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hi real estate attorney roy oppenheim here i want to talk a little bit about what happens when a buyer does not close on a property after theyve signed the contract what happens when a buyer defaults and what what can a seller do basically under those circumstances so in this in this real estate frenzy thats going on right now we have situations where buyers default in some cases because the property doesnt appraise out although in some cases if you have a contingency for financing uh that shouldnt be considered a default but sometimes it might be depending on the contract but if the buyer just changes their mind they dont get the job they thought they were going to get there theyre getting separated or divorced or they get sick or they lose their job and now they cannot close on the property what is the seller to do if the buyer is defaulting so the first thing is of course the seller should always take a real deposit not a little deposit but five or ten percent of the total pu