Q: I signed contract purchase agreement, if I default as buyer, what are my risk beside loss of earnest funds?

A: There seems to be a widespread belief that the paper you signed, often called the purchase agreement or the sales agreement or the contract, is irrelevant because they are all the same. They are not. Further, there is appears to be a widespread belief that an interview to determine all of the facts isn’t needed, because the only relevant facts are the ones clients are focused on when they think they are in trouble. That is also false. Finally, there seems to be a widespread belief that realtors, who are only paid when a sale goes to closing, are going to advise them how to get out of the contract that pays the realtor. At least, you do not seem to suffer completely from that misstatement, though you are focused on the conflict of interest in dual representation instead of the more obvious self-interest of the agent.

You need a consult with a qualified lawyer who can review your contract and your facts. You need that quickly, and you would probably get it quicker and cheaper if you buy that from a lawyer familiar with Virginia real estate sales contracts. The others can probably also read the contract, but a lawyer familiar with Virginia real estate contracts will be able to do in an hour or two what others will do in four or five hours.

Until I read the agreement, I don’t know. I do know that the doctrine of impossibility, which is brought to mind by your mention of your son’s accident, is a tiny exception in Virginia and is unlikely to be relevant to anything other than proving your desire to breach. Don’t discuss that in an open forum on the web.