Article

Real Estate Buyer Book

A few important questions…

What are the 10 most common buying mistakes Buyers make?

1. Not using a Realtor®
2. Not using the right Realtor® for you
3. Not being clear with your agent regarding your wants and needs
4. Not getting pre-approved with a Lender
5. Not being clear and up-front with your Lender
6. Not being in escrow with your current home before shopping for a new one
7. Judging a home only from the curb
8. Making an offer lower than the current price differential
9. Not purchasing a Home Inspection
10. Not purchasing a Home Warranty Program

Where do I begin the process of looking for a home?

The first thing you should do is to focus on what you're looking for in a home. 

You can start by establishing priorities in the following three areas:

• Location
• Personal Taste
• Budget

Location:

Are you relocating to a new town because of a new job, or to be closer to your current job? Are you coming here to vacation or to retire here permanently? 

How will the location of schools, shops, transportation and medical facilities affect your choice of neighborhood?

Personal Taste:

How large a home do you need?  What style of architecture do you prefer? 

On what type of lot?  Depending on where you want to live, you may have a choice of homes in dozens of styles, sizes, and settings.

Each family’s needs are different.  It is helpful to examine what you like or don’t like about your current home or apartment.  What don’t you like?  What features are missing? 

Do you have extra large furniture (i.e. king-size bed or large dining room suite) that you must accommodate?  How important is the lot?  Do you need a finished family room, garage; special needs room (i.e. office)? 

Once you’ve examined all your wants & needs, make a list of the most important features that you absolutely cannot live without.  Those go to the top of your list.  Everything else is a compromise! 

Budget:

How much home is it wise for you to own or how much do you want to spend on a monthly basis without eating popcorn for dinner every evening?

As you consider these things, do a little research of your own.  Look through magazines for ideas about home styles and features.  Drive through neighborhoods that appeal to you to see what's available.  Read the real estate listings in the magazines and newspapers to learn about the features and values that you are considering. Plus, consider an automated property search for homes that come on the market that meet your criteria. These reports can be sent to your email the day they hit the market giving you the advantage over other competing buyers.

The more knowledgeable you become, the better your final decision is likely to be.

Before You Look At Any Homes…

There Are A Few Things You Should Know

About Purchasing Property!

What is the neighborhood (and your neighbors) like? 

Are there certain area features that would affect the value of this property in the future?

What are the utilities?

How far do I have to travel for schools, public transit, shopping and medical facilities?

What is the traffic flow in front of or near the property…any main roads, bus routes, or railway tracks?

Are there any utility easements or encroachments over the property?

How much are the closing costs…and is there a better time in the month to close to minimize them?

Who has the best rates and service in the mortgage field, bankers or mortgage brokers?

How do you select the best lender to work with?

What are the other comparable homes in the area selling for?

How flexible are the sellers on their asking price? 

At what price do we put in our initial offer?  What is the normal discount off the asking price?

How is my financing approval determined?  Is there any beneficial existing financing on the property that I can assume?

What can I have included in the sale?  Are there any exclusions?

How can I know for sure how much home I can afford?

We've found that affordability is probably the single biggest concern of today's first-time homebuyers. 

Our advice:  Talk to a good real estate agent who is committed to honestly and responsibly working with you to determine your affordable price range. 

There are many financing options available today, and some include low down payments.  We will put you in touch with a lender who will help you find an option that fits your budget, and you may be surprised at just how much home you can afford!

What should I consider when I'm deciding which community I want to live in?

Good city services, nice parks and playground facilities, convenient shopping and transportation...these are just a few considerations that are important to people when they choose a community in which to live.

As for individual neighborhoods within a town or city, there is no better source of information than your real estate agent.  Agents know the people and the communities they serve, and chances are we can help find a neighborhood that fits your family's needs.

Where can I get information about local schools?

Again, a good real estate agent is perhaps your best source.  They know where the local schools are and can provide you with valuable information about school districts, bus services and more. 

If you're relocating, an agent may even be able to put you in touch with teachers and principals when you visit the area.

How can I find out what homes are selling for in a given neighborhood?

Home sales are a matter of public record.  You can get all the information you want about recent sales, including prices and time on the market, by asking your Realtor®

If you're interested in a particular home, we will be able to provide you with a list of comparable sale prices of homes in your area that are roughly the same size and age as the home you're considering. 

Although there will certainly be some differences between the homes--the house next door may have an extra bedroom, or the one down the block may be older than the one you're looking at--it's a good way to evaluate the sellers’ asking price.

When I start visiting homes, what should I be looking for the first time through?

The house you ultimately choose to call home will play a major role in your family's life.  A home can be an excellent investment, of course, but more importantly, it should fit the way you really live, with space and features that appeal to everyone in the family.

As you look at each home, pay close attention to these important considerations...

• Is there enough room for you now and in the near future?
• Is the home's floor plan right for your family?
• Is there enough storage space?
• Will you have to replace the appliances?
• Is the yard the size you want?
• Are there enough bathrooms?
• How much maintenance and/or decorating will you need to do right away? 
• Will your present furniture work in this house?

How many bedrooms should I be considering?

Whether you are married or not, or have kids or not, spare bedrooms come in handy when family and friends come to stay.  When you're not having guests, extra bedrooms are useful as a library, den, or TV/media room.

There’s another good reason to choose a home with extra bedrooms:  extra space will make your home more appealing to a larger number of interested buyers when it comes time to sell.

What should I ask about each home that I look at?

As a rule of thumb, ask any questions you have about a specific room’s features or functions.  Pay particular attention to areas you feel could become "problem" areas - additions, defects, areas that have been repaired.  And above all, if you don't feel your questions have been answered, ask until you do understand and are satisfied.

What should I tell my agent about the homes I looked at?

Open communication is critical.  Tell us everything you liked and didn't like about each home that you see.  Don't be shy about talking about a home's shortcomings.  Is the home too small for your needs?  Let your agent know. 

Was the home perfect except for the carpeting?  Let your agent know that too.  The more open and descriptive you are, the easier it is for us to "zero in" and find a home you'll love.

How many homes should I look at before I buy?

There is no set number of homes you should look at before you decide to make an offer on one.  That's why providing your agent with as many details as possible up front is so helpful. It could reduce the list from 50 to 5 and become more manageable.

The perfect home may be waiting for you on your first visit!  Even if it isn't, the house-hunting process will help you get a feeling for the homes in each community and narrow your choices to a few homes that are worth a second look.

Sometimes seeing many houses can become confusing!  An excellent way to differentiate each home is to name it!  Call it the "cat house" if there were several cats or the "deck house" if the main feature is the deck.  This will make it easier to remember and reach a decision.

Home Inspections

I'd like to have a professional look at the home before I buy it.  What does a Home Inspector do?

For your own safety, and to make sure you're not going to have any surprise repair expenses, using a professional home inspector is highly recommended. 

A home inspector will check a home's plumbing, heating, cooling, and electrical systems, plus look for structural problems, check the roof for water leakage, and look at the exterior and interior finishes throughout the property.

Usually, you call an inspector immediately after you've made an offer on a home. 

However, before you sign any written offer, make sure that it includes an inspection clause or other language that says that your offer is conditional upon having a satisfactory home inspection.

Your home cannot “pass" or "fail" an inspection and your inspector will not tell you whether he or she thinks the home is worth the money you are offering.  The inspector's job is to make you aware of repairs that are recommended or necessary plus health and safety issues. 

A seller may be willing to renegotiate a price to accommodate needed repairs, or you may decide that the home will take too much work and money.  A professional inspection will help you make a clear-headed decision.

Should I be present during the inspection?

Absolutely!  It's not required, but it is very much to your advantage.  You'll be able to clearly understand the inspection report and know exactly which areas need attention. The inspection usually takes about 3 hours. Hint: wear your Saturday work clothes and sturdy shoes. 

Plus, you can get answers to many questions and tips for maintenance and a lot of general information that will help you when you move into your new home.  Most important, you'll see the home through the eyes of an objective third party.

Inspection Checklist:

Your professional home inspector will visually examine all parts of a house and property on both the interior and exterior!

Items on your inspection report will include:

          FOUNDATIONS, BASEMENTS, AND STRUCTURES

Basement floor and walls, proper drainage and ventilation, evidence of water seepage. Not many of these in the Hill Country save for hillside walk out floors.

ï²         EXTERIOR SIDING, WINDOWS, DOORS

Exterior walls, windows, and doors; porches, decks, and balconies; garage.

ï²         ROOF

Roof type and material, condition of gutters and downspouts.

ï²         INTERIOR PLUMBING SYSTEM

Hot and cold water systems; the waste system and sewage disposal; water pressure and flow; and hot water equipment. Note: Septic is a different inspection.

ï²         ELECTRICAL SYSTEM

Type of service, the number of circuits, type of protection, outlet grounding, and the load balance.

ï²         CENTRAL HEATING & COOLING SYSTEM

Energy sources, heating equipment, age, capacity, and distribution.

ï²         INTERIOR WALLS, CEILINGS, FLOORS, WINDOWS, AND DOORS

Wall, floors, ceilings, stairways, cabinets, and countertops.

ï²         ATTIC

Structural, insulation, and ventilation information.

ï²         FIREPLACE

Notes about the chimney, damper, and masonry and cleaning.

ï²         GARAGE

Doors, walls, floor, opener.

ï²         APPLIANCES

Including a wide range of built-in and other home appliances, smoke detectors and television/cable hookups.

ï²         LOT AND LANDSCAPING

Ground slope away from foundation, condition of walks, steps, driveway.

Are there any other inspections I need to have done?

In addition to the overall inspection, depending upon the neighborhood where you're buying, you may wish to have a separate test conducted to check for termites or other wood destroying insects, septic systems and water well quality testing. Talk to your real estate agent for information about these tests and to companies in the area that perform them. Some inspectors are licensed to handle all of these inspections making scheduling a lot simpler.

Homeowners’ Insurance

Do I need to talk to an insurance agent?

Yes, and the sooner, the better.  Most insurance professionals have a lot of experience in working with homeowners and can offer useful tips about home ownership, particularly regarding home safety and keeping your premiums low.

Once you've found a home, work together to develop a homeowner's policy that meets your individual insurance needs.  You'll need to have proof that you have a paid-up policy in place for your mortgage lender when you go to your title company or lawyer's office to sign all the closing documents. Typically just giving the insurance agents contact information to your lender and Realtor® will be sufficient to facilitate communication between all parties.

Ask us for some recommendations for insurance agents.  Realtors® have dealt with several in their years of experience.

Making an Offer

When I've found the home I like, how do I make an offer?

When you've found a special house you want to call home, you'll probably feel excited and a bit nervous.  We’re ready to help you through this important time.  With me, you'll write a "Residential Contract”, a written document that declares how much you will pay for the home provided that certain conditions are met.

This is a legally binding contract that you will sign and date.  Your offer will have a time limit for the seller to accept, reject, or make a counter-offer.  If a counter-offer is made, you have time to respond.  Often, offers go back and forth until accepted or one party decides to end negotiations.

Be prepared to encounter a phenomenon called "buyer's remorse".  This occurs after you make a large purchase of anything, let alone a house.  You will ask yourself "Did I make the right decision?"  The answer is, "YES."    Consider this self-analysis to be entirely normal!

How do I determine the amount of my initial offer?

There is really no rule to use in calculating a realistic offer.  Naturally the buyer wants the best price, but negotiations can be influenced by many factors. 

After you've looked at the home's features, asked questions, checked comparable sales in the neighborhood, and talked about it with your agent, you should have a good idea of what the home's value is in the current market.

Consider what you can afford and make an offer that's fair.

Most buyers and sellers negotiate on price, with both sides "giving" a little until both agree.  When the price is agreed upon, both parties will initial the paperwork.  Our skills are in negotiating a fair price for you...so use those skills to the fullest!

Now you and your agent typically begin the process of arranging an inspection and applying for a mortgage.  Often you can be pre-approved for a mortgage prior to signing an offer.

What's an "Earnest Money or deposit" and how much do I need?

When you sign an offer to purchase, the seller will require a deposit, that is, money that shows you are serious about wanting to buy.

Usually, you will be asked to write a check for a specified amount, typically from $1,000 to $10,000 or more, depending upon the value of the property being purchased and the norm in your community.

We will hold this check until you have an accepted offer.  Then, within 2 days after acceptance, that check will be sent to the Title Company of choice to be deposited and escrow will be opened. 

Therefore, your earnest money funds must be made readily available before you consider signing an offer.

Once the offer is accepted and acknowledged, your earnest money will be included as part of your down payment.  If your offer is not accepted, you'll get back your earnest money or deposit check.

Keep in mind, though, that if you back out of an offer once it's accepted and all conditions have been removed, you may forfeit the full amount of the earnest money and may be liable for other costs incurred by the seller.

Is there any way I can protect myself against emergency repair bills in my new home?

Yes.  A Home Warranty offers you protection against many potentially costly problems not covered by your homeowner's insurance. 

They've become increasingly popular in recent years and for a good reason: the coverage can save you thousands in the event of a major mechanical breakdown at a time when your cash reserves have been depleted by your down payment and moving expenses.

After Acceptance

There's so much to remember... what do I have to do?

Your agent can help you with many of these things and a good Realtor® will keep in close contact with you right through the closing period!

Here's a partial closing checklist...

• Are all the necessary inspections complete?
• Are all the required repairs complete?
• Is your insurance policy paid up and ready to go into effect on the day you close?

§  What form of check can you use (and who should it be made out to) to pay for the closing costs?    

Is there anything I should do immediately after closing?

The first thing you'll want to do is consider having the locks changed even though you received the keys at closing.  Also, make sure that all your utilities have been switched on and are now in your name (electricity, gas, water, telephone and cable television).

Remember to put your deed, survey and other important paperwork from the closing in a secure place, preferably a safety deposit box.  Even though it's all on file at the registry office, it's smart to know where your copies are and that you have access to them at all times.

What Are the Advantages of Using a Real Estate

Agent to Help Me Buy a Home?

Buying a home is certainly one of the most rewarding experiences most of us ever have; it's also one of the most challenging. 

If you’re buying for the first time, the process may seem overwhelming. And even if you’ve been through it several times, every move is different and presents new challenges.

One clear advantage of enlisting the help of an agent is simply that you don’t have to “go it alone.” 

A good agent has the training, the know-how, and the experience to help you through each step of the process and to make the process of finding, buying, and moving into your new home as smooth, quick, and enjoyable as it can be.

Another advantage is that real estate agents are a valuable source of information about market trends, neighborhoods and especially information about homes for sale throughout the areas in which you're interested. 

Another advantage is that, in general, all of these services come to you free of any charge or obligation. 

In Texas all real estate agents involved in a given transaction work for the seller, unless exclusively representing the buyer, and they were paid by the seller (the vast majority of agents today are still paid by the seller); however, the law has become clearer in this area.

Now, with proper disclosure e.g. buyer representation agreement, the agent, salesperson or broker works for the buyer that they choose to represent.  There is usually no cost to the buyer.  It puts you in a “win-win” situation. 

In order to get the process moving, you have a Buyer Consultation Interview with us. Why? Simple, because no one likes to waste time but that's what many purchasers do. 

They don’t take the time to sit down with their Realtor® to learn about the home buying process and to let the Realtor® know, in great detail, what their housing needs are.  That's what a Buyer Consultation is all about.

Through the experience of working with many buyers over several years, we have become skilled in (and enjoy) teaching you about the whole process and listening to your needs.

Even if you have purchased a property in the recent past, a quick review might be in order to refresh everything in your mind!

The Buyer Consultation Meeting

At a Buyer Consultation meeting, we will review a great deal of information to help identify priorities, needs and expectations. We will discuss your goals, complete a Buyers’ Questionnaire and thoroughly explain the services we provide.  You should be prepared to do the following:

1.         Answer several questions designed to give agent information about what experience you've had in home purchasing and your knowledge of the home buying process.

2.         Discuss your cost of living and how much you can afford each month.

3.         Discuss the various types of mortgages that can be arranged, what they mean, specific terms and conditions within those mortgages, and methods of paying.

4.         Determine the amount of down payment and discuss the various sources of down payment.

This will tell you what your total monthly payments will be for principal, interest, realty taxes and approximations for utility bills or condo fees.  We ask the question, “Can you afford this much monthly or should we look for a house in a lower price range?”

5.         Fill out a “Buyer’s Estimated Closing Cost” sheet to determine what your total dollar needs will be on closing day. Note: Contingent on price of property, location, down payment, mortgage, etc.

6.         Do a walk-through of the complete home buying process:

a)         What is the size of deposit required with an offer? When is the balance of the actual “cash” needed?

b)         Review some of the special clauses and conditions that should be included in your offer, such as Home Inspection and Financing.           

7.         How offers are presented and counter-signed.

8.         Review the complete range of services that we offer to you:        

a)         Many years of successful real estate experience and offer negotiation.

b)         Assistance in qualifying and obtaining mortgage financing.

c)         Construction and renovation experience to assist in answering any technical questions the buyer might have. Knowledge of building/renovation restrictions in each area.

d)     Amount of detail and effort by the staff which goes into each showing: preparation of individual showing packages, real estate printouts

e)      The goal is to aid you in becoming a very informed purchaser, who will feel confident when the time comes to sign an offer and purchase your new home!

9.         Agreement to hire us as your Realtor®: Buyer’s Representation Agreement (see addendum) we commit to providing top-quality service and the resources of years of experience to help you, the buyer, obtain the home of your dreams. You, in return, commit to use our service exclusively. Please read and sign Buyer’s Representation Agreement.

Note: A seller’s agent is unable to provide the following to a buyer and unless we’re hired as a Buyer’s Representative we represent the seller.

a)      Advising on how much to offer on a property, if less than the asking price

b)      Disclosing the amount the seller will take, if less than the asking price

c)      Informing you about the seller’s motivation or deadline to sell

d)     Informing you about previous offers

e)      Advising you regarding positions to take during negotiations

f)       Disclosing information to you that would be detrimental to the seller’s negotiating position or that is confidential, unless required by law to disclose 

Having a Realtor® on your side is a definite advantage – wouldn’t you agree?

SATISFACTION GUARANTEED. You may fire me at any time with a quick and easy phone call before negotiations for a home begin. In fact we provide a Buyer’s Services Guarantee as our commitment to you.   

10.       Now we list the specifics of exactly what features you want in your new home, keeping reality in mind, based on what we have learned about what price range you feel most comfortable purchasing a home in.

BUYER QUESTIONNAIRE

By answering the following questions, you are able to give us an overall picture of your situation, what your goals are and what your financial situation is.  We’ll help in clarifying any details for you.

§  Where do you presently live?

§  What are the fastest ways to get a hold of you? Home phone, work phone, cell phone, fax number, e-mail address?

§  Do you RENT or OWN now? Do you have to sell a house first?

§  What do you like or dislike most about where you are now?

§  Why have you decided to BUY here at this time?

• How long have you been SERIOUSLY looking for a home?

§  What features are you looking for in a home?

• Is there anything keeping you from buying in the next 60 days?

§  What would be the ideal date to MOVE to your new home?

• Have you ever tried to buy a home before?

§  Are you working with any other REALTORS® right now?

• Are you willing to work with just ONE experienced Realtor® EXCLUSIVELY?
• Have you seen any homes already?  Did you like any of them?
• Where were they? Who showed them to you?  What did you like most about them?

§  Are you out looking every day / week / month?  How often?

• Is there anything else you can tell me about yourself that would help me find you a home?

§  What sort of down payment are you working with?  Where is it coming from?

• Have you been on the job for at least two years?

§  What price range have you been considering?

• What is the most you would feel comfortable with paying on a monthly basis for mortgage payments?

§  If we added in $____________ for taxes and $_____________ for utilities or condo fees to that figure, we would get a total of  $_______________ per month!  Can you pay that much monthly? This can be coordinated thru a Mortgage Company or Broker.

§  If we went out tomorrow and found the PERFECT home for you, is there any reason why you wouldn’t be in a position to proceed with signing an offer on that property?

§  Is there anyone else (family or friend) that you would want to take a look at your favorite home?

§  Is there anyone else involved with your decision making process that is not present today?

• Have you talked to anyone about how much financing you qualify for?  If YES, who and how much? We STRONGLY recommend using a local Lender!

Our Services to You

Finally, we run through a list of specialized services that we provide.  The following is a list of many of the services regularly provided by us to help our clients feel comfortable with the process of finding and purchasing a home.  Please ask us about any of the below listed services that we may be able to provide.

§  Explain the benefits of a Buyer-Broker Agreement.

• Determine the approximate price range for which the buyer can qualify.

§  Describe the services lenders and loan officers can perform.

• Provide ideas for alternate methods of finance or purchase.

§  Explain the use and benefit of a lender pre-approval letter.

• Provide a choice of several lenders.

§  Review your financial and personal plans as they relate to real estate.

• Make sure you are buying a home that meets your needs.

§  Provide you with an “Information about Brokerage Services” document.

• Explain the Information about Brokerage Services document.

§  Assist in developing a prioritized list of home selection criteria.

• Keep track of those criteria when analyzing various properties.

• Explain some of the drawbacks of real estate ownership.

• Help to determine the most advantageous time to make an offer.

§  Help to determine the most advantageous time to close your transaction.

• Provide a sample copy of the purchase agreement for you to study.

§  Provide a list of appropriate neighborhoods in your price range.

• Provide information on local schools.

§  Provide locations and characteristics of shopping areas.

• Provide information about local and regional transportation systems.

§  Share information about available recreation facilities.

• Provide information on sports facilities and programs that exist locally.

§  Provide information on various churches and religious institutions.

• Give facts and resources on any negative aspect of the local area.

§  Explain how the Realtor® Multiple Listing System (MLS) works.

• Search the MLS for appropriate properties.

§  Point out which local websites, magazines, TV shows and newspapers may contain ads on appropriate homes.

§  Arrange to show the homes you pre-select.

§  Efficiently show appropriate homes at times convenient to you.

§  Share personal knowledge about local history, weather, political activity, or other factors which may affect your purchasing decision.

• Explain real estate terminology throughout the home buying process.

§  Discuss the benefits and drawbacks of various styles of homes.

§  Describe how the orientation of the home may affect its comfort.

• Show you how to add value to a home that may not be perfect, but has most of the features you require.

§  Act as a “sounding board” in your decision making process.

• Provide a “Comparative Market Analysis” to determine an appropriate offering price.

§  Write an offer which will best meet your needs and protect your interests.

• Explain the significance of various clauses in the agreement.

§  Explain the lender’s appraisal process.

• Make sure that events and conditions agreed upon in the contract can be realistically performed within time limits provided.

• Explain how offers to purchase property are presented.

§  Make an appointment to present your offer.

• Present your offer to the seller in a professional manner.

§  Add credibility to your offer by confirming your ability to perform under the terms of the agreement.

• Negotiate any areas of objection with the seller.

§  Explain the possibility of “multiple offers”.

• Structure your offer for maximum impact in multiple offer situations.

• Recalculate costs and monthly payments, in the event of a counter offer from the seller.

§  Verify significant representations by the seller.

§  Provide a list of reputable companies for home inspection.

§  Provide a list of reputable companies for pest control inspection.

• Provide a list of Title Companies to assist you in closing the transaction.

§  When there is a water well, provide the required information to protect your interest in the proposed transaction.

§  When there is a septic system, provide the required information to protect your interest in the proposed transaction.

§  If requested, provide a list of reputable companies for environmental inspection.

• Make arrangements for the various inspections, as required.

§  Be present, if possible, when inspections are conducted to add clarity to written report.  Inspections usually take place during the workday.

§  Help interpret which report items are relatively minor and which require further clarification.

§  Assist in finding the solutions to problems in reports.

• Re-negotiate with seller to pay for items shown to be deficient in reports.

§  Arrange, as requested, to have another expert give an opinion in cases where experts express differing opinions.

§  Arrange for repairs, as necessary.

§  Gather information about any items disclosed which may be of concern.

• Rewrite the contract, as needed.

§  Obtain a receipt or deposit the purchaser’s contract deposit.

• Review terms, price and projected closing date with the purchasers and the Title Companies as required.

§  Inform all parties to the transaction how to contact those they may have a need to contact.

§  Explain any Covenants, Conditions and Restrictions, as required.

§  Make sure that pending sales have been reported to MLS, as required.

• Closely follow deadlines listed in the contract.  Errors in timing can nullify the agreement.

§  Work with lender to provide information and approvals as stipulated.

• Provide regular updates on the closing progress to buyer, as required.

§  Arrange for buyers to inspect the property again, as needed.

• Explain the protections provided by a Home Warranty Plan.

§  Order a Home Warranty Plan, if requested.

• Explain Home Owner’s insurance requirements.

§  Assist in arranging for Home Owner’s insurance, as requested.

• Provide a list of reputable moving companies, as requested.

§  Provide a list of telephone numbers for the local gas, electric, water, garbage, and cable TV companies.

• Arrange for a smooth transfer in utility service from seller to buyer.

§  Help buyer locate temporary housing, as needed.

• Assist buyers in locating reliable childcare, as requested.

§  Coordinate move out by seller and move in by buyer.

• Negotiate Interim Occupancy Agreement, as required.

§  Draw up a rental agreement if seller needs to stay after the transaction closes.

• Conduct a final “walk through” property inspection to assure that nothing significant has changed since the Purchase Agreement was signed.

§  Make arrangements to rectify any problems discovered during walk through.

• Provide written explanation of the various ways to hold title to real property.

§  At all times, protect the buyer’s interest.

What I Promise to Do for YOU!

Since any real estate transaction is based upon the mutual cooperation of the real estate agent and the client, we believe that, to achieve your goal of acquiring your new property at the best purchase price possible in the shortest amount of time, the Purchaser, Lender and their Realtor® must work closely and openly together!

At the Buyer Consultation Interview we’ve now determined your true home buying needs, selected the best neighborhoods to look for your new home, and calculated the correct purchase price range and monthly payment terms that are most affordable for you. 

1. I will provide, on a weekly/daily basis, lists of available properties, which will be sent (by fax or e-mail) to you for your “drive-by” approval.  You are required to view these properties from the outside in a timely manner because of their desirability in the market

      2.   Furthermore, because we have the largest presence in this location, we have extensive networking throughout our community. We may know about potential sellers before anyone else. We receive many of these leads first.  Therefore, our purchasers are provided with opportunities to purchase properties at the very best prices, which is to your advantage.

      3.   Once you have selected 2-5 prime homes from your drive-by list, we will set up appointments to see the interior of these properties at a time convenient to you.

You will be provided with a copy of the MLS listing for each of the properties viewed.  If the answer to the question, "Does this feel like home to you?” is YES, we will then check the computer for comparables to determine what the true market value is.  This will guide us as to what price to offer the seller for that home.

Here are Your Obligations!

As Purchaser(s), and in your own best interest, you agree to work EXCLUSIVELY with us, and with NO OTHER REALTOR® to view properties for sale and assist us in the negotiation and purchase of your home.

You agree to not go into any open house held by any other Realtor® unless you have given the Open House Realtor® one of my business cards first. This allows the Open House Realtor® to respect the fact that you are registered as a Purchaser with us.

We understand that if you go into an Open House without showing our business card or see any property with any other Realtor® you will have jeopardized the opportunity to have us represent you and negotiate on your behalf to purchase the property if you become interested in purchasing it.  Innocent curiosity may lead to unnecessary complications

.

CALL ME FIRST IF YOU WANT TO KNOW ABOUT A SPECIFIC PROPERTY!

The purchaser should always carry a supply of my business cards which must be given to any cooperating agent at an open house (including model homes or new construction projects).  This will facilitate the agent’s cooperation.

Purchasers agree to tell our office if they would like to see a house that is “For Sale by Owner,” since we are able to show those homes as well!

The Purchaser is responsible for keeping our office informed of any changes in down payment sources or income sources.  Therefore, any impending layoffs, terminations, or changes in down payment sources must be monitored at all times and must be reported to us immediately.

Purchasers agree that all derogatory credit items must be disclosed immediately

to us.  Derogatory credit items in themselves may not prevent a purchase of a property; however, early disclosure will allow us to use our expertise and the experience of our lender team member to diffuse any credit problems.

The Purchaser understands that lenders may ask for detailed personal financial

information! The purchaser(s) agrees not to become frustrated by their requests and agrees to cooperate fully with all lender paperwork requests.  Remember, those who have the “cash” make the rules!

Client for Life

It is our goal to have you become our Client for Life; we would like to be an asset and a resource to you for many years in the future.

In the years to come you may have a need to upsize for a growing family or even downsize as your needs change. You may want investment property for yourself or for those college students in another city. You may even consider investment property as a form of income and equity to fund college tuition or other fun projects in the years to come. As your friends and family move to and from anywhere in the country we can help them out as well. Not just locally… cool huh!

Since your home may be your single largest investment, as your trusted real estate advisor, I would be happy to provide you with an annual comparative market analysis about your home’s market value.

How We Organize Everything to Maximize the Benefit to You!

1.         We will follow up and get property details for you in all the following situations.  Our goal is the get you information quickly that you can use to your advantage.

A)    When driving by homes of interest that are listed by any company whatsoever, you, the buyer, agree to write down the street address and the listing company's name and phone number from the sign and call your exclusive, personal Agent as soon as possible. You have permission to call the cell phone number for this purpose.

                 We will immediately get the information about the list price and features of
      these properties to save you the time and the hassle of calling several different
      Realtor's® offices If any of these homes fit your needs and price range we will
      make arrangements to get you into the home as soon as possible.

B)    When scanning the real estate section of the newspaper or any other source of
property for sale information, if you see an ad that looks interesting to you, you agree to write down the listing agent and company’s name and phone number and the top line of the ad (for reference purposes) and call your exclusive Agent as soon as possible.

C) You agree to keep your "eyes open" for any new property that may become
      listed in any of your target neighborhoods.  Sometimes you are in the best
      position to see any new listings because, from time-to-time, signs go up before
      properties are listed on MLS or advertised.  They may also be "exclusive"
      listings that we can see together.

2.         We always suggest using the following priorities to determine whether or not a property is appropriate for you to put in an offer:

a.                   List Price related to other neighborhood values

b.                  Resale value

c.                   Interior condition

d.                  Overall neighborhood

e.                   A comparison of all these factors related to the purchaser’s personal financial situation (down payment available and ability to pay $XXX monthly)

            Remember, buying a home necessitates making a series of compromises and being realistic...sacrificing this to get that, etc!

3.         Once you, the buyer, have made some basic decisions about which area you want to relocate to and/or you found a home that best suits your needs the next step would be to have a pre-negotiation conversation with your Realtor® which would include discussing how the offer presentation process works, what clauses go into an offer, the requirement for providing a significant deposit with the offer, and determining all of the buyer's closing costs. Thereafter, you will be able and expected to make decisions rapidly.

4.         When you have selected a property to put an offer on, we will prepare a purchaser’s Closing Cost estimate for that property.  Therefore, you will always be aware of the total closing costs, estimates for utility costs, and their monthly principal, interest, taxes, and insurance payments.  Only with this detailed analysis can you make the proper decision.

5.         You have now “hired” the best negotiating experience.  Over the years, your Realtor® has developed an ability to obtain the very best price and terms for the client.

            There are three (3) outcomes to an offer.  Those outcomes could be an acceptance, a rejection, or a counter-offer.  Because of a wide variety of experience, we can discuss with you what to expect from any of three (3) outcomes

6.         Once the initial Agreement of Purchase and Sale has been signed, you must commit to always being available; whenever possible during the negotiation process.  Very often we may be presenting offers with competition from other agents (meaning other purchasers have put in an offer on the same property).  The decision making process must be facilitated by quick access to you.  If you cannot be physically nearby, a fax number to reach you is imperative!

7.         Should you not find a home or investment that meets your needs, after being personally toured through the interior of ten (10) possible properties, you agree to then meet with us in our office to personally adjust/rethink your parameters.  Remember, buying a home is always a series of compromises…conditions vs. price, location vs. size vs. price, etc!

8.         If at any time you feel that you cannot abide by any of these conditions, it is agreed that, BEFORE we stop carrying out any of the above agreed to actions, the purchaser will immediately notify us by PERSONAL CONVERSATION of your concerns and we will thereupon release you of any obligation to carry out the terms of our agreement.

9.         The Buyer agrees and understands that a closing date should be somewhat negotiable.  There always has to be some flexibility in the move-in date (another compromise) to match the Lender and Seller’s personal situations.

10.       The buyer agrees that, should they be completely satisfied with our assistance in purchasing a property once the offer has been accepted and any conditions have been removed (firm offer), they will fill out the Client Survey and provide us with a Testimonial Letter.

11.       We agree to be available at any time for questions you may have up to closing and

      beyond for the ownership of your property.

Some Other Suggestions

To Make This a Fun Experience…

1.         The purchaser agrees to speak with someone in our office the moment a concern arises.  The buyer will not let disappointments, if any; build to the point of distress.

2.         The buyer agrees that contact initiated by an assistant, agent or buyer every 5-7 days is enough to keep the buyer informed.  However, in busy markets where decisions must be made quickly, sometimes minutes make the difference between an accepted offer and a lost opportunity.

3.         The buyer agrees to contact us immediately if a change in their desire to move occurs (faster closing, longer closing, or a decision not to buy at this time).                                                        

4.         The buyer agrees to discuss likes and dislikes on every property that

      is not purchased so that we can attempt to eliminate properties with these

      negatives for future showing

5.         The buyer agrees to keep our office informed of their itinerary when traveling        during this home finding/purchasing process.

6.         The purchaser agrees not to have contact with the listing agent or the Seller about the property unless specifically arranged.  Remember, anything you say can be used to your detriment in the negotiation process.

7.         The buyer agrees to return the agent's phone calls immediately.

8.         The buyer understands that taking occupancy prior to closing is a procedure that we do NOT endorse.  Because of its liability potential, we cannot recommend this procedure.

9.         The buyer agrees to arrange, if possible, an answering machine or voice mail, fax # and/or e-mail to take messages so that our office can have easy access to you.

10.       The buyer agrees that they are available to inspect homes on the following dates and times:

Let’s go out and find your dream home!

Important Real Estate Terms You Need To Know!

Before you buy a piece of property, you should familiarize yourself with the terms of the business so that you will be speaking the same “language” as the professionals in the field! 

While these definitions may be somewhat different than those found in a dictionary or a text book, what is presented here are the general meanings for the terms set out.

Adjustments: Adjustments may be property taxes (either unpaid or paid in advance), electricity, gas or other fuel, condo fees, or mortgage interest already paid out for future service.  These must be pro-rated and be credited on closing to the appropriate side of the transaction.  This can involve an expenditure of several hundred dollars payable on the closing date when the sale is completed.

Agreement of Purchase and Sale (Offer to Purchase): A contract by which one party agrees to sell and another agrees to purchase.  The contract may be firm (no conditions attached) or conditional (certain conditions must be fulfilled).

Amortization Schedule: A schedule, which, if met, will lead to the extinguishing of debt, with equal payments at regular intervals over a period of time. (For example, an amortization schedule may separate out the monthly portions for both principal and interest and how much of the allocated to each.  It also shows the unpaid principal balance).  The amortization period is the number of years that it will take to pay off the loan, were the interest rate to remain constant.

Appraisal:  An estimate of quantity, quality, or value.  The process used to determine property value or to obtain property facts; also commonly, the report setting forth such estimate and conclusion.  Many appraisals are done for mortgage lending purposes and may not match the sale price of the property. 

Assessed value: A valuation placed upon property by the state, as a basis for municipal taxation.  In the recent past and in some areas currently, a local/municipal assessor may assess the value.

Assumption of Mortgage: When a purchaser takes ownership encumbered with a mortgage he may assume the responsibility as the guarantor for the unpaid balance of the mortgage.  Such a purchaser is liable for the mortgage repayment.

Buy down: Used in conjunction with the lowering of the rate of interest to be paid during the term of the mortgage by the advanced payment of a portion of the interest rate.  Often the vendor effectively lowers the interest rate of a mortgage by prepaying a portion of the interest to be paid during the term of the mortgage.          

Chain of Title: The succession of conveyances from some accepted starting point whereby the present holder of the real property derives his title.

Closing:  The point (in time) of a real estate transaction when the seller transfers title to the purchaser in exchange for the purchase price.

Closing Date: The date specified in the Agreement of Purchase and Sale when the purchaser delivers the balance of money due and the seller delivers a deed and vacant possession of the property (unless otherwise agreed).

Closing Statement: A listing of the debits and credits of the purchaser and the vendor (seller) in a real estate transaction for the financial settlement of the transaction.

Commission:  Payment for the performance of specific duties; in real estate, usually payment measured by a percentage of another sum, as a percentage of the sale price paid for selling a property.

Condition:  A condition in a contract calling for the happening of some event or performance of some act before the agreement becomes firm and binding on all the parties.

Conditional Offer: An Agreement of Purchase and Sale may be subject to specific conditions.  These conditions could be the arranging of a mortgage, home inspection or the selling of an existing home.  There is always a time limit stipulated within which the specified conditions must be met.

Condominium:  A form of property ownership providing for individual ownership of a specific apartment or other space not necessarily on the ground level together with an undivided interest in the land or other parts of the structure in common with other owners.

Contract:  An agreement entered into by two or more parties by the terms of which one or more of the parties, for a consideration, undertakes to do or refrain from doing some act or acts in accordance with the wishes of the other party or parties.  A contract to be valid and binding must (1) be entered into by competent parties (2) be bound by a consideration (3) possess mutuality (4) represent an actual meeting of the minds and (5) cover a legal and moral act.

Covenant:  An agreement written into deeds and other instruments promising performance or non-performance of certain acts or stipulating certain uses or non uses of the property.

Deed:  An instrument in writing which, when executed and delivered, conveys an estate in real property, signed by the vendor (seller) and purchaser, transferring ownership.  This document is then registered against the property as evidence of ownership.

Deposit: Payment of money or other valuable consideration as pledge for fulfillment of contract; may be given as a “piece of paper” when the offer is signed and converted to a bank draft or other form of payment once the offer has been accepted.

Easement:  The unauthorized extension of boundaries of land (for example, when a homeowner puts up a fence over the lot line and “takes over” some of the neighbor’s property).  The act of trespassing upon the domain of another and may be a partial or gradual invasion or intrusion.

Encumbrances:  Outstanding claim or lien recorded against property or any legal right to the use of the property by another person who is not the owner.  Restrictions, easements and reservations are encumbrances, although not liens.

Estate:  A right in property.  An estate in land is the degree, nature or extent of interest which a person has in it.

Fair Market Value: The highest price, in terms of money, that the property will bring to a willing seller, if exposed for sale on the open market while allowing a reasonable time to find a willing purchaser, buying with the knowledge of all the uses, and with neither party acting under necessity, compulsion or peculiar and special circumstances.  Fair Value: Value that is reasonable and consistent with all the known facts.

First Mortgage: A mortgage, which has priority as a lien over all other mortgages.

Home Inspection: Examination of the house by an expert selected by the purchaser.

Insurance: Before the transaction can be closed, the purchaser must have home insurance arranged and in effect.

Lien:  A charge against property whereby the property is made security for the payment of a debt.

Mortgage Discharge: The removal of a mortgage as a lien against the property and is normally accomplished by repaying the debt (and any interest including any penalty, if any).  A document should be obtained from the entity to which the debt was owed.  The document should be recorded on the property’s title.

Multiple Listing Service (MLS): The system in which participating brokers agree that they will offer others (agents) the opportunity to market to varying degrees properties listed with them for sale, lease, or exchange and to pay a stipulated commission to the cooperating broker.

Option Agreement: A document stipulating that, in exchange for the payment of a sum of money or other consideration, a specified individual is to be given first chance of buying a property within a specified period of time.  If the option-holder does not buy within the specified time, he loses his right and the sum so paid.

Permanent Fixtures: Permanent improvements to property that may not be removed upon the sale of the property (furnace, central air conditioning, pool, windows, etc.), unless specifically set out in the Agreement of Purchase and Sale.  Usually affixed to structures or land in such as manner that they cannot be independently moved without damage to themselves or the property housing, supporting or pertinent to them.

Power of Attorney: Written instrument authorizing a person to act for another.

Real Estate: Includes real Property, leaseholds or a business whether with or without the building, fixtures, stock-in-trade, goods or chattels in connection with the operation of the business.

Real Estate Broker or Agent: An intermediary between the buyer and the seller who is licensed in the state to carry out such activities.

Real Property:  (1) The combination of the tangible and intangible attributes of land and improvements.  Value-wise, it is the sum of the value of the real estate, considered as land and structure and, for example, the tangible value arising by reason of a favorable lease; (2) The real estate plus the rights that go with it;   (3) Property and what is on it (immovable).

Survey:  (1) The accurate mathematical measurement of land and buildings thereon, made with the aid of instruments.  (2) The process of ascertaining the quantity and/or location and boundaries of a piece of land.  It may include physical features affecting it, such as grades, contours, structures, etc., a statement of the course, distance and quantity of the land.

Title:  The means of evidence by which the owner of land has lawful ownership thereof; the union of all the elements, which constitute proof of ownership.

Title Insurance: An agreement binding the insurer to indemnify the insured for losses sustained by reason of defects in the title to the real estate.

Trust Account: Bank account set up by a broker to deposit funds entrusted to him by his buyer.

Zoning:  Government regulation of land use; regulation by local government under police power of such matters as height, bulk, and use of buildings and use of land intended to accomplish desirable social and economic ends.

Insert: Information about Brokerage Services
To your success,

James R. Taylor (Jim), GRI

Professional Real Estate Consultant

Coldwell Banker D ‘Ann Harper Realtors®

1112 S Main Street Boerne, TX 78006

830-816-7224 Office

830-431-1868 Cell

210-483-4621 eFax

jtaylor@cbharper.com

www.LoneStarHomesAndLand.com

A licensed real estate salesperson in the state of Texas #0521003

Texas law requires all real estate licensees to give the following information about brokerage services: http://www.trec.state.tx.us/pdf/contracts/OP-K.pdf