Why should I get pre-approved?
Simple – to determine what you can comfortably afford. It also allows us to move quickly when we find the right house. The ability to move forward quickly is too often the difference between you getting the house and not getting the house. Getting pre-approved is extremely beneficial for you.
There are many different websites out there that you can search on to begin your search, however, we recommend not making any decisions based on the pictures of these sites as they can be misleading.
Working with an agent who is experienced and knows the local area is VITAL in making the right decision for your future.
A knowledgable and experienced agent, like Dan, is familiar with the "fine print" that comes with each house and can help you to avoid a bad decision or offer a previously unknown opportunity!
Investing in a home is one of the most important decisions you’ll make. So much more than a roof over your head, your home is where life unfolds and memories are made, while building a financial foundation for your future. Your needs drive how and when we find your next home.
From this day forward, everything I do will be motivated by your goals and how you imagine your life in a new environment. Once I get a thorough understanding of where you see yourself, finding your dream home will move faster and with minimal interruption to your daily life. And, it all starts here with you reaching out!
*Reminder If you choose me to represent you, this is where your work ends! I will handle the rest! Let Dan Handle it!
Let’s arrange to visit the homes you’re most interested in, together and in-person, to determine the best fit for you.
We know who to contact to get you in to see these homes as well as all the dirty details. Let us know what you are looking for in a home and we will find the right home for you. When we’re ready to start looking at homes in person, it’s best to start with a consultation with a lender. I am happy to recommend a trusted professional who can talk to you about your financing options.
How can I make the most of my time when touring homes?
We’ll work together to get an accurate idea of your price range, an estimate of your monthly payments, and a pre-approval letter, so we can move quickly if need be. Refining your “wants” and “needs” list will help us identify what’s most important to you, including both the location and the house itself. Preview, favorite, and hide homes to eliminate those you won’t need to visit in person. Once we narrow your list, we’ll plan an itinerary together.
What should I expect when touring homes?
We will typically tour homes together alongside any co-buyers, friends, or family you’d like to join. Homeowners usually aren’t home, so you’re free to spend as little or as much time as you want. You may have a gut reaction when visiting a home. First impressions count, but I’ll advise you on home values and help evaluate priorities in the context of what’s available in your price range.
How many homes should I visit?
Sometimes buyers find their future home the first time out, and others look at several before they see one that checks all their boxes. It’s a good idea to see at least a few alternatives so you have some points of comparison, but sometimes you just know a place is where you want to live.
What should I look for when visiting homes?
- Look beyond the staging and decorative items to see the features and fixtures that convey with the house.
- Check the condition of the home.
- Keep track with photos and notes.
- Consider possible home improvements you might want to make so you can research costs later.
- Don’t forget to check out the outside of the property and the neighborhood. I have access to relevant neighborhood insights and data to help inform your decision.
- Locate your commuter route, schools, shops, restaurants, parks, and other amenities.
- If the property is a condo or located in a homeowners association, we’ll assess the fees and rules to see if you can live with them.
As your trusted partner for your home search, feel free to reach out at any time should you have any questions about any of the homes we tour.
What should I include with my offer?
Your offer will be written using the most recent standard-purchase offer forms that comply with all state and local laws.
Your offer will include:
- The price
- Terms – such as a request for closing cost help or that the offer is subject to your obtaining financing and a home inspection
- Target date for closing
- Earnest money deposit – I can advise you about how big your deposit should be based on local customs and current conditions
- Request for final walk-through
- Time limit for the offer
What are the most common contingencies?
- Financing. Unless you’re paying cash, it’s typical to write your offer with a contingency clause that lets you off the hook if you can’t finalize your mortgage within a certain number of days. Even though you have a pre-approval for a loan, it’s smart to protect yourself.
- Home inspection. Your offer can be made dependent on a satisfactory home inspection report within a certain number of days. This protects you if the inspection uncovers expensive necessary repairs.
What happens if I face multiple offers?
In a hot housing market, you may find yourself competing against other buyers. If that’s the case, I will work on your behalf, strategizing for your offer to be accepted. With access to real-time market data, I’ll know how to best position your offer. If there’s more than one on the table, the seller can:
- Accept the best offer
- Counter all the offers to get a better price and terms
- Counter one offer that’s close to what they want
Working to find out what’s important to the seller, such as a specific moving date, and to discuss possibly waiving contingencies, adjusting your price, or writing a “love letter” about the house are all options we can consider when facing multiple offers.
What is a counteroffer?
The seller can accept your offer as is, or they can make a counteroffer with an adjustment to your terms. You can accept or reject the counteroffer and make your own counteroffer. The contract is final once you and the seller have agreed to all terms.
I’ll work on your behalf to negotiate the terms of your purchase.
The crucial period between an offer and a final contract is an important time to stay in close contact with me, so you’re equipped with all the information you need to make smart decisions.
What should I expect to see in the contract?
Some of the key points in your multipage contract include:
- Accuracy of information, including the correct spelling of your name and the property address
- The effective date of the contract – important because your contingencies have time limits
- A list of contingencies, such as that the sale depends on financing, an appraisal, a satisfactory home inspection, and perhaps the sale of your current home
- Property disclosure information from the seller, depending on your state laws
- A complete list of what conveys with the property
- A list of required inspections, such as a home inspection and a pest inspection
- Information about when you can move in
- In some cases, such as if your offer is contingent on the sale of your home, the seller may add a “kick-out” clause, which means that the seller could accept another offer if one is made before your home is sold
What should I expect to see in the contract?
I’ll review the contract with you to make sure all of your questions are answered.
How do I know when to negotiate and when to let go?
We’ll work together to balance how much you want a particular property and what you’re willing to accept to get it. You may want to let go when:
- A bidding war drives the price too high
- The appraised value of the home is below your offer
- A home inspection finds defects that would be expensive to repair
- The seller is unwilling to make reasonable repairs
- You learn about homeowners association rules that won’t work for you
What are common contract pitfalls I should avoid?
We’ll watch out for:
- Unrealistic deadlines: you’ll need time to arrange a home inspection and receive the report, as well as arrange financing
- Missing deadlines means you lose your chance to end the contract and keep your deposit
- Items that don’t convey with the property: if you’re not sure, we can discuss it
- Communications from your lender
According to the National Association of REALTORS®, the most common reasons for contracts to fail or be delayed are home inspection problems, financing problems, or an appraisal issue.
I will be by your side at every step to help you navigate the complexities of a real estate contract.
What is a home inspection?
Your home inspector will check a massive list (more than 1,000 items) of systems, appliances, and structures in your home to evaluate its condition. You’ll get a written report that identifies potential problems and future maintenance issues. We’ll look at it together to decide whether the report means you want to walk away from a house or ask the sellers to make repairs. You can also have an “information only” inspection, which means you’re buying the house as is, but want to know its condition.
What’s included in a home inspection?
The inspector will check:
- Structural conditions such as the foundation, beams, and floors
- Roof condition
- Mechanical systems such as heat and air conditioning
- Appliances – to make sure they’re working
- Plumbing – for leaks, rust, and water pressure
- Electrical systems such as grounded outlets and code violations
- Safety issues such as stairs, handrails, mold, or chimney maintenance
What should I watch for during the home inspection?
Together, we’ll attend the home inspection to learn more about home maintenance and so you can see any potential problems yourself. The inspector can answer questions as you go, so if there’s anything you don’t understand or are worried about, just ask.
I’ve got the home inspection report, now what?
We can decide whether to negotiate on anything in the inspection report and ask the inspector the following questions:
- Are the items you’ve flagged major or minor issues?
- What needs to be done to resolve any flagged issues?
- Can you give me an estimate of the cost of any repairs?
- Do I need another inspection, such as by an electrician or a structural engineer?
- Are there things I need to do after I move in?
I’ll be your partner in helping you understand the implications of the home inspection.
Protect your new home and belongings from accidental damages.
Make sure you insure your home with a plan that fits.
Some home sellers pay for a home warranty that covers them while their home is on the market and conveys to the buyers after the sale. We can work together to determine whether we should negotiate for the seller to pay for a warranty or buy one yourself.
What is a home warranty?
A home warranty policy, which typically lasts for one year and is renewable, provides coverage for some of your home’s systems and appliances. In return for the annual fee, the company will cover repair costs and arrange for contractors. You’ll pay a deductible fee and possibly service fees if you need to use the warranty.
Do I need a home warranty?
If you’re buying an existing home, especially one with appliances that are more than four years old, a home warranty can give you peace of mind about paying for unexpected repairs and finding a reliable contractor. If you’re a first-time buyer, especially if you have limited savings, this can be particularly important.
If you have plenty of emergency savings, you’re handy, or you know good contractors, you may not need a warranty. You can count on me to provide referrals for recommended contractors.
If you’re buying a newly built home, structural defects are usually under warranty by the builder for 10 years, and other items are typically covered for six months to two years, so you don’t usually need a home warranty.
What should I look for in a home warranty?
To choose a good home warranty, we will review:
- The home warranty company’s license with your state’s real estate commission
- The fine print – that’s where you’ll find exclusions and limitations
- What’s covered and what’s not
- The coverage limits – your repairs will only be paid for up to a specific level
- Service fees and deductibles
- How quickly service and claims are handled
- How contractors are vetted and what happens if you use your own
- Coverage differences between a basic warranty and enhanced warranty
- Online reviews
There’s no need to feel jittery before your closing as I will have you fully prepared for the day. As the buyer, you choose the title company for your title search and the closing. I can recommend reliable title companies.
What should I do before the closing?
We’ll stay in close communication to make sure that your questions are answered and you feel ready to sign on the dotted line. As your closing day nears, keep this list handy:
- Stay in close touch with me, your lender, and title company.
- Avoid lowering your credit score with a new credit application or late payments.
- Confirm that your contract contingencies are resolved, including the home inspection, an appraisal, and your financing.
- Finalize your homeowners insurance policy.
- Gather your down payment and closing-cost funds in an accessible account.
- Review your closing disclosure form, which you’ll receive three days before your settlement, and ask questions if you don’t understand something.
- Arrange a wire transfer or get a cashier’s check for the funds you need for the settlement.
- Schedule a walk-through of your new home within 24 hours before your closing to check its condition.
What can I expect at the closing?
We’ll be finalizing all of the paperwork to close on the sale of your new home. You will want to allot a few hours for your closing. Bring to the closing:
- A government-issued photo ID
- Proof of homeowners insurance
- Your copy of the contract
- All paperwork associated with your loan and the home purchase
- Your cashier’s check or wire transfer confirmation
- Your checkbook for miscellaneous funds that weren’t included on your closing estimate
What paperwork is required to close?You’ll be signing numerous documents, including a repeat of the documents you signed when you applied for your loan. The most important documents you’ll sign are:
After your closing:
After your purchase, ask me to recommend fully-vetted service specialists in town or how you can care for your home. Further down the road, should you ever want to sell, I’ll have the scoop. You’ll always have my number, and I’ll always be ready to spring into action.