2017 kellerwilliams buyers guide w inspectors kent reed approved final

Kent Reed Realtor® • Buyers Specialist Cell - (770) 286-0950

Office: 706-633-8186 www.TheMountainLifeTeam.com

It’s All About YOU Welcome! You are about to embark on the exciting journey of finding your ideal home here in our beautiful Georgia Mountains. Whether it is your first home or your tenth home, a retirement home, or an investment property, I will make your home-buying experience fun and exciting. The Mountain Life Team | Keller Williams Realty Partners has prepared me to help you find the ideal home with the least amount of hassle; and I am devoted to using my expertise and the full resources of my team to achieve these results!

Our real estate business has been built around one guiding principle: It’s All About YOU.

YOUR needs

YOUR dreams

YOUR concerns

YOUR questions

YOUR finances

YOUR time

YOUR Mountain Life

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 lifetime. I will make sure that you are given expert advice and provided with up-to-date information for your big decision.

I am even prepared to guide you through every phase of the home-buying process.

This packet gives you helpful information during and after your transaction.

Please use it as a reference on your home-buying journey.

Our focus is on your complete satisfaction. In fact, we work to get the job done so well, you will want to tell your friends and family about your experience. Maybe that’s why more than 50 percent of our business comes from repeat customers and referrals.

So let’s take an exciting journey together! I look forward to meeting your real estate needs every step of the way!

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Office: 706-633-8186 www.TheMountainLifeTeam.com

Why You Need a Realtor® As a licensed real estate professional, I provide much more than the service of helping you find your ideal Georgia Mountain home. Realtors® are expert negotiators with other agents, seasoned financial advisors with clients, and superb navigators around the local neighborhood.

They are members of the National Association of Realtors (NAR) and must abide by a Code of Ethics and Standards of Practice enforced by the NAR. A professional Realtor® is your best resource when buying your home.

Let Me Be Your Guide—

• As a knowledgeable Realtor®, I can save you endless amounts of time, money, and frustration.

• As a knowledgeable Realtor®, I know the housing market inside and out and can help you avoid the “wild goose chase.”

• As a knowledgeable Realtor®, I can help you with any home, even if it is listed elsewhere or if it is being sold directly by the owner.

• As a knowledgeable Realtor®, I know the best lenders in the area and can help you understand the importance of being pre-qualified for a mortgage. I can also discuss down payments, closing costs, and monthly payment options that suit you.

• As a knowledgeable Realtor®, I am an excellent source for both general and specific information about the community such as schools, churches, shopping, and transportation — plus tips on home inspections and pricing.

As a knowledgeable Realtor®, I am experienced at presenting your offer to the homeowner and can help you through the process of negotiating the best price. We bring objectivity to the buying transaction, and we can point out the advantages and the disadvantages of a particular property.

And the best thing about me as your Realtor® is that all this help normally won’t cost you a cent.

Generally, the seller pays the commission to the Realtor®.

Let’s Get Started!

Office: 706-633-8186 www.TheMountainLifeTeam.com

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Why Choose Me as Your Realtor®?

So why should you partner with me as your Realtor®? Well, the answers may surprise you.

Not only do I have the training, teamwork, knowledge, reliability and a great track record but I hold to the same values that The Mountain Life Team | Keller Williams Realty does. You see, Keller Williams Realty is the world’s largest real estate franchise by agent count and one of the most successful brokerages in the world. Those two reasons will stand-alone when choosing your Realtor® but the main reason is because of the core values I hold which are identical to Keller Williams Realty.

My values of God, Family then Business is quite different in the industry and in the world today however it’s the center of our business. I believe Keller Williams Realty has it all figured out and that’s enough. Choose me… and experience the difference!

Values The Mountain Life Team | Keller Williams Realty have common values which are the backbone of our team. The values of God, Family then Business which is very different in the real estate industry in general.

Teamwork Keller Williams Realty was designed to reward agents for working together. Based on the belief that we are all more successful if we strive toward a common goal rather than our individual interests, I’m confident that every Keller Williams professional shares the common goal of serving you, my client, in the best way possible. It’s simple, together we achieve more!

Knowledge Keller Williams Realty helps me stay ahead of trends in the real estate industry through its comprehensive, industry-leading training curriculum and research resources. It’s what prepares me to provide you with unparalleled service.

Reliability Founded on the principles of trust and honesty, Keller Williams Realty emphasizes the importance of having the integrity to do the right thing, always putting your needs first. It reinforces my belief that my success is ultimately determined by the legacy I leave with each client I serve.

Track Record I’m proud to work for the fastest-growing real estate company in North America and largest real estate company by agent count in the United States. It’s proof that when you offer a superior level of service, the word spreads fast.

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Office: 706-633-8186 www.TheMountainLifeTeam.com

The Home-Search Process My job is to be your guide throughout your home search and buying process. Whether this is your first purchase or your 5th, you have enough to worry about without adding stress from the technical details. You can always reference this quick guide to help you along the way. Again, I will be your ultimate guide throughout the journey because everyone’s situation is different so don’t be shy…ask me. This will also help you determine which stage you’re in. Let the journey begin!

Office: 706-633-8186 www.TheMountainLifeTeam.com

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Basic Info Please Name: ________________________________________________________________________________ Phone: (

)________________________ E-mail: ___________________________________________

Mailing Address: _______________________________________________________________________ City: ______________________________ State: _______________ Zip: _________________________ Who is the primary contact and what is the best time and way to reach that individual?____________ ______________________________________________________________________________________ Why are you moving?

❑ Mountain Vacation Home ❑ First Time Home Buyers

❑ Moving Primary Home ❑ Trying to Upgrade ❑ Retirement

❑ Upgrading to Larger Home ❑ Thinking About Building

______________________________________________________________________________________ Are you new to the Georgia Mountains?____________________________________________________ When do you need to be in your new home or on your property?______________________________ Are you trying to sell a home before you can buy?____________________________________________ Are you pre-approved/pre-qualified for a mortgage?_________________________________________ What is your price range?________________________________________________________________

Your Lifestyle Yes, it’s like a game of 20 questions, just more than 20 questions, but please think through each of them and if you need to jot down your answers, great! This really helps me identify some of your unique needs and wants to set-up your Georgia Mountain home or property search.

Who will be living in the home you purchase?_______________________________________________ Describe your lifestyle. What do you enjoy doing at home? Do you do a lot of entertaining?________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ Tell me about your ideal location? A Scenic Mountain View? Mountain and Lake View? Lake View?

Doesn’t really matter… North Georgia is just beautiful._______________________________________ ______________________________________________________________________________________

Structure/Exterior What kind of exterior siding would you consider? Rustic log cabin style? Traditional Home? Hardy Board? No Preference?__________________________________________________________________ ______________________________________________________________________________________

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Office: 706-633-8186 www.TheMountainLifeTeam.com

What size home? In square feet please._____________________________________________________ Would you like a porch or deck?__________________________________________________________ Would you like outdoor entertainment or garden space?______________________________________

House - Interior What kind of style do you want the interior of your home to have (e.g., formal, casual, cozy, traditional, contemporary, cabin style)?________________________________________________ What kind of floor plan do you prefer (e.g., open vs. walls between all living spaces)?_____________ ______________________________________________________________________________________ In general, what are your likes and dislikes for the interior of your home?_______________________ ______________________________________________________________________________________

Bedrooms How many bedrooms do you need?________________________________________________________ How will each of those rooms be used?_____________________________________________________ ______________________________________________________________________________________ What are your preferences for the master bedroom?_________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________

Bathrooms How many bathrooms do you need?_______________________________________________________ What are your needs for each of the bathrooms?_____________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________

Kitchen What features must your kitchen have (e.g., breakfast area, types of appliances, etc.)?_____________ ______________________________________________________________________________________ ______________________________________________________________________________________ What finishes do you want (e.g., countertops, flooring, appliances, etc.)?________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ What are your likes and dislikes for the kitchen?_____________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________

Office: 706-633-8186 www.TheMountainLifeTeam.com

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Dining Room Would you like the dining room to be part of the kitchen configuration? _______________________ What about the living room?______________________________________________________________ What size dining room table do you have?__________________________________________________

Living Room/Family Room Describe your likes and dislikes.___________________________________________________________ ______________________________________________________________________________________ Do you want a fireplace?_________________________________________________________________ What size room(s) do you have in mind?___________________________________________________ ______________________________________________________________________________________ What other rooms do you need or want?___________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ What else should we know about the inside of the house you are looking for?____________________ ______________________________________________________________________________________ ______________________________________________________________________________________

Summary What are the top five things your home needs to have?_______________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ If you could have something else, what would that be?________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ If you could have one last thing to make this your dream home, what would that be?______________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ See‌that wasn’t sooo bad!

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Office: 706-633-8186 www.TheMountainLifeTeam.com

The Mortgage and Loan Process Ugh!! No worries, this is a necessary part of the journey, but I’ll be there every step of the way.

If you do not have cash to purchase your Georgia Mountain home, you will go through a mortgage process for your loan. Deep breath — here it goes…

Get Pre-Approved/Pre-Qualified, if you’re not already I strongly recommend you get pre-approved/qualified before beginning your home search so you will know what price-range to be searching for. I have a list of our preferred lenders in the back of this guide.

1. Financial pre-qualification or pre-approval

• Application and interview

• Buyer provides pertinent documentation, including verification of employment

• Credit report is requested

2. Underwriting

• Loan package is submitted to underwriter for approval

3. Loan approval

• Parties are notified of approval

• Loan documents are completed and sent to attorneys

4. Attorneys

• Borrowers come in for final signature and title is conveyed

5. Funding

• Lender reviews the loan package

• Funds are transferred by wire

Office: 706-633-8186 www.TheMountainLifeTeam.com

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Breakdown of Your Mortgage Payment If you are not a cash buyer, you will have a mortgage payment which typically includes the following:

Principal The amount of money borrowed. Each month a portion of the principal is paid back over time and interest becomes a smaller part of the monthly payment and more of the payment goes toward reducing the principal owed.

Interest The cost of borrowing money, usually expressed as an annual percentage of the loan amount, for example 4% or 6%. Principal and interest are amortized over a period of years, typically for 15 to 30 years.

Property Taxes Taxes paid to a local government, usually a percentage of your property value, based on the mil levy. Your lender generally collects the taxes through your monthly payments and pays them directly to the government. The amount of tax will vary depending upon where you live and the type of property you own. You will receive a tax certificate from the title company that will show a breakdown of the mil levy and special taxing districts.

Hazard Insurance An insurance policy that protects you from financial losses on your property that results from fire or other hazards.

Private Mortgage Insurance (PMI) An insurance policy for down payments of less than 20% of the home price which helps mortgage lenders recover some losses if a borrower fails to fully repay. Mortgage insurance makes it possible to buy a home with a low down payment.

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Office: 706-633-8186 www.TheMountainLifeTeam.com

Ready to Make an Offer So you’ve found that amazing mountain home or the perfect property here in the Georgia Mountains and you’re ready to make an offer. Well, as your agent, I will write a purchase and sale agreement for you. While much of the agreement is standard, there are a few areas that we can negotiate:

The Price What you offer on a property or home depends on a number of factors, including its condition, length of time on the market, buyer activity, and the urgency of the seller. In today’s market low ball offers are a waste of time, rest assured before we write any offers I will prepare a cooperative market analysis. The analysis will provide a fair market comparison.

The Deadlines and Due Dilligence Items There are several deadlines in the contract that will determine when certain disclosure items are due from the seller and your objections to review the home and its inclusions are provided for.

Contract acceptance, closing and possession dates are also addressed. We will discuss the time-line that works best for you for a closing date, ensure that your lender can meet the desired date in order to provide financing, and structure the deadlines in the contract to correspond appropriately to the closing date.

The Move-in Date Sometimes, if you are flexible on the possession date, the seller will be more apt to choose your offer over others.

Inclusions and Exclusions Often, the seller plans on leaving major appliances in the home; however, which items stay or go is often a matter of negotiation. I will identify the items the seller is offering as inclusions and discuss the exclusions. Sometimes buyers ask for items to be included as part of the negotiation process that the seller has asked to be excluded. I will discuss the pros and cons of making this kind of request.

Typically, you will not be present at the offer presentation, I will provide it to the listing agent and/or seller. The seller will then do one of the following:

• Accept the offer

• Reject the offer

• Counter the offer with changes

The most common response is a counteroffer. When a counteroffer is presented, you and I will work together to review each specific area of it, 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.

Hooray… they Accepted the Offer!

Office: 706-633-8186 www.TheMountainLifeTeam.com

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I’m Under Contract, Now What When you and the seller have come to an agreement on your offer, the terms of the contract will “kick in” and it will be time to begin performing the due diligence terms of the contract.

The seller has certain due diligence items they are responsible for and you have certain items, as well. These responsibilities will be outlined for you by our Closing Coordinator, Tanya Pertschi and she will stay in touch with you from contract to close to guide you through the process.

Once the offer is accepted, Tanya ensures that the purchase and sale documents are accurate with appropriate signatures and attachments – keeping our customer’s best interest in mind.

She communicates closely with the closing attorney, Realtors or other parties to help move this process along in a timely manner and close without any disruption. Thanks to Tanya’s follow-up and precision with all the details, your closings are smooth sailing.

Earnest Money With your offer you will need to provide an amount of money determined by the seller in “good faith” that you will follow through with the terms of the contract, subject to any objections you may have under the due diligence periods. This earnest money will be held by the closing attorney.

Inspections Inspections are ever so important under the terms of the contract. This is the time that you are allowed to inspect the home or property of your own accord and bring in professionals, contractors or other people that will provide you information about the home. The purpose is not to necessarily find every repair necessary and ask the seller to make these repairs but to inform you of any major defects in the home that could become costly to repair down the road. There are no perfect conditions, so keep that in mind. There are however; deal-breakers that I will guide you through!

Contingencies - Important Dates to Remember Common contract contingencies include the buyer obtaining financing from a lending institution, a satisfactory report by the home inspector, an appraisal for at least the value of the contract price, title insurance and others, there might be other requirements specific to your sale included.

Such as tax advice or occasionally attorney review. Well and septic inspections and disclosures of specific environmental hazards or other state-specific requirements might also be necessary.

Binding Date:______________________________ Loan Application Deadline:______________ Due Diligence Ending Date:_________________ Finance Contingency Ends Date:_________ Termite Inspection:_________________________ Closing Date:__________________________ Reaching a successful closing requires paying attention to an incredible number of details.

Our closing coordinator will work closely with you now to make sure all details are handled.

As always, my goal is to have a smooth closing and as I said earlier, relieve any unnecessary stress.

You have a lot more important things to worry about. Although the journey is almost complete, Tanya is still your guide so please feel free to contact her with any questions.

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Office: 706-633-8186 www.TheMountainLifeTeam.com

Closing Day Is Here The day you never thought would arrive is here! Closing day marks the end of your journey to find that perfect Georgia Mountain home or property but also the beginning of your new life!

A few helpful tips to make sure your closing goes smoothly, you should bring the following:

• Proof of Wired Funds

• Photo IDs

Own It Transfer of title moves ownership of the property from the seller to you.

The two events that make this happen are:

• Delivery of the buyer’s funds This is the funds required from you according to your final Settlement Statement and the wire provided by your lender according to your loan amount to successfully fund your loan.

• Delivery of the deed A deed is the document that transfers ownership of real estate. The deed names the seller and buyer, gives a legal description of the property, and contains the notarized signatures of the seller and witnesses. At the end of closing, the deed will be taken and recorded at the county clerk’s office. It will be sent to you after processing.

WIRE FRAUD ALERT: Do not accept wiring instructions or changes to wiring instructions via fax or email without calling the beneficiary of the wire, after independently verifying their phone number, to confirm the instructions or changes.

Possession Regardless of what you negotiated for possession of your home from the seller, you will receive a set of keys at closing. Additional keys for the house and/or mailbox, garage door opener remote controls, manuals for systems and/or appliances will generally be left behind at the property for you.

Office: 706-633-8186 www.TheMountainLifeTeam.com

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100% Satisfaction Your review of my performance is very important to me and to The Mountain Life Team | Keller Williams Realty Partners, who I represent. I am 100% committed to providing the best service to all of my clients and by this time, I hope to have made a relationship which will continue to develop over the years. We will ask you for a short 5 minute Buyers Survey via email. You can share your experience with me and The Mountain Life Team.

Thank you… Hope your journey to buying a Georgia Mountain home or property was amazing! Also, I have included some helpful Moving Checklists that may come in handy.

Want to know what others have said about me? Go to TheMountainLifeTeam.com and click on GET TO KNOW US. (It’s the first picture of our team). Find me and see what others have said about my services and get to know me a little better. Thanks again for the opportunity!

Moving Checklist: What To Do Before You Move Two weeks before moving ❑ Contact your utility companies and notify them of your move. ❑ S ign up for services at your new address. ❑C ontact your long distance phone company and notify them of your move. ❑C all friends and family and recruit help for the moving day. ❑C onfirm your travel reservations. ❑A rrange to close or transfer your bank account, if appropriate.

Pick up items you’re your safety deposit box.

❑ _ ________________________________________________________________________ ❑ _ ________________________________________________________________________ One week before moving ❑ P ick up items from the cleaners, repair shops, or friends. ❑ P ack a survival kit of clothes, medicines, special foods, etc., to carry you through the day while you unpack.

❑ F inish packing all boxes minus what you’ll need in the final week. ❑ I nform the post office of your upcoming move.

Send change-of-address cards with your new address and phone number to:

❑ F riends and family ❑B anks, insurance companies, credit card companies, and other financial institutions ❑M agazines and newspapers ❑D octors, lawyers, accountants, realtors, and other service providers

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Office: 706-633-8186 www.TheMountainLifeTeam.com

❑ S tate and federal tax authorities and any other government agencies as needed ❑W orkplace, schools, and alma maters The Day Before ❑ S et aside moving materials, such as tape measure, pocketknife, and rope. ❑ P ad corners and stairways of house. ❑L ay down old sheets in the entry and hallways to protect floor coverings. ❑R emove hanging fixtures. ❑ I f you are moving yourself, pick up the rental truck and a dolly to move heavy boxes. ❑ I f you are driving, check oil, tire pressure, and gas in your car. ❑ I f you are flying, make sure you have tickets, charge cards and other essentials ❑ _ ________________________________________________________________________ ❑ _ ________________________________________________________________________ Moving Day Carry with you:

❑T he keys to your new home. ❑A map of your new town and directions to your home. ❑T he telephone number of the moving company. ❑C ash or traveler’s checks. ❑D ocumentation related to the sale of your home. ❑ Y our insurance policies and agent’s phone number. ❑ Y our current address book or personal planner. ❑ P rescription and non-prescription medicines. ❑E nough clothing to get by if the movers are late. ❑T he telephone number of the moving company. ❑C ash or traveler’s checks. ❑A ny items of great personal value to you that are virtually irreplaceable. ❑B ack-up copies of important computer files. ❑ S heets, towels and personal hygiene items for the first night in your new home. ❑ _ ________________________________________________________________________ ❑ _ ________________________________________________________________________ ❑ _ ________________________________________________________________________

Office: 706-633-8186 www.TheMountainLifeTeam.com

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Arrival Day ❑ S how movers where to place furniture and boxes. ❑C heck inventory to ensure that everything was delivered before signing delivery papers. ❑N ote any damages on the inventory sheet. ❑U npack any valuable items, such as silver, art, and jewelry, upon arrival. ❑ I nform the post office of your upcoming move. ❑ _ ________________________________________________________________________ ❑ _ ________________________________________________________________________ ❑ _ ________________________________________________________________________

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Office: 706-633-8186 www.TheMountainLifeTeam.com

It’s All About You! Name________________________________ Phone_____________________ Date__________________ Email______________________________ Preferred Contact Method/Time______________________ Area / Location________________________________________________________________________ Price Range_________________________________ Timeframe__________________________________ Working with Another Agent_____________________________________________________________

Style

❑ Cabin with a View ❑ Traditional Home ❑ Lake-View Home ❑ Lake-Front Home

Amenities / Subdivision__________________________________________________________________

TOP 5 Needs 1.__________________________________________ 2.________________________________________ 3.___________________________ 4._________________________ 5._________________________ Wants_________________________________________________________________________________ Basement____________________ Garage______________________ Exterior______________________ Acreage_____________________ Frontage_____________________ Road________________________ Comments_____________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ Financing Needed?______________________________________________________________________

Inspections Required:

❑ Termite ❑ Well

❑ Radon

Office: 706-633-8186 www.TheMountainLifeTeam.com

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2017 Preferred Lenders

Lisa Melton Baxtor

Jennifer Johnson

NMLS # 607580

NMLS # 190999

175 Bracketts Way, Unit 5

253 E. Hwy. 515, Suite D

Blairsville, GA. 30512

Blairsville, GA 30512

Cell 706-994-0215

Cell: 706-897-2406

Direct: 706-487-8001

Office: 706-745-5626

Fax 443-574-9468

Fax: 706-745-2015

lbaxtor@corridormtg.com

jennifer@mfglends.com

Cindy Stone

Amanda D. Payne

NMLS # 1216150

NMLS # 773892

4000 Appalachian Hwy.

3831 Appalachian Hwy.

Blue Ridge, GA 30513

Blue Ridge, GA 30513

Direct: 706-632-4506

Direct: 706-258-4704

cindy_stone@ucbi.com

Cell: 706-889-3719 amanda.payne@bbandt.com

Kim Walker NMLS # 1205994 177 Hwy. 515 E Blairsville, GA 30512 Direct: 706-439-2185 Office: 706-781-5003 kim_walker@ucbi.com

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Office: 706-633-8186 www.TheMountainLifeTeam.com

Home Inspector Vendors Buyers Resource Home Inspection Services

Eagle Eye Home Inspections

Tim Hanley

Seth Hegert

Owner & Certified Inspector

Certified Inspector

Office: 706-781-6553

Direct: 706-669-1735

Direct: 678-753-4648

Ellijay, GA

227 Fox Fields

Email: shegert@gmail.com

Blairsville, GA 30512

Website: www.eagleye.us

Email: tim@hanleyhomeinspection.com

Partin Home Inspection Bruce Partin Owner & Certified Inspector Office: 706-379-2692 Direct: 706-897-2692 Email: info@partinhomeinspection.com Website: www.partinhomeinspection.com

Office: 706-633-8186 www.TheMountainLifeTeam.com

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Contact Information

Broker Office

Chad Lariscy

eller Williams Realty Partners K 220 Heritage Walk Suite 101 Woodstock, Georgia 30188 Office – 706-623-8186

Team Owner

•

Listing Specialist

The Mountain Life Team | Keller Williams Realty Partners www.TheMountainLifeTeam.com 1665 Appalachian Hwy. Blue Ridge, Georgia 30513 Office: 706-633-8186 Email: info@themountainlifeteam.com Direct email: chad@themountainlifeteam.com

Covering the Georgia Mountains… serving Blue Ridge, Blairsville, Cleveland, Ellijay, Helen, Hiawassee, Jasper and coming soon the mountains of North Carolina. © 2017 Copyright The Mountain Life Team | KellerWilliams Realty Partners

Office: 706-633-8186 www.TheMountainLifeTeam.com