Frank/DeLores Kelso Trust Land Auction

PROPERTY ADDRESS: Address:  8796 County Road 186, Savannah, MO. 64427

Date: February 10th, 2026

PROPERTY IS OFFERED UNDER THE SPECIFIC TERMS PROVIDED. PLEASE READ AND REVIEW THE TERMS THOROUGHLY PRIOR TO BIDDING ON ANY PROPERTY. IF YOU HAVE NOT READ AND REVIEWED THE TERMS FOR SALE OF REAL ESTATE, DO NOT BID.

AUCTION END TIMES: West Central Auction Company Online Auctions are timed events and all bidding will close at specified time West Central Auction Company, Online Auctions also have an auto extend feature. Any bid placed in the final 5 minutes of an auction, the auction ending will be automatically extended 5 minutes from the time the bid was placed. Example: if an auction scheduled to close at 6:00 receives a bid at 5:59, the close time will automatically extend 6:04.The auto extend feature remains active until no further bids are received within a 5 minute time frame.

ORDER OF SALE: Offering - The real estate will be offered in individual tracts, and combinations of tracts by the Acre. Bid price + 10% Buyer Premium = Contract price.

RESTRICTIONS: Subject only to all Andrew County and State of Missouri laws, ordinances and regulations. Also selling to all easements of record. Seller is placing no restrictions on the property. The owner does warrant that they have good merchantable title to the real estate and that they will convey the same with a warranty deed, free from all encumbrances, liens or judgments at the time of closing.

AUCTION CONTRACT: Please note that the Auction Contract will be executed at the close of the auction and will be drawn up based on the manner in which you bid. You will be closing on property on which you are the successful bidder in the final manner in which you bid at the auction.

WEST CENTRAL AUCTION CO. INVOLVEMENT IN THIS CONTRACT: The seller and buyer hereby agree that West Central Auction Co. is a part of this contract and shall receive compensation as stated in agreement hereto or as stated in listing agreement hereby made a part of.

SPECIAL NOTES: All property is being sold As Is, Where Is with no warranty written or implied by West Central Auction Co. or by the sellers.

SPECIAL INSTRUCTIONS: Any special instructions must be written on sales contract today.

CLOSING COST: Seller will prepare a warranty deed. Seller agrees to furnish at Sellers expense an Owner Policy of Title Insurance in the amount of the purchase price. Seller agrees to pay for survey, if needed to close the property.  Seller and Buyer shall pay their share of the costs of closing.

CLOSING LOCATION/AGENT: Closing agent/location will be First American Title Co, St Joseph, MO.

TAXES: Taxes will be prorated to the day of closing.

BUYER'S PREMIUM: A 10% Buyer's Premium will be added to your final bid to equal the contract price.

Successful bidder not executing and returning the contract with earnest money deposit within 24 hours of the conclusion of the auction will be considered in default. In the event a winning bidder fails to submit the signed Contract for Sale of Real Estate and 10% of High Bid Price in earnest money deposit, the winning bidder will be charged a penalty fee of $2,500.00 on the credit card provided at auction registration. Additional default remedies are reserved by West Central Auction Company and the Seller as provided in the Auction Terms and Conditions and the Contract for Sale of Real Estate. West Central Auction Company reserves the right to sell to the second-highest bidder in the event the successful high bidder does not comply with the terms of the sale.

LIQUIDATED DAMAGES: If buyer chooses not to close within stated time herein and no written extension has been granted by the seller, the buyer will forfeit all the deposit. If such action occurs, West Central Auction Co. hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement.

POSSESSION: Purchaser shall receive possession of property at closing.

CONFIRMATION: Selling subject to owner confirmation.

All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal on site inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public information such as easements, restrictions, zoning, right-of-ways, or any other information that can be obtained as public record in the County Court House and the City of concerning subject properties

West Central Auction Co. is the agent of the seller and their fiduciary duties of loyalty and faithfulness are owed to their client (the seller).

SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction-related technologies, West Central Auction Company, reserve the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor WEST CENTRAL AUCTION COMPANY SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by West Central Auction Company.

Buyer: ________________________Date_________

Buyer:_________________________Date:________

Owner: Delores Kelso Trust, Successor Co-Trustees-Tommy Lee Kelso and ZoAnn Marie Kier

Address:  8796 CoRd 186, Savannah, MO. 64485

Date: February 10th, 2026

☐ Total 147 acres m/l, ☐ Tract 1- House with 27 acres m/l, ☐ Tract 2- 120 acres m/l, 

Through West Central Auction Co., as exclusive agent for the SELLER, I/We will give for the following described property in Dekalb County, MO. with all improvements thereon, currently known as    8796 CoRd 186 Savannah     ,   Andrew   COUNTY, MISSOURI. All located within the legal description and tract information within the title commitment.

The sum of                                                                                                                     dollars ($                                                        ) payable cash for deed for an unencumbered marketable title to this property to be conveyed by GENERAL WARRANTY DEED, with the usual covenants such as any title company will insure, except easements of record, restrictive covenants of record as to the use and improvement of this property, and except applicable regulations imposed by the local planning and zoning authority.  

This offer includes the real estate only.   BUYER hereby releases the SELLER and Auctioneer/Broker from any and all liability relating to any defect or deficiency affecting this real estate, which release shall survive the closing of this transaction.  The BUYER has made all inspections, including those for lead paint, and agrees to purchase the property AS IS and WHERE IS.  The SELLER gives no warranties of any kind with respect to the condition or suitability of the property for the BUYER.

Taxes will be prorated to the day of the closing.   SELLER pays all delinquent taxes.   Possession of the real estate shall be given with deed.  Closing shall be on or before   60   days from this date.  Seller and Buyer shall pay their share of the costs of closing.

As evidence of good faith binding this contract, a down payment of 10% of the contract price $                                   is made with this contract to be applied to the purchase price upon passing of deed or refunded should the title prove uninsurable.  If the down payment is made with a check, it shall be payable to West Central Auction Co / First American Title Co. Escrow, and this contract will constitute BUYER’S personal demand note guaranteeing the check. Should SELLER or Auctioneer/Broker be required to pursue collection of the check, the cost of the collection and attorney’s fees will be BUYER’S expense.  

Time is of the essence, and this is an irrevocable offer to purchase with no contingencies.  In the event the BUYER fails to perform according to the terms of this contract, the down payment is to be forfeited as liquidated damages, not as a penalty, without further legal action required and without affecting any of SELLER’S further remedies.

Contract price equals final bid price plus the buyer’s premium as stated in Terms & Conditions attached to this contract.

We have read and agree to the entire contents of this contract, the terms and conditions, attachments and also acknowledge receipt of a copy of it.  We are not relying on verbal statements not contained in this contract.  We further certify that we have examined the property described above and we are thoroughly acquainted with its condition and accept it in its current condition.

All risks of loss with respect to the property remain with the SELLER until closing or transfer of possession under the terms of the delayed closing addendum.  However, BUYER has an insurable interest in the property from the date of this contract and the BUYER IS ENCOURAGED TO PLACE INSURANCE TO PROTECT THAT INTEREST.

___________________________________________                      ________________________________________

BUYER                                                   DATE & TIME                     BUYER                                             DATE & TIME

_____________________________________________________________________________________________

BUYER’S ADDRESS AND TELEPHONE NUMBER

The above proposition is accepted on the date and at the time below and SELLER acknowledges receipt of a copy of the contract.

___________________________________________                       ________________________________________

SELLER.                                                 DATE & TIME                      SELLER.                                          DATE & TIME

___________________________________________                       ________________________________________

PROPERTY ADDRESS/ 

☐ Total 147 acres m/l 

☐ Tract 1- House and 27 acres m/l,

☐ Tract 2- 120 acres m/l,

All located at 8796 CoRd 186 Savannah, all in ANDREW COUNTY, MISSOURI. All located within the legal description and tract information within the title commitment.

CONDITIONS OF SALE: The owner does warrant that they have good merchantable title to the real estate and that they will convey the same with a warranty deed, free from all encumbrances, liens or judgments at the time of closing.

ORDER OF SALE: Offering - The real estate shall be offered in separate tracts, any combination or as a whole by the dollar. Bid price + 10% Buyer's Premium = Contract price.

RESTRICTIONS: Subject to all Andrew County and State of Missouri laws, ordinances and regulations. Also subject to any and all restrictions, zoning and easements of and on record. Seller is placing no restrictions on the property. The owner does warrant that they have good merchantable title to the real estate and that they will convey the same with a warranty deed, free from all encumbrances, liens or judgments at the time of closing.

AUCTION CONTRACT: Please note that the Auction Contract you will execute within 48 hours of the close of the auction will be drawn up based on the manner in which you bid. You will be closing on property on which you are the successful bidder in the final manner in which you bid at the auction. Successful bidder not executing and returning the contract with earnest money deposit with in 48 hrs of the conclusion of the auction will be considered in default. In the event a winning bidder fails to submit the signed Contract for Sale of Real Estate and 10% of Contract Price in earnest money deposit, the winning bidder will be charged a penalty fee of $2,000.00 on the credit card provided at auction registration. Additional default remedies are reserved by West Central Auction Company and the Seller as provided in the Auction Terms and Conditions and the Contract for Sale of Real Estate. West Central Auction Company reserves the right to sell to the second-highest bidder in the event the successful high bidder does not comply with the terms of the sale

REAL ESTATE BROKERAGE SERVICES DISCLOSURE: West Central Auction Co. represents the seller in this transaction. We do not represent the buyer in any manner, we must be completely loyal and faithful to our client. West Central Auction Co. has an exclusive right to sell listing for this transaction. All negotiations must be conducted through West Central Auction Co. West Central Auction Co. is exclusive agent for the sellers in this transaction. 

WEST CENTRAL AUCTION CO. INVOLVEMENT IN THIS CONTRACT: The seller and buyer hereby agree that West Central Auction Co. is a part of this contract and shall receive compensation as stated in agreement hereto or as stated in listing agreement hereby made a part of. 

SPECIAL NOTES: All property is being sold “As Is, Where Is” with no warranty written or implied by West Central Auc­tion Co. or by the sellers. 

SPECIAL INSTRUCTIONS: A survey will not be completed. Sold on taxable tract description information only. If it is sold in separate tracts and not a complete tract, then the buyers agree to the taxable tracts described and information. Propane tank, Gates, Fence panels, Portable deer stands are not part of the property and are not included in the sale of the property.

CLOSING COST: Seller will prepare a warranty deed. Seller agrees to furnish at Sellers expense an Owner’s Policy of Title Insurance in the amount of the purchase price.   Seller and Buyer shall pay their share of the costs of closing.

CLOSING LOCATION/AGENT: Closing agent will be First American Title Company located in St Joseph, MO.

ESCROW: All monies collected with the contract will be placed in the escrow account of First American Title Company Escrow Account as listed herein prior to closing.

TAXES: Taxes will be prorated to the day of closing. 

BUYER’S PREMIUM: A 10% Buyer’s Premium will be added to your final bid to equal the contract price.

TERMS: Real Estate – 10% of the (Contract price) Down today in Cash or Check, Balance due within 60 days. This transaction is not contingent on financing. 

POSSESSION: Purchaser(s) shall receive possession of the property at closing. 

CONFIRMATION: Selling subject to owner’s confirmation. Confirmation of the auction will be made no later than 48 hours after the auction ends. 

LIQUIDATED DAMAGES: If buyer chooses not to close within stated time herein and no written extension has been granted by the seller, the buyer will forfeit all the deposit. If such action occurs, West Central Auction Co. hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement. These liquidated damages do not restrict the seller from suing the buyer for performance damages and/or any additional damages the seller suffers by the default of the buyer.

All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal onsite inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public 

information such as easements, restrictions, zoning, right-of-way, or any other information that can be obtained as public record in the Andrew County Court House concerning subject properties. Any and all announcements made from the auction stand or online take precedence over all other verbal, printed, announced, internet and/or distributed information. Please note that you are buying the property “As Is, Where Is” with no guarantee or warranty. West Central Auction Co. is the agent of the seller and their fiduciary duties of loyalty and faithfulness are owed to their client (the seller). 

Buyer(s) Initials _______ Seller(s) Initials ____

Bid Price-$                                                       Buyers Premium-$

Total/Contract Price $

I was provided a copy of the “Terms and Conditions of Auction Information at the time I registered and have read and understand the information as printed. I understand this document will be attached and become a part of the Real Estate Auction Sales Contract.

Printed Name of Buyer(s): ________________________________/___________________________________

Ownership Name:_____________________________________________________________

Home #: _______________________________________________

Cell #: _________________________________________________

Street: _________________________________________________

City: __________________________________________________

State: _______________________________ Zip: _______________

Lender Name: ________________________________________________________________

Loan officer: __________________________________________________________________

Lender Phone #: _____________________________________

Buyer(s) Signature: _____________________________________Date: _____________Email _______________________________

Buyer(s) Signature: _____________________________________Date: _____________Email _______________________________

Printed Name of Seller(s): _________________________________/__________________________________

Home #: _______________________________________________

Cell #: _________________________________________________

Street: _________________________________________________

City: __________________________________________________

State: _______________________________ Zip: _______________

Seller(s) Signature: _____________________________________ Date: _____________ Email ______________________________

Seller(s) Signature: _____________________________________ Date: _____________ Email ______________________________

I certify that I have provided the regis­tered bidder named above with a copy of this “Notice of Auction Information, Terms and Conditions”.

Name of Auctioneer:  Jeff Pittman

Signature: __________

Date: _____________

First American Title Recipient           _____________________________________