Business ProfileforOzark Land Company

stiff contract- which no amount of affidavit can correct is lopsided in favor of this company- rife for taking advantage of you- as a buyer. They try to slander you(as does every lender) for exposing this. contract is rife with issues. 1- tries to be landlord and property owner, in excess of county/state regulations. 2- adds unlawful and uninforceable clauses to contract. 3- knows they can get away with it because contract law supercedes everything else in remote counties. 4- the only way to enforce such clauses/extra convenants is by breaking the law--but they already have your signature on a QC by then- can rip it out from under you when you challenge them, thier agents, etc. company will not budge, then tries to say youre a bad person for exposing this- as Ive already done w local cty clerk, recorder, and equivalent of a DA. caveat emptor- be aware most comapnies, if they have APN per-parcel codes(most dont)...they want to pull stunts keeping you from living on your lands. In this case(I have documentation- I delayed due to needing the parcel code in case of legal ave needed) they try to act like county and state government- telling you what you can do on your land- as per the county health dept/septic enforcement---they dont care, "we dont have a dog in this fight", I was told, verbatim. Demands a 1000k usd composting toilet, even to camp on the property. This is improper. Likely(idk) company is unethical, nobody has previously stepped up, bbb complaints have been removed, etc. I hilighed an ave of improper dealings(unlaw enforcement of said clauses) and they buckled when presented with a my ultimatum, because NO REFUNDS is a scam, its covered by fraud laws. I await the merchant to process the refund. I will not tolerate slander- I just wanted to preserve my buyers rights as a future land owner. If this is how im treated(as a disabled vet), then YOU shouldnt be doing business with them, either. ON non APN lots- you need to pay the debt in full before the county offices will allow the necessary release of information for occupancy(address, etc). No trash without an address- this is what the trash companies are telling me. THis company will not release one to you--- unless trash service is established. So I wonder how others , if any, have pulled this off. Possible that Im the 1st to try to habitate, others are land investors. I know what slander is- I served as a military photojournalist. I will not allow others to slander me, or my name.

Prior to placing the order for a parcel, Mr. * had several long correspondences with our company. He submitted an order on May 29, 2021 and we emailed him the contract package (a sample of which is always located on our website **********************************). He emailed us the letter below on June 3, 2021. After reading this, we didn't wish to do business with Mr. * and made an immediate refund on June 3, 2021. We can offer proof of that refund if needed. If the BBB has any counsel on how this could be handled differently, we would be happy to follow your suggestions. ***************************

 

Mr. *'s email: You may not act as a landlord when you’re selling real estate. Your contract is legally unenforceable and by its nature ,void unless corrected. Void contracts (of any nature ) can be challenged in any court room ,at any time. By unlawfully enforcing these conditions -means that you intend to break the law ,trespass on property which you have transferred to another (and it’s not legally yours)- harass and/or bully the new owner into compliance with unenforceable clauses. It also indicates your willingness to do so , and try to avoid a lawsuit at all costs by using forgery and legal tricky maneuvering to rip the property out from under the current owner- for no other reason than in person (and contract ) retaliation. Such actions are unlawful as a whole and carry some very severe consequences. Such actions are not only illegal- they imply a breach of contract on your part by doing any of these things. Wereby your contract is then void -you get nothing and you have to return the consumers money (down to the penny), including all legal costs for suing you. I’m not saying this is your intended purpose -I’m saying if in any way your contract is ever enforceable, this is the only avenue it could be enforced. Such actions are against the law. Furthermore you cannot act as a city or county official and try to make false claims of habitability ( or nonexistent ordinance enforcement) were none exist. Your contract explicitly states that if one is ever occupying their property- that you intend to act in this manner. This means that you are trying to fraudulently represent yourself as a member of the county or state government / legislature of which you do not belong( are not associated with). Furthermore you do not have an Hoa - none exists for the entire community as a whole - you have no grounds to act in this manner. These clauses cannot be enforced and are unlawful. They must be removed. I can force the issue if you like -but then you will have to pay my legal fees. There is no such waste water disposal regulation implied by your contract. The only implied regulation is by the county (and the state) for trash collection. I’ve already checked with the county and the property is exempt as long as you abide by a very simple rule : don’t dump waste water on the property ,dispose of your waste according to county health regulations.. So let me interpret this paragraph long law for you- The property is over 8 acres in aggregate -and there is no nearest neighbor for some space around the property ,therefore the property is exempt unless : building or constructing a septic tank -whereby a professional installer must be contacted/used. There is similar responsibilities for drilling a well. However should have property owner desire not to do either- it is within their right. And since it is within their rights and legal to avoid installing a septic tank and to avoid installing well until set owner of said property desires to do so through official certified contracting companies you cannot Impose anything of the sort. You are attempting to do so by your so-called “certification of habitability “ process trying to mimic local authorities which you do not work for /do not represent. You are currently breaking the law by doing this. There are no other wastewater stipulations. Any waste generated on the property cannot seep into the ground; One must haul it away “by some means or form”- And “all known methods “ can be used -including composting (using any means), RV tank disposal systems (which are included in most recreational vehicles), and including portable commodes. You cannot supersede the law by using a clause which would be deemed unenforceable (unless you were bullying the new property owner). Wherefore you are not the buyers landlord (you become a real estate agent ) and have no business on the buyers property after the contract is signed. Wherefore,trying to enforce such things makes you a trespasser, subject to immediate arrest. You cannot override county law (or regulations) by enforcing your own demands;you cannot dictate what people can do on thier own land. Your insistence on new owners and demands are therefore unlawful -and your contract is void before signature. If you cannot abide by the laws of the state and the county you are doing business through -then you do not deserve to be in business. It’s not a matter of “compliance” with your clauses-or contract disagreement ,or breach of contract due to noncompliance- The terms and clauses are unlawful ,so they cannot be enforced at any time by any party. As per your attempt to quit claiming the property (even though your intentions are good) it is too rife for abuse- especially by fraud ,when you do not get your way. I’m not saying these things cannot be challenged in a court room —because surely they can -and I just highlighted the grounds for a lawsuit. And a qc fraud case of this nature is an automatic 80k thousand dollar lawsuit -and three years of jail (on your part ) which you openly acknowledge that at said time you would be committing- If you followed the chain of events I just highlighted. So you have two choices right now – you can remove the clause which states that you keep the quick claim deed and leave the option to every buyer (including myself) at which time we will sign over to you (as necessary) in front of either the recorder or the court clerk. You still get the option to avoid going after people (you can break the contract Without arbitration)- and buyers rights are thereby protected. We are to keep this document -not you or your company or any of your agents. Furthermore you can remove your clause of habitability -and begin to issue address information (of which most trash services require prior to service establishment). You are not only creating a circle loop problem- you are unlawfully denying the ability to habitat one’s property due to an unlawful clause. As I repeat myself -you do not work for the county /you cannot work for the county and you do not work / cannot work for the state – you cannot impose such regulations in any contract (written or unwritten) and these things can be challenged in court. The only legally binding covenants are those issued by the county recorder -and there is no problem in supporting those covenants. Those covenants are legal and binding and have no bearing on this conversation. If you have a problem with what i just said then you can see me in court. If you were trying to avoid court proceedings and you can modify your contract instead. - and if that still doesn’t suit you, then you can handover my money before I file fraud charges. You cannot just take somebody’s money without legal recourse for recuperation. I don’t care what your excuse is- if you refuse to return the consumers money the charges theft under the fraud clauses of the law. These are made more effective since your contract is effectively void the moment it is signed by either party- for the reasons I just mentioned. Anybody can sign anything on a sheet of paper between two parties and then have one party of those two-insist the contract be enforced, as written— it does not mean the contract was ever legal to begin with. You have 10 days to make a decision. I’m not signing anything unless I hear a response from you for a contract modification. If I do not hear from you within 10 days you can consider yourself sued for breach of contract ,for refusing to return funds submitted -and furthermore you can pay my legal fees . Refusing to reimburse me (if you do not agree to these terms) is not an option. You have the option now -( within 10 days) while the contract is not signed - just to back out of it and return the funds. I have taken people to court on similar circumstances- I’m not afraid to challenge somebody. If you’re going to make my life difficult, I’ll just call the court clerk.