Riding The Buying Rollercoaster

Dated: 05/02/2018

Views: 581


    You’ve found a great house and you’re ready to make an offer. You have everything you need, it’s under your pre-approval amount, and everyone is on board and ready to go. Your agent emails you the offer form, already filled out and all you need to do is sign.

Source: https://st2.depositphotos.com/2835207/10310/v/450/depositphotos_103108644-stock-illustration-house-for-sale-concept.jpg



Now get ready and hold on tight, because it’s about to be a wild ride.


From the time of offer acceptance to you being handed the keys at the closing table, it’s typically a 2-2.5 month timeframe. Seems like a really long time if this is your first rodeo, like you’ve got enough time to fully process and schedule everything, and maybe even think about how to decorate, start packing your boxes, and doing whatever else you may be doing to get ready to move, right?

Source: 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



Nope, sorry.


Well maybe for the small percentage of you who are crazy organized and have your lives together (aka all of you Alejandra Costello’s out there). But for the rest of us, this can be quite the rollercoaster.


Ok so let’s break it down real quick to see your tentative timeline of events:

  • Offer Acceptance (woo, everyone’s happy and excited)

  • Home Inspection, typically ASAP following offer acceptance

  • Purchase and Sales Contract- anywhere from 10-14 days after offer acceptance, these are done by your real estate attorney. If you don’t have one, get one as soon as you’re pre-approved

  • Mortgage Contingency- Talk to your lenders about this to see if they will be ready when you are

  • Property Appraisal- Better hope it appraises at or above listing price!

  • Smoke and CO Inspection- these are done by the fire department, usually paid for by the seller.

    • This also should include oil tank checks, if the house uses oil

  • Water and electric meter reading- to calculate final water/electric bill

  • Final Walkthroughs- Last chance to let your attorney know if something is off!

  • Closing!

(And I didn’t even throw in any contract extensions due to one or more parties needing more time!)


Most likely by the time you get to closing, you’re either relieved and just want to pass out on the floor of your new home, or you could be really excited to move in (or a little of both).


But regardless, now think back to that two month time frame and try putting all of this into it. Still seem like a lot of time? Well if you’re organized and have a good agent working for you, then it’s definitely doable.


Do not take that last point lightly. Just like how you wouldn’t want Jar-Jar guiding you through a galaxy far, far away, or Uncle Vernon and Aunt Petunia guiding you through the Chamber of Secrets, you don’t want an agent who doesn’t know their way around an offer contract either. Find someone who knows the contracts front and back and can properly guide you through the entire process while ensuring that there’s nothing to worry about (even though it may seem like there’s EVERYTHING to worry about), and you’ll be in good hands.

Source: http://www.alicia-logic.com/capsimages/hpss_010GriffithsShaw.jpg



I’m not putting all this out there to scare you out of buying a house and renting forever, that’s just not practical if you don’t like throwing your money away. I’m simply giving you all the info so you can be properly prepared (or as prepared as possible) before diving into this journey.


And trust me, the endpoint is very worth it. So what are you waiting for? Hurry up and get that pre-approval so we can start this crazy journey of buying a home!


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Those who opt for a conventional loan versus those who choose Federal Housing Administration (FHA) loans have different buyer profiles. The buyer profile for someone seeking a conventional loan will

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