FREQUENTLY ASKED BUYER QUESTIONS
I have met thousands of buyers at Open Houses in Torrance over the years,
These are the 5 most frequently asked Real Estate questions from buyers. Or, if not these questions exactly, a pretty close variation.
- Why are they selling?
- Will the seller take less?
- Can I lose my deposit?
- What if my loan isn't approved?
- When can I get the keys?
And here's how I often answer.
WHY ARE THEY SELLING?
While there are many things Sellers have to disclose, why they are selling is not one of them (in most instances). Sometimes we have an indication based on the type of sale: foreclosure, short sale, probate or trust sale, relocation, new construction, etc. Other very common reasons might be downsizing, divorce, illness, or other changes in the seller's personal or financial circumstances such as the birth of a new child (need a larger home) or an increase in their income affording them the opportunity to buy a larger move up home.
What might be a better question to focus on is what terms are the sellers looking for, ie long or short escrow, leaseback after the close of escrow, seller contingency on finding a replacement property.
Often by pursuing those questions, I can get a better understanding of what's going on behind the scenes. But, truthfully, in most cases it doesn't really matter. If the seller has gone through the trouble of listing their home for sale in the MLS, they want to sell and that's all you really need to know (at least at the beginning).
WILL THE SELLER TAKE LESS?
That's going to depend on whether we are in a Buyer's or Seller's Market. A Buyer's Market is generally defined as more than 6 months of inventory on hand and a Seller's market by less than 3. If there is between 3-6 month's of housing inventory listed, the market is considered "balanced". The second determining factor will be how long has the home been on the market. Lastly, you will need to know if the seller can afford to accept less and we also have to factor in what kind of sale it is and who are the decision makers.
Better questions to focus on are whether the Seller has multiple offers and when the offers are being reviewed. If it is a new listing and they already have offers in the first week to 10 days or so, it pretty much will sell above the asking price unless someone has some extraordinary terms they can offer (such as all cash and closing in 7 days with no contingencies).
If the listing has been on the market for a while, is not moving, has not had any price reductions, and activity is low, then yes the seller may very well accept an offer below the MLS list price.
As I also mentioned above, whether the property will sell for less or not is often also a function of who the decision maker is. In a short sale or REO, the loss mitigator or asset manager may only have authority up to a certain limit to discount the home. On the other hand, if the seller is someone who inherited a property owned free and clear they very well might accept less than the asking price if the property has been on the market for a while.
CAN I LOSE MY DEPOSIT?
Yes, but it is not likely to happen if you have a good agent who explains the process to you and a reliable lender.
In the standard CA purchase contract (CA-RPA), you can only lose your deposit if you remove ALL of your contingencies and then do not close escrow. And, the amount you can lose in most instances is limited to no more than 3% of the purchase price or the actual amount of your earnest Money Deposit (EMD). There are some variations to this specifically in some REO contracts, builder's contracts and Probate Sales. But sticking to the most common standard transactions, if you have removed all of your contingencies in writing and then do not perform, that EMD may be forfeited.
Now that I have your attention, let me add that it has never happened to any of my Buyer clients and if I am representing you, you won't be the first.
One of the most common ways Buyers lose their EMD is because their lenders can not perform. So, let me continue on that theme as I answer the next question.....
WHAT IF MY LOAN ISN'T APPROVED?
To finish up on the previous question, assuming that you have done all of your inspections and there is nothing wrong with the house (or the Seller repairs or otherwise compenates you), and that you aren't a total flake who at the last minute decides that rather than buy that cool Craftsman fixer at the Beach you really want to move to Australia, or that you don't lose your job the day before your loan is supposed to fund, the most common reason that Buyer's default is because their Lender can not perform and you aren't notified until you are beyond the point of no return (contingencies removed).
Unfortunately, there are some lenders that say they will fund your loan and then do not perform meaning the loan documents never show up and they start giving you excuses at the 11th hour when it is too late to get out of the deal. This most typically may happen when you are dealing with a "mortgage broker". That is someome who can not diectly fund the loan but is only taking your file to someone who can fund your loan.
Under normal circumstances, if for some reason you can not get the loan and you have not removed contingencies you can cancel the contract. Many sellers or their agents may ask for the actual document from the lender showing you were in fact turned down. But if you acted in good faith, you can get out of most contracts.
WHEN CAN I GET THE KEYS?
I think what you are really asking here is when can I move in? In the CA Residential Purchase Agreement (RPA), the standard time of possession is 5 PM the day of Close of Escrow (COE).
That means the day that the Title Company records the deed at the County office. In LA County where I do almost all of my sales (Redondo Beach, Hermosa Beach, Torrance, Long Beach, Rancho Palos Verdes are all LA County), in most instances recording is the day after the loan funds.
What usually happens is that when the Escrow Company has "confirmation" from the Title Company they call or email the agents to notify them that the escrow has closed.
Equally important to when you get your keys is how you get your keys. Sometimes, the lsiting agent will leave them in the lockbox (if there is one) and other times they will be turned over directly. Its also important to make sure that in addition to the keys you also get any garage door openers (clickers), mailbox keys or if it is a condo or gated community, those keys as well. And please have your locks changed or re-keyed as soon as you can after your own the home.
Real Estate Has Its Own Language
Here's some jargon you will hear when you are a Home Buyer. Sometimes these words and phrases have a different meaning when used in Real Estate than in "Real Life".
Residential Purchase Agreement (RPA) that's how you make an offer. Your Realtor will fill it out for you.
Earnest Money Deposit also referred to as "EMD".
Contingencies are the conditions that your offer is based on but your lender will use the term conditions differently.
A Home Warranty which is often paid for by the Seller is different than your Home Owner's Insurance.
Unless you are buying a Condo or Townhome in which case there may be a Master Policy on the Building.
But you may still be required to buy HO6 Insurance.
Title Insurance insures that after the close of Escrow there will not be any liens on your new home from previous owners.
Appraisal is the value placed on the property you are buying by an independent 3rd party. The appraisal is different than the General Home Inspection.
Some Cities have Building Reports stating the size of the property and what Permits have been pulled over the years.
Retrofits are required in some Cities for low flow toilets and Seismic Shut Off.
Smoke and CO2 Detectors are required by law as is water heater strapping unless your water heater is tankless.
Retrofits are required in some Cities for low flow toilets and Seismic Shut Off.
Condos are flat - think apartment style.
Townhomes are multi level and can either be attached or detached or even within a larger building.
Torrance Homes Sold by Ellis Posner
These are some, but not all of the homes I have sold in Torrance CA over the years.