BEST ANSWER
Mark
Based on the two answers you have already received, I would suggest you contact a LOCAL Realtor to have your questioned answered specific to your state and the laws and common practices there. In my market in Ohio if a property is listed in the MLS and showing PENDING as the status, it has a contract that has been signed by both the buyer and the seller and may or may not be subject to contingencies (financing, inspections, etc.) Until that contract expires, the contingencies are removed or the contract is mutually released, the seller would be opening themselves up for legal action by the initial buyer if they attempted to accept any further offers on the property aside from a SECONDARY offer, which you could put in to place and many Realtors and sellers are very willing to do that in today's uncertain mortgage market.
If a property is listed as CONTINGENT in our local MLS, there is a negotiated contract on the property that is subject to some other contingency...possibly subject to a home sale with a bump clause (if another offer comes in the first offer has so much time to proceed with their contract or it is bumped and the new offer takes over primary position) or it could be waiting on signatures from sellers in a verbally agreed upon contract...like an out of state bank or loss mitigation dept.
It all comes dowwn to the local terminology and common practices as they apply to the real estate laws in your area.....hope that helps.
Sat Apr 11 2009, 04:31