You searched and searched to find just the right home.  You survived negotiations, and your offer transformed into a contract on the property.  Woohooo!  The inspection wasn't too bad and the seller was great at helping solve any issues.  Your lender has been fabulous and the appraisal went great too!  You are rockin' along and now closing day is here.  Question for you:  What day of the week is it?  Why do I ask... well, let's talk about that.

Most people probably think their closing is complete as soon as they are done signing their paperwork.  Well... that part of it is, but if a buyer is using financing, their loan still needs to be funded for a closing to be complete.  Therefore, it is a seller's right not to allow access to a property (or provide keys) until the closing has been completed... which includes funding of the loan.  Most times a closing on a business day is funded the same day if the paperwork is done early enough.  BUT... if for some reason the closing paperwork is done after any cut-off times for the financial institution, funding may not occur until the following day.  Guess what happens if this occurs on Friday.  Yep, funding may not occur until Monday. 

In scenarios where funding does not occur relatively quickly, a seller may rightfully deny access to the property until funding is included.  If this occurs on a Friday and a buyer has a moving van full of their furnishings waiting to unload, there may be a multiple day delay.  While it may be a buyer's reaction to be upset at the seller, they are acting within their rights to deny access, so a buyer should plan accordingly.

• If possibly, it may be wise to plan your closing to occur earlier in the week so the following days are business days which should help prevent delays.
• If for some reason your closing must be done on a Friday, try to schedule it early AND plan for a contingency plan in case you and your belongings are delayed until Monday (or more).

Contracts often have a variety of access/delivery dates for the property.  Most common is on the day of closing, but you can investigate options for early access or extended occupancy.  Another suggestion is to be specific about actual times and not just dates.  While access may may mean 9am to one party, it may mean 6pm for the other and that could mean a costly day of a moving van sitting at the curb.  Help make your transaction a smooth one and make sure both parties are on the same page.

For additional information or assistance with your home shopping and/or selling, please contact me and we'll get your plan designed for efficiency.

In the process of buying and selling homes, things can get pretty hectic and stressful trying to get the deal done, so the personal aspect of the transaction can sometimes be pushed aside and it's easy to get focused on the numbers.  Well, in a market that is hot and inventory is low, bringing the personal touch back into the equation may just set you apart and make you the victor against competing buyers.  Here's what I mean.  When inventory gets low and there is high demand, the home sales process can quickly include multiple-offer situations (the seller has several offers from different parties from which they may choose to select a buyer).  Many times the market becomes so intense that buyers will submit offers without even viewing the property in person.  It's then, that you need each and every edge you can get to have your offer be the one accepted by the seller.

What is the purpose of a letter to the seller?

Although this can vary with geographical location, in our area the buyer and seller usually do not meet, and it's common for each side of the transaction to close at a separate location.  This contributes to nearly - if not a total - separation of the parties, so offers from buyers to sellers are all about the technical aspects of the offer to purchase.  This can be a good thing sometimes, but when competition heats up and you're on the buying side sometimes there can be a benefit to connect the two parties, and this is the purpose of the letter.

What should the letter contain?

Because the purpose of the letter is to make a connection between buyer and seller, including common points of interest might be something to consider.  How do you know what you have in common?  Well, when you viewed the home, you may have seen a boat on the property.  Maybe bikes in the garage, or sports equipment.  Those can be interests that you share and may make for common ground on which you can connect in your letter.  Other ways are to have me inquire on your behalf (as your agent), and if you need more you can always check to see if they're on social media and may have shared some of their interests.

Include a connection with the home

While your letter may include content to connect with the family on a personal level, you also want to share with the seller why you feel buying their home is right for you.  For most people, a home is something special.  It's where they create memories and therefore they get attached to it.  Deep down, they want someone to take care of it and love it the way they did, and this will be more likely if the seller has lived there a long time.  Are all sellers this way?  No, some are cut and dry about it and it's simply a structure, but most have some sort of emotional attachment to their home.  Sharing with them how you imagine your family there and making memories builds confidence with the seller that their home is in good hands.

Does a letter guarantee that you'll be the winner in a multiple-offer situation.  No, nothing can guarantee that, but with the right seller, making a connection with them and providing confidence that you love the home and will cherish it can sometimes make your offer the one they select.  

If you need assistance drafting a letter when and if that time comes, no worry... I'm here to help you with all aspects of your home buying.  If you have questions before then, I'm always here for you so please contact me with questions big or small.

Tips On Buying A Larger Home

Most of us start out with a relatively small home and then gradually and eventually need more space, so we start evaluating when is the right time to search for a new home.  That time is different for everyone.  Some of the most popular reasons for needing a larger home are:

• Family size increases
• Need more space for entertaining
• Accumulation of things
• A reward to oneself and/or an indicator of success
• Activities or interests require more space

Whatever the reason is, you certainly know when the time comes.  Some people hold out as long as they can before moving while others rather enjoy moving so they move up (and around) often.  No matter which camp you're in, here are some tips that make your move up in home a more logical one.

Why is your current home not meeting your needs?

Perform a quick review of why you've decided now is the time to sell your home and move up.  Evaluate which parts of your home are the ones you're lacking enough space in.  If your family is expanding, you may be considering more and/or larger bedrooms.  If you entertain a lot, then perhaps an open floor plan with adjoining family room and kitchen is something you're looking for.  If you're running out of bathroom space, then consider Jack & Jill bathrooms, or if you're square footage allows it you can go with full baths on all your bedrooms.  How are things in the garage?  Have several cars, lots of child toys, or maybe some sport vehicles like skis or boats.  If so, consider your garage size carefully.  Not all garages are equal even though they list the same capacity.  Measure the garage to see if it's deep enough for your needs.

Existing homes vs new construction

As long as it's time to upgrade your home, consider new construction.  If you have the luxury of time and new construction sites are available in your preferred area, building a new home may be the way to get your new home just the way you want it.  Admittedly even brand new homes custom built can leave you later with the feeling of "oh, we should have included this" (we all can't think of everything), it's still a fabulous route to go when trying to make a home suited to your personal needs and tastes.

Plan your home upgrade timing

With many families having children, the summer months remain popular for transition while children are out of school.  If this doesn't affect your scenario or if you're moving within the same school zone or utilize private schooling, then extended breaks in the spring or fall are great times to make your move within weather temps that may provide a better moving experience than the heat of summer or cold of winter.

Consult with others for input on a new home

As part of your planning, consult with others about what you're thinking.  This not only includes real estate professionals, but also friends who may already own homes like you are considering.  Their input about their homes can be a great education on things you may want to avoid or improve upon.  Inquire about home quality, size, comfort, as well as operational costs.  All of those will help with the decision to purchase a larger home.

While you're deciding how and when to proceed, search home listings to see what the market is offering.  I always encourage you to contact me with any questions and I'll be happy to share my insight.  In my profession, I get to see a lot of homes of all sizes, so I invite you to let me share that info with you as part of your preparation.  When it comes time to move forward, we can tour homes to confirm your decision.

Downsizing Tips for Homeowners

The time has come when you're considering a smaller home than you have now.  You may be in the early stages, but have probably considered it for a while now.  Some of the top reasons people downsize homes are:

• Family has changed in size (some may now have their own homes) which requires less space
• Financial reasons including affordability and shifting investments elsewhere
• Less maintenance

Many times, all of those are combined into the decision to downsize.  So, how should you go about it?  Well, I've compiled some information and tips here that will help you with your downsizing adventure.

Commit to the project

If you have been in the same home for a long time, it is easy to slip back into your comfort zone anytime you think about change.  Change can be refreshing, so focus on why you want to downsize and commit to a plan to implement it.

Analyze your interior needs

During this stage, take a good hard look at how you live now in your current home.  Think about which rooms and parts of your home you use the most and spend the most time in.  Do you cook a lot?  Do you entertain in the family room a lot?  How about those secondary bedrooms?  The rooms and areas you answer "yes" to will be the focus of your next home.  Those that receive a "no" might allow for some compromise when it comes time to your next home layout.  Most homes have the core rooms that are virtually required in most homes, but seeing where your focus is will allow you to determine how large or small the rooms need to be.  After all... downsizing means something will be eliminated or made smaller.

Let's talk about outdoors

When you're not enjoying the inside of your home and you're outside.  What are you doing and where are you doing it?  Do you need a large yard for playing, or do you go to parks?  Do you need a patio, porch, and fireplace outside, or do you go to the club for those activities?  These types of outdoor activities can help refine the exterior spaces you may need in your next home.

Start looking at your "stuff"

Most people have stocked their current home pretty well with furnishings, decor, and yes... even some junk.  The reality is that much of that will not fit into your downsized home, so yes, that means it's time to start sorting and reducing what has possibly filled your current home.  Start now and it will seem more logical (and sometimes refreshing) than if you wait until it's moving time.  If you wait, it'll seem like a daunting task.  Staring now can even create enthusiasm for the entire adventure.

Recruit objectivity

We have all developed our own perspective across our lifetime, so occasionally we need an outside voice to help us with some objectivity.  When it comes to choosing an area, selecting your next home, and downsizing your belongings, don't be shy about asking for opinions from others who will include real estate professionals, family, and friends.  Ultimately, the decision is yours, but others can help provide insight to help ensure a successful move.

Downsizing can be a refreshing change that brings with it an excitement of a new adventure.  If I may assist with helping your prepare you existing home for the market and advising you on the areas that have homes matching your new criteria, please contact me and we'll map out your preliminary steps so you'll be ready when the time comes.