Confused?  There are an awful lot of choices to make when you buy a home, whether it's your first home or your fourth.  Here are some guidelines to follow to make your transaction easier. The job of your Realtor is to support you in finding the right home with the best possible terms, and to aid you through the entire process. This person should explain the process of buying a home, and familiarize you with the various activities, documents and procedures that you will experience throughout the transaction.

Choosing Your Agent 
Your first and most important decision should be your choice of representation, therefore, your choice of a real estate agent. Your real estate agent will be the person you depend on for so many things during the entire home buying process. 

If you've bought a home before, you may be familiar with some of these steps.  A good Buyer's Agent should assist you through this process by giving you honest information regarding market pricing, property or area concerns, and property condition.  Having an experienced professional to aide you with negotiating strategies and techniques, and educate you by explaining all of your choices and the potential outcomes of each is priceless.  You'll be able to review your options and make decisions based on what might be best for your situation.  This person should offer professional referrals, as needed, for those tasks requiring specific experience, should maintain contact with your mortgage company to make sure that your interests are being protected, and attend to details through to closing as well as post-closing.

Know What You Want
Whether you are a first-time homebuyer or entering the marketplace as a repeat buyer, you need to ask why you want to buy. Are you planning to move to a new community due to a lifestyle change or have you simply outgrown your existing space? What would you like in terms of real estate that you do not now have? Do you have a purchasing timeframe? It will help you a great deal to make a list of all of the features you would like to have in a home and then rank their importance.

It's important to have a good idea of what you want including features, to help assist your REALTOR® in finding you the perfect home.

Choosing Your Financing  
Another very important decision most of you will have to make is where you will get your loan to buy the home, and what type of loan is best for you. Before you begin looking at homes, meet with several lenders and select the one best suited to you.  I have several good lenders listed on my home page. A good lender will help you do some financial planning to accomplish your home buying goals. Let the lender give you the guidelines for a loan suited to your specific needs that will maximize your buying power BEFORE you start looking.  Besides, it's tough to home shop if you don't know how much money a lender will finance for you. The lender will also give you a "heads up" for the type of paperwork they will need to process your loan application, so you can begin collecting the data. The good news is that over the years new and innovative loan programs have evolved which require a 5 percent down payment or less. In fact, a number of programs now allow purchasers to buy real estate with nothing down.

Know where your down payment cash will come from.  If it's coming from stocks, go ahead and sell them.  Check with relatives for monetary gifts that can go toward a down payment or closing costs. If you are receiving money from a friend or family member, get it in hand so that you are ready to go, and you're sure of the available cash. 

There is so much to know, and it can all be overwhelming at times. This is where you can depend on your Real Estate Agent. I will help you sort through all of the options. It's best to be pre-approved, or at least pre-qualified, for a loan. This way when you do find your home and make an offer, your offer will be more attractive to the seller.  

Explore Locations
In real estate the three most important rules are location, location, location. You will want to explore past appreciation, school districts and convenience to interstates and shopping. I can also help you with this information.

Preview Properties
Under my featured listings page you can view the listings that are currently active. Use the “Search the MLS” feature at the bottom of the page to preview all of the current listings from all of the companies in our system. E-mail me with further questions you have regarding the properties or to set up viewings.

Viewing Homes
A home is more than just a collection of bedrooms and bathrooms. Several properties, each with four bedrooms/three baths, and price identically, may well represent radically different designs, commuting distances, lot sizes, tax costs, interior dimensions, and exterior finishes. We are all different and it's important to list the features and benefits you want in a home (refer back to your wish list). Consider such things as pricing, location, size, amenities (extras such as a pool or extra-large kitchen) and design (one level ranch or two story, traditional or modern, etc.).

Next, it's important to consider your priorities. If you can't get a home at your price with all the features you want, what features are most important? For instance, would you trade fewer bedrooms for a larger kitchen? Will you drive a longer commute for a bigger house at a lower cost or even a level yard?

Lastly, consider your needs in several years. If you'll need a larger home, maybe now is the time to buy a bigger house rather than moving or expanding in the future. If you expect your income to increase, perhaps you should consider a more expensive home that can be financed with a loan program where monthly payments increase in the future.

Make an Offer
When you have found the house you want to buy, you begin by making an offer. When you make your initial offer, you will put down a deposit to show good faith. Your check will not be deposited until your offer is accepted, at which point it is put into an escrow account. The deposit will count towards your down payment at closing.

REALTOR® groups, working with legal counsel, have developed forms that are appropriate for realty transactions in specific communities. Such documents include numerous sale conditions and their wording should be carefully reviewed to assure that they reflect the terms you want to offer. I can explain the general contracting process as well as my role.

While much attention is spent on offering prices, a proposal to buy includes both the price and terms. In some cases, terms can represent thousands of dollars in additional value for buyers. Terms are extremely important and I will carefully review all options with you at this time.

In a typical situation, you will complete an offer that I will present to the owner's agent. The owner, in turn, may accept the offer, reject it or make a counter-offer. Because counter-offers are common (any change in an offer can be considered a "counter-offer"), it's important for buyers to remain in close contact with me during the negotiation process so any proposed changes can be quickly reviewed.

How Much Do You Offer?
You sometimes hear that the amount of your offer should be x percent below the seller's asking price or y percent less than you're really willing to pay. In practice, the offer depends on the basic laws of supply and demand. If many buyers are competing for homes, sellers will likely get full-price offers and sometimes even more. If demand is weak, offers below the asking price may be in order.

Have a Home Inspection
Every home buyer, regardless of the type of home they're buying or whom they're buying a property from, needs to have a home inspection done on the property prior to purchasing.  The cost is small, typically $250 to $350, compared to any potential major repairs you might have to make after you move in that an independent professional inspector could have discovered.  A home inspector will go through the home, under the home, and into the attic to check all the major systems.  Often, the seller doesn't know about the defect, either.  The small expense of a good home inspector can save you thousands.  BE PREPARED, every home will have some items of concern on the inspection report, even a newly constructed home.  However, there are some items that are more of a concern than others.  I recommend you be present for inspection. After all, you have paid for it and having first hand knowledge regarding your new property-to-be is a great tool for you. 

A standard inspection usually includes the inspection of the plumbing and electrical systems, doors, ceiling, walls and floors, roof, heating and air conditioning systems, insulation, and ventilation.  There is a list of all home inspectors registered with the WV Association of Home Inspectors on my home page. I would be happy to give you a good recommendation from this list to narrow your search if needed. All home inspectors are not the same. 

The Purchase Contract contains an Inspection Contingency clause that gives you a specified number of days to have your own independent professional inspector inspect the subject property as well as the ability to ask that the seller pay up to a certain dollar amount to make those minor repairs that may be needed. If the inspector finds major repairs that the seller is not willing to fix, you have the safety net of withdrawal from the contract. If you ask the seller to repair or replace the items of concern, the seller has a specified number of days to give you an answer. The seller can either agree to fix all of the items, some of the items, or none of the items. Unless the seller agrees to fix all of the items, you still have the option to terminate the contract and have your earnest money deposit returned to you. 

Termite Inspection
Each home buyer should have a Wood Destroying Insect Inspection done.   Lenders do require this inspection be completed and proper treatment given if needed to protect their interest, as well as your own.   A competent pest control company will advise you of the condition of the property as it relates to termites.  They should explain what to look for if you think you might have a pest control problem in the future.  There are many companies out there that will provide pest inspection services. Ask for referrals of those that have consistently proven themselves with people you trust, or I can assist with you several companies I use regularly.

Septic Inspection
If the property has a private septic system, the seller will need to arrange an inspection of the system by the Health Dept. WV requires that all septic systems be in compliance or be brought into compliance with state sanitary codes when a property is transferred. If the septic system requires repair or replacement, the cost is usually the seller's responsibility and we will negotiate this in the offer so no problems arise.

Lender has Appraisal Performed
Lenders will require an appraisal of the property be performed to verify that the property has a market value consistent with the amount of money they will be loaning.  Depending on the type of loan chosen, some lenders will require certain actions in regard to the property before a "clear" appraisal can be issued. The appraisers are aware of the specific property issues that will stop a specific lender from funding a loan.  The appraiser's job is to report those items to the lender along with their opinion as to the value of the property.   If the issues on the appraiser's report are not repaired/replaced suitable to the lender's requirements, then a "clear" report will not be issued.  If a clear report is not issued, the lender will not fund the loan.  Although the appraiser actually works for the lender and looks out for the lenders best interest, it is a positive for the buyer as well.   It's one more checkpoint to ensure you are not paying more for the home than its present market value. 

Insurance
Soon after you have a contract, you will need to select a home insurance provider.  The essential idea behind various forms of real estate insurance is to protect owners in the event of catastrophe. If something goes wrong, insurance can be the bargain of a lifetime. The lender will require the insurance to take effect at the time of closing.  You should comparison shop and provide this information as soon as possible so contact can be made and the required paperwork from the insurance agency to the closing attorney can be assimilated.  While shopping, keep in mind many insurance agencies offer discounts to consumers that have multiple policies with them such as car, life, disability, etc.  If you already have some of these types of policies you may consider shopping for a price for the entire package to get a better rate.

Title Insurance : Purchased with a one-time fee at closing, title insurance protects owners in the event that title to the property is found to be invalid. Coverage includes "lenders" policies, which protect buyers up to the mortgage value of the property, and "owners" coverage, which protects owners up to the purchase price. In other words, "owners" coverage protects both the mortgage amount and the value of the down payment.

Flood Insurance : Because WV has had flooding concerns in the past, your lender will do a flood certification check to determine if your new purchase lies in a flood plain. At this time, your lender will determine if you need to purchase a flood insurance policy. I can help you determine which locations require such coverage up front so there are hopefully no surprises.

Home Warranties : With new construction homes, buyers want assurance if something goes wrong after completion, the builder will be there to make repairs. A one-year builders warranty is included in your purchase to help insure your house will have all of its glitches resolved.

Home warranties for existing homes are typically one-year service agreements purchased by buyers or sellers. In the event of a covered defect or breakdown, the warranty firm will step in and make the repair or cover its cost with only a minimal deductible by the homeowner.

Insurance policies and warranties have limitations and individual programs have different levels of coverage, deductibles and costs. Just ask me for details.

The Final Walk Through
You will perform a "final walk through" of your new home prior to closing to ensure its expected condition.   Before closing, buyers typically have a final opportunity to walk through the property to assure that its condition has not materially changed since the sale agreement was signed.

The Closing
One of the best parts of settlement is that buyers and sellers need to do very little. At closing itself, all papers have been prepared by closing agents, lenders and lawyers. This paperwork reflects the sale agreement and allows all parties to the transaction to verify their interests. For instance, buyers get the title to the property, lenders have their loans recorded in the public records, and state government collects their transfer taxes. The result is that title to the property is transferred from seller to buyer. The buyer receives the keys and the seller receives payment for the home.

Closing day is the day you become the official owner of your home. The lender will determine the closing attorney and closing is usually held at the attorney's office. The attorney will search the property title, ensure taxes and utility accounts are paid in full, review subdivision agreements, verify zoning requirements, review the property survey, and register the documents which transfer the property title to you. The lawyer will also ask you to bring a certified check to cover the closing costs and any other outstanding costs. Once your mortgage and the deed for the property are officially recorded, you become the official owner of the home.

Congratulations! You've just bought a home!

The Relationship 
Whereas you may never hear from some agents again, I believe this special experience of home buying is only the beginning of our relationship. I will always be there for you after the sale, whether you have questions regarding the closing or the payment of your property taxes. I consider you to be a client for life!