"PRE-QUALIFICATION": We require our clients allow us to properly qualify them prior to entering into an arrangement to represent them. We are also mortgage brokers and will obtain a credit report and review your information to determine your qualifications to purchase.  All information obtained is, and remains, confidential.
 

CONTRACT: Full Service Buyer Representation requires we are contracted with you for our agency services. We are happy to send an agreement for your advance review. As a standard practice, our agreements allow a reciprocal 3 day termination period (either of us can terminate our agreement by giving 3 days written notice to the other).
 

COSTS/FEES: Our Full Service fees are paid from the transaction typically from the seller's proceeds at closing and as offered and split with the listing agency. This means you can truly have someone on your side as a buyer at no additional cost.  There are no up-front fees for our full service arrangements. We have two different fee structures one of which is based on a "sliding-scale" in which we make less the higher price you pay and vice-versa. The other is merely accepting the offered compensation from the Listing Broker, your choice.
 

FINDING YOUR HOME:

• INITIAL HOME SEARCH: Once we are under contract we obtain your search parameters and put them into the MLS computer search process.
  We conduct an initial search for all the homes that fit your specified parameters and give you the list. You can then do "drive-bys" to see if any are of further interest and rule out the others.

• DAILY UPDATES: We update and search on a daily basis and send any new listings to you typically in the morning.

• WEEKLY UPDATES: We also re-run the full list on a weekly basis, typically Saturday mornings so you can see what is still available.

• HOME PREVIEWS: At any time you find a home you want to look at in more detail or inside, you contact us and we arrange an appointment to meet you at the home for the preview.

PREPARING YOUR OFFER: Once we help you find and preview a home that meets your parameters you want to make an offer on, we arrange an appointment with you to draft an offer for presentation to either the seller or seller's broker. We help you arrive at an offer price doing research on both the market and what has sold (among many other things). We will suggest what we think the property is worth, which is something a listing broker or sub-agent can not do. (see: compare) We utilize a number of different tools in arriving at an opinion of value.
 

PRESENTING YOUR OFFER: Once we have drafted your offer for presentation we send or present it to the seller's broker or seller.
 

NEGOTIATING YOUR PURCHASE: If they do not accept your offer, we consult with you whether or not to continue negotiations.  If you decide to proceed, then we help you arrive at a 'counter offer' or counter offer to the counter offer and help you continue to negotiate until arriving at acceptable price, terms and conditions.
 

OPEN ESCROW: Upon arriving at an accepted contract to purchase we then open an escrow at your selected escrow company where your earnest money deposit is deposited. A preliminary title report will be ordered for your review, which usually takes a few days.
 

OBTAIN SELLER DISCLOSURES: There are a number of disclosures that are both legally and contractually required, we receive them on  your behalf, forward for your review and then consult with you regarding the ramifications and disposition of them within the terms and conditions of the contract.
 

APPLY FOR A PURCHASE LOAN: You will need to apply for a loan at this time as well either through us if using our mortgage services or through another mortgage broker of your choosing. The contract will spell out the timing and procedure.
 

ARRANGE FOR INSPECTIONS: We will give you a list of local inspectors for your selection and will make the arrangements for them to access the property for inspections. We will also be there for the inspections and suggest you be there as well. Most inspections are usually at the Buyer's cost...it will depend on how the contract is/was negotiated.
 

REVIEW INSPECTIONS: Once the inspections are complete, you will usually have a contractual obligation to review and either accept or typically have the ability to negotiate deficiencies found depending on the negotiated contract contingencies. We help you with this process as well.
 

NEGOTIATE DEFICIENCIES: Depending on how the contract was negotiated, we usually have the opportunity to help you negotiate any substantial deficiencies found during the inspections.
 

ACCEPT PROPERTY CONDITION:  Once you have negotiated any deficiencies found during the inspections and arrive at a mutually agreed final condition that you are willing to purchase the property in, you will need to usually accept the condition of the property or "remove the condition of the property" as a contingency. At that point your purchase will be on an as-negotiated or as-is basis.
 

REMOVE/SATISFY OTHER CONDITIONS: Once you accept the property condition you are contractually obligated to proceed with the transaction. We help you keep track of and comply with all your time line responsibilities. You continue with obtaining the financing and satisfying all conditions required by the lender and purchase contract which usually includes removing the financing as a condition of the purchase at the time previously negotiated in the purchase agreement.
 

DEPOSIT THE BALANCE OF YOUR DOWN PAYMENT AND CLOSING COSTS:  Within a few days prior to closing, the escrow officer will give you a preliminary closing costs sheet that will indicate how much you will need to deposit to complete the purchase including both closing costs and down payment. This needs to be done in enough time for the funds to clear, usually utilizing either a "cashier's check" or by wire transfer.
 

SIGN OFF: Once all the conditions are met/satisfied, a "sign-off" will be scheduled with the escrow/title company in which you meet with the escrow officer to sign all the loan documents which should be the final step prior to closing. We will be there with you during this sign off to help you understand all the terms and conditions and answer any questions you have.
 

CLOSE ESCROW: Once the conditions are met, sign off is completed and loan is funded, then the title company will record the transaction and you then own the property. We help you obtain keys and access/possession of the property at the negotiated time pursuant to the terms and conditions of the purchase agreement.

You should be confident in knowing that we will be with you every step of the way throughout the process giving you advice and consultation so you can purchase as fully informed as possible.