This article explains how contracts can be formed through conduct, communication, and performance — even without a signature — under common law, equity, and the UCC. It highlights how real estate and auto sales can become legally binding when an offer is made, payment is tendered, and the other party accepts by silence or action. Citing UCC §§ 2-204, 2-206, and 1-103, the article shows how equity enforces what “ought to be done” when formalities are absent but intent and performance are clear.
In both real estate and automobile transactions, the public is often led to believe that only a formal signed agreement or contract can create legal obligations. But in common law, equity, and commercial law, a contract may be formed through conduct, communication, and performance — even if no “wet ink” signature was exchanged.
This principle is especially important when a buyer tenders value and the seller or their agent accepts by silence or performance.
🔹 Offer and Acceptance: The Foundation of Contract Law
At its core, a contract is formed when:
-
An offer is made,
-
That offer is accepted, and
-
There is consideration (value) exchanged.
Under common law, acceptance does not always require a signature. It can be established by:
-
Verbal confirmation
-
Email acknowledgment
-
Actions that reflect agreement, such as removing a vehicle from public sale or delisting a home from the MLS.
🔹 UCC Article 2: Contracts Formed by Conduct
Under UCC § 2-204, which governs the sale of goods (including automobiles):
“A contract may be made in any manner sufficient to show agreement, including conduct by both parties which recognizes the existence of such a contract.”
This means that if a buyer tenders lawful value — such as a negotiable instrument or cashier’s check — and the seller accepts or does not return or reject it, a binding contract exists by operation of law.
UCC § 2-206 goes further, stating that acceptance may be made “by any medium reasonable in the circumstances.”
In short: email replies, text messages, or delisting a property or auto can qualify as acceptance.
🔹 Equity: The Great Enforcer of What “Ought to Be Done”
The maxims of equity fill in where technical legal rules might otherwise allow injustice. Equity holds that:
-
“Equity regards as done that which ought to be done”
-
“He who accepts the benefit must also accept the burden”
-
“Silence where there is a duty to speak is acquiescence”
So if a party receives payment (or its legal equivalent), remains silent, engages in follow-up communication, and makes the item unavailable to others, equity sees the transaction as complete.
🔹 Real World Examples
🚗 Auto Sale Example:
-
Buyer tenders a negotiable instrument for a vehicle.
-
Seller receives it, confirms pickup time via text, and removes the listing.
-
No formal contract is signed.
-
Seller later denies the sale.
Result: Buyer can enforce the sale in equity and commerce, since offer, acceptance, and reliance occurred.
🏠 Real Estate Example:
-
Broker responds, proposes a Zoom call.
-
Property is removed from MLS.
-
No rejection, return, or dishonor of the instrument.
Result: A valid contract exists by conduct and reliance, and a court sitting in equity can enforce specific performance or quiet title — especially if a Lis Pendens and UCC filings support the buyer’s position.
🔚 Bottom Line
You don’t need a signature when you have:
✅ A valid offer,
✅ Lawful tender,
✅ The other party’s silence, conduct, or acceptance,
✅ And you relied on the agreement.
Under UCC §§ 2-204, 2-206, 1-103, and equitable maxims, performance and commercial acceptance are often stronger than paper.
In both auto and home sales, if you’ve tendered value, and the other side accepted or acted in reliance, you’ve formed a contract enforceable in law and equity — with or without their signature.
