Douglas County Memorandum of Contract for Deed Form

Additional South Dakota and Douglas County documents included at no extra charge:

Where to Record Your Documents

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Cities and Jurisdictions in Douglas County

Properties in any of these areas use Douglas County forms:

• Armour
• Corsica
• Delmont
• Harrison
• New Holland

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A memorandum of contract for deed is an “instrument affecting the title to or possession of real property” because:
• It creates or evidences a buyer’s equitable interest in the property.
• It notifies third parties (like lenders or later buyers) that the property is subject to a contract for deed.
Therefore, under 43-28-1, it is recordable — but only if it meets the formal requirements for recording.

How It Protects the Buyer (Vendee)
Risk Without Memorandum ---Protection Provided by Recording

Seller could sell the property again to someone else who records first.---Recording gives public notice of the buyer’s equitable ownership. Later buyers or lenders are bound by that recorded interest.

Seller could take out a mortgage on the property after the contract starts.----The recorded memorandum makes that mortgage junior (subordinate) to the buyer’s prior equitable interest.

Title issues after full payment.---The recorded memorandum helps prove that the buyer’s contract has existed for a specific period, useful if the seller dies, disappears, or disputes the sale.

Protection in bankruptcy or judgment situations. ---If the seller’s creditors file liens, the buyer’s recorded memorandum shows an earlier interest , protecting the buyer’s claim to the property.

Note: A Memorandum gives the buyer priority protection without having to make the full contract public.

How It Protects the Seller (Vendor)
Seller’s Concern---How the Memorandum Helps

Buyer might try to claim ownership beyond the contract terms.---The memorandum can specify that title remains with the seller until full performance, clarifying the seller’s legal ownership.

Buyer’s creditors might file liens or judgments.--- A memorandum identifies the transaction type (a contract for deed), signaling that the buyer’s interest is equitable, not legal, and that the seller still holds title.

Seller wants to keep the full contract terms private.---The memorandum summarizes the transaction without disclosing the price, interest rate, or payment schedule — preserving confidentiality.

Seller wants to establish proof of timing.---The recording date serves as official evidence of when the contract was executed — useful for enforcing forfeiture or termination later.

So while the buyer’s protection is about notice and priority, the seller’s protection is about title control and clarity.

How a Memorandum Supports Seller’s Case When Selling or Pledging the Contract

If the seller wants to:
• Sell the contract for deed (assign the note to an investor), or
• Use the contract as collateral for financing

The recorded memorandum demonstrates that:
• The buyer’s payments are established and ongoing.
• The contract is legally binding and publicly recognized.

Note: Investors and lenders value “paper” more when it’s verifiable and seasoned.

Strengthens Seller’s Position if a Balloon Payment Is Due.
When the contract includes a balloon clause (e.g., “balance due after 6 years”), the memorandum’s recording date proves when that period began. That helps show the timeline for:
• How long the buyer has performed
• When the balloon payment becomes due
• That the contract has been “seasoned” enough to qualify the buyer for a refinance

Lenders refinancing the buyer (to pay off the balloon) want proof of the contract’s existence and performance period.

The recorded memorandum plus the seller’s payment ledger or canceled checks together provide that evidence.

Why It Benefits Both Sides
Shared Benefit ---Explanation
Constructive Notice---Recording puts the world on notice that both parties have a legal interest, preventing innocent third parties from claiming lack of knowledge.

Reduces disputes---A public record establishes that the property is under contract, reducing “he said/she said” disputes about when or whether a deal existed.

Privacy---Both parties avoid exposing the full financial terms, unlike recording the full contract.

Clean chain of title---Later, when the buyer pays off the contract, the seller’s delivery of the deed and the buyer’s release of the memorandum create a clear record for future title searches.

Important: Your property must be located in Douglas County to use these forms. Documents should be recorded at the office below.

This Memorandum of Contract for Deed meets all recording requirements specific to Douglas County.

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The documents you receive here will meet, or exceed, the Douglas County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.

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