Buying a new home from a builder will entail using their custom purchase contract. In any case, even if you have an agent represent you, the developer will need you to use their own standard purchase offer and probably another separate form for the contract. At first sight, these forms may look like the same ones your local agent would give you, however, a close inspection will disclose this contract can differ in some aspects.

Many of those passages won’t be written with your best interests. As an example, lets say the flooring you want isn’t available, the builder’s contract will permit the builder to substitute similar grade products like the ones you’ve selected.

There may also be a clause permitting the builder a large time span in circumstances where your homes finish date has to be pushed back. When you find these terms, you will need to discuss them with the builder to change them – ignoring the builder’s attitude he can’t change the original forms.

If you sense the terms aren’t reasonable, you have the option to modify or supplement extra conditions – the developer can determine if it chooses to approve your conditions. For example, you could:

1) Put a Restriction On Your Money Deposit – If you can put less money down, you may have less risk if the developer doesn’t perform like they should.

2) Add A Finish Date – Insist on including a date by which the home must be finished, or you’ve got the option to cancel the contract.

3) Arrange A Holdback Clause : Attempt to include a clause stipulating a part of the sales price will be put aside if the home isn’t finished at the time of closing, which you can apply towards having the home finished.

4) Work In Numerous House Inspections And Walk-Throughs – If the developer is building the house to your specs, confer to have the opportunity for independent property inspections and for you to examine the home a couple of times – not solely just before closing. This will guarantee the construction is being performed the right way and according to schedule.

5) Don’t Settle For Less Than The Same Quality – If you are getting a home that copies the model, add a clause saying you will be getting the same or better quality than the model, not only minimum quality satisfactory for the local building codes.

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Buying a home can involve lots of steps and you would benefit from the help of a knowledgeable Realtor who can explain what you need to do, as well as help represent your homebuying interests in matters regarding negotiating with the seller, locating the best mortgage loan, completing any paperwork, and making sure the property inspection rules out any major defects.

A good Realtor acts as your team leader, he or she looks out for your best interests while coordinating other players and tasks. Your agent should:

1) Suggest A Neighborhood – Your Realtor should be knowledgeable enough to suggest possible locations that suit your needs. Ideally he or she should live in or around the area you’re interested in and be able to give you an insider’s viewpoint of the community.

2) Helps You Gauge Market Value – A good Realtor will put together a competitive market analysis (CMA) to estimate the value of the house you’re interested in. The CMA consists of data from comparable properties that sold in the last six months.

3) Discovers A House Suitable For Your Requirements – An effective Realtor will search for properties that meets your standards and arranges to show them to you when they become purchasable. Any honourable real estate agent acknowledges this undertaking can consume up to a year and won’t press you into purchasing a home that won’t accommodate your requirements.

4) Checks Out houses With You – Your Realtor should accompany you around in person to look at houses. Their knowledgeable eyes could assist you in seeing if a home fits your lifestyle and if there are unexpected problems like a leaky roof or antiquated plumbing.

5) Writes The Offer And Negotiates The Sale – Your Realtor will help you write an offer that includes your offer price and terms. He or she will also discuss any legally required disclosures about your prospective property.

6) Educates You On The Whole Process – Once you’ve decided which agent to work with, he or she should be able to spell out the steps needed to find your home, including writing the offer, qualifying for financing, opening escrow with a reputable company, checking title, getting insurance, removing contingencies, and finalizing the deal.

7) Pulls Together The Whole Transaction – Once the seller consents to your offer, your real estate agent will maneuver you through the sequence of events necessary to close the transaction. He or she will line up home property inspections, line up mortgage and apply for insurance. Nearly all of these undertakings will be managed by your real estate agent or designated to the qualified professional person. A dependable real estate agent will be in attendance for leading events like the appraisal, property inspections, the final walk-through, and the close of escrow.

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Long ago, it used to be commonplace for homebuyers to view a seller’s home pretty much as they functioned day to day – with a cluttered kitchen, old furniture, and clutter scattered throughout the home. Sprucing up a home to appeal to a homebuyer was a foreign concept at the time. Today the real estate industry has learned that by making over or “staging” a home before it hits the market, buyers will be dazzled into paying a lot more for a home.

As a homebuyer, it’s vital to skip past the sparkling new decorations and spacious arrangement of furniture to decide if a particular home is right for you. Let’s go over the 7 facts you need to be aware of:

1) Will It Accommodate All Your Furnishings? – If you’re viewing a home and appreciate the spaciousness of the floor plan, you may want to take a second glance. Homes that are staged use select pieces of furniture to enhance the spaciousness of a room. As you view a home, imagine how roomy a home will appear with your own furniture. For example, picture the homes master bedroom with your own king-sized bed, dressers, and nightstands.

2) Are They Low On Everyday Sundries and Accessories? – A well stocked utility or laundry area will display laundry detergent, softener, laundry baskets, and a folding ironing board. A staged home may only carry a single wicker basket full of towels. Make sure the home has plenty of space for all your daily accessories and mini-appliances such a ironing board or clothing steamer.

3) What Catches Your Eye? – As you enter a room, observe how you’re drawn to the focal point of a room. Could there be a reason your eyes are diverted away from a defect in the house such as a dreary hallway?

4) What Size Are The Closets And Built-In Cabinets? – If a home appears tidy and neat, you may not be aware of a missing guest closet, linen closet, storage, attic, or basement. Make sure to estimate if the house has enough storage space for your items.

5) What’s The Original Style Of The House? – A home can be staged to imitate a certain style. Be sure a house has the structural style you want, even without the upgraded decor. Even a plain 1960’s house can be dressed up to appear like an Arts and Crafts bungalow.

6) Check For Adequate Electrical Outlets – When buying a home, inspect the seller’s lighting to make sure it’s connected and turns on. Staged homes can make an older home appear to have adequate electrical outlets when in fact there’s an insufficient number of outlets. Check to see if all kitchen and large appliances have a close electrical outlet.

7) Do You Get That Home Sweet Home Feel? – As you inspect a home, don’t let the aroma of potpourri smells and the relaxing sound of music playing in the background distract you from honestly evaluating a home.

While staging isn’t a bad service, it’s important to not let the decor and ambiance distract you from paying more than what a home is really worth.

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If you thought buying a short sale home was difficult, you may be surprised that buying a foreclosure can be more difficult. A foreclosure process occurs when a homeowner can no longer afford to make monthly payments on his or her home loan and the lender exercises it’s option to force the sale of the property. In today’s volatile bank and mortgage industry, you’ll find an increase in the number of foreclosures which attracts homebuyers shopping for the best bargain. As you search the home market, you’ll find foreclosure in every market, from the high end luxury homes down to the basic tract home.

When a homeowner defaults on their mortgage, the lender will offer a grace period before they begin foreclosure proceedings. If a homeowner can’t cure the default within the grace period, the bank will take steps to foreclose on the home – which creates great opportunities for new homebuyers during the pre-foreclosure, public sale or auction, and when the property reverts back to the bank (called real-estate-owned, or REO).

The primary advantage in purchasing a foreclosure is the low purchase price no mater which stage of the process you decide to buy at. Here are some main disadvantages of buying a property in foreclosure:

1) Reduced Protection As A Buyer – In a regular homebuying transaction, you’ll take certain steps such as obtaining title insurance which is designed to protect you from acquiring a property with a defective title. In a foreclosure process, you’ll have to sacrifice some of these protective steps and accept the property as is.

2) How Long Is The Owner Protected – You’ll find most states have laws protecting the delinquent homeowner from having their home ripped away on a moment’s notice by an unscrupulous bank. As a buyer, that means you’re faced with deadlines, unplanned delays, abiding by court rulings, and an uncertain future – especially in those states where the defaulted owner has the ability to “redeem” or buy back the property following a foreclosure sale (usually within 10 days to one year). If those unfortunate circumstances should happen to you, your money will be refunded. It’s important for you to seriously consider whether you want to wait indefinitely for a home you may not be able to occupy.

3) Real Estate Investor Competition – The real estate market abounds with plenty of investors searching for great deals on a a home. If you decide to pursue a foreclosure be prepared to fight other investors to buy the home.

4) Hidden Risks or Issues With The Property – Unfortunately, owners in foreclosure tend to cut out spending on property maintenance, property taxes, or liened up any remaining equity to secure other debts.

Now that you’re more informed about the foreclosure process, you need to decide if this is the route you want to take. If you do, be sure to hire a professional Realtor who has experience with these properties. If you want to still use a regular real estate agent, just make sure you define each agent’s role. Also consider using the services of a real estate attorney to guide you through the process.

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When you buy a condo, you’re only purchasing the space inside the unit. The borders of your space are set by the walls, ceiling, and floors instead of brick walls and sidewalks. The remaining common area space such as stairwells, swimming pools, sidewalks, or gardens are owned and managed by the community. Some benefits of condo life include:

1) Lower Cost – The sales price of a condo tends to be lower than purchasing a house. In large metropolitan or desirable resort areas, you may find the price trend to be opposite. Since community funds cover the costs to maintain the landscaping, roofing, and insurance, your monthly upkeep costs are typically less.

2) More Opportunities To Socialize – Since you belong to a large association of condo owners, it’s easier for you to find opportunities to socialize with your neighbors.

3) Easy Maintenance – Since the community pays someone to maintain the common area, you’ll have more time to enjoy other things. You may also get the benefits of using an on site pool or gym.

Now, let’s go over the cons of living in a condo:

4) Restrictions – When you join a condo association, you’ll be obligated to abide by a master deed or Declaration of Covenants, Conditions, and Restrictions (CC&R’s). The community association and all the condo owners are required to follow the CC&R’s. This document states what your common space rights are and what you can do with your condo.

5) Less Value – For the same reason why a condo is affordable, you’ll discover a condo tends to appreciate less than a house. Be prepared for less appreciation when it comes time to sell.

6) You’ll Have To Settle For Less Privacy – The fact you have to share common areas, walls and ceilings should clue you in to the fact you’ll have less privacy as a condo owner. Another disadvantage is the loss of backyard space. A condo typically has very limited yard space for children or pets.

7) Required Fees – Once you purchase your condo, you’ll become liable to cover your share of the association dues on a pre-determined schedule. You’re still liable for the fee regardless if you use any of the community facilities such as the swimming pool or recreation center.

Depending on the community association, you may be required to pay special assessments to cover major repairs it’s budget can’t cover. If the occupancy level is low in your building, these special assessments can be expensive.

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Buying a home can take a lot commitment and time to find the best property. When the real estate market is hot, it becomes even tougher to submit your offer first and beat out the competition. In order to increase the odds of having a seller accept your offer, you’ve got to go the extra mile to make it stand out. Let’s study some techniques to help your offer shine ahead of the competition:

1) Act Fast – If you’ve found the home of your dreams, the odds are great there are other hungry homebuyers who feel the same way. If you want to beat the odds and have your offer stand out, you need to move fast and be one of the first homebuyers to make an offer.

2) Let Your Real Estate Agent Personally Present Your Offer – If the seller doesn’t object to this technique, this will give your agent a chance to show why your offer is the best.

3) Bump Your Offer Higher Than Everyone Else – Money talks so if your offer is the highest, you’ll stand out from other homebuyers. To make this strategy work, your offer only needs to be a few thousand dollars higher than the competition.

4) Tell Your Personal Story – When your agent presents your offer, include a letter telling why you want to buy the property and what you love about it. Be sure to include info you think the seller would be interested in knowing such as how their beautiful backyard landscaping will be cared for. While some agents may scoff at this idea, this strategy could make the difference between your offer being accepted if the seller just happens to have fond memories of their backyard retreat.

5) Keep Your Contingencies To A Minimum – Dealing with loan contingencies and home inspections are standard protocol in a sale, but is you make too many contingencies in your offer, a seller may pass up your offer for another one. Be careful to not go overboard with your contingencies. You’ll even find buyers who are willing to skip the inspection process just to make their offer stand out. Bypassing standard home inspections aren’t recommended due to the risk of buying a home with flaws. The important point to remember- in order for your offer to appeal to a seller, you have to keep the number of contingencies to a minimum.

6) Get Your Pre-Approval Early – Sellers prefer to deal with homebuyers who are serious and are already pre-approved. Your offer will leap to the front of the pack because the seller knows you won’t have problems satisfying the loan contingency.

7) Offer The Best Terms – In a hot market, you can make your offer stand out by offering all cash and removing the loan contingency. Consider the option of funding your purchase with your down payment and money borrowed from family or friends. After purchasing the house, you can qualify for financing and repay the money you borrowed.

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Every year you’ll find lots of new homes being constructed in planned communities or developments. As a homebuyer, you dream about the day when you can move into the perfect new home. Even though new homes have several great benefits, there are several drawbacks you need to know about. First, let’s check out the benefits of owning a new home:

1) You’ll Be The First Owner – There’s nothing like the feeling of moving into a brand new home designed just for you. You can expect everything to be immaculately clean.

2) A New Home Is Tailor Made Just For Your Taste – When you buy a brand new home, you get to select the paint colors, flooring, and accessories to suit your particular taste. You also have the ability to select the ideal floor plan layout to suit your lifestyle.

3) Updated Conveniences – A new home will be designed for today’s lifestyle. You’ll find a 3 car garage, large family room, and high speed date lines. The appliances are also energy efficient and won’t need to be replaced soon.

4) Environmentally Friendly – New homes for sale are constructed with energy efficient materials so you’ll not only save on heating and cooling costs, you’ll use less of mother nature’s resources.

5) Community Planning – New homes tend to be built in master planned communities which feature convenient facilities such as swimming pools and community centers. These developments usually have homeowner rules and regulations you need to abide by.

Now let’s go over the disadvantages to buying a new home:

6) Higher Cost – New homes typically cost more than an older home, but they tend to have a higher resale value. Plus you’ll find some good financing deals offered by the developer to help you buy your new home.

7) Limited Representation – Unless the builder cooperates with outside agents, you’ll have to deal only with the builder’s sales agent. This limits the amount of protection you’ll receive because you won’t have another agent looking out for your best interests.
You’re The First To Find Flaws – Buying a new home can be an exciting process, but you’ll be the first to discover any flaws your new home may have. New homes are not without problems and the construction materials used aren’t as durable as older homes.

9) Delayed Completion Date – New home builders strive hard to complete your home by the estimated due date, however it’s common for weather problems and other unexpected delays to occur. Be prepared for these potential delays and don’t expect much in the way of compensation from the builder if you’re inconvenienced.

10) Regulations – Planned new home developments require all homeowners to follow their written guidelines and regulations on what you can and can’t do to your property. Unfortunately, unless you’re will to consider the option of relocating, you’re stuck having to live by these rules.

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Regardless whether you want to consider the purchase of an older home because of its beauty, or because you can’t afford a newer home, there are certain advantages and disadvantages you should be aware of. Let’s examine the benefits first:

1) Price Range – Older homes tend to be priced more reasonably than newer construction homes. Although you may find the opposite to be true with vintage homes located in the heart of metropolitan areas.

2) Construction – The craftsmanship in an older home tends to be superior to a new home. It’s common to find heavier wood beams, denser walls, long lasting fixtures, and heavy duty doors.

3) A Community With History – In an established neighborhood, it’s easier to experience the ambiance by driving through the area. When you look at new homes, it’s difficult to get a feel of the community when you only have empty lots and drawings to look at.

4) Mature Landscaping – Unlike a newer community, older neighborhoods feature mature landscaping with mature trees and flowers.

5) Character – Older historical homes feature more detailed architectural styling with detailed crown molding, custom built-in cabinetry, and rich hardwood floors. You won’t get these details in a newer home unless you’re willing to spend extra money to add these features.

Now that we’ve gone over the advantages, let’s go over the disadvantages of owning an older home:

6) You Need To Invest Money To Upgrade The House – Unless it’s been remodeled, an older home will come with well used appliances and fixtures. Plan on replacing worn faucets, water heaters, and outdated lighting.

7) Higher Energy Costs – While older homes use more durable materials for construction, they aren’t the most energy efficient. Be prepared for higher heating and cooling costs with an older home.
Decor – Unless you happen to have the same unique taste as the previous owner, you’ll probably need to invest a good amount of sweat and energy into switching the decor to your particular taste.

9) Inconvenient Floor Plan – Homeowners in a previous era had a different lifestyle. You’ll find less emphasis on an ergonomic layout with large rooms. If you plan on installing a large screen TV or converting a room into a home office, you’ll have to use extra creativity to make it work.

10) Expect A Lower Resale Value When It’s Time To Sell – For the same reason why you were able to afford your home in the first place, older homes tend to have a lower resale value compared to a similar sized newer home.

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When it comes to the purchase of real estate, its location should be one of your main concerns. If you’ve been renting, you may not have given the location much thought because you could move out at the end of your lease. But when it comes to buying a dream home, your location becomes one of the main factors that determines your future happiness.

Buying a home commits you to that location for at least a few years. It’s a place where you connect with your neighbors and community. When buying a home, you want to buy one with a great location. This will increase your chances of a higher resale value.

Every person has their own wish list of the ideal neighborhood to live in. Be sure you pick one that meets your particular needs. Let’s go over the five features you need to be aware of:

1) How Safe is the Community? While we all prefer to live in a city with low crime, there’s always a trade off for this feature. Rural areas tend to have less crime than metropolitan areas. But are you willing to settle for less amenities and the convenience of having resources close by?

2) Local Amenities – Time is a valuable commodity in todays busy world. Juggling work, going to the market, children’s activities and school, daycare, dentist, entertainment, and time waiting for public transportation consume most of your day. If you decide to live in a community farther away, you’ll be dedicating more time to traveling. It’s important to put a great deal of thought into how much extra time you’re willing to sacrifice towards traveling.

3) Appeal of the Community – Some of you will prefer uniform master planned communities while others prefer the historic charm where a variety of home styles are displayed. Neighborhood characteristics such as the landscape, trees, and surrounding restaurants should match your tastes.

4) School – Do you have kids? If you plan on sending them to public schools, this is an important feature to check out. If your kids will be going to private schools, you may not care about the quality of the public schools.

5) Taxes and Hazard Insurance Costs While buying a home, it’s easy to forget about other mandatory costs such as property taxes and homeowner’s insurance. Check with the local tax assessor’s office or ask your Realtor how much the property taxes are for that area. You can call an insurance agent to get quotes for homeowner and car insurance premiums for that neighborhood.

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As a buyer, it’s easy to get caught up in the frenzy of bidding on a home. However, it’s important you don’t give up many of the standard protections you should have in a contract. It’s not uncommon for many buyers who are desperate to win the bid, to make a higher offer with very few contingencies.

If you try to purchase real estate in a market where there are tons of desperate homebuyers, you’ll find that many desperate buyers will sacrifice many contingencies including the home inspection, sale of an existing home, and the appraisal just to be able to win a property. While many homebuyers turn to this desperate tactic, they should be prepared to encounter several defects and problems once they move into the house.

If a homebuyer forfeits a home inspection, he or she will give up the ability to uncover problems in a property before he moves in. Many buyers rationalize that if they insist on a home inspection contingency in a contract, they may lose a property. If you still decide to follow this strategy. You should do so with your eyes wide open and know what you’re forfeiting and what could happen. If there was a defect with a property’s roof, you’ll be the unfortunate one to pay Several thousand dollars for it. If there’s dry rot in a home, you’ll be the one to cover the thousands of dollars in renovations. If there’s a plumbing problem, you’ll be the one to fix it. The home you overpaid on will now cost you additional funds to fix up.

If you currently own a home and need to sell it before you can buy another one, you should definitely put your house on the market first prior to purchasing another one. Unless you have lots of money saved in the bank to purchase a home, you could be forced into a bad situation when you have two loans to pay on each month if you can’t get rid of your existing house. You may also be forced to take a lowball offer on your existing home because you feel the need to get rid of the property soon. You would be in a much better position by selling your existing home first. If you’re thinking you may be homeless because you don’t have a property to move into, you should know that you can also stay with family and friends during this transition time. Your real estate agent can also include a special clause in your sales contract giving you time to find another place. If you’re in a real estate market where the sellers are in control of the negotiations, you’ll be in a strong position to negotiate what you want.

Another strategy you shouldn’t use is to try to draft the purchase contract on a home without it being contingent on an appraisal. This tactic is about as bad as giving a signed blank check over to the sellers. Unless you have lots of money, this strategy isn’t recommended for most people. For example, let’s say you find yourself in a bidding war and decide to make a bid on a property for $25,000 more than the sellers asking price. If the bank appraises the property for $20,000 less than the sellers asking price, you’ll have overpaid on the home. You’ll soon find that the bank will only let you borrow a certain amount of the home’s value and you must then come up with the difference out of pocket.

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