Brentwood Homes & Real Estate; How To Purchase?

The process to purchase real estate - including Brentwood homes - varies with the state and region of the country. When relocating (anywhere), it is wise to learn about how the process works in that area. Plenty of buyers are well-experienced in transactions, but experience from somewhere else may prove costly.

Where to Start?

Purchasing Brentwood real estate is an exciting journey. Often stressful, but exciting nonetheless. Similar to most purchases, the first thing buyers want to do is look at the products. In this case, homes and property. While that is exciting and even fun, it is actually not the first step that should be taken. It can sometimes even lead to disappointment and frustration.

The first step in purchasing anything is determining how it will be paid for. Until that is completed, the process isn't purchasing. It's looking, and sometimes even dreaming if the qualifications cannot be met to actually complete a purchase.

How Are You Paying For It? And Can You?

When purchasing anything - real estate in Brentwood included, these are THE first questions that should be answered. If you cannot pay for the product, initiating the process is simply wasting everyone's time, and will end with frustration for everyone.

Step 1 When Buying Brentwood Real Estate

Confirm that you have access to the resources to complete the transaction. It is that simple. You either have (or can get) the means to complete the purchase, or you can't. If not, there is no reason to pursue any of the other steps.

How Is Real Estate Paid For?

There are two main ways real estate is paid for:

• Cash - While many people may not reach the point of having enough cash to use this method, and therefore think everyone else is the same, the fact is that a LOT of real estate is purchased with cash. The buyer cannot literally walk in with a bag of bills and pay, but cash holdings in an account can be used. This is very common, and not just for small purchases. Multi-million dollar properties are regularly purchased using cash.
• Debt - As an alternative to cash (because some people have the cash, and still use debt), this avenue is the most common. To utilize the debt method for payment for your home or real estate purchase, you must first prove your worthiness to the entity loaning you the money. This has multiple tangents, but includes everything the lender wants to prove that you have the ability and dedication to pay the lender back.

What is Proof of Funds?

Proof of funds (POF) is basically having the ability to prove to the seller's side that you have the means to purchase. In the case of buying with cash, this usually includes a Bank Letter from your banking institution that clearly states you have enough funds on hand to purchase. When using debt, this will come in the form of a pre-approval letter. This is a letter from your lender that confirms to the seller that you qualify AT THAT TIME for enough funding to complete the purchase (if all contingencies are satisfied).

Step 2 When Buying Real Estate in Brentwood

AFTER you have confirmed the ability to purchase is when the looking should begin. Keyword... AFTER. Remember... until the ability to purchase is confirmed, it's only looking/dreaming. Confirming the money also sets the target. Nearly everyone who does not have the confirmed budget set will look at products (homes) above their budget. It is the nature of consumers. Consequently, when the actual budget is confirmed and comes in lower, disappointment and frustration set in. Avoid that. Get the money order first.

So, the money has been confirmed, now what?

Calibrating Yourself For The Market

This is where looking at homes and real estate online can help buyers. By doing so, and even if the properties are not a match, it calibrates buyers on what to expect within their budget. Nearly everyone thinks they should get more for their money. This is why buyers naturally look at homes over their budget. Those are the homes they "think" they should be able to get when in reality those are the homes they wish they could get.

Doing research online - and sometimes it takes a lot - will eventually calibrate the buyer on what can be purchased for their budget.

Connect With Professional Representation

This is also the time when securing professional representation and expertise is going to help you get the most for the money spent. It is quite possibly going to save your sanity too.

Who To Hire?

To clarify, a REALTOR (two syllables) is a real estate agent who is a member of the National Association of Realtors, and held to the Code of Ethics. It is a trademarked name only permitted to be used by members. All real estate agents are not REALTORS.

How to Select a REALTOR?

Truth be told, many buyers (and sellers) are going to select someone they know regardless of the person's experience, knowledge, or even without knowing they can handle the task. That is simply how it is much of the time. It is not an ideal strategy to go into it blindly, but that is how it works much of the time. How about we describe the ideal situation?

Your Ideal Real Estate Representative

True representation (not just a helper) is someone who advocates on your behalf. There is a distinctive (and legal) difference. You are looking for someone who:

• Is experienced with the type of transaction you are buying or selling.
• Is knowledgeable about the type of real estate that is the subject of the transaction.
• Has vast knowledge about human behavior and psyche in order to negotiate fully on your behalf.
• Has super powers when it comes to document handling and performance deadlines. These are the backbone of your transaction (and keeping you out of legal trouble).
• Retains a resource network that includes inspectors, title companies, contractors (for bids or work later), and even legal should that need arise.

If you notice, nowhere in that list does it say you have to know the person. Now, if you know a person, and they are qualified in all those areas, then you are in great shape, but that is not always the case. The qualification should come before the acquaintance level if you are truly trying to ensure a successful transaction.

Develop a Brentwood Home Purchase Strategy

You have confirmed means to purchase. You have secured qualified representation. Time to see some homes or land, right? Getting close, but not quite yet. Remember that all these steps contribute toward a more efficient process for everyone involved. It helps ensure success with less frustration, disappointment, and stress.

Define the Target Home or Real Estate

Before hopping in the vehicle, the wise will define what the target property is... as much as possible. "Let's go see some homes" is not a strategy. Visiting properties that are contenders based on defined criteria is part of a solid strategy. Warning: this can happen: In a market with limited inventory, sometimes buyers have to wait for homes to become available. That can be through private listings as well as public listings. This wait can make buyers anxious because they feel like nothing is happening. The result? They want to just go see ANY homes so they feel busy which gives a misleading impression of being productive. Do not fall for that trap. Utilize your time wisely and focus on the defined target.

How to Define the Target Property?

Homes

In every quest for a property, there are criteria that are more loosely negotiable than others. In the case of a home, perhaps the number of bedrooms, lot size, or kitchen finish may be non-negotiables whereas maybe the family room style and size remain flexible. Define as much as possible and sort the inventory. A LOT can be determined before stepping foot into a vehicle.

There is nothing worse (well, okay, maybe a few things) than reviewing property photos (including the kitchen), scheduling a showing per buyer's request, arriving, and the buyer disqualifies the home because the cabinets were the opposite color of their requirement. That was known from the photos, so the trip and time were essentially wasted.

Be thorough. Look beyond the highlights. Look at aspects that will affect you while living in a home. Here are just a few that are not always on the list:

• Parking - Proper parking and turn-around space for all the current (and future) vehicles in the household.
• Garage Size - Do your vehicles (and everything you need to store) actually fit into the garage because not all garages are the same depth. For example, several 3-car garages will be different sizes.
• Pinch Points - Homes often have pinch points where people commonly pass simultaneously such as back hallways leading to garages, second living spaces, utility rooms. These can be high-traffic (often carrying items), so are they spacious?
• Light Levels - Showings at homes are most often in the daytime. Does the home have enough quality lighting (not just fancy-looking) to brighten the home to your preference?
• Realistic Changes - "Oh, yeah, we can just ____________" are frequently used words when talking about changes. Can those really be done though? As easily as you are thinking? Be sure that those ideas are realistic.

Land

When buyers are shopping for land, the plan is often going to evolve over time. Land buyers are often following a dream of building something, and that is often undefined.

One of the top recommendations for defining the target with land is:

Be sure the land can be used how you plan, or go through the steps to make it so as a contingency to the transaction.

Home & Property Showings

Yes, yes, yes! It is time to identify some properties and go see them. Preferably with a plan, so that the buyer, buyer's rep, and the seller have time to plan accordingly. Traditionally, there is a process for property showings. This varies with region, but in the Brentwood and Middle TN area, it all happens like this:

• Buyer's side (buyer & agent) identify home or property to see
• Buyer's rep schedule's showing - usually through a showing management system.
• Seller receives request, and hopefully accepts requested time.
• System dispatches confirmation back to the buyer's rep.
• Showing appointment is confirmed for all.

If multiple properties are being visited in one trip, then a timeline has been set with an efficient travel route.

Scheduled Home Showing Appointments

The appointments have been set, and a route has been established. Now what?

• Punctuality is key in all aspects.
• Plan accordingly for the length of trip and time.
• If families are involved, ensure proper snacks, drinks, etc. are planned for. Anyone who gets "hangry" will hinder the remaining showings. Guaranteed.
• View homes efficiently.
• Observe personal property/furnishings for ideas on how you would places yours, but do not obsess about the seller's items (positively or negatively). It will distract you from your objective of evaluating the home.
• Punctuality is still key throughout the day, so when it is time to leave to hit the next appointment, it is time to rock 'n roll. Not time to delay.
• Treat ALL properties with respect. Sellers are gracious enough to allow buyers into their homes. They deserve respect.
• The use of bathrooms is something opinions vary on. Ideally, they are used somewhere along the travel path, but emergencies exist. Whatever the case may be, it is of utmost importance to treat the owner's home with respect and that includes the cleanliness of any facility used.

Reviewing Properties & Brentwood Homes Visited

Your showings are over (maybe over a series of time). You are exhausted. The homes probably even blurred a bit on which home has which features. That is okay. It is normal, but that is what the review is all about. Sorting the details of each property. The number of properties a buyer visits spans a very wide spectrum. Sometimes it is literally ONE and done. Other times, home showings span some time (days, weeks, months), to find just the right one. When it comes down to having serious contenders though, it is time to step back and review the home(s).

Tips on reviewing potential Brentwood homes to purchase:

• Age of home - If it is brand new, what is the warranty. If it is an existing home, how long until major repairs will be needed.
• Condition of mechanicals - This is going to include HVAC and water heater. Plumbing and electrical are also mechanicals, but those are less likely to need replacing.
• Age of roof - This is a big one for buyers because roof replacement is not a small cost.
• Ability to modify - If the home meets most of your needs, but not all, how easily can it be modified or remodeled.
• Proximity to everything - Whether this includes schools, work, shopping, or connections to major traffic arteries, how is the home positioned?
• Everyday living - Many pretty homes are not conducive to how each of us live in it each day. Think about how your daily life flows within a home. Does this home match that, or are you being won over by the aesthetics of it?
• HOA and associated fees - What are the additional costs to reside in the home. Be sure you know the period because some costs are quoted by month, quarter, or year.
• Amenities - Does the community provide amenities for homeowners to use? If so, what are they, and are there additional fees?
• Additions - Maybe you want a fence, or even a pool. Is that possible? When it comes to pools, be sure to check city rules to ensure you can actually put it where you want (or at all).

Drafting the Offer

You have narrowed down your preferences on home. Word to the wise: When possible, always keep a few contenders as options. This prevents falling in love TOO much with one, so that if it does not work out, you will not view the others as dreaded runner-ups.

The details an offer are further in scope than this overview, so here are some of the highlights:

Property Details

This is going to contain everything there is know about specifically identifying the property that is the subject of the transaction.

Payment

Covering everything about the money. This is going to address the purchase price, terms, and proof of funds.

Contingencies

Although anything can be written into a contingency, the more common ones are going to be:

Financial

This addresses the possibility of a buyer not being able to pay. Such a case could be that conditions change on financing before closing.

Inspection

This often allows the buyer to inspect the property and possibly terminate if the findings are not to their liking. Sometimes additional negotiation occurs after inspections.

Appraisal

In a nutshell, this is usually a protection (for the buyer) that says "if the property does not appraise for at least the agreed on purchase price, then _" which includes some allowable action by the buyer. Sometimes termination. Sometimes there is more negotiation.

Home Sale

In some regions, if a property is contingent, this is the one they are assuming it is. This is a case where a buyer wishes to purchase a home, but has a property to sell first. This contingency basically says if they can sell their existing property, they will purchase the next one (that is under contract). These can get intricate, so this is just scratching the surface on what a home sale contingency is.

Possession

When does the buyer get possession of the home, and when is the seller gone from the home? That is what this section defines, and buyers best be well-aware of these details to ensure the moving truck does not arrive too early. This section can also address if there are any early possession, or any "lease back" scenarios where the seller remains in the property after closing.

Offer & Counter-Offer

The offer is done, and it is off to the seller. Traditionally, an offer and any counter-offers have deadlines. If a written reply (rejections or counter) is not received by that time, the timeline for those documents is D.E.A.D. It's over. Further action requires new documents. Now, you will see some who want to revive it all by initialing extensions, but it's wisest to have a fresh set with new dates. If you ever end up on court, you will be glad.

If you do not receive a reply, try not to be too frustrated. It happens. Humans operate in a lot of different ways. Some try to turn it all into a game. Others just operate that way. For those who receive a reply of acceptance, or a counter-offer, keep the train moving down the tracks. Do not try to turn it all into a game. It may feed your ego, but it will make for a bumpier ride from that point forward.

Counter-offer Negotiations

Your transaction may include several rounds of counter-offers. Too many, and everyone gets cranky. The same occurs when trying to "nickel & dime" the other side. Keep your negotiations tidy, and things will move along. Play games, and you may pay the price and lose the property you wanted.

Offer Was Accepted

Words buyers rejoice to! Your offer (or counter-offer) was accepted. From this point, the buyer has a timeline with specific performance deadlines. These are not usually flexible. Miss them, and there may be penalties (including possible termination of the contract). Map out your requirements. Hit your deadlines. The process may include:

• Payment of earnest money
• Scheduling inspections
• Arranging homeowner's insurance
• Getting docs to the title company
• Keeping the lender updated
• Sending updates/notification docs to the seller's side
• Notifications of satisfied contingencies
• Ensuring the appraisal happens and is satisfactory
• Arranging the closing time (for your side)
• Reviewing closing docs
• Wiring closing funds
• Attending closing

What is Closing?

The closing process varies by region. Closing is not the sole event of a buyer or seller signing their set of documents. Read that line again. In Middle Tennessee (as well as many other areas), buyers and sellers never meet, and close in separate locations (usually title companies).

This part varies per region: Closing is NOT simply the signing of documents by one party.

• Both parties need to sign their set of documents at their respective title company.
• Those title companies then need to obtain a set of signed documents from the OTHER title company.
• The holder of the funds needs to release funds to the recipients.

All of that can take hours within a day. In some areas, there is yet another step. The deed may have to be registered before closing is considered completed, so possession in those areas may not be immediate.

WARNING:

This is very real. Because closing is NOT just the buyer signing their set of documents, do not schedule your moving truck and/or friends to be at the home shortly after you (the buyer) sign. In most cases, you will not be receiving keys and possession immediately when you sign your docs.

Closing Recommendation

Close early in the day, and not on Friday. The reason is in case anything in the process hits a bump. Late in the day leaves no business hours left to fix it. On Friday, you may be waiting until Monday.

Here is another reason, and this is very real. Ready for a story?

• Seller signs their documents at 10 a.m.
• Buyer signs their documents at 4:30 p.m.
• Fund wiring cut-off for the day was 3:30
• It is Friday
• Buyer scheduled moving truck to be at the home at 5:00 p.m. to unload.
• Moving truck needs to be in another state on Saturday.

The Situation

• Funds cannot be wired due to the buyer signing after the cut-off for the day.
• Closing is not done
• The buyer does not get possession.
• The moving truck cannot unload because the buyer does not have possession.
• Closing cannot complete until at least Monday.
• Moving truck has to unload into temporary storage because it has to be in another state on Saturday.
• Buyer now has to temporarily store possessions over the weekend.
• Monday, closing should complete.
• Buyer now has to pay to have possessions loaded again by another moving company and moved to their new home.

This is a VERY real situation, and even if it does not occur on a Friday, the same thing can happen even on a mid-week day. Be VERY diligent about understanding how your closing and possession work before scheduling anything relating to moving in, OR scheduling work to be done on the home.

Summary

This overview barely scratched the surface of the nearly infinite tangents to a real estate transaction, so you can see why it is so important to have qualified representation. Knowing all the ins and outs surrounding a particular market's processes and inventory is nearly impossible for buyers and sellers who may have even sold many homes in the past.

Follow the logical steps in the proper order, and the entire process will have fewer frustrations, it will be less stressful, and you will understand each step of the way which builds confidence