I am not an attorney but I would write something like
If event X happens then buyer and seller agree to Y
If event X does not happen then contract is void and of no further effect
This might not be a valid contract as it depends on another factor happening which neither of you have control. I vaguely recall something about that was not a valid contract.
Another way I might write it would be as an option. You have the option of selling him the property at X price by Y date. If you exercise the option he is required to buy, but you are not required to exercise your option.
Ok great! Thanks for your reply Ned.
Maybe just walk them through it and charge a reasonable consultation fee?
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