Need help with Creating a Contract with an Owner in Pre-Foreclosure?

Question

For a contract for my exclusive rights to work with the owner, what should my contract say? Does anyone have a sample copy for me to go by? 
I know that I need a letter to the lender from the owner authorizing me to speak to the lender regarding a short sale. I include Loan # and last 4 digits of SS#. Anything else? 
But shouldn't I get a contract between myself and the seller to keep someone else from sweet talking them out of using me? And what should it say?

Thanks!

April G · Answer

Ok I think I found what I was looking for. I need the Colorado contract form #FPA33-10-06 version of Contract to Buy and Sell. Then I need to attach form #NCF34 which is the Notice of Cancellation. This will give me the exclusive right to work solely with the owner. Anyone have anything to add on this? Thanks Jon and Justin for your  help on this!

April

April G · Answer

Thanks Justin those sites are very helpful! 
April

Justin S. · Answer

Several transactional funding and title company websites have free downloadable contracts.  Use at your own risk.

http://www.oldschooltitle.com/

http://www.coastal-funding.com/downloads.html

April G · Answer

Thanks for your info! I have some reading to do. Is there a copy of an example somewhere that I can go by? I want to be sure to get it right.

Jon Holdman · Answer

Just use a purchase and sale agreement.  You and the owner sign a contract for the owner to sell you the house.  That prevents them from selling it to anyone else.

Be sure you're aware of and closely follow the Colorado Foreclosure Protection Act, which has a lot to say about that contract.  Including font sizes and rights of rescission.