North Americans who purchase heavily promoted property in Parrita are giving the seller 12 months to put in roads, electricity and water.

That time period is contained in the unusual and skimpy purchase agreement presented to would-be buyers.

Also unusual is the absence of a contract clause identifying the location of property the purchaser is buying. Instead, purchasers are being asked to spend $19,900 an acre to buy a Costa Rican corporation that has as its asset unspecified property. Property identification is one of the textbook requirements for a valid real estate contract.

The property is being sold by Paramount International Sales of Costa Rica SRL of Escazú, according to the agreement that comes in a colorful package that includes slick paper reprints of articles about real estate.

The Paramount name is a new one. A previous article said that Paragon Properties of Costa Rica S.A. was the seller. 

Although the agreement specifies that the transaction close in Costa Rica, the contract is written in English instead of Spanish as the law here mandates. In addition, the one-page agreement does not contain a jurisdictional clause, so purchasers will not know if they can litigate the agreement in Costa Rica, in Florida where a sales office is maintained or in Nevada where a telemarketing company is promoting the development. Litigation might be necessary if the company fails to install the utilities that it promised.

The company Paramount appears to have enlisted the help of a Florida legal firm, identified on the contract as Charles L. Neustein P.A., to hold the money in its trust account. According to the contract, the purchaser may cancel the agreement any time prior to the end of an on-site inspection. 

The contract and other material was provided to A.M. Costa Rica by a would-be purchaser who had been in contact with the company via a Florida sales agent. A map identifies the 

property as Phase III of "The Heights of Pacifica" and the owner as Paragon.

The telemarketing and internet sales campaign has raised a lot of questions in Costa Rica, particularly among real estate agents who wonder if the company has received approval for a subdivision of land in Parrita. Paragon has not been anxious to answer reporters questions.

The contract provided by the would-be seller raises a host of questions. For example, can the purchaser cancel the agreement AFTER completing an inspection tour? That point is not addressed in the contract.

The inspection may be an expensive visit if the purchaser does not like the location or other aspects of the land. The seller agrees to provide lodging and ground transportation to show the purchaser the property. But that is after the purchaser puts up $19,900.

The seller identifies itself as Paramount Consulting Group Inc. in the United States, with offices in North Miami, Fla. 

The sales effort, being conducted by Internet and telephone in the United States, may be the only contact North Americans have with Costa Rica.  However, no Costa Rican agency appears to be looking into the campaign even though the sale effort has such high visibility.

Only the company knows the number of persons who have come to Costa Rica at its invitation to view the property.

Most government offices are closed for the holidays now.