Below is how an actual Short Sale approval reads (looks like).
Dear Buyer/ Realtor
In response to your request for a sale, of the above referenced property, for less than the total payoff of the property, XYZ Company hereby agrees to the short sale between the seller , the buyer, and will release its lien, contingent upon the following terms:
1.  With a purchase price of $250,000 in which the required minimum net proceeds for XYZ should be no less than $217,407.48.  The Settlement/Closing is scheduled on or before October 25th, 2008.

2.  Any extension of the closing date requires the written approval of XYZ.  A copy of the HUD-1 Settlement Statement (preliminary) must be faxed to XYZ 24-48 hours prior to close.  This fax should be sent to abc123@wellsfargo.com.

3.  IN NO EVENT SHALL BORROWER RECEIVE ANY FUNDS FROM THE SALE OF THIS PROPERTY.  Any surplus funds above the agreed upon Short Sale purchase price at the time of closings is the exclusive property of XYZ and shall be made payable to XYZ.  The mortgagor(s) also waive their rights to any escrowed funds or refunds from prepaid expenses.

Upon satisfaction of all terms of this approval, the mortgage will be discharged and a release document will be forwarded for recording.  If a foreclosure action was commenced against this property, then upon satisfaction of all terms of this approval, the pending foreclosure action will be dismissed and appropriate instruments recorded.

ALL REMITTANCES MUST BE MADE BY CASHIERS CHECK or CERTIFIED FUNDS, PAYABLE TO XYZ:
XYZ address
XYZ city, state, zip

XYZ is required by Fair Debt Collections Practices Act to inform you that if your loan is currently delinquent or in default, as your loan servicer, we will be attempting to collect a debt and any information obtained will be used for that purpose.  However, if you have received a bankruptcy discharge, and the loan was not reaffirmed in the bankruptcy case, XYZ will only exercise its right against the property and is not attempting any act to collect the discharged debt from you personally.

Should you have any questions, please feel free to call XYZ employee.
Sincerely,
XYZ Employee
Mortgage Loan Adjuster
XYZ Loss Mitigation

    
Fernando Herboso, Short Sale Agent®.  Please don’t hesitate to contact me with your questions on a Short Sale and it’s process!
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Short sale properties FOR SALE in MD, DC, VA, WV