the whole sale depends on the buyer obtaining a mortgage bond by a specified date. If the deadline comes and goes […]<\/p>\n","protected":false},"author":101014,"featured_media":9467,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[6],"tags":[],"class_list":["post-9471","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-property"],"yoast_head":"\nWaiving the Bond Clause to Keep a Sale Alive: Risk Versus Reward • LawDotNews<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/dotnewsconnect.co.za\/law\/2024\/waiving-the-bond-clause-to-keep-a-sale-alive-risk-versus-reward\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Waiving the Bond Clause to Keep a Sale Alive: Risk Versus Reward • LawDotNews\" \/>\n<meta property=\"og:description\" content=\"\u201cThis sale agreement is no more! 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