Contract To Closing
Contract To Closing
I’ve Found My Home- What do I do now?-
Masha will prepare all documents for you to purchase the house. She will thoroughly research recent relevant sales,and begin preparing documents to review with you in person or, if you are out of town, via email. Masha will make sure to write in contingencies that will protect you! Your offer will then be presented to the seller’s representing Broker where she will introduce you in a story that accompanies your offer for the seller to ‘get to know you’ a bit better. Masha has found that often times THIS can be the thing that seals the deal for you to win the home over other buyers who may be competing for the same home. Masha will negotiate to get you the best price and terms.
What Three Things Can Happens Next?- Once presented, the seller will review your offer and consider all of the terms- not just the price! They can either accept your offer as submitted, counter some of the terms, or reject your offer. Once our final offer is accepted, the sellers sign all of the documents and then you have an executed and legally binding Offer to Purchase and Contract!*
Congratulations! Now for the details….Executed contracts will be delivered (usually by email) and then your Due Diligence fee* and sometimes your Earnest Money* are delivered to the seller and closing attorney. Both checks will be processed and applied to your downpayment.
Investigate & Confirm through Due Diligence- Getting to Know Your New Home!- Due Diligence is the time period you have to confirm that you truly want to purchase this home. It is when you do all of your inspections repair and update review. It is also when Masha’s Closing Manager will schedule your closing with one of the real estate attorneys that Masha refers to you. From there, the attorney will perform all title work and order your survey and confirm there are no title defects, unpaid liens or encroachments to the property.
At the same time,you and your lender will continue to work together to get your loan confirmed. They will confirm credit, order the appraisal, and verify information on all the documents you submitted.Expect that during this time there will be several emails and calls back and forth from these professionals as they are working towards the same goal under the time constraints set in the Due Diligence deadline of your sale contract. Once this is done, your loan will be approved.
In addition to these items, you will need to set up your new home insurance policy. If you are buying an attached property (condominium or townhome), Masha will work with your insurance company and the community HOA manager to gather information needed. If you are buying a single family property, Masha will assist your provider with providing a quote. If you do not yet have a preferred insurance vendor, Masha will be glad to refer you to a few companies that have provided good service to her clients.
During Due Diligence we may also prepare and send the seller a Repair Agreement document if there are some important structural items that you would like for them to consider repairing. Keep in mind, in North Carolina, homes are considered to be sold in AS IS condition UNLESS a buyer and seller agree otherwise; and your Due Diligence period is when this would happen. Masha will carefully review all of the home inspections and explain the negotiating process for repairs. She can obtain work estimates for any items of importance and ancillary inspections as followup to the main home inspection. Once repairs or credits are agreed to by all parties and terms are noted in the Repair Agreement, the sellers will arrange for the repairs to be completed prior to our final walk-through. This usually happens the day before or morning of settlement ( commonly called ‘The Closing’).
It’s CLOSING- What do I need to bring?-
Within a day of settlement we should the final paperwork from the attorney indicating what funds you need to bring to closing/settlement.
Payment should be made to the closing attorney’s firm. Masha’s client care manager will schedule the final walk-through at the house for you and Masha to occur the afternoon before or morning of closing. From there you will meet Masha at the attorney’s office. Please be sure to bring a photo ID and your bank certified check for your down payment. Settlement should only take an hour and the attorney will review all of the lender and legal forms you will be signing. Often times the lender will accompany us to closing in case there are any last minute questions. After paperwork is signed, the attorney will record the closing transaction. Often times this is also done electronically so that within a few hours you will receive your keys to your new home and can meet your home movers at your new home!
** It’s important to note that the transaction must be recorded before it can be considered your home, so be prepared to come back to the attorney’s office to get your house keys.
We don’t just leave you hanging- Often times after a closing, there are a lot of things that just ‘pop up’. Don’t worry about it… Things happen. If something does, or you just need a referral for a new Vet for your family dog or to find a good hair salon… Masha and her team at Boutique Real Estate will still be with you to offer our concierge services beyond the closing! We want to help you grow and maintain solid, happy connections in your new home and community. So keep in touch and let us know how we can continue to provide service Above & Beyond your expectations!
And did we say Parties?!- YES!-
Keep an eye out for invitations to annual client appreciation parties & events throughout the year!
* Some Quick & Easy Terminology - Let’s get familiar with them!
Offer to Purchase Agreement- a contract between you and the seller that provides the terms of the sale of the property.
Sale Price- The purchase price agreed upon by the buyer and seller.
Due Diligence Fee- a fee that is paid by the buyer to the seller. The seller keeps this fee regardless if the deal closes. If the deal does close, the buyer will have that amount credited back to them at closing.
Due Diligence Time- An analysis period that allows the buyer to inspect property and to determine the feasibility of buying the property. During this time a buyer can terminate the contract if unsatisfactory results are found.
Earnest Money- Money paid by the buyer to show that their offer is serious and made in good faith.
Escrow- An escrow account is setup for funds such as earnest money. This account keeps money separate and specified.
HOA & Their Dues- Some neighborhoods offer a Home Owner’s Association which regulates neighborhood rules and also may provide amenities such as a swimming pool, tennis courts, etc. Fees are often collected for the upkeep of common areas and amenities.
Home Inspection- An examination of the condition of a home, performed by a licensed home inspector.
Homeowner’s Insurance- This covers not only damage to your property, but any liability for damage or injuries ocurred while on your property.
Mortgage- A loan by a bank or mortgage lender to help you finance your home.
Deed & Lien Waiver- A deed is a legal document showing ownership of the property. A lien waiver is a document stating all past liens have been released and hold no claim on the property.
Title Insurance- This insures against financial loss from defects in the title to the property. This protects both the buyer and the lender.
Closing Attorney- The attorney will perform a title examination, prepare all documents, provide communication between buyer and seller, and record documents and disburse money.
Recording the Closing & Settlement- This is noted as the closing date on your executed purchase agreement and is when the attorney reviews all loan and property related documents with you before you sign them.Once completed the attorney will record your purchase at the County Register of Deed’s office. When that is complete you legally own your new home!