Buyer’s Agent Advantages
Let’s be clear - it is not required to have a Buyer’s Agent to purchase a home So why would you elect to have one? Because being a Real Estate Agent is my job, my profession. I have invested countless hours to develop my level of industry knowledge and gone through many transactions to gain the experience needed to guide you to a successful home purchase. It is also important to note that not all real estate agents are REALTORS® REALTORS® are real estate agents that are members of the National Association of REALTORS®; held to a high standard and code of ethics.
When you work with me, you have these Buyer’s Agent / REALTOR® Advantages on your side:
Market Expertise
It is my job to be an expert in local pricing trends, neighborhoods, and Seller preferences I use this knowledge to help guide you in writing offers, negotiating and your overall decision-making
Industry Network
As a both a REALTOR® and real estate professional, I have built relationships with other real estate agents. Through past transactions and local real estate networking, I pride myself on being an agent that other agents enjoy working with I also have a network of trusted industry professionals, saving you the time of researching, able to educate you on all your options and prevent costly choices; this network includes mortgage lenders, home inspectors, pest control companies, etc
Expanded Search Power
As a REALTOR® I have access to the main real estate databases; Multiple Listing Services (MLS) I will take the weight off your shoulders in the home search; leverage access to both the MLS and my real estate network to ensure all potential opportunities are presented to you, including Coming Soon and off-market opportunities I thoroughly research property history, leaving no stone unturned so you know all there is to know about a property you are interested in.
Buyer’s Agent Advantages , Cont’d
Comprehensive Property Tours
Saving you time and building a relationship with the Sellers’ agent Additionally, I will attend property tours alongside you, using my real estate experience and education to point out home features and bring to light any red flags
Execution of Competitive Offers & Presenting Offers
By leveraging my knowledge of current market conditions, I will craft compelling offers that stand out in competitive scenarios. The skillful execution of offers is a cornerstone of my value, providing you with a distinct advantage in navigating the competitive landscape of real estate transactions
Successful Negotiation & Fiduciary Duty
As an experienced Buyer’s Agent, I have honed my negotiation skills through my past transactions and training I will help you write a competitive offer to obtain the best possible terms on both price, and all other negotiable terms included in a real estate contract Should we find ourselves in a multiple-offer scenario, I will present all of the options we have at our disposal to win the offer I will do so upholding my fiduciary duty; a legal commitment to act in my client’s best financial interest
Document & Disclosure Review
It is critical that you understand the law-binding documents you are signing off on Scrutinizing every detail of contracts, disclosures and associated paperwork is a key part of the buying process Diligent review ensures that you are fully informed about the property’s history, potential issues and the terms of the transaction
Management of the Escrow Process
Escrow is the process in which both parties work to meet all conditions of the contract I work closely with our in-office Transaction Coordination Team to ensure we stay on track and nothing is missed; from coordinating inspections to managing timelines and ensuring all necessary documentation is in order for you, the Buyer
Inspections
I work diligently to coordinate inspections and can recommend trusted, licensed professionals, ensuring a comprehensive evaluation of the property I am dedicated to guiding you through inspections; helping you review findings, navigate potential contingencies and negotiate concessions, should it be necessary. Should the home include a septic system, well, pool or any other specialized system, additional inspections might be suggested.
Appraisal
If you have a mortgage attached to the purchase of your new home, an appraisal will be required It is expected that the appraised value be at or above agreed upon purchase price. Should that not be the case, I will communicate with the appraiser and guide negotiations with the Seller
Closing Process
As your REALTOR® and experienced Buyer’s Agent, I bring a steady perspective to this final stage of the process, ensuring a seamless transition to property ownership From coordinating with all parties, to reviewing the closing documents, I guide you through this exciting part of the process to make sure no important detail gets missed.
Risk Mitigation & Problem Solving
Mistakes in a real estate transaction can be costly Whether it’s missing a disclosure or not understanding a contingency in a contract, my Transaction Team and I will assist you in attempting to mitigate any risks throughout the process
Commitment of My Services in Buyer Representation
As your REALTOR® and Buyer’s Agent, I am committed to providing you with the following services:
Conduct a Buyer consultation to review home-buying process
Provide an overview of current local and nationwide real estate market trends
Create a personalized home-buying strategy based on your goals and needs
Make myself available to you for communication and questions
Offer lender recommendations and discuss affordability range with you and your Lender to aide in property search and negotiation
Compete a thorough market search to identify all properties consistent with your needs and price range
Update you in a timely manner with all coming soon, new and off-market listings that meet your needs
Commit to availability for meeting your schedule for property showings and attending open houses
Schedule property tours; both private tours and open house tours
Complete market analysis on any chosen property prior to making an offer
Prepare a written offer to purchase on the property of your choice reflecting your price and terms
Present offer to Seller’s Agent
Provide counsel and negotiating assistance on all offers to purchase
Review and explain in detail all disclosures from Sellers
Assist with procuring title, insurance, home inspectors, pest companies and other necessary professionals
Be present at all home inspections and review findings with you
Follow-up after closing to ensure completion of all services
Understanding Buyer Agency
Buyer Agency
Understanding Buyer Agency ensures you have a good foundation for our relationship and full understanding of both my role as the Agent and my Brokerage’s role Legally, the Brokerage is the entity that represents a Buyer and the Agent is a sub-agent of that Brokerage. In this case, Berkshire Hathaway HomeServices Troth, REALTORS® is the Brokerage and I am the sub-agent acting on behalf of my Brokerage to represent you, the Buyer
As your Buyer’s Agent, via a signed Buyer Broker Representation Agreement, I represent only you, the Buyer. I have a duty to perform the terms of that agreement; to exercise reasonable skill and care for the Buyer, and to promote the interests of the Buyer with the utmost good faith, loyalty and fidelity in the purchase of property
Dual Agency
In contrast, there is Dual Agency; Dual Agency is when a single Agent represents both the Buyer and the Seller in a real estate transaction. Dual Agency occurs when both the Buyer and Seller are represented by the same agent; the Listing Agent, who has the property for sale. In Dual Agency, a Buyer must be aware that the Listing Agent does have a fiduciary duty to both parties; the Buyer and Seller; some question if a dual agent can truly be neutral when facilitating a transaction where they represent both Buyer and Seller. That’s mainly because the Seller will want to sell their home for the highest price possible while the Buyer will want to pay the lowest price
Agent & Brokerage Compensation
Similar to a Seller using a Listing Agreement to sell their home, a Buyer and Buyer’s Agent enter into an agreement for representation and services This agreement, known as the Buyer-Broker Agreement establishes the compensation for the Buyer’s Agent and their Brokerage. It should be noted that the dollar amount a Brokerage charges for Buyer representation and services is not fixed by law; the compensation amount is fully negotiable.
Any compensation paid to the Buyer’s Agent’s Brokerage gets shared between the Buyer’s Agent and the Brokerage. This compensation is used to offset the Buyer’s Agent’s business expenses, as well as, the Brokerage’s business operating costs, insurance and required membership to organizations
In many cases, the Seller can offer a concession that may help cover a Buyer’s out-ofpocket costs; including, but not limited to Buyer’s Agent compensation.
As the Buyer, you can request this when writing an offer; that the Seller pay some, or all, of the compensation due to the Buyer’s Brokerage via Seller concessions.
Broker Compensation: NOTICE: The amount or rate of real estate compensation is not fixed by law. They are set by each Broker individually and may be negotiated between Buyer and Broker.
The of Purchasing a Home Complex Journey
Initial Consultation
Pre-approval
Defining budget and price point
Offer Submission
Writing competitive offers
Home Inspection
Examining the condition of the home
Obtaining Home Owner’s Insurance
Getting to know you and your goals
Property Search
Finding a home that meets your needs
Negotiation
Delivering the best price and terms for your purchase
Disclosures
Diligent review and explanation of Seller property information
Appraisal
Valuating your future home
Mortgage Financing
Obtaining lender commitment
Reviewing and executing the final purchase documents
Pre-settlement
Confirming the property condition prior to closing
Initial Buyer Consultation
Understanding Your Needs and Goals
Purchase time frame
Past experience with real estate purchasing
Financing and stage of preapproval, if financing is required
Defining Your Search Criteria
Location and neighborhood
Price range
Size of home, style and amenities
Specific requirements and non-negotiables
Condition of home and flexibility to make improvements
School districts, commute, walkability, heathcare, HOA, etc
Financial Preparation
It is important to understand different financial factors that will impact your homebuying process.
Securing Financing
Before starting your home search, you should evaluate your financial situation, confirm your budget, familiarize yourself with mortgage options and secure a preapproval from a lender This will help us search for properties with confidence and negotiate on your desired property Often times, Sellers will ask that a pre-approval letter and verification of funds be furnished alongside any offers I can help connect you with qualified professional to get your loan processed efficiently and effectively
Pre-approval
In markets where there is high demand for homes, written pre-approval is essential and could give you a competitive edge. It provides a clear understanding of your budget and financial readiness by having a lender review your credit, income and debt to determine your maximum eligible loan amount; this will require pay stubs, tax information, etc.
Credit
Your credit report plays an important role in your mortgage approval and in determining interest rate and other loan terms that a lender offers you There are three credit bureaus: TransUnion, Equifax and Experian. For more on evaluating your credit
Locating & Viewing Properties
I am continually monitoring local inventory and following market dynamics Coupled with the in-depth knowledge of your property needs we WILL find you the right home
Using the many resources at my fingertips, you will be kept up-to-date on all properties that become available that meet your search criteria This includes: “coming soon”, in-office, new construction and off-market properties
Communicating with my real estate colleagues to schedule private showings will also be my responsibility; ensuring that you have access and ample time to view those properties
I will be present with you while viewing properties. With my experience in play, I will be a reasonable voice to point out anything I notice about the property I will also assist in the review and comparison of homes we view, as well as provide detailed property history on those properties
Writing and Presenting Competitive Offers
When we locate a property that meets your needs, I will provide market analysis and strategize to assist you in determining not only an offer price, but also best contract terms for you I will also execute the following key services:
Communicate with the Listing Agent to get any available information about competing offers and Seller’s preferences regarding terms and timeline
Review current and past comparable sales to help position your offer
Collect and submit any supporting documents to best support your offer, such as, loan approval letter and proof of funds
Ensure all documents are signed and present a complete offer package to the Listing Agent in a timely manner
A thoughtful offer presentation to the Seller’s Agent is a strategy I use to help in securing my Buyer’s their desired property For you, the Buyer, being represented by an Buyer’s Agent that has a reputation for being diligent and acting with integrity is important, all parties will be working closely throughout the purchase process I am proud to be a Buyer’s Agent that cooperating agents like to work with
Successful Negotiation
One of the most important parts of my job is negotiating on your behalf; negotiation will often determine whether or not you get your desired propertythat’s a big deal.
After submitting and offer, you should be prepared to negotiate - not just on the initial price, but on various key terms It is always my goal to get you the best possible contract terms on a desired property
Negotiation is just one reason it is important for us to understand your budget and pre-approval so we know our negotiation stance
Multiple Offer Situations
In a high-demand market with lower-than-normal inventory, you may find yourself in a multiple-offer situation; where you are bidding on a property against other Buyers
Some Sellers may list their home at a lower than market value price with the hope of receiving multiple offers and driving up the home price In these situations, it is very important for us to review recent comparable sales to understand the true value of the home and what is may appraise for; an important process I will guide you through should we find ourselves in this position.
Offer Acceptance & Escrow Process
Once we have an accepted offer and enter into contract, we are “in escrow” I work very closely with our in-house Transaction Coordination Team, escrow officers and other involved parties to help you navigate this process From coordinating inspections to reviewing Seller disclosures, I will be with you every step of the way to answer questions and ensure all steps are completed to meet your closing timeline.
Here are a few items I will assist you with during escrow:
Recommend a reputable Home Inspector
Coordinate and attend the home inspection; review the inspection report with you
Assist in negotiating any repairs or concessions.
Communicate with Appraiser, provide comparables and grant property access
Provide resources for Homeowners Insurance
Review in detail, all Seller-provided property disclosures.
It is my goal is facilitate the most streamlined escrow process for you; my team and I will work to do just that!
Real Estate Terms to Know
Appraisal:
An expert's estimate of a property's value based on thorough analysis; a professional opinion of worth
Annual Percentage Rate (APR):
The total cost of a loan expressed as a rate, encompassing more than just the interest rate
Beneficiary:
The recipient of benefits, often referring to the lender in a deed of trust arrangement
Closing Disclosure (CD):
A form detailing transaction costs provided to borrowers three business days before closing, enhancing cost transparency
Close of Escrow:
The date when legal ownership is transferred, and title insurance becomes effective
Comparable Sales (Comps):
Similar property sales used in appraisal analysis to gauge the value of the subject property
Consummation:
The borrower's contractual obligation to the creditor on a loan; distinct from close of escrow or settlement
Deed of Trust:
A legal document used instead of a mortgage in some states
Deed Restrictions:
Limitations in a property deed dictating usage parameter
Disbursement Date:
Date for funds to be disbursed in a transaction, whether a purchase or other agreement
Earnest Money Deposit:
A down payment serving as evidence of good faith in real property transactions
Easement:
A limited right granted to one party to use another's land for a specific purpose
Escrow:
A neutral third party that carries out the terms of the contract until all conditions are met for a sale to close
Hazard Insurance:
Protection against property damage due to fire, natural causes, vandalism, etc , often with added liability insurance
Impounds:
Lender-established trust accounts holding funds for taxes, insurance, and mortgage insurance premiums
Legal Description:
An exact description recognized by law, outlining land boundaries unequivocally
Lien:
A claim against property as collateral for a debt, encompassing judgments, taxes, and mortgages
Loan Estimate (LE):
An initial disclosure form offering borrowers insights into mortgage loan features, costs, and risks
Mortgage:
A legal agreement pledging real property as loan collateral
PITI:
A payment encompassing Principal, Interest, Taxes, and Insurance
Principals:
The principals in a real estate sale transaction are the Buyer and the Seller A principal becomes a client once they have agreed to hire and have signed an agreement with a brokerage firm to represent the principal in their real estate transaction
Recording:
Filing real estate-related documents as public record
Settlement Statement:
A detailed breakdown of costs in a real estate transaction
TRID:
Real Estate Professionals to Know
REALTOR®
A licensed real estate sales associate and an active member of the National Association of REALTORS®, a real estate trade association REALTORS® abide by a strict code of ethics that not all real estate agents subscribe to They also belong to their state and local Association of REALTORS®
Real Estate Sales Associate
A state-licensed individual in the field of real estate is authorized to represent parties involved in property transactions While all REALTORS® are real estate sales associates, not every real estate sales associate holds the esteemed title of a REALTOR®
Broker or Broker Associate:
A real estate broker is a licensed professional who has fulfilled additional requirements beyond those of a real estate sales associate Brokers are authorized to operate their own real estate brokerage and can supervise and manage other real estate agents
Seller’s Agent:
A primary responsibility of the Seller’s Agent /Broker is to establish a lawful agreement with the homeowner for the purpose of selling the property and listing it on the Multiple Listing Service (MLS)
Buyer’s Agent:
An essential responsibility of the Buyer’s Agent /Broker is to collaborate with the Buyer in finding an appropriate property and skillfully negotiate a successful home purchase
Multiple Listing Service (MLS)
Overall, the MLS serves as a centralized platform that streamlines the sharing of property information among real estate agents It helps REALTORS® and real estate agents work together, effectively market properties, and connect buyers with suitable properties more efficiently
Title & Title Company
The term ‘title’ refers to the legal ownership or right to a property It represents the bundle of rights and interests that an individual or entity holds over a specific piece of real property The primary function of a title company, also known as a title insurance company, is to facilitate the transfer of property ownership, clear and free of any potential issues or claims A title company examines the history of the property's ownership, assesses the legal status of the title, and issues title insurance policies to protect buyers and lenders against potential financial losses resulting from undiscovered or undisclosed issues with the property's title
Escrow Officer
An escrow officer leads the facilitation of your escrow, including escrow instructions preparation, document preparation, funds disbursement, and more
Inspectors
Home inspectors will help you gain a full understanding of the condition of the home you are purchasing, and what short and long term repairs will be needed
Mortgage Professional
A mortgage broker, who has access to rates and loan programs from many lenders, or a loan officer, who works for a specific lender Your mortgage professional helps you determine the purchase price you qualify for
Real Estate Forms to Know
Buyer-Broker Representation Agreement Form (BRBC)
A Buyer-Broker Agreement is a document that establishes a business agreement between the Buyer and the Agent
A Buyer-Broker Agreement is used to protect the Buyer, as well as Agent representing them It outlines the scope of work the Agent will do for the Buyer, while giving the Buyer reassurance that the Agent has their best interest at heart
Residential Purchase Agreement (RPA)
The offer to purchase and the terms of agreement between Buyer and Seller
Disclosures
These are the forms filled out by the Seller to disclose all known material facts and information they know about the property
Advisories
Brokers do not have expertise in all areas and therefore cannot advise you on some items REALTORS® are provided with a variety of forms on many topics called advisories These advisories are tools designed for Buyers to use in making critical decisions.
Your Expert Real Estate Advisor
With over a decade of experience in real estate, I take great pride in building genuine, lasting relationships with my clients, colleagues, and industry professionals As a proud member of the National Association of Realtors (NAR), the California Association of Realtors (CAR), and several Multiple Listing Services (MLS), I am dedicated to continuous learning and staying ahead of market trends, regulations, and new technologies to provide the highest level of service
My integrity and passion shine through in every transaction I prioritize clear, consistent communication, ensuring that you are informed and confident throughout every step of your real estate journey. My numerous client testimonials and industry awards reflect my attention to detail, professionalism, and love for what I do Whether it's navigating the complexities of contracts or working with others involved in the transaction, I bring expertise and commitment to keeping your transaction on track
My passion for real estate is rooted in my love for family With a strong foundation built on the values of marriage, parenthood, and now, being a grandparent, I hold myself to the highest standards both personally and professionally. I am here to deliver "Results That Move You "
Trusted Testimonials
“From start to close of escrow Beverly kept me informed, educated me along the way, calmed me down when I was nervous and was there 24/7. I can not praise her enough, and selecting her as my Agent was the BEST decision I made. Many thanks and continued success Bev!!”
- Barbara H
“Beverly has been my Realtor for when I have bought and sold my house. Beverly went above and beyond for me both times. If I didn’t understand something she was very understanding to take the time to explain. She is very experienced and very knowledgeable in what she does Beverly wants the best for her buyers and sellers, I have and will continue to highly recommend Beverly to friends and family to have her as their Realtor.”
- Amy D
“Yep, five stars is right. Beverly will get the job done. If you are looking for someone who will not waste your time and will do what she says and more, Beverly Lydon is the answer I was never confused or anxious about what was going on, she kept me informed and I knew I was dealing with a professional from the beginning Now I'm entering a new chapter in my life in the perfect location. Thank you for being a big part of that Beverly, I will certainly refer you whenever I can.”
- Brad H
“I have used Beverly’s assistance before and I used her again with my recent buy/sell. What can I say? Beverly is second to none! From level of commitment in assisting her clients to the amount of energy and effort she’s puts in is absolutely admirable and amazing. Her patience level was unbelievable because home purchasing is something not to be taken lightly and is a huge commitment She never left our side and was always available to us. So thankful to have on out team. Thanks Bev
- Ted & Imelda H.
In summary, having me as your REALTOR® and Buyer’s Agent is like having a trusted ally throughout the process of purchasing a home. My knowledge, negotiation skill and commitment to your best interests make the entire process smoother and more successful. When making one of the most significant financial decisions of your life, having an experienced professional on your side is a wise investment.
