Buying Property in Atlanta

Buyers

 

SEARCHING FOR REAL ESTATE

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BUYING COMMERCIAL & RESIDENTIAL REAL ESTATE

The first step to buying commercial or residential real estate is getting pre-approved by a lender before you shop. This will help determine a target price range that is suitable for you. This needs to be done about 60 days before you anticipate closing on a property. In most thriving markets, homes can go under contract within days if the property is priced to sell. If the property is priced very well, you could expect the property to have multiple offers. Once we have your approval letter from your lender, we then schedule property showings. Please note your pre approval letter from your lender is active for about 45 days, if we don’t contract on a property within 45 days you’ll need to get pre approved again. This is mainly because the lender will need to make sure there hasn’t been any changes to your income, employment & credit profile.

Choose a lender that is right for you. If you can’t find a lender, our mortgage partners have a number of products that may benefit you. Feel free to use our finance calculator for different sale price scenarios.

Our clients can also request a Residential or Commercial Property Analysis so buyers can understand the value of the investment they are seeking before making an offer. This is key because the property may not be worth the offer you were going to make once you see a professional analysis of similar properties that recently sold in an area. Commercial buyers visit our consulting page for more market & analysis information.

BUYER INCENTIVES

We receive first hand knowledge of builder & seller bonuses, giveaways, price changes & lender incentives. Our clients receive immediate updates on these special incentives.

BUILDER & SELLER NEGOTIATIONS

Many buyers are unaware onsite builder agents & owner agents do not represent them. Builder representatives represent the builder not you, the buyer. This offers a number of challenges to the buyer. There is special language in New Construction contracts as well as Resale Contracts that we can counsel you through. For example, you could jeopardize your earnest money if contracts do not have special language and finance contingency clauses that protect the buyer’s interest & much more.

The best way to make a good offer on a property is to have an experienced REALTOR that can find out how much recent properties sold for in an area or specific neighborhood. This information is vital on purchasing a property in todays market.

All builders are not equal. All builders are not Certified Professional Builders. There are many important differences that are necessary to understand when choosing a new home. The numbers of builders that build expensive custom homes that are not Certified Professional Builders will surprise you.

Below is a list of mandatory requirements for a Certified Home Builder.

•All Certified Professional Builders provide a 2-10 Home Warranty.
•A Certified Professional Home Builder must offer mandatory binding arbitration.
•All Certified Professional Home Builders must maintain appropriate insurance coverage’s, including builders risk, general liability and other insurance required by law. A Certified Professional Home Builder must offer mandatory binding arbitration.
•All Certified Professional Home Builders must maintain appropriate insurance coverages, including builder’s risk, general liability and other insurance required by law.
•All members of the Certified Professional Home Builder Program must attend an orientation session presented by The Housing Institute, Inc. regarding what certification entails, including their duties as a Certified Professional Home Builder.
•All Certified Professional Home Builders must complete 16 hours of continuing education a year and must apply for recertification annually.
•To become a Certified Professional Home Builder a builder must have 3 or more years of building experience.
•A Certified Professional Home Builder must derive their main source of income from home building.

PROPERTY INSPECTION

If purchasing a residential property, we highly recommend that you hire a professional home inspector that will review the HVAC, electrical, plumbing, phone wiring, attics, crawl spaces and basements. We also highly recommend a property inspection prior to the installation of drywall when purchasing a new home. Any defects prior to the installation of sheet rock could be missed. For example, most builders in Georgia are production builders, so they typically won’t slow down construction if you decide after the fact that you want a pre drywall inspection. Most sellers & builders require you to determine in advance whether you will have an inspection so the staff or owners agent can be put on notice. If you purchase a new construction home, most builders require that your inspection fax them a list of their credentials & certifications before allowing them to inspect. This is to ensure you hire a certified inspector.

NEW CONSTRUCTION UPGRADES

During this stage it is also important that thorough checks are made to make sure that the upgrades that were agreed in the contract are actually installed in the home. These mistakes are very common in new construction. The builder’s superintendent that started building your home is usually not the same builder that will install the finishes on the home. Most of the time the mistakes are just plain human error especially if you are not buying a custom built home. We will consult with the builder’s team from time to time in an effort to make sure they deliver the home according to your expectations.

PRE CLOSING

Consultation services in this stage consist of exploring title insurance, hazard insurance and a review of the pre closing HUD Settlement Statement. Most pre paid items are based on a daily rate so it is important to review these items for accuracy before the actual closing day as well as right before closing.

CLOSING

At this time all final inspections of the property have been completed. You will receive a final HUD Settlement Statement for review prior to closing. We encourage you to look over this document carefully with the lender & don’t hesitate to ask questions. This is the document that your lender will prepare that confirms the taxes, insurance & closing cost fees associated with your mortgage. The mortgage consultant will have completed a final verification of your employment, income and other background checks. Also remember the closing attorney represents the lender.

Helpful Resources 

Buyer FAQ’s

Top 10 First Time Home Buyer Mistakes – Money

Paperwork Checklist for First Time Homebuyers – Realtor.com

Get Pre Approved before Shopping for a Home – Credit.com

Get Pre Approved before you begin looking at homes – Money USNews

Buying a Home – Investopedia

How to Buy a House

Free Credit Report & Credit Score

 

Disclosure – Information shall not be used as real estate advice unless you are a client of Diamond Realty Brokers. Information subject to change based on rules, regulations & state laws specific to the location of the property.

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