For Offers

Do you have a pre-approval letter? If so, email it to me. If not, then let me know so I can guide you in finding a lender. 

What are the full legal names for those making the offer and for who will be on title?

What is the offer price? 

1-2% is standard and typically due to escrow within 3 business days of acceptance.

Is the purchase contingent upon the sale of another home? 

What is the total (or percentage) for your down payment? This is advised from your lender. You can always add more to it before closing with no complications, but to put less would need to be negotiated by buyers and sellers. 

Is the down payment is in your possession? Any funds tied up in other investment accounts or being held by grandma should be identified for your protection as a contingency.

For what type of loan are you approved? Conventional, FHA, VA, USDA, etc? 

Is there an opportunity to include seller paid closing costs, or a rate buy down with the offer?

Is there any personal property you'd like to include? Fridge, washer, dryer, curtains, bathroom mirrors (if they are just hanging on the screws)?

Typical inspection timeline is 10 business days for the whole house, a sewer scope, and radon.
Can also include specific Pest and Dry Rot, Mold and Moisture, Underground Tank, and Siding inspections. If you are looking to purchase acreage then you'll want a well, septic inspection, and anything else uncovered during the inspection.

You can ask for a home warranty that could cover the AC, furnace, plumbing, electrical, well, fridge, etc. 

Closing date is usually between 30-35 days from the acceptance of the offer. It can be longer or quicker depending on how fast your lender can process the loan. What works best for all parties?

We will usually set the offer to expire a little more than 24 hours after we submit, but we will discuss if it should be shorter or longer. 

Do the sellers need occupancy after closing? Depending on how aggressive we need to be with competition you can charge the sellers for this or offer it at no cost. There are good reasons for either scenario. You'll also want to consider a security deposit.