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Buyers Orientation

Buying a property can be an unpredictable process, but there are some things you can always count on. Read the lists below to get a head start on the things you may deal with when buying a property. For questions about buying a home or property, or any of the information below, please contact us.


  • Not being FULLY approved BEFORE you go looking (nothing hurts as much as finding the house you love and you loose it when someone else beats you to it because you were not completely ready)
  • Finding a lender on the internet that offers a 000000.1 interest rate and is from outside of the area
  • Using a 100% Online Lender
  • Don’t quit your job
  • Don’t change your job
  • Don’t get a promotion
  • Don’t buy any large ticket items (like five dollars or more!)
  • Don’t Make David Copperfield deposits (all funds need to be
  • Not getting a gift letter and a bank statement for funds
  • Not telling the person who is giving you the gift that you will
    probably need a gift letter and some proof (usually a bank statement) that they had the money to give
  • Not being up front with your loan officer (hiding information)
  • Not being completely honest with the lender about child support, alimony, wage garnishments or any other payroll reduction
  • Delaying paperwork because you are irritated by the frequency and number of request from the Mortgage Company
  • Do not co-sign for even a candy bar!
  • Don’t schedule a vacation before we close (especially a cruise)
  • Don’t order Direct TV, Cable, Telephone or any utility that will pull a credit report unless you want to write a letter of explanation
    about the credit report to the mortgage company
  • Do not go window shopping and let people pull your credit
  • Don’t change your name during the mortgage process
  • Not realizing the clock starts ticking from the time the loan
    officer get the contract, not the date it was written)
  • Need a letter of explanation
  • Not shopping the good faith estimate
  • Not using name on drivers license for mortgage docs (use Jr. and Sr. if required)
  • Not telling your lender if you lose your job before you close
  • If it can’t be written on the front page of the contract because its being done “under the table”, it is probably mortgage fraud


  • Not realizing it is possible to find what you are looking for the very first day you go out (this happens more than you think … )
  • Going home to sleep on it (in a hot market, if you sleep on it, you might not get to sleep in it)
  • Waiting to find the absolute PERFECT house. You will always be limited by income, zoning, inventory at the time, and/or legislation and or property taxes.
  • 80/10/10 Rule If you find a house that has 80% of what you are looking for, 10% of things you can change and 10% of things you can live with, it’s a keeper.
  • Not getting a home warranty
  • Unreasonable expectations
  • Giving away your negotiation power by speaking in the house (always assume you are being recorded)
  • Posting your real estate thoughts on social media sites (If you are savvy, this can easily be viewed)
  • Not getting a home inspection
  • Believing what you see on HGTV and reality television (the majority of that stuff is scripted)
  • Not telling me what is MOST important to you
  • Don’t Call at the very last minute to cancel appointments
  • Do not look at a short sale if you need to move immediately
  • Do not consider a short-sale if you need to be in control of the
  • Dying before the transaction closes (this really messes things up, BIG TIME! Please don’t die before the closing …
  • The agent on the sign will be in witness protection and not return any phone calls
  • Not telling me if you are allergic to animals
  • Don’t talk to Sellers directly (loose lips sink ships)
  • Getting advice from a buying committee that has not purchased in the last year (the rules change almost daily)
  • Waiting to see everything else that is on the market
  • Don’t trash the property in front of the owners
  • Calling the other agent on “For Sale” signs
  • Attending open houses and new construction without me
  • Not telling me if you have a house to sell
  • Not using an Attorney that SPECIALIZES in Real Estate


  • How long does the buying process take?
  • How many properties does the typical buyer look at?
  • When should I make an offer?
  • How much should I offer?
  • Should I lock in my interest rate or should I float
  • When will I get the keys?
  • What happens at the closing?
  • Is the closing date on my contract guaranteed?
  • How much earnest money should I put down?
  • What happens to my earnest money?
  • Will I get my earnest money back if the contract is not accepted?
  • What is the process to get my earnest money back if the contract is accepted and the home inspection finds an issue?
  • How often do you find the perfect property on the first day (80-10-10 rule)
  • Is there anything I should not do during the house hunting process
  • What is the likelihood of a multiple offer situation?
  • What monies will I need to come in with?
  • How long does the home inspection take?
  • Do I really need a home inspector?
  • Can you recommended an attorney, home inspector or a lender

For the answers to any of the above questions, or for any real estate related questions, please contact us and an associate will be glad to help.


  • You will not be told how much money to bring to closing until the day of your closing and many times only hours or minutes before the closing
  • The dates on your contract will change, perhaps multiple times
  • You will become anxious or nervous
  • You will become irritated or annoyed about frequent and last minute paperwork request with seemingly impossible deadlines
  • You will negotiate 2-5 times on this transaction. The seller will negotiate the purchase price, the inspection, potentially the appraisal, the final walk-thru
  • You will want to tell your friends and family about your experience on social media sites – Don’t!
  • The Mortgage company will most likely pull another credit report on you days before or even the day of your closing