New Hampshire - Looking to purchase land need help with deal!!

[Steve S.]

Hey guys I am from Southern NH. A friend of mine has a small seperate of land which is approx 1/3 acre that they bought 10 years ago because it was next to their home. Used to have a camp on it and has not had anything on it for maybe 60 years.

Went to town hall. Asked about it and  was originally told it could not have a house on it because it does not meet the 2 acre zoning minimum the town required. Sounded like I could put a garage on it which is what I want to do as long as I met the setbacks.

Next trip went back to town hall a few months later with more questions and there was new people there. Zoning person did not have a clue at all this time and sent me to building inspector.. the building inspector he pulled the records up and told me this was a "lot of record" which means it was a lot before zoning came into play and is grandfathered in to have a house built on it. I was pretty excited because I am purchasing this lot for a couple thousand dollars.  Before I start doing more research I want to have this under contract...

My friend who is selling it has a quitclaim deed to the property. Its only changed hands maybe 2 times in the last 100 years so there is not much history. 

Heres my questions. Can I get a warranty deed from a quit claim deed? Is there an advantage to warranty over quitclaim? We called a title closing company they said we need a purchase and sales ageement which is standard in NH but I cannot find anyone to send me one. Does anyone here have one they could send me? Every realtor wants to be involved to get a commission and wont help once I tell them its a private sale. They are forgetting when I sell this they may get the commission funny how that works.... Any other advice or things I should know as I have not bought any property before! Thanks!

[Ann Bellamy]

@Steve S.  make sure you don't clear the lot before you get your building permit in hand.  Small towns in NH, including Brookline, are tricky to deal with, they are development-resistant.  If you clear the lot, and then can't build a house, you will have pissed off the neighbors for nothing.  

Suggest you go to the building department in Brookline and ask them who are the local engineers.  You'll at least be using someone who is very familiar with the rules and the boards and inspectors in that town.  That can be very valuable.