How Much Can You Ask for in a Real Estate Contract?

March 4, 2020 by Karen Baker Leave a Comment

Are you one of those people that like to push the envelope? If someone gives you an inch do you try to take a mile? Well, when it comes to devising a real estate contract, it can be a slippery slope. It’s a fine line between asking for the right amount and asking for too much. We often say on home inspections that if you ask for everything you’re likely to get nothing. But, how much is too much? How much can you ask for in a real estate contract?

What’s in a real estate contract?

There are dozens of components that make up the purchase and sale real estate contract. In addition to the description of the property, rights, and obligations, asking price and conditions of closing as well as personal property additions, buyers have the option of pretty much asking for anything. Of course, a seller can reject the offer or counter the offer if it doesn’t meet their standards of appropriation. However, asking for too much might be insulting to a seller negating the entire process and having to start over.

Can you ask for personal property?

Yes! You can literally ask for anything that the seller owns to be included with the purchase of the property. Love that couch or armoire? We can add it to the contract. Even vehicles can be added, however, this is not common and should be navigated delicately. Asking for a piece of furniture to be included with the price can be flattering, but can also add a little bit of tension if the homeowner has no intention of selling personal property.

Can I lowball an offer?

While sellers will still think this is insulting, a lowball offer isn’t necessarily damaging. The cello will most likely counteroffer with a higher price but yet lower than asking price. Keeping emotions at bay will make the process a little bit easier as we navigate the back-and-forth of the real estate contract.

Can I move in before closing?

This is also something that can be negotiated although it is extremely uncommon. If something should fall through at the last minute and the buyers have completely moved in, it could be a hassle getting them back out. We recommend that everyone waits until the transaction has completely closed before buyers move-in or even receive the key. However, sellers can do a rent back program where the buyer actually rents the property for a few days or even a few weeks before closing paying the seller rental fees or adding it to the down payment of the house. This should be negotiated between experienced real estate agents and potentially real estate attorney.

Can I ask for money back at closing?

If sellers are unwilling to complete some repairs they may offer cashback at closing to take care of the repairs. But, this isn’t as simple as handing over cash at the closing table. This must be negotiated and the seller can either come down on the asking price or the seller can give the buyer a lump sum at closing through a seller credit. Related: What to know about buying a fixer upper

We have seen common and strange items being negotiated into real estate contracts over the years including pets. But, just about anything can be negotiated so talking through these items with your real estate agent and the listing agent can help everybody come together on the same page and get the deal done.

Have more real estate questions? Never hesitate to contact our office at any time.

Things you may love about a home now but hate later

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Things You May Love About a Home Now But Hate Later

February 18, 2020 by Karen Baker Leave a Comment

Things You May Love About a Home Now But Hate Later – When we are shopping for a home we can get all dreamy and excited about finding all of the things we want on our list in a home, and maybe some extra style features we didn’t expect to fall in love with. All of a sudden we are falling hard for a home and putting in an offer anxiously hoping the seller accepts our offer because “we have to have that house.”

Sometimes, when we develop a love for something the romance can fade and home features we thought we would love aren’t really our favorites. We may even wish we had the time and/or money to renovate and make them different.

Before you begin home shopping, check out this list of things many homeowners think they want in a home and later wish they had something a bit different.

Wide Open Floor Plan

Upon reading the bullet point, this one may get some people fired up. Maybe you are asking, “what would possibly be wrong with an open floor plan, it is great for entertaining, or being able to see everything while cooking in the kitchen.”

Keep in mind the bullet says WIDE open floor plan. This would be a home where all of the main rooms are one wide open space. The reason some homeowners are looking to put in walls in their open floor plans is the lack of privacy and the noise. If you have older kids that want to invite friends over they may not enjoy the rest of the family being in the same room. If you want an open floor plan we suggest looking for a home that has other multi-purpose/multi-use rooms on other floors that allow family members to do other things or have more privacy.

On a design note: Large open spaces require larger furniture and artwork, which is more expensive.

Upstairs Laundry Room

Upstairs laundry rooms seem so amazing because they sound convenient and easy. No more lugging large piles of clothes up and downstairs from the bedrooms to the washer and dryer.

Upstairs laundry rooms generate a lot of noise throughout the rest of the house. Many upstairs laundry rooms end up getting moved down to lower floors because people do not enjoy hearing little other than the washing machine through the house when it is running.

Designer Sinks

Pedestal sinks, bowl sinks, and vessel sink all add stylish appeal to a bathroom, but when it comes to using them in your day to day routines, they are no longer so glamorous.

The height of bowl sinks can make them awkward or hard to use especially if you are washing your face or your little one needs to brush their teeth. They look glamorous in home magazines and makeover shows, but the ease of use in everyday life is more difficult. They can also take more effort to clean, especially those really fancy clear glass ones.

Pedestal sinks are pretty and add to certain design aesthetics, but they are tiny. There is no counter space for products and no storage underneath for products or cleaning supplies.

These types of sinks are not practical for primary bathrooms, they are better suited to a small guest bath. Keep this in mind when home shopping.

Hardwood Floors in the Wrong Rooms

Hardwood floors are beautiful and last a long time, as long as they are in the right room and finished with the right sealant. Kitchens and bathrooms really should not have hardwood floors in them. They will take a painstaking amount of work to keep them beautiful.

Hardwood flooring in any room of the house really should have a proper coat of protective finish applied to it. So if you are in love with a home that has hardwood floors make sure you know they have been properly cared for and are not installed in rooms where it just doesn’t make sense. A better solution for these spaces are tiles made to look like hardwood. This way there is no worry about moisture and extra wear.

Are you looking for the perfect home in Sunset Beach or the surrounding Brunswick County area? I would love to help!

More Valuable Tips for Home Buyers:

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How to Sweeten the Deal in a Multiple Offer Situation

The Basics of the Home Buying Process

5 Tips to Shopping for a Mortgage

February 12, 2020 by Karen Baker Leave a Comment

Shopping for a mortgage should be just as important as shopping for a home but sadly, many homebuyers miss this crucial step. They simply go with either their bank, credit union, or Joe blow that someone has recommended. But that might not be the best lender for their needs. If you’re currently looking for a home loan or looking for homes and haven’t quite yet searched for a mortgage, here are 5 tips to shopping for a mortgage.

#1. Shopping for a mortgage is more than just getting the best interest rate.

There are many more fees and costs involved to obtaining a mortgage than just the interest rate. Yes, you want the absolute best interest rate possible, which is calculated using your down payment and credit history, but this is just one factor of many. There are several additional things to consider when shopping for your first mortgage. You’ll want to ask about closing costs, private mortgage insurance, the type of loan program, and the fees charged by your loan officer or broker. Typically, fees from a bank or credit union can be lower than a private mortgage officer, but banks can only offer you one program whereas a mortgage officer can provide hundreds of different programs and options through several different banks and lenders across the country. An interest rate might get you the best deal on the interest rate itself, but closing costs and fees can range anywhere from $2000-$15,000, which is quite a range.

More: Simple Steps to the Homebuying Process

#2. Where to shop for the mortgage?

Like I just mentioned, there are several places to shop for a mortgage. A bank will offer just its products and a mortgage lender will have a larger pool of programs to choose from. Make sure you contact a few lenders and mortgage officers to get the very best deal and the right program for your needs both now and in the future. You might be able to even research private investors, owner financing, or gift funds.

#3. Important questions to ask when shopping for a mortgage.

What programs do you recommend? What are the closing costs for each program? What are the interest fees and closing costs? What do you need for preapproval? Do I need to raise my credit score quickly? What kind of service can I expect?

#4. Make sure you compare evenly when looking at mortgages.

Do a side-by-side comparison on private mortgage insurance if you’re putting down less than 20% in down payments. Take a look at the taxes, homeowners insurance, association fees, principal and interest. You should just compare the monthly cost but closing costs and fees to obtaining the loan as well.

#5. What factors are considered when determining the best interest rate?

Lenders, whether private, corporate, or through a bank or credit union will determine the best interest rate based on a variety of factors including the amount of your down payment, loan to value ratio, debt to income ratio, your credit score, the type of property you’re purchasing, the private mortgage insurance rate, and the type of loan. Loan programs could include FHA, VA, USDA, or conventional and they all come with different costs and interest rates.

There are a lot of factors to consider when shopping for a mortgage but the more you understand and educate yourself, the better rate and program you’ll likely receive.

Feel free to contact us for more information on reputable lenders and loan officers throughout Sunset Beach and surrounding areas. We’ve worked with hundreds of lenders over the years and have tried and true methods of getting you the best rate and the best deal on your mortgage.

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January is the New Hot Month to Start Looking at Homes

January 6, 2020 by admin Leave a Comment

We may not have snow on the ground but winter is still here. However, most people think that the best time to look for homes is in the springtime and while you might have more options, you will be paying more. In a new article by Realtor.com, January appears to be the new hot month to start looking at homes. In about 20% of the nation’s largest housing markets, January with the month in which buyers logged the most listing views. Buyers seem to be trying to get ahead of the competition before the spring rush hits.

This last November 2019, the number of properties for sale drops 9.5% compared to 2018. And first-time homebuyers trying to get a deal were out of luck as the number of homes priced below $200,000 fell 16.5% over the same.

Housing markets across the country have become more competitive due to rising prices and low inventory. So savvy buyers are choosing to search for home earlier and earlier. Now that we are out of the holiday rush, homebuyers may already start thinking about buying a home in spring and starting their search now. Last year at this time, January was the busiest month for listing views on record for homebuyers in a lot of major metropolitan areas. As everyone is so busy during the holidays, buying or selling a home just isn’t on the priority list. But now that we’re passed that, the holiday decorations have been put away, buyers want to get a jump on the home-buying season.

This also means that homebuyers should consider locking in rates while their low. December had some of the lowest rates on record for any December in the past seven years so January is just a carryover from those low rates. Locking in a rate now might get you a better deal on a home within the next month or two. Many rate locks can last anywhere from 30 to 60 days so it will give you some time to search for homes without losing a low-interest rate.

Contact Us for a Reputable Lender

We love to help you find the property you’re looking for in Brunswick County or throughout Sunset Beach North Carolina and surrounding suburbs and communities. Start your online search here or contact our office at any time to get in touch with a lender in our area that we recommend or for more details on any listing you see.

What is Home Buying Power and How can a Buyer Use It?

October 28, 2019 by Karen Baker Leave a Comment

Buyers always want to have the upper hand when it comes to purchasing a property or at least getting an offer accepted. In a buyers market, the homebuyers definitely have the upper hand. This means there are plenty of properties on the market and prices are relatively low. In a seller’s market, there are plenty of buyers and very few homes, which means sellers can up the price of their property and get more eyes on their home. But how can homebuyers harness the power in a buyers market?

There are several steps to organizing your home buying power position before actually looking at property.

#1. Organize your finances.

Before looking at homes it’s important to understand how much you can actually afford in a monthly mortgage payment. Remember, that payment should include property taxes and maybe homeowner’s insurance as well. A $1000 mortgage can easily bump up to $1500 with these added fees, taxes, and potential homeowner association fees. Understanding how much you’ll be paying each month in a monthly mortgage payment plus general upkeep, you can attack the real estate market with a little more confidence and preparedness

#2. Consider up and coming neighborhoods.

An up-and-coming neighborhood is one that may have gotten a bad reputation in the past but could be turning itself around. You might see a lot of major renovation going on throughout the community and it has close proximity to other higher-end neighborhoods. Ask local stores and restaurant owners of prices have gone up in the last couple of years and if there’s a lot of young people, artists, and musicians in the area, chances are it’s on its way up. But, you can buy now and be ahead of the game later on when property values really increase.

#3. Be patient.

Finding the right home does take some know-how, knowledge, the right real estate agent, and a whole lot of patients. It’s okay to make a lowball offer but if you don’t get the counter offer you had in mind, simply be patient and perhaps wait it out. A seller can change their mind and come back to the buyer’s agent asking for another offer. Don’t be afraid to walk away because it’s sellers know that you are extremely motivated to buy their home, they’re not going to budge on price or terms.

#4. Mind your manners.

This is a very elementary thing but agents take careful note of customers who view properties and polite and respectful behavior can go a long way. Even if you’re only dealing with a buyers agent, that buyers agent wants to work the best for you and being polite and courteous along the way can really work wonders. They may offer extra tips, work extra hard, or put in those extra late-night hours simply to get you the exact terms and price you want. A little “please” and “Thank you’s” really can work wonders.

#5. Penny wise, pound foolish.

Try not to get so focused on getting every aspect of the deal exactly the way you want it because you tend to lose the big picture. If you are nickel and dining the seller to death they may throw their hands up and reject everything. A good rule of thumb to remember in the home inspection report is if you ask for everything you’re likely to get nothing so run over the mandatory items and deal breakers with your real estate agent and pick and choose your battles so that everyone gets a win-win in the end.

MORE GOOD STUFF:

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How to Sweeten the Deal in a Multi-Offer Situation

We Submitted an Offer But Haven’t Heard a Thing, Now What?

How to Sweeten the Deal in a Multiple Offer Situation

August 6, 2019 by Karen Baker 1 Comment

Homebuyers can get frustrated when there are multiple offers on a highly desirable property. Even a solid, full price offer may not be enough to sweeten the deal. There’s smaller inventory than there was a few years ago and the demand is strong so buyers need to know how to create an amazing offer that will stand out above the crowd. Here are some simple ways to sweeten the deal on a multiple offer situation.

#1. It’s not always about the price.

Sellers are looking for more than just the price. You might’ve even offered over the asking price, but if other terms are not as favorable, your offer may get rejected.

#2. Minimize contingencies.

Of course, you’ll want the home inspected but if you know you’re going to buy the home regardless of what you find, you can waive the home inspection or offer shorter deadlines to accommodate the seller.

#3. Get preapproved.

Most buyers are preapproved for a home loan before even making an offer but if you haven’t done this, you will probably get rejected right away. Make sure you are preapproved for the exact amount you are offering and sent a letter of preapproval along with the offer to prove you’ve done your financial homework.

#4. Simplify the offer.

You don’t need a lot of flowery words to sweeten the deal. Sometimes, unneeded language can lengthen the offer and feels a little threatening to the seller. Spell out the terms of the deal without complicating things and make it as easy and as flexible as possible.

#5. Have your agent stay on the ball.

Sometimes just communicating with the listing agent is enough to stand out above the crowd. Think of it this way, if the listing agent has some random offer come faxing in or email without any communication, it probably will not get as much attention as the agent that’s talking to the listing agent, communicating on what the seller really wants, and trying to be flexible with dates and solidifying the offer before actually submitting it.

We want all of our buyers to get exactly what they’re looking for and that means submitting an offer that stands out and is really attractive to the seller. Our experience with buyers and listing agents can put your offer ahead of the crowd.

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