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Buying a new construction home is different than buying a resale although most of the rules are the similar. New home sales representatives work for the builder. If you buy a new home through the builder's sales rep you will have no one representing your interests. Most states do not require builder sales persons to be licensed real estate agents. Who is on your side?
1)Why Buyers Agents – The home buying process is full of traps for the unwary, inexperienced, and even the experienced home buyer. A good Buyers Agent can help you stay on course and avoid the problems. Understand that not all real estate agents are equal, spend some time interviewing agents. Interview 2 or 3 agents expect a strong presentation of their qualifications, experience, and written guarantees of performance. Today's best Agents are internet savvy, have a team approach and use an interactive computer presentation of the facts.
2)Know What Can You Afford – Your Buyers Agent will insist that you to be pre-approved for a mortgage (not pre-qualified) before starting the home search. They will direct you to 2-3 bankers/mortgage companies that they are confident can follow through and close your loan will little or no hassles. You will find that builders usually have the own mortgage contacts some have their own mortgage companies.
3)What Builder is Best For You – Your Buyer agent will help you determine your specific needs and preferences before shopping for a builder. What area meets your needs for schools, distance to work, church, and shopping? Now you and your buyer agent can look for subdivisions or custom builders in that area who will best address your needs. Take your time, shop around. Inspect model homes, pick-up brochures with floor plans and pricing become educated before making your choice. With your Buyer Agent interview builder sales representatives.
4)Select Your Community – What amenities are available, pool, tennis, golf, club house, gated community? Is there a homeowners association if so you must have a copy of the covenants and restrictions these tell you what the community rules are regarding what you can and can not do with your own property. Your buyer agent can help you check local land use regulations and what is planned on the vacant land nearby you may end up with a 24 hour gas station behind your new home.
5)Contract and Negotiations – This is the maze your Buyer Agent will help you navigate. There is always room to negotiate with builders it may not show as a dollar amount off the price. They have homes built as spec, premium lots (remember all lots cost the builder the same), homes that are more efficient to build than others, specials on upgrades and options, special discounts from vendors and suppliers. Builder incentives on using their mortgage company, title company, upgrades and credits.
6)Inspectors and Inspections – The top Buyer Agents will guide you to hire a licensed structural engineer to inspect the major structure of your new home before the drywall is hung. A licensed home inspector can inspect the home for systems and operation. The best builders offer planned inspections of your home with you during various construction stages i.e. site inspection, pre drywall, pre closing punch list.
7)Closing Date – A Buyers agent will follow up on the construction process home builders are known for not meeting the closing dead lines. Weather, subcontractor delays, supplier/vendor deliveries behind schedule, field supervision, and holidays all can add up to days, weeks and months of delay. Insist in your contract that you receive a 30 day notice of the closing date so you and your family are not stuck in a hotel waiting for settlement.
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