Does a counter offer constitute a new offer on items not specified?

Question

I made an offer, seller countered, then I countered, then seller countered. In my counter, I wanted my agent to state something to the effect of "original offer reoffered with the following changes" but she wouldn't do it. She said that unless the seller specifically rejects something in the counter offer that means he accepts it. My home buying book says a counter offer is a new offer and constitues a rejection of any previous offers. Someone please help... Additionally, the items not specified are not price related. They are such things as contingency on sale of current home, re-wiring kitchen, and restoring utilites prior to inspection among other things. Thanks

Answer 1

Whenever a counter offer is submitted, it always states "all other requests remain the same" or something to that matter, at the end of the counter offer, that way if something was missed, the first offer stills acts as the request for that particular item. Best Wishes.

Answer 2

Technically, if you did not accept the sellers counteroffer to your original offer, you should have written a new offer, not counter offered again - any good Realtor would know this. I strongly suggest you start fresh with a new offer, spelling out the terms of your offer so there will be no confusion.

Answer 3

I think you should put every thing you want in each offer. If you ask for a, b, c, and d. And they come back with a, c, and e, then you've lost b and its not part of the agreement. If you want to go back and say a, b, c and e, then you'll have b if they accept it.