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Chicagoland Home Buyer & Seller News & General Real Estate Information
Pre-Inspection
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SMOOTH MOVE MARKETING PROGRAM
When was the last time you crawled under the eaves of your attic? Checked your furnace’s heating chamber for cracks? Inspected the areas beneath your bathrooms for hidden wood damaging leaks? Looked for termites, wood borers and fungus?
Unless you answered “recently,” your buyer’s home inspector may be the first person to see these areas in years. Are you willing to bet your home sale he won’t find any problems? If so, just toss this letter aside.
But if you’d rather problem-proof your sale, keep reading to learn how Sandra Nickel’s Smooth Move program can eliminate post-contract inspection hassles and even put more money in your pocket at closing!
Long before your buyer’s inspector can make them into a really big deal, the Smooth Move inspection identifies all the pesky little items that need your attention in your home. If you’re handy, you will probably fix most of them yourself.
And should the Smooth Move uncover some larger problem, you’ll have plenty of time to get competitive bids. And you can have the work done at regular rates instead of paying time-and-a-half or even double time because closing is just a day or two away!
Eleven Mistakes Buyers Almost Always Make
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Eleven Mistakes Buyers Almost
Always Make When Purchasing A Home!
1. Making Too Low an Offer
You would be surprised at how many dream homes are lost because of the buyer’s inability to move a little on price, terms, or concessions. Remember that $5000 in today’s loan market increases your monthly investment $35.82 per month – the cost of an average dinner out and hardly a price worthy of giving up a lifetime of satisfaction. Follow your professional advice if you really want the property!
2. Not Using Your Real Estate Professional Team
Lenders, Abstract/Title, Inspectors, and Facilitators are all important members of the purchasing process. They must be the best and they must work together. Remember, your agent is the best coach in assembling the team!
3. Not Getting a Professional Inspection
Your real estate agent can point out obvious defects; the appraiser, whether FHA, VA or Conventional can also point out some defects. Therefore, we recommend a professional inspection (structural, mechanical, plumbing, electrical, etc.), who puts on the overalls and crawls below, in and above your future investment to write up a complete report.
4. Not Differentiating Needs, Wants, and Dreams
Write down your minimum needs, then the “what would be nice” items, then the “in my dreams” items. A great agent always fulfills your need without exceeding your financial capabilities, and usually surprises you with many of your wants and dreams.
5. Getting Financing to Match Your Ownership
When counseling with your agent regarding your purchase, your financing terms have to be consistent with your ownership. For instance, if you are not going to stay in the property long, then get a variable resistant financing so you have the lowest interest rate during your time of ownership, plus an assumable loan (probably) when you sell. Long Term ownership? Go for a fixed loan so you can lock in a market rate for 30 years.
Services for Home Buyers
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Services For Home Buyers
How do Brokers Earn Their Money?
1. Explain the benefits of a Buyers Broker/Agent.
2. Determine the approximate price range for which the buyer will qualify. This is called pre-qualifying, and includes an in-depth inventory of the buyer's resources, and a discussion about credit.
3. Describe how lenders and loan brokers work.
4. Explain the benefits and drawbacks of various standard kinds of financing.
5. Explain loan charges and their relationship the cost and rate of the loan.
6. Provide ideas for alternate methods of finance or purchase if necessary.
7. Explain the use and benefit of a lender pre-qualification letter.
8. Recommend several lenders or loan brokers who can provide a credit report, (and corrections if needed), eligibility documentation, liens, or any other preliminary work that should be done to make the buyers as strong as possible.
9. Go over in general your financial and personal plans, as they relate to real estate. Verify that your purchase will be compatible with both your long and short term goals.
10. Make a final determination that you can afford to buy the kind of property that will meet all, or most of your needs.
11. Discuss your motivation for buying, in order to insure that you buy a property that will best meet all of your needs. Buyers have been known to fall in love with a property, only to admit later that it is too expensive to maintain, too long a commute, or in some other way not a good choice.
12. Provide a copy of the Real Estate Relationships Disclosure.
13. Review the Real Estate Relationships Disclosure.
14. Provide a copy of the Real Estate Consumer Guide.
15. Provide a copy of the Buyer Brokerage Agreement.
16. Review the Buyer Brokerage Agreement.
17. Explain commission agreements as stated in Buyer Brokerage Agreement.
18. Provide an Agency Agreement Addendum.
19. Explain the Agency Agreement Addendum, as needed.
20. Assist in developing a prioritized list of the criteria you can use to select the best home for you.
21. Help you keep on tract with your criteria when analyzing the pros and cons of various properties.
22. Inform you of possible tax benefits, and or ramifications of your purchase.
23. Explain how the structure of your purchase agreement may affect you financially.
24. Help you select the most advantageous time
a) to make an offer.
b) to close your escrow.
25. Provide a copy of the purchase agreement form before the time comes to sign. This gives you time to familiarize yourselves with it.
26. Provide a good understanding of potentially appropriate neighborhoods in your price range.
27. Provide rating data about local schools.
28. Provide locations and characteristics of shopping areas.
29. Provide information about local and regional transportations systems.
30. Share information about available parks and recreation.
31. Explain what sports facilities and programs exist locally.
32. Tell about various churches and religious institutions in the area.
33. Provide facts regarding any existing or possible negative aspects of all areas you are considering.
34. Explain how the Realtor Multiple Listing Service for appropriate homes.
35. Search properties listed in the Multiple Listing Service for appropriate homes.
36. Examine local newspapers for appropriate properties.
37. Check Home Finder magazine for appropriate properties.
38. Search the Newspaper classifieds for homes.
39. Look through Home Journal magazines for appropriate properties.
40. Review our own personal list of homes that are not on the market, but which we know could be available.
41. Check our list of For Sale By Owner Homes for properties which may not suit your needs.
42. Contact owners of property and arrange to show homes to you.
43. Efficiency show appropriate homes.
44. Share any personal knowledge about local history, weather, political activity or other factors which may affect your decision.
45. Explain and define real estate terminology as needed throughout the buying process.
46. Discuss the benefits and liabilities of various styles of home types of materials and construction.
47. Describe how the orientation of the home on the property affects its function, comfort and energy usage.
48. Help you find a Diamond in the Rough. That is, show you how to add value to a home that may not be perfect, but has most of the
features you require.
49. Act as a sounding board, in your decision making process.
50. Provide information about the sellers motivation for selling, if known.
51. Provide a comparative market analysis to determine an appropriate offering price.
52. Write an offer which will best meet your needs and protect your interests.
53. Provide explanation of particular clauses of the agreement if needed.
54. Explain the lenders appraisal process.
55. Provide a written estimate of the costs to close the escrow, including down payment, and monthly payment under the terms of your offer.
56. Be sure that the events and conditions agreed upon in the contract can be realistically performed within the time limits provided.
57. Explain how offers to purchase property are presented.
58. Make an appointment to present your offer.
59. Present your offer to the seller in a business like manner.
61. Respond to seller objections with minor modifications which allow the seller to accept, while not significantly altering your position.
62. Recalculate costs, and monthly payments, in the event of a counter offer from the seller.
63. Verify representations by the seller, such as, the existence of a building permit for improvements.
64. Provide professional negotiating experience.
65. Help remove negotiating obstacles before they arise by knowing the financing and escrow process.
66. Suggest minor modifications which may allow the seller to accept the offer, and which may not make a significant difference to the buyer.
67. Suggest several reputable service companies for a house inspection.
68. Provide several companies who can supply a Pest control Inspection.
69. When there is a well, give list of respected Well Inspection and Testing Companies.
70. Provide the names of good Chimney Inspection Companies we have worked with in the past.
71. Suggest a number of reputable Roof Inspection Companies.
72. Make arrangements for the various inspections, as required.
73. Be present if possible, when these inspections take place to add clarity to the written reports. Inspections usually take place during the workday.
74. Help interpret which report items are serious, and which are relatively minor.
75. Assist in finding the least costly solutions to problems revealed in the reports.
76. Re-negotiate with the seller to pay for items which are important, or a matter of health and safety.
77. Arrange, as requested to have another expert give an opinion in a case where experts express differing opinions.
78. Arrange for repairs, as necessary.
79. Provide a Sellers Disclosure Statement in a timely manner.
80. Review Sellers Disclosure Statement for items of concern.
81. Provide a Lead Paint Disclosure in a timely fashion.
82. Explain Lead Paint Disclosure form.
83. Gather more information about any items on that disclosure which may be of concern to the buyers.
84. Rewrite the contract, if needed.
85. Explain the use of title escrow company.
86. Explain escrow accounts.
87. Deliver earnest money to listing broker.
88. Go over terms, price and projected closing date with escrow officer.
89. Inform the officer of all parties to the transaction, and how to contact them.
90. Order a Preliminary Title Report.
91. Review the Preliminary Title Report when received to look for clouds on the title, unforeseen liens, easements or encroachments. Any of these could delay closing.
92. Explain Covenants, Conditions and Restrictions, as appropriate.
93. See that the pending sale has been reported to the Multiple Listing Service.
94. Closely follow the deadlines listed in the contract, assuring that buyer and seller perform as agreed. A critical task, as an error in timing can nullify the agreement.
95. Work with the lender to provide information and approvals within the agreed time frames.
96. Provide regular weekly updates on escrow progress to buyer and to sellers agent.
97. Arrange for buyer to see property again as needed for measuring, improvement plans, furniture placement, etc.
98. Explain the protections provided by a Home Warranty Plan.
99. Order a Home Warranty, if requested.
100. Explain Home Owners Insurance requirements.
101. Assist in arranging for Home Owners Insurance, if requested.
102. Provide a list of moving companies, and information regarding the rates, and the services they provide.
103. Provide a list of the telephone numbers of local gas, electric, water and garbage service companies, also the phone company.
104. Arrange a smooth transition of the change in utility service from seller to buyer.
105. Help the buyers locate temporary housing if needed.
106. Assist the buyers in locating local reliable child care.
107. Arrange the exact times when the seller will leave, and when the buyer will move in. As the close of escrow approaches, very often, events beyond the control of either buyer or seller sometimes dictate minor adjustments in the original plans.
108. Negotiate for buyers if the escrow process takes longer than expected, and an Early Move-In Agreement is required.
109. Conduct a final walk through inspection of the property to be sure nothing has been changed since the purchase agreement was ratified.
110. Make arrangements to rectify any problems discovered during the final viewing.
111. Provide written explanation of the various ways to hold title to real property.
112. Provide the names of at least three attorneys who can explain the ramifications of holding title.
113. Explain closing papers.
114. Explain loan documents.
115. Explain closing statements
116. Check closing statements for accuracy.
117. Arrange for wire transfers of funds as necessary.
118. Pick up closing documents and final refund check for delivery to buyer after close of escrow.
119. Attend closing with buyers to help explain any questions.
120. At all times protect the buyers interests.
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How a REALTORŪ Can Help You
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Selling your home?
It's a complex transaction that takes time, effort and expertise. It takes a real estate professional.
Here's how a REALTOR® can help you:
A REALTOR® knows the current real estate market and can help you set a realistic, competitive price.
A REALTOR® is familiar with the local home loan market, knows if seller assistance is advisable, and can help you decide the type of financing that's best to expedite your sale.
A REALTOR® knows how to figure the approximate net proceeds from your sale, based on types of loans, your outstanding balance, and closing costs.
A REALTOR® knows how to add sales appeal to your home at low or moderate cost.
A REALTOR® knows where to find prospective buyers. Most homebuyers prefer to work with a real estate agent. Serious prospects are 'qualified' as to their affordable price range before they are shown through your home.
A REALTOR® can tap an even larger market, if necessary, through referrals and marketing techniques.
A REALTOR® frees you from the problems associated with showing your home. The REALTOR® handles all phone inquiries, makes appointments, and does the actual showing and follow-up. Your time is your own and your home is not exposed to anyone who has not been pre-qualified.
A REALTOR® is a skilled salesperson who knows how to merchandise your home effectively.
A REALTOR® maintains objectivity in responding to possible criticisms by the buyers and in presenting offers and counter-offers until an agreement is reached.
A REALTOR® knows how to help the buyer meet local financing requirements and go about obtaining a mortgage loan.
A REALTOR® can familiarize you with the closing procedures by explaining them all in advance.
A REALTOR® usually attends the closing with you.
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