OPENING DOORS OF OPPORTUNITY
YOUR COMPREHENSIVE GUIDE TO BUYING A HOME
You are about to embark on an exciting journey of finding your next home.
Dudum Real Estate Group’s in-depth guide offers home buyers a detailed overview of the process of buying a home. Throughout the entire process, your Dudum Real Estate agent will support you every step of the way, and will even continue to serve you long after you move in.
This package has been prepared for you to help explain the process and help you familiarize yourself with the various activities, documents, and procedures that you will encounter while purchasing your home. Purchasing a home is a very important decision and one of the biggest financial decisions you will make in your life. In fact, most people only buy a few homes in their lifetime. We have the tools to make sure that you are wellequipped with up-to-date information to aid in your decision. We hope you find this home buying guide a valuable resource on your journey.
Dudum Real Estate Group has the experience, market knowledge, and resources to support you in achieving your dreams of home ownership and we look forward to the opportunity of working with you.
HOME BUYING
BUYING A HOME IS A BIG DECISION
The more prepared you are at the beginning, the less overwhelming and chaotic the buying process will be. From the initial planning to selecting the home that’s right for you, there are many steps throughout the buying process. At Dudum Real Estate Group, we are here to guide you through every step of the process.
HERE ARE SOME INTERESTING POINTS FOR YOU TO REVIEW:
A buyer’s agent represents the consumer who is purchasing the property in the real estate transaction, not the seller. The buyer’s agent works directly for the buyer and has their clients’ best interests in mind throughout the entire process. Purchasing real estate is a complex transaction with many details that must be handled appropriately. In the majority of home sales, the seller will have their own representation. Wouldn’t you want to have equal, complete, and fair representation in the real estate transaction on your end as well?
AN OVERVIEW OF THE PROCESS
• Selecting the right lender to help navigate the loan process
• Forming a “wish list”
• Implementing a home search
• Homework (studying the neighborhoods)
• Making an offer and explaining the complexities of a contract
• Discussing the importance and risks of your earnest money deposit
• Negotiating throughout escrow process (purchase price, repairs, timelines, etc.)
• Inspections/appraisals
• Contingency removals
• Moving preparation and relocation assistance, if needed
• Close of escrow
• Your big move!
• After close/getting settled follow up
“We never would have thought of anyone but Dudum Real Estate Group to escort us through our journey of buying a home. Their insight and patience meant so much to us. We always felt we were in great hands.”
THE AHITUV FAMILY
DUDUM REAL ESTATE GROUP
Opening Doors of Opportunity
Dudum Real Estate Group was founded in 2010 by Julie Dudum Del Santo and is one of the preeminent and finest independently owned real estate brokerages in the East Bay. With offices in Walnut Creek, Lamorinda, Danville, Brentwood,and Sierra Tahoe, Dudum Real Estate Group is comprised of highly motivated, resourceful, and successful real estate professionals who work collectively to give our clients the best possible real estate buying and selling experience. At the core of our business philosophy is a commitment to extraordinary service, cooperation, honesty, and communication.
Our dynamic group equips and educates ourselves regularly so that you can always rely on the accuracy of the information we give you. We are geographically situated throughout the communities in which we serve and we utilize many networks, modern real estate tools, and resources to guarantee that our clients gain the quickest, most complete, and reliable access to properties throughout the East Bay.
Our team of knowledgeable and competent experts cover a wide territory from the Oakland/Berkeley area, continuing east along Highway 24, throughout Lamorinda, the communities along both sides of Highway 680 up to 580, as well as East County serviced by Highway 4.
WHY US
Dudum Real Estate Group is one of the fastest growing and leading real estate companies in the greater East Bay.
A PROVEN APPROACH
At Dudum Real Estate Group, we believe buying or selling a home requires a wide array of skills and expertise to ensure that our clients have a clear advantage in an often unpredictable real estate market. We continuously look to build upon our expert knowledge so that we may effectively understand current opportunities and challenges in the industry. Our agents are focused on delivering unparalleled results and are committed to exceeding our clients’ expectations with our professionalism, industry knowledge, and innovation.
When you work with Dudum Real Estate Group, you’ll have an experienced team from start to finish, who are all dedicated to delivering beyond stellar results.
NEW BUYER AGREEMENT REQUIREMENTS
For as long as most of us can remember, buyer’s agents in California have worked diligently to meet their clients’ needs, often with no more formal an agreement than a handshake - at least until the buyer officially entered into a purchase contract. However, changes in the real estate industry now require REALTORS® and their clients to formalize their relationship through a Buyer Representation Agreement before they even start visiting properties.
This agreement must address the following points:
1. Type and Location of Property. The agreement should specify the type of property (e.g., single-family home, condo, multi-unit, etc) and the desired location (city, county, etc) where the buyer intends to make a purchase.
2. Agreement Duration. The length of the agreement may not exceed three months. During this period, the buyer and their agent work together to find the right property.
3. Commitment Level. The agreement defines whether the representation is exclusive (meaning the buyer works exclusively with that agent) or non-exclusive (allowing the buyer to work with other agents simultaneously).
4. Compensation. The agreement defines how much the buyer’s agent will be compensated. This compensation can come from you, the buyer, but you may also negotiate with the seller to pay all or part of your commitment to your agent.
When you meet with a buyer’s agent to sign the Buyer Representation Agreement and related documents, it’s crucial to discuss these points in detail. Make sure you fully understand the terms before agreeing to them.
CHOOSING THE RIGHT AGENT MATTERS!
Here’s why... Choosing the right agent is one of your most important decisions in the home-buying process. This choice sets the foundation for your entire experience, making it essential to select someone who will ensure a smooth and successful real estate transaction.
Dudum Real Estate Group agents are renowned as some of the best in the industry. They are highly trained, well-connected, and respected, consistently upholding the highest standards of professionalism and ethics. When you choose to experience the “Dudum Difference,” you gain a team dedicated to honesty, integrity, clear and constant communication, and skilled negotiation throughout this journey.
So why would you choose me as your agent? Beyond trust, knowledge, and skill, I elevate the standard. Let me tell you how:
• Experience
• Continued Education
• Local Knowledge
• Networking
• Proven Track Record
• Transaction Concierge
• Higher Standards of Compliance
• Local Hands On Broker
• Collaboration within
• RE Resource
• Marketing
• White Glove Service
Our clients can always count on us. After our discussion, you’ll have complete clarity about the process, a thorough understanding of the Buyer Representation Agreement, and a clear agreement regarding my compensation as your representative for the services I provide.
I’m confident that when you work with me, you’ll receive first-class service, extraordinary value, and, most importantly, the peace of mind you deserve. You’ll know that you have partnered with the right agent/team to navigate the complexities of home buying and make your home ownership dreams come true.
BUYER’S AGENT SERVICES
Our dedicated buyer’s agents are committed to providing exceptional support throughout your home-buying journey. From initial consultations to closing, we offer a comprehensive range of services designed to make the process smooth and successful. Our team’s expertise ensures personalized guidance, strategic advice, and a tailored approach to meet your unique needs. Explore the services we offer and discover how our buyer’s agents can help you find and secure your ideal home with confidence.
RESEARCH AND PREPARATION
• Conduct an initial consultation with you to determine your needs, priorities, and timeline.
• Review and thoroughly explain the buyer representation documents.
• Help you understand local home prices, inventory levels, and market demand in your desired area, including how high demand in a hotter market may affect your buying process and offer strategy.
Evaluate your homeownership wants and nonnegotiable needs, and determine if you need to expand your neighborhood search options to find affordable communities with homes you can realistically afford.
• Provide quality lender resource contact information to help you select a mortgage provider to assist in analyzing your finances to determine the total down payment and closing costs you can afford.
• Work together to determine your budget while considering the total cost of home buying.
• Work with your chosen lender to complete the preapproval process before starting your active home search.
THE HOME SEARCH
• Scout listings and online marketplaces for suitable properties in your price range.
• Compare properties to your wants and needs list to ensure they align with what you are looking for.
• Tap into my personal networks to uncover additional properties of interest that are not yet publicly listed.
• Set up real-time alerts on home search marketplaces to notify you when new homes matching your criteria hit the market, as well as updates on open houses and price reductions.
• Select homes that align with your specific needs for viewing.
Schedule in-person home viewings at convenient times and arrange for virtual previews if necessary.
• Explain available resources to learn more about prospective neighborhoods.
• Take you on a tour to highlight important amenities, schools, recreation facilities, points of interest, commute considerations, etc.
• Periodically reevaluate your needs and fine tune the property search as necessary.
• Request and then guide you through the details of property disclosure packages, helping you understand what to look for to make well-informed decisions. These packages typically include inspection reports, preliminary title reports, seller disclosures, statutory disclosures, and local and state disclosure reports.
• Explore the availability of homeowners insurance for each property and connect you with reputable local insurance brokers.
MAKING AN OFFER
• Review list price including studying comparables, market conditions, average days on market, available listings in selected area, and number of competing offers you may be up against to properly determine your best offer price.
• Provide a comparative market analysis (CMA) to ensure your offer is competitive. A CMA includes recent home sales, local market activity, and sales prices, helping you craft a successful offer based on current market conditions.
• Review and explain all the offer documents, the details of the purchase contract, contingencies, and protective clauses.
• Ensure your offer is presented to stand out in the current market and contact the seller’s agent to address any questions, level of interest, and determine if you are in a multiple offer situation.
• Prepare your lender to call and verify your strong financial position to the seller’s agent.
Negotiate the best price and terms with the seller’s agent, representing your best interests.
• Develop a strategy for understanding and negotiating counter offers from the seller.
FACILITATING AN ESCROW
• Facilitate communication among all parties involved, including your lender, the seller’s agent, and the escrow/title company. Ensure that completed contract copies are promptly delivered to all necessary parties.
• Confirm receipt of your earnest money deposit by the title company.
• Review the title policy with you.
• Track and meet all contract deadlines, including inspections, loan contingencies, approval of seller disclosure documents, and obtaining homeowner’s insurance.
• Investigate inspection options (home, structural, pest, sewer, roof, pool, engineering, etc.) and coordinate appointments with the seller’s agent.
• Negotiate any post-inspection findings relating to property condition and negotiate repairs and/or credits accordingly.
• Regularly contact your lender to confirm the loan process is on track.
• Ensure the appraisal is ordered and coordinate access for the appraiser with the seller’s agent.
• Confirm commitment for homeowner’s insurance.
• Provide contact information for trusted moving companies.
• Ensure timely completion, review, and signing of all required contractual documents/disclosures. Missing or late paperwork may result in delays.
• Schedule and conduct a final property walk-through to confirm completion of agreed repairs.
Request and review an estimated closing cost statement from your escrow and loan officers to understand the total amount required or needed in order to successfully close escrow. This closing statement is an estimate, yet it must be carefully reviewed in full detail. Be sure to inquire with your agent, escrow and loan officers, attorney, and/or tax consultant as needed with any questions you may have.
• Confirm that the title company has received loan funds and buyer’s funds to close.
• Call you with congratulations once the title company confirms the property has recorded with the county and then deliver all keys, access codes, and garage door openers.
POST-CLOSING ACTIVITIES
• Suggest re-keying your new home and provide resources to help you do so.
Provide contact information for services and utilities to transfer into your name.
• Provide a list of trade professionals and resources for repairs or upgrades needed on your new home.
Regularly keep in touch and invite you to client parties such as Shredfest, Sundae Sunday, Client Appreciation Party, and Santa Party.
• Follow up with periodic market updates.
• Serve as a community resource and a great REALTOR® for your family and friends.
YOUR INTERESTS
COME FIRST
Buying a home is one of the most important purchases you will make in a lifetime and working with the right agent to make this happen is crucial. At Dudum Real Estate Group, you will have a partner in the process who will work diligently and effortlessly with you to ensure that this goal is fulfilled and that your best interests are favored.
In this process, keep in mind negotiation is a complex matter and all transactions are unique. Your agent will work with you to get the home you want — at the best possible price.
FINDING THE RIGHT HOME: THE SEARCH BEGINS
Your Dudum Real Estate Group agent will help begin your search by narrowing your preferences to determine what homes fall within your particular parameters (affordability, size, and neighborhood). We will enlist all of the resources available to us including Multiple Listing Service (MLS), offmarket properties, new construction, REALTORS® In Motion Marketing Meetings, agent-to-agent networking, open houses, as well as HUD and bank-owned properties. Your agent will also offer you the opportunity to be included in daily listing alerts, notifying you of properties that meet your criteria as they hit the market.
REAL ESTATE AT YOUR FINGERTIPS
Our website is a great resource for information. You will find current homes for sale, open home calendars, market trends, statistics, and community information. Our Dudum Mobile App will put the latest listings in the palm of your hand and even guide you to all of the available homes around you, no matter where you are in the East Bay.
DUDUM.COM
We maintain a strong online presence through Dudum.com which has powerful searching tools, community reviews, marketing resources, and listing alert capabilities. Our website and blog attract over 20,000 unique visitors annually.
DUDUM MOBILE APP
Our mobile app provides the most accurate and up-to-date property information at the touch of a screen. You can access the property information you need including price, features, photos, and more! You can search listings, save properties, or share them with family and friends.
THE BEST APPROACH TO VIEWING A PROPERTY
Each time you view a property, compare that property’s characteristics to your search parameters. If a specific home falls short on your desires, consider whether you can alter the home to make it acceptable. Some features are impossible to change, such as location, but other features can be changed or modified by painting, remodeling, or possibly making structural alterations.
FINANCIAL AND EMOTIONAL CONSIDERATIONS
Once you have identified the property that meets your criteria and are prepared to make an offer, you will meet with your agent to discuss the best offer strategy. Is this property extremely desirable — one that could invite multiple offers? If the seller counters your offer and asks for a higher price, what is your top dollar? Does the property need improvement? How motivated is the seller? How motivated are you? What contingencies have you placed on the offer? Do you have to sell a property in order to purchase this one? Are you already pre-approved for a loan?
FINDING THE ONE
When you see a property that meets most of your criteria and is a likely prospect, ask additional questions.
POSSIBLE QUESTIONS TO ASK SELLER
Consult your agent to guide you through the following:
Q. Are there any up-front inspections/ disclosure packets/reports? The seller may have a recent pest control, general contractor’s inspection, disclosures, or other reports available for review.
Q. What is the condition of the plumbing, heating, electrical system, and roof? If these systems are old, the cost to repair or replace should be considered and possibly included in your offer terms.
Q. Are there any signs of dampness or drainage issues? These conditions can be difficult and expensive to correct, but should always be asked and taken into consideration should there be any indication of such issues.
Q. Were improvements made and were they done with permits? Many properties in the East Bay have had improvements or additions completed without the benefit of permits and may or may not comply with local building and zoning codes. We can sometimes obtain a full disclosure package from the listing agent, which should include details on property improvements. Some of these answers may require a visit to the local city or county offices, and are not always able to be obtained prior to making an offer.
QUESTIONS TO CONSIDER
• When would you like to move?
• How long have you been looking?
• What do you like most about your present home?
• What do you like least about your present home?
• What neighborhoods do you like?
• Are schools a factor? If so, which ones?
• What style of home would you like (i.e. traditional or contemporary)?
• What property condition are you looking for (i.e. fixer-upper, new construction)? If interested in new construction, please ask your agent about that specific process.
• Is your home currently on the market? How long has it been on the market? What is the asking price?
• Do you need to sell your home to buy?
• Do you need to be near public transportation or highways?
• Do you prefer to be in a location with close proximity to amenities?
• Are you the sole buyer or do you have partners?
• What features are you looking for: detached, condominium/loft, multiple units (flats), bedrooms (#), baths (#), square footage, separate dining room, eat-in kitchen, pool/no pool, etc.
PREVIEWING PROPERTIES FOR YOU
Whenever possible, your agent will preview properties before showing them to you to ensure they meet your criteria. While your agent will arrange a time to view new listings, keep yourself available to act on short notice when desirable or wellpriced properties become available.
WEEKEND OPEN HOUSES
You may wish to attend Saturday or Sunday open houses on your own. When doing so, please inform the agent holding the open house that you are working with a Dudum Real Estate Group agent and provide them with your agent’s name and business card (if available). PLEASE NOTE: You may be asked to sign-in to an open house by the agent holding it open. In compliance with California Association of Realtors regulation, there is additional paperwork you may have to sign when visiting an open house without your agent (even if not working within an agency relationship with that agent).
BROKER TOURS/CARAVANS
Each Tuesday, Thursday, and Friday in the East Bay, new property listings are open to agents and brokers for viewing. Your agent will be attending those tours regularly and preview these homes with your specific wants and needs in mind. If there is a new listing that is appropriate for you, your agent will provide you with the address and arrange for a showing at your earliest convenience.
THE HOME BUYING PROCESS
The home buying process is filled with many details that can greatly impact your experience. Your Dudum Real Estate Group agent will help by working with you and the appropriate vendors to properly guide you to a successful close.
GETTING STARTED AND FINDING YOUR NEW HOME
INITIAL CONSULTATION
• Discuss/sign Buyer-Broker Agreement
Understand your objectives, priorities, and time frames
• Discuss buying process overview
• Examine local market conditions
Discuss lending qualification
Define agency relationship
• Define how we will work together
HOME SHOPPING
• Tour properties that meet your home search criteria
Monitor market activity with listing alerts
• Leverage dudum.com network for upcoming listings available for preview
• Identify off-market, for-sale by-owner, and expired listings
MAKE AN OFFER
LOAN PRE-APPROVAL
Obtain loan pre-approval letter from lenders
• Determine budget and price range for home based on income, assets, and personal financial plan
• Meet with tax and financial professional to understand benefits and ramifications of prospective purchase
Review comparable sales and discuss offer strategies
• Review and sign all available disclosures and reports Prepare detailed offer package including bank statements, introductory letter, and loan pre-approval
• Present offer package and purchase contract in person, when possible
• Negotiate the best possible price for your new home
DUE DILIGENCE
*Often times full reports/contingency removal is done prior to opening escrow. Buyer to discuss with agent.
OPENING ESCROW
Buyer to choose and pay for escrow
• Order preliminary title report (title company)
Deposit buyer’s funds into escrow account
Underwriting file review
• Appraisal completed and reviewed by lender
Final financing approval by lender
SUBMIT HOME INFO TO LENDER
• Submit purchase contract to lender for processing
• Schedule appraisal
• Confirm contingency removal and loan condition dates
INSPECTIONS AND PROPERTY CONDITION
Conduct buyer inspections: property, pest, chimney, roof, pool, sewer lateral, etc
Conduct second review of seller disclosures
• Review Homeowner’s Association documents, if applicable
If issues or concerns are discovered during inspections, we may attempt to negotiate repairs, credits or renegotiate price.
• Buyer selects home insurance company and coverage
• Submit insurance information to escrow
• Upon complete client satisfaction with inspections, disclosures, loan documentation, and all other contractual obligations, contingencies will be removed
• Confirm property condition and completed repairs, if any Property condition should be consistent with condition on date of ratification Review walk-through checklist
• Set up utilities: electricity, water, garbage, phone, internet, alarm, etc
• Contact HOA office to schedule move-in, if applicable
• Schedule move Review all closing and transaction costs
• Sign loan documents Provide cashier’s check or send wire for down payment and closing costs Lender sends balance of funding to title company one business day prior to close
• Change all locks on all doors and update security system, if applicable
• Complete any planned repairs or improvements Get acquainted with your new neighborhood and community
• Attend HOA meetings and meet your neighbors
• Unpack, unwind, and enjoy your new home
Deed is recorded in person at County Recorder’s office by title company representative
• Obtain keys to your new home
• Update estate plan and trust
• Review all appliance and warranty materials Schedule future required maintenance (re-seal counters, change/clean filters, etc)
• File home warranty plan
• Note upcoming property tax payments and supplemental property tax bill
• Provide resources for aftersale homeowner needs
• Be a referral resource for friends and family seeking this same great first-class service
THE POWER OF NEGOTIATING
The art of negotiation is being able to walk away.
The skill is not having to.
Our goal is to help you buy the right property at the best price.
THE LOAN PROCESS
For buyers financing their home, planning is crucial. This is one of the very first steps in home buying. Several factors should be considered to assure the loan process goes smoothly.
APPLICATION PROCESS
You will sit down with a lender or mortgage broker who will ask you to complete a mortgage application and provide copies of your income and asset verification. Various fees and the down payment will be discussed at this time and you will receive an estimate for your closing costs.
PRE-APPROVAL FOR A LOAN
An offer is not considered strong if it lacks a pre-approval letter from a reputable lender or local mortgage broker. A letter of approval or proof of funds assures the seller that you will be able to obtain the proposed financing and will not tie up the property needlessly.
Lenders will inquire about the following six critical factors:
• Income
• Savings / capital / investments
• Credit history
• Debt level ratio
• Employment history
• Value of the home you wish to purchase
Your Dudum Real Estate Group agent can recommend several reputable lending institutions from which you may obtain pre-approved financing.
Rick Olson | Mortgage Advisor NMLS #280232
Email: rolson@changemtg.com
Direct: 925.627.2551
MAKING THE OFFER
Your Dudum Real Estate Group agent will help you construct a winning offer, taking into account current market conditions, competition, and fair market value.
SEVERAL FACTORS SHOULD BE CONSIDERED IN YOUR OFFER
Purchase price. Having viewed other comparable properties, you will have a good idea of the value of your prospective home. Your agent can provide you with information about similar properties (comparables) in the neighborhood that have sold recently. This information will help establish fair market value and guide you to the right price.
Loan contingency. If you are obtaining a loan to finance the purchase of your home, your agent will structure a contract to allow reasonable time to obtain a loan from a lender of your choice and at terms which are acceptable to you. It often takes 2-3 weeks to obtain a loan commitment.
Inspections. In the majority of transactions, offers are made contingent upon obtaining and approving inspections on the property by licensed professionals. This is to inform and protect the buyer about known and unknown conditions. We generally recommend that two major inspections be conducted at a minimum: pest control and home, but some homes may warrant a sewer lateral, roof, chimney, pool, soils, drainage, well, etc.
Personal property. It is important to clearly identify all personal property that will be included or excluded from the sale.
PRESENTING AND NEGOTIATING YOUR OFFER
Your Dudum Real Estate Group agent will represent you to the seller and seller’s agent in the best light possible to obtain an accepted offer. When presenting your offer, documents such as a loan pre-approval, financial statements, or other proof of funds are necessary for a complete package.
SUBMITTING YOUR DEPOSIT
A good faith deposit must accompany your offer. This is usually a personal check or bank wire to a title company of your choice. Your agent will make arrangements for you to deposit your check directly with the escrow company and into the designated escrow account. Buyers can also electronically transfer funds into escrow once offer is accepted.
ESCROW PROCESS
Once your offer to purchase a home is accepted, the escrow begins. The mortgage lender orders the appraisal, copy of the preliminary title report, copy of your purchase agreement, and other supporting documentation. As it comes in, the documentation is checked for any irregularities and any additional items needed are requested.
APPRAISAL
The appraisal is completed by a licensed appraiser who is hired by your lender to generate a report that demonstrates to you, as well as the lender, that your home is worth what you are paying for it. This fee will be included in your closing cost figures provided by the lender.
LOAN SUBMISSION
Once all the necessary documentation is in, the loan processor puts the loan package together and submits your completed file is submitted for approval.
FINAL LOAN APPROVAL (UNDERWRITING)
Final loan approval, or underwriting, generally takes anywhere from 24-72 hours, and it may take slightly longer if mortgage insurance is required. (Mortgage insurance underwriting occurs when
the borrower has less than 20 percent of the loan amount to put toward a down payment, and the lender then may require additional insurance for your loan.) All parties are notified of the approval and any loan conditions that must be received before the loan can close. You may remove your loan and appraisal contingencies after all conditions are met.
LOAN DOCUMENTS ARE DRAWN
Within 1-3 days after final loan approval, the lender prepares your loan documents (including the note and deed of trust), which are sent to the title/escrow company. The escrow officer will call to set up an appointment when the papers are ready for your final signature.
CLOSING
Once all buyers have signed the loan documents, they are returned to the lender and the package is reviewed. If all forms have been properly executed, the lender sends the loan funds by wire transfer. Upon receipt of the wire, and once all buyer funds required to close are at the title company, the deed is released to be recorded at the county. This is the point at which you actually own your new home. Congratulations!
INSPECTIONS ARE IMPORTANT!
Once an offer is accepted and the transaction is officially in contract, the contingency period begins. A home inspection is an all-encompassing examination of the condition of a home and is an important step in this process.
THE INSPECTION PROCESS
While property inspections provide no warranty, they will educate you as to the current condition of the property. Inspections are usually requested on the purchase agreement and if inspection results are unsatisfactory, you have the option to request repairs, renegotiate price, or withdraw your offer prior to removing any contingencies.
In addition to the professional inspections listed below, you should take a close look at the property yourself. For example, inspect cupboards, doors, windows, flooring, counter tops, bath and kitchen fixtures, built-in appliances, stairways, and banisters. Even spend time in the neighborhood and get to know the community. Your personal diligence is just as important as your professional inspections!
• Physical inspection: Usually done by a general home Inspector, a physical inspection is a thorough inspection of the house. The inspection results in an overall assessment of the present condition of the property.
• Pest report: The pest report will indicate any type of wood-destroying organisms that may be present. This includes termites, wood fungus, dry rot, etc. The seller usually provides this report, but if not, the buyer is highly encouraged to obtain one.
• Roof
• Chimney
• Sewer lateral
• Structural/engineering
• Drainage
• Pool (if applicable)
• Neighborhood factors and noise (personal diligence)
• HOA document review (if applicable)
• City/county permit history
Your Dudum Real Estate Group agent will work with you to determine which inspections should be conducted. It is also highly recommended that you attend the inspections in person. This is a great opportunity for you to learn firsthand about the condition of the home you are purchasing.
TYPICAL PURCHASE AGREEMENTS CONTAIN THE FOLLOWING CONTINGENCIES FOR THE BUYER:
• Seller disclosure statements
• Buyers investigation
• Inspection contingency (any and all)
• Geological and environmental
• California tax reports
• Appraisal contingency
• Loan contingency
• Preliminary title report
• HOA documents (if applicable)
• Insurability of property
Once all contingencies are removed, you are effectively obligated to purchase the property. The understanding is that you are purchasing the property in its current condition (subject to any agreed upon repairs by the seller) and are planning to move forward with the purchase.
At that point, should you change your mind, your good faith deposit could be at risk. Any failure to perform could result in a loss of all or part of your earnest money deposit.
CONTINGENCY REMOVAL PROCESS
Once an offer is accepted, placing contingencies in the contract gives the buyer an opportunity for due diligence to take specific steps within a given time frame. It is essential to meet the specified timeframes and deadlines for each contingency and remove them in writing when due.
LIFE OF AN ESCROW
Once your contract is accepted, the escrow begins. Working closely with your agent, title company, and lender will ensure a smooth and successful transaction.
ESCROW OPENED
Escrow number issued, contract and deposit received by escrow
Preliminary Report/Commitment prepared and distributed for review
Additional terms and appropriate invoices from companies such as termite companies, homeowner associations, roofers, inspection companies, home warranty companies etc. forwarded to the Escrow Officer.
CLOSING DISCLOSURE SENT BY LENDER OR ESCROW OFFICER TO BUYER FOR REVIEW
Seller Closing Disclosure sent to the seller by the Escrow Officer
Estimated Settlement Statement sent to the respective buyer’s and seller’s agents
Escrow receives loan documents and lender instructions for scheduling the signing
SIGNING DATE IS SCHEDULED
Buyer and Seller to bring valid ID to the signing appointment Buyer to bring funds to close
Signed documents are returned to the lender and funds are requested to close
Funds are received from the lender and documents sent to the County Recorder for recording
Confirmation of recording is received, funds are disbursed, final settlement statement is prepared and final CD is sent to the buyer by the lender or Escrow Officer
CONGRATULATIONS
Escrow is now closed. Keys are typically delivered by the agents or the seller to the new homeowner and the Owner’s Title Policy is delivered by mail.
CLOSING COSTS: WHO PAYS WHAT?
Closing costs are the various fees charged by the lender, the title company, real estate agents, and other service providers in order to complete a real estate transaction and are paid through escrow. Which party pays for specific closing costs can be negotiable between the buyer and seller.
THE BUYER CUSTOMARILY PAYS:
• Broker compensation (per agreement)
• Title insurance premiums
• Escrow fee
• Document preparation (if applicable)
• Notary fees
• Recording charges for all documents in buyers’ names
• Tax proration (from date of acquisition)
• All new loan charges (except those required by lender for seller to pay)
• Appraisal fee
• Interest on new loan from date of funding to 30 days prior to first payment date
• Assumption/change of records fees
• Beneficiary statement fee
• Prorated HOA dues (if applicable)
• Inspection fees (roof, pool, property inspection, pest, geological, etc.)
• Home warranty (according to contract)
• City transfer tax (according to contract)
• Fire insurance premium for first year
THE SELLER CUSTOMARILY PAYS:
• Broker compensation (per agreement)
• Document preparation for deeds
• Documentary transfer tax
• Payoff of all loans against property
• Interest accrued on loans being paid off, reconveyance fees, and pre-payment penalties
• Home warranty (if specified in contract)
• Any judgment or tax liens against seller
• Property tax proration
• Prorated HOA dues (if applicable)
• HOA fee for providing all updated homeowner’s documents (if applicable)
• Bonds or assessments
• Delinquent taxes
• Notary and recording fees
• Third party Natural Hazard Disclosure Statement & California Tax Disclosure Report
• Pre-sale inspection fees
• Negotiated credits/repairs to buyer, if any
20-MINUTE FINAL WALK-THROUGH
So you’ve purchased a new home and it’s time to take the final walk-through with your agent before the close of escrow. How many of you know what to look for during the final walk through? How many of you have had an agent guide you through the experience with knowledgeable expertise to assure that you’ve covered all the items necessary to help negate any surprises after you move in?
Our Broker/Owner, Julie Del Santo, has simplified this process by implementing her proven “Final Walk-Through Checklist.” She’s pared the process down so that it focuses in on the items crucial to buyers’ continued sense of well being after the closing.
Take a look at Julie’s list and keep it in mind for your final walk-through.
1. Verify completion of necessary/requested repairs: If the purchase contract called for any negotiated repairs to be performed, this is the time to confirm repairs and verify the work has been completed, ideally to the client’s satisfaction.
2. Get educated on all of the “need to knows”: Have the sellers educate the buyers on all of the property’s systems such as HVAC thermostat, specialty plumbing, alarm systems, pool equipment, appliances (not tested by a home inspector), sprinkler system, surround sound AV equipment (if built in and staying with the property), etc. The sellers have been using these systems regularly and are the best ones to educate the buyer on their functionality, as well as any potential nuances. These are “systems” a home inspector typically does not check during their inspection.
3. Pamphlets, paperwork, manuals, and warranties (keys and remotes, too): The final walk-through is a perfect opportunity to get all of the paperwork, manuals, and information on items in the home. This includes the appliances remaining at the property, heating and cooling system, windows, roof, etc. Be sure to ask for any transferable manufacturer warranty information so that the buyer can fill out the information card and properly mail it in with any payment (if required) to ensure the warranty gets transferred into the new buyer’s name. Arrange a specific place where the sellers will leave this paperwork (possibly a kitchen drawer or closet shelf) and ask that they leave any additional house keys and garage door openers in this location upon vacating.
4. Forwarding contact information: Ask the sellers for permission to possibly give their forwarding contact information to the buyers. This is helpful should the buyer have any questions upon move in, or especially to help expedite the forwarding of any mail that arrives for sellers after the move. Sellers are generally more than happy to provide this information. If a seller is not comfortable with this, then the buyers can always forward any mail to their own agent who can get it to its final destination.
5. Get in the know on your new neighbors: Ask the sellers about their neighbors in a way that shows you’re not looking for “dirt”, but more of a safety/peace of mind advanced knowledge. Simply ask the sellers “if they were going out of town tomorrow, which of their neighbors do they feel most comfortable leaving their house key with, or asking to water their plants and pick up their mail while they are gone?” The buyers will immediately get a good sense of who their neighbors are and who to reach out to, if needed, when they move in.
6. Confirm transfer of utilities: A discussion with buyers and sellers about cancelling and/ or setting up utility service is necessary to ensure no loss in service or coverage. Your agent can provide you with a list of utility providers and vendors in your community.
When you focus on the above list for your final walk-through, you will find that your walkthrough not only yields more useful information, but it will give you a stronger sense of peace and excitement about the transition.
Hope you will find this guide helpful and may it ease the transition of moving into your new home. Congratulations!
Broker/Owner
MOVE-IN CHECKLIST
Moving can be a stressful time. We highly recommend that you prepare for your move as soon as possible. Provided is a checklist of recommended steps to ensure that your move-in goes as smoothly as possible.
BEFORE YOU MOVE
Address Change Notification
• Post office forwarding address
• Subscriptions
• Friends and relatives
• Bank and other financial institutions
Insurance
• Notify insurance companies of new coverage address: life, health, fire, and auto
Change Over Services
• Gas, electric, water, phone, cable TV, garbage, internet, newspaper
Gather Records (for move to new city)
• Ask doctor and dentist for referrals; transfer needed prescriptions
• Obtain birth records, medical records, etc.
• Obtain pet records and tags
Moving Company
• Schedule moving company
• Clean rugs or clothing before moving; have them wrapped for moving
• Check insurance coverage, labor cost for packing and unpacking, arrival date, various shipping papers, method and time of expected payment
• Plan for special care needs for children and pets on moving day
On Moving Day (for move to new city)
• Carry enough cash to cover cost of moving services and expenses until you establish bank accounts in new city
• Carry jewelry and important documents on your person — or use registered mail to deliver
• Plan for transporting pets
• Let a close friend or relative know the route and schedule you will travel including overnight stops; use him/her as message headquarters
• Double check closets, drawers, and shelves for items left behind
• Leave old keys for new owner (or tenant) with agent, landlord, or neighbor
At New Address
• Check if service is switched on for telephone, internet, cable, gas, electricity, water, and garbage
• Check pilot light on stove, hot water heater, and furnace
• Check if appliances are working
• Notify DMV of new address update
• Visit city offices and re-register to vote
• Register car within 20 days after arrival in California or a penalty may have to be paid when obtaining new license plates
• Apply for a driver’s license in new state
• Register children in school
• Arrange for medical services: doctor, dentist, veterinarian, etc.
DUDUM REAL ESTATE GROUP’S LOCAL VENDOR LIST
We often receive phone calls from our clients wondering who is the best when it comes to all things home related. For that reason, we hope you enjoy our Local Vendor List. As an ongoing effort to be a resource and service to our clients long after the close of escrow, we provide this list as a convenience to you as you get settled in your new home. This guide is provided as a courtesy and is a continuous work in progress. It has been created from dependable referrals by clients and business leaders. It is the sole responsibility of the hiring party to research licensing, insurance, and any other personal concerns to each individual’s satisfaction prior to any employment of a vendor’s services. Dudum Real Estate Group does not endorse nor guarantee the work of any service providers listed.
VENDOR LIST
WHAT OUR CLIENTS SAY
“Dudum Real Estate Group are great communicators, very responsive, considerate of our opinions, and were very honest with us. Impressive work... thanks for a job well done.”
JOHN LUCAS & ANN NORBY
“Dudum Real Estate Group exhibits great confidence in their knowledge about the current real estate market. They invested a lot of themselves into the sale of our home. They get results!”
LARRY & ELLEN BROWN
“Dudum Real Estate Group was very patient in explaining all the steps. They were a pleasure to work with and we appreciated their professionalism.”
ED & ELIZABETH BOYD
“Dudum Real Estate Group guided us through the purchase of our first home. They gave us great advice and were honest throughout the entire process.”
JUSTIN & JOANNE VERRIPS
“Dudum Real Estate Group was very patient and very enthusiastic. I would recommend Dudum Real Estate Group to everyone I know. They know the Bay Area well!”
KEITH JOHNSON & ALLISON MURPHY
“Dudum Real Estate Group was always available and very dependable. I would definitely refer any of my friends and colleagues to Dudum.”
NIKHIL GERA
“Dudum Real Estate Group did a tremendous job of prepping our house for sale, handling negotiations, and worked hard to fit our specific needs. We could not be more pleased and recommend Dudum to everyone we know!”
CRAIG & HEATHER BUCKSER
“Dudum Real Estate Group did an excellent job of explaining every part of the sales process. They are the best brokerage we know and we have been referring them to everyone we know.”
IVAN & LEANNE DODIC
GLOSSARY OF REAL ESTATE TERMS
Closing: Also known as settlement, the closing is where ownership in a real estate transaction is transferred from a seller to a buyer. All necessary legal documents are signed, and financial transactions, including the transfer of funds and payment of closing costs, are completed.
Contingencies: Conditions included in a purchase agreement that must be satisfied for the sale to proceed. Common contingencies include a satisfactory home inspection, an appraisal meeting the agreed-upon value, and the buyer securing financing. If any contingency is not met, the parties may have the option to withdraw from the contract without penalty.
Offer: A proposal made by a buyer to purchase a property under specified terms and conditions. It typically includes details such as the purchase price, proposed closing date, and any contingencies or conditions. Once presented to the seller, the offer may be accepted, rejected, or countered.
Disclosures: Documents provided by sellers to potential buyers that reveal any known defects or issues with the property. These may include environmental hazards, structural problems, or past renovations. Some disclosures may be required by law to ensure transparency and protect buyers from purchasing a property with hidden problems.
Buyer Representative: A real estate agent who works for the buyer in a transaction and represents the buyer’s interests. A buyer representative owes the buyer fiduciary duties such as loyalty, confidentiality, and disclosure.
Pre-Approval: A preliminary evaluation conducted by a lender to determine how much money a buyer can borrow. It involves a thorough review of the buyer’s financial information, including income, assets, debts, and credit history, and results in a conditional commitment to lend a specified amount. A preapproval letter from a lender demonstrates to sellers that the buyer is a serious and qualified candidate.
Title Search: An examination of public records conducted by a title company or attorney to verify the legal ownership of a property and identify any lien encumbrances, or defects that could affect the property’s title. It involves reviewing public records, including deeds, mortgages, and court documents, to ensure that the seller has the right to transfer ownership to the buyer.
Appraisal: An estimate of a property’s value conducted by a licensed professional appraiser. It is performed to determine the fair market value of the property and used by lenders as a basis for approving a mortgage loan amount.
Prequalification: An initial assessment conducted by a lender to estimate how much a buyer may be able to borrow for a mortgage. It is based on basic information such as the borrower’s income and debt. Unlike a preapproval, it does not involve a detailed analysis of their credit report. Rather, it provides a general idea of the loan amount for which the borrower may qualify.
Counteroffer: A response to an initial offer made in a real estate transaction. Instead of accepting or rejecting the offer outright, the recipient proposes different terms, such as a different price, closing date, or other conditions. This initiates a negotiation process between the parties involved.
Buyer Representative Agreement: A contract between a buyer and the buyer’s real estate agent, outlining the terms of their relationship. It specifies, among other things, the agent’s duties, the duration of the agreement, and any compensation arrangements.
Competitive Market Analysis (CMA): A detailed report prepared by a real estate agent that provides an analysis and comparison of comparable properties in the area to help determine a competitive listing price for a property. It analyzes recent sales of comparable properties in the area to provide an estimate of the property’s current market value.
Deed: A legal document that transfers ownership of real property from one party to another. It includes a legal description of the property, details of the transfer of ownership, and is signed by the seller (grantor) and delivered to the buyer (grantee) during the closing process.
Multiple Listing Service (MLS): A database used by real estate agents to share information about properties for sale. It allows agents to access detailed property listings, including information about price, location, features, and availability.
PITI (Principal, Interest, Taxes, Insurance):
This represents the components of a monthly mortgage payment. It includes the principal (the amount borrowed), interest (the cost of borrowing), property taxes, and homeowner’s insurance. Lenders often require borrowers to make monthly payments covering all four components, which are paid together.
Title Insurance: An insurance policy that protects property owners and lenders against financial loss resulting from defects in the property’s title or ownership rights. It ensures that the buyer has clear and marketable title to the property and provides coverage for certain title-related legal claims that may arise after the purchase.
THE POWER OF COMMITMENT
Commitment is what transforms a promise into reality. It is the words that speak boldly of your intentions. And the actions which speak louder than words. It is making the time when there is none. Coming through time after time, year after year. Commitment is the stuff character is made of, the power to change in the face of things. It is the daily triumph of integrity over skepticism. Once one commits, providence happens, and things are able to fall into place. Here at Dudum Real Estate Group, we are committed to you!
OPENING DOOR S OF OPPORTUNITY...
It’s what we do.
We look forward to opening doors for you!
