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BUYER GUIDE


NOTES


LIVE LOVE ATLANTA

HOME BUYING MADE SIMPLE Welcome! You are about to embark on the exciting journey of finding your new home.  Whether it is your first home or tenth home, a retirement home or investment property, we will make your home-buying journey a great experience.  We can help you find the ideal home with the least amount of hassle, and we are devoted to using the expertise and full resources of our team to achieve these results! Our goal when we founded Live Love Atlanta was to develop a client-focused approach to real estate comprised of a hand-picked team of specialists dedicated to providing worldclass service.  Purchasing a home is a very important decision and a big undertaking in your life.  In fact, most people only choose a few homes in their entire lifetime. We make sure that you are well-equipped and armed with up-to-date information for your big decision.  We are prepared to guide you through every phase of the home-buying experience. Our real estate business has been built around one guiding principle: Helping you Love Where You Live ❤.

Connie Carlson 678-488-9646

Dan Carlson 678-488-0101 Co-Founders Live Love Atlanta 145 Church Street #100 Marietta, GA 30060 678-631-1812 www.LiveLoveAtlanta.com


LIVE LOVE ATLANTA

OUR VALUE

Knowledgeable, professional, and proven team of Realtors who represent you

Thorough consultation to determine your unique wants and needs in a home

Organizing and scheduling homes to view based upon your specific criteria

Personally touring homes and neighborhoods with you

Keeping you informed about and delivering opportunities to view homes not yet on the market

Advice on making offers based on expert market evaluation and analysis of other homes sold.

Preparation of all disclosures and documents, and guidance through the escrow process

Assistance with any post-closing questions

Committted allies who will complete your purchase contract, present your offer and negotiate on your behalf


LIVE LOVE ATLANTA

BENEFITS OF BUYER AGENCY Services / Duties Provided Protect buyer's interest at ALL times Advise and/or disclose to buyer ALL MATTERS (even if it means pointing out reasons NOT to buy!) Prepare property value study or CMA for buyer (even if low) Keep BUYERS financial capabilities, thoughts and willingness to pay more for a property strictly confidential Represent BUYERS on MLS listed properties PLUS foreclosures, FSBOs, and even OFF MARKET properties Negotiate home inspection repairs, occupancy dates, and buyer credits and cost in BUYERS favor Owe fiduciary obligations and responsibilities to buyer

Connie and Dan were excellent.  From start to finish, they gave great advice and helped us through every step of the process.  They were easily accessible, answered all our questions, and made sure we were taken care of!  I would highly recommend this couple and their team!

Buyer Agent


Your Home Buying Road Map Strategy Find a REALTOR you can trust Strategic home buyer consultation Set up a tailored search

Financing Mortgage application Obtain pre-approval letter

Showings View your favorites Find your home

Offer & Negotiations Market analysis Write an offer Negotiations and counter offers

Protection Offer accepted Earnest money/due diligence Inspections Appraisal contingencies

Closing Final underwriting Title work Insurance Utilities in your name Final walk through Close on home Deed recorded Get your keys

Your New Home!


LIVE LOVE ATLANTA

MORTGAGE PRE-APROVAL How Much Can You Afford?  Key Factors to Consider Buyer Agent

The down payment

Your debt-to-income ratio

The interest rate

The closing cost associated with the transaction

Down Payment Requirements   Loan Type

Down Payment

Details

Conventional

5%+

You can put as little as 5% down or as much as you want. Anytime you put less than 20% down, you will have to pay some mortgage insurance.

FHA

3-5%

The lowest traditional down payment program. This is an additional mortgage insurance of 1.75% of the sales price.

VA

0%

USDA

0%

A special program for military buyers that allows you to put almost nothing down towards the purchase. A government insured loan program for low-mid income buyers.

Closing Cost You will be required to pay fees for loan processing and other closing cost. These fees must be paid in full at the closing unless you are able to include them in your financing.  This is called "Seller Paid Closing Cost" and we will determine with the help of the lender if this is appropriate for your situation.  

Examples of Closing Cost Prepaid Insurance Prepaid Taxes (up to 6 months)

Prepaid HOA Fees Mortgage Origination Fees Appraisal Fee ($400 - $1000)

Title Fees Closing Fees Total Appx 3% of Sales Price

$250,000 - $5,000 = $245,000 YOUR OFFER Total amount of your purchase price.

SELLER'S CONTRIBUTIONS Amount of your closing cost you ask the seller to pay for you.

NET OFFER Final amount the seller is actually receiving. Viewed as your actual offer price.


LIVE LOVE ATLANTA

SEARCHING FOR A PROPERTY 1. YOU tell us exactly what you are looking for and we enter YOUR criteria into our property search program.

Buyer Agent

2. We instantly generate email reports for you on ALL properties that match your needs (including foreclosures, for sale by owners, pocket listings, and off-market properties). 3. We receive PRIORITY notification when new properties meeting your criteria are listed by ANY and EVERY real estate company. 4. YOU tell us what YOU are interested in and we look at and investigate the properties that YOU choose. 5. If you find a For Sale By Owner (FSBO) or off-market property, let us know and we will assist you in scheduling a showing and ensure you remain represented throughout the process.

SHOWINGS 1. YOU get access to the properties you want BUT without any sales pressure! 2. YOU get to pick the homes you want to see. 3. YOU get to choose when you see them and drive by them at your leisure. 4. YOU get all the information that the REALTORS can see including how much the present owners paid for the property and ALL the data from the MLS system (not just the limited information on the public websites). 5. YOU tell us which properties you are interested in and we will do additional research and arrange a showing of ONLY the properties YOU want to see.

We are so grateful for Connie Carlson and her team with our buying and selling of our home. She is an expert about the local area and she has developed a team under her that has the same expertise. We have three young boys and moving a family of five can be very overwhelming. She has made each step managable and fun! We just closed on our new house and can't wait to move in. We loved her weekly videos that were short, simple, and easy to understand. They informed us of what would happen each week within the closing process. This can be one confusing ride and Connie made it great! - JD & SHAYNA


HAVES List the features of your next home that are "non-negotiable". Meaning, if the home does not have this feature you would not buy it.

WANTS List the features of your next home that would be nice to have but are not deal killers.


LIVE LOVE ATLANTA

MAKING AN OFFER Once we've found the home you wish to purchase, you'll need to determine what offer you are willing to make on the home. After all, you are the one making the payments!

Buyer Agent

Offer Terms Sales price Closing attorney Earnest money (typically 1% of sales price) Option money Due Diligence

Financing Terms Closing date and possession Personal property Sale of home contingency Seller contribution to YOUR closing cost (if needed)

WAYS TO MAKE YOUR OFFER STAND OUT Position of Strength Pre-approval in hand Aggressive due diligence period (<7 days) Comparable sales to support offer Walk away leverage (don't fall in love with one home)

Multiple Offer Strategies "Dear Seller" video or letter As-is condition Option money Increased earnest money Seller retain possession after closing

A NOTE ABOUT MULTIPLE OFFERS It is important to remember that the more competition there is for a home, the higher the offer will have to be. Sometimes even exceeding the asking price.  Remember, be realistic.  It all comes down to the market value and solid comparable sales.  Make offers you want the other party to sign but don't get in a negative equity position.


LIVE LOVE ATLANTA

DECISIONS TO CONSIDER WHEN WRITING AN OFFER Buyer Agent STRONG OFFER

PURCHASE PRICE

MODERATE OFFER

WEAK OFFER

Escalation Clause

Asking Price

"As Is"

"As Is" Subject to Due Diligence

Due Diligence >10 days

FINANCING

No Contingencies/Cash

14-21 Day Contingency

>28 Day Contingency

APPRAISAL

No Appraisal

14 Day Contingency

>21 Day Contingency

EARNEST MONEY DEPOSIT

More than 1%

1% of Sales Price

<1% of Sales Price

POSSESSION

Free Rent Back

Payment, Interest & Taxes

Above Market Rent

None

1/2 of Cost

All of Your Closing Cost

20%+

5-10%

3-5%

HOME INSPECTION

CLOSING COSTÂ CONTRIBUTION DOWN PAYMENT TYPE OF FINANCING LENDER HOME SALE CONTINGENCY CLOSING DATE

Cash

Conventional

Below Market Value

FHA/VA

Preferred Local Lender

Preferred Local Lender

Online Lender/Big Bank

Not Contingent

Not Contingent

Contingent

Cash (5-14 days)

30 Days

45+ Days


LIVE LOVE ATLANTA

WORKING TOWARDS AN ACCEPTABLE OFFER Buyer Agent You Make A Written Offer

We will present your offer to the listing agent. The seller will then do one of the following

Seller accepts the offer

Seller counters the offer

Seller rejects the offer

Congratulations! Onto the next steps of home ownership.

By far, the most common is the counteroffer in response to strong offers. In these cases, our experience and negotiating skills become powerful in representing your best interest.

Time to decide if you want to move onto another property or resubmit a higher offer.

When a counter offer is received, we will work together to review each countered item. Making sure that we move forward with your goals in mind and ensuring that we negotiate the best possible price and terms on your behalf.


LIVE LOVE ATLANTA

DUE DILIGENCE/INSPECTIONS Once an offer is accepted we will begin our "Due Diligence". This includes: Home inspections (General, Radon, Termite, etc) Your research regarding the community, HOA, etc Repair negotiations

Buyer Agent

Home Inspections We highly recommend that you have a professional home inspector conduct a thorough inspection. Inspectors are very thorough and detailed so as to minimize surprises for you.  However, the inspection is not meant to be used to low ball the seller post-price negotiations, as all homes (even new construction) have minor imperfections. The inspection is intended to report on major damage or serious problems that require repair.  Your home doesn't "pass or fail" an inspection.  The inspector's job is to make you aware of repairs that are recommended or necessary. The inspection will include the following: Appliances Plumbing & Electrical Exterior Heating and Air Conditioning Roof and Attic Foundation General Structure Repair Request The seller may be willing to negotiate completion of repairs, or you may decide that the home will take too much work and money and rescind your offer during the  Due Diligence period.

Additional inspections may include the following: Wood destroying pest/termites Septic Pool Survey Radon

COMMON PRICES for the home inspection $350 - $600 depending on the size of the home Radon $150+ Pest Inspection $75+


LIVE LOVE ATLANTA

Buyer Agent

CLOSING ON YOUR HOME Preparing To Close Finalize your homeowners insurance Verify lender has all required documents Final walk through (usually the morning of the closing) Review closing statement Transfer utilities Arrange movers

What To Expect At the Closing Who Will Be There? You, the buyers Sellers Buyer's agent Listing agent Closing attorney Occasionally, your mortgage lender What You Need to Bring Valid government issued photo ID Confirmation of wire transfer of closing funds (be sure to send at least 24 hours in advance) When Closing is Finished Once all documents are signed AND the lender approves the documents ("funding approval") you will receive the keys to your new home.

Congratulations


LIVE LOVE ATLANTA

WE ARE YOUR LIFETIME RESOURCE Ongoing Real Estate Support

Closing date between June 9, 2018 but before June 14, 2018 $1,278Buyer Agent

Post closing questions Homeowner's exemption reminder Updated market information Helping your friends and family

Trusted Contractors Handymen Cleaning companies Carpet cleaning Exterior maintenance If you need a recommendation for anything we are here to help.

Thank you for trusting our team to be part of the journey guiding you home!


145 Church Street #100 Marietta, GA 30064 678-631-1812

Live Love Atlanta Home Buyer's Guide  

Dan & Connie Carlson Broker/Owners 678-488-9646 Homes@LiveLoveAtlanta.com

Live Love Atlanta Home Buyer's Guide  

Dan & Connie Carlson Broker/Owners 678-488-9646 Homes@LiveLoveAtlanta.com

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