Buyer Advisory Services
PresentedbyAbbeyWilliams
MyCommitment toYou
AbbeyWilliams
At Hodge & Kittrell Sotheby?s International Realty, our team has an in-depth understanding of the intricacies involved in purchasing a home, offering services tailored to your preferences. Purchasing a home is often one of the largest and most important financial decisions one will make in a lifetime, and my number one priority is to exceed your expectations as your trusted advocate before, during and after the transaction.
As your buyer advisor, I promise to leverage my extensive resources and years of experience to provide you with the knowledge and confidence necessary to seamlessly navigate your next home purchase.
After all, your trust is the very foundation of my success
Mypledgetoyou:
- Listening to and understanding your individual goals and needs
- Loyalty - always promoting your best interests
- Transparent communication, empowering you to make well-informed decisions
- Guiding and advocating on your behalf throughout the complexities of the transaction
- Upholding the highest standards of professionalism and ethics
- Continuing to serve as your trusted real estate advisor long after the sale is complete
5EssentialAdvantages ofBuyerRepresentation
Here are just 5 invaluable advantages of working with me as your real estate advisor to purchase your next home:
1
DEEP KNOWLEDGE & ACCESS
My expertise provides you with comprehensive insights into the local market, including pricing trends, desirable neighborhoods, and buyer and seller preferences. This empowers you to make informed decisions and ensures you have priority access to all available listings, including some of our firm's listings before they hit the market.
2
NEGOTIATION & CONFIDENTIALITY
Through experience, market knowledge and research, I will craft a purchase strategy and negotiate the offer on your behalf to obtain the best possible terms and help you avoid overpaying Buying a home can be emotionally charged I serve as a confidential advisor and fiduciary, ensuring that emotions don't cloud judgment
3
TRUSTED NETWORK
I have established relationships with other industry professionals you will need throughout the transaction including: mortgage brokers, inspectors, closing attorneys, homeowners insurance agents, contractors, and other service professionals to ensure a seamless experience for you.
I guide you through any obstacles that may arise and handle all of the behind-the-scenes work from paperwork, to scheduling inspections, to communicating with all other parties involved in order to streamline the process and save you valuable time. 4 5
PROBLEM SOLVING & TIME SAVING
FUTURE GUIDANCE
Even after a transaction is complete, you can consider me a trusted, valuable resource who is always available for questions and to offer advice on home improvements, market trends and more
Luxuryisalevelof service. Not apricepoint.
Buyer AdvisoryFees
Hodge & Kittrell Sotheby's International Realty and I are compensated on a commission basis. Your Exclusive Buyer Agency Agreement details the advisory fees, which may vary depending on the property you purchase and whether the sellers are offering a commission It is common for the sellers to pay the buyer agent commission, but if they do not, the buyer is responsible for paying it. Here are a few possible scenarios:
SELLER-PAID COMMISSION
- The seller has offered to pay a commission to the buyer's broker
- The seller offers only a portion of the commission you have agreed to in the Exclusive Buyer Agency Agreement. This would require you to pay any portion of my commission not paid by the seller unless you condition your purchase offer on the seller paying all of your commission obligation to us and the seller accepts such offer.
BUYER-PAID COMMISSION
- The seller has not offered to pay a commission to the buyer's broker, or is offering less commission than the fee agreed upon in your Buyer Agency agreement (2 4%) ? you will be responsible for the fees not covered by the seller at closing.
Hodge & Kittrell Sotheby's International Realty charges a $240 transaction fee that is collected at closing.
HomeWishList
Tip:Whilelookingathomes,keepinmindthatsomethingscanbeeasilychanged.
CAN BE CHANGED:
- Hardware
- Fixtures
- Paint
- Flooring
- Counter tops
- Landscaping
- Fence
CANNOT BE CHANGED:
- Location
- Lot Size
- Neighborhood - Zoning/ HOA Guidelines
- Proximity of neighbors
- Natural light
- Age of Home
LOCATION
- City Living
- Suburban Living
- Proximity to Shopping/ Dining
- Privacy
- Particular Schools
- Proximity to Work
- HOA/ Neighborhood Amenities
- Access to Parks and Trails
EXTERIOR
- Garage
- Outdoor Living
- Porch/ Patio
- Yard Size
- Parking Space
- Pool
INTERIOR
- Updated
- Fixer-Upper
- Open-Concept
- One-Level Living
- Gourmet Kitchen
- Office
- Bonus Room/ Flex Space
TheJourneyof PurchasingaHome
Initial Buyer Agent Consultation
We will sit down and discuss your goals and needs to see how I can best represent you
Sign Buyer Agency Agreement
Before touring homes, you and I will sign the Exclusive Buyer Agency Agreement
Offer Submission
You found "the one" and now I guide you through making a smart yet competitive offer
Secure Financing
You will be working closely with your lender to secure financing and an appraisal will be ordered
Pre-Approval
Choose a mortgage lender who will help define your budget and price range
Property Search
The fun part begins! We will tour homes that fit your budget and needs
Offer Acceptance
Congrats, your offer was accepted! I will pick up and deliver the due diligence and earnest money checks, schedule your inspections, and contact your closing attorney and lender
Howlongdoesit totaketobuyahouse?
It's totally up to you! Once you go under contract, it typically takes 30-45 days to close and the chart below illustrates the process However, leading up to going under contract, it depends on your schedule Do you have a lease that's ending or another home to sell before buying? Are you interested in only specific neighborhoods or open to many different areas? Those are just a few examples of situations that can affect timing Some people take days while others take months, but I work with your timeline and specific needs!
Negotiations
Depending on the results from the inspections and appraisal, I will guide you through negotiating any repairs or closing cost credits
Connect Utilitiesand WireFunds
About a week before closing, I'll remind you to connect your utilities and wire funds to the closing attorney
Settlement
Sign the legal documents at the attorney's office (takes about 45 minutes)
Inspections
Professional inspectors will evaluate the condition of your future home and find any repairs needed
Underwriting & Titlework
The closing attorney and lender work closely to balance the total funds needed for closing and ensure there's clear title
Final
Walk-Through
The day before or morning of closing, we walk through the house to confirm condition of the property prior to closing
You're Homeowners
Once the attorney tells us the deed has been recorded, you get the keys and the home is officially yours!
GettingStarted
InitialBuyer Agent Consultation:
During this time you get to assess if I'm a good fit to represent you I will get to know more about you and your decision to purchase a home I'll ask about your goals, wants, needs, and timeline We'll discuss the documents that will have to be signed before we can tour homes
- Working with Real Estate Agents Brochure
A one-page form, not a contract, that explains the different types of buyer representation
- Exclusive Buyer Agency Agreement
A contract between you and the broker you choose, which outlines the agent's and firm's duties to you and your role and responsibilities as the buyer It establishes the commission amount due from the buyer if the seller is not offering one This agreement now is required to be signed by the buyers and agent before any homes can be shown
Pre-QualificationwithaMortgageLender:
Prior to seeing homes, you will also have to meet/ talk with a mortgage lender who will assess your financial standing and help determine your budget They will write your pre-qualification letter, which is necessary in order to submit an offer on any home Lenders also help you determine the following:
- Price Range
- Loan Amount
- Down Payment Amount
- Monthly Mortgage Payment
- Closing Costs
- Cash Needed to Close
TheSearch
Now that you've established your budget and wish list, I will set up an automated email search for you in the Triangle MLS. I will also send you any office-exclusive listings and market knowledge I obtain You will let me know when you see a house you want to tour!
MakingAnOffer
Prior to making an offer,we will review the property disclosures and comps (recently sold comparable properties) to ensure you're making a competitive and smart offer Below are the documents that will have to be signed and submitted:
Offer toPurchaseandContract (important terms):
- Price - Certainly one of the most important terms,but not always the most important. Comps will help us strategize a fair yet competitive price
- Due Diligence Deposit - A non-refundable deposit to the sellers that buys you the right to have a Due Diligence period,which is when the property is taken off the market for you to do inspections DD deposits can range between $2,500- $25,000 depending on house price and aggressiveness of offer It is due in form of a personal check,cashier?s check or wire as soon as the sellers have accepted/signed the offer.It is credited toward your purchase at closing or the sellers keep it if you terminate the contract.
- Earnest Money Deposit - Typically about 1-2% of the purchase price and the money is held in an escrow account with my firm or the closing attorney This money is refundable if the contract is terminated during the due diligence period However,if the contract is terminated after the DD period,the sellers will be entitled to keep this money If you go through with the purchase,this deposit will also be credited back to you at closing
- Due Diligence Period - Anegotiable amount of time (typically the first 2-3 weeks after going under contract) when the inspections,appraisal and negotiations occur During the period,the buyers can terminate the contract and still get back their earnest money deposit but the due diligence deposit is never refundable.
- Closing Date - Typically 30-45 days after going under contract.
- Financing - The type of loan and your loan-to-value ratio.
ResidentialPropertyDisclosureStatement:
Mandatory form with seller-provided information about the condition and age of the home's systems and structures,any known mechanical malfunctions, HOA information, etc
Mineral,OilandGasDisclosure:
Mandatory form with seller-provided information about any intended or previously severed mineral,oil or gas rights to the property.
LeadBasedPaint Disclosure(if applicable):
Mandatory for homes built before 1978 which acknowledges that it might present exposure to lead paint.
Congratulations,yourofferisaccepted! What'sNext?
TheDueDiligencePeriod
Beginsassoonasyour offer isaccepted and laststhrough the Due Diligence date noted inyour offer (typically about 3 weeks).
HomeInspection:
I always recommend getting a home professionally inspected! I help with ordering and scheduling them and you are responsible for the cost.Home inspections usually take 2-4 hours (depending on size) and you are welcome to attend and ask any questions directly to inspector.A detailed report of the inspector's findings will be emailed to you and me and we will review it together.
Additional Inspections:
- Radon - a colorless,odorless gas found in the earth that is deemed safe up until a certain level
.
- Pest/ Termite - some lenders require a pest inspection
- Roof,HVAC,Structural,etc.- the home inspector will let us know if they suggest any further specialty inspections
ChooseClosingAttorney:
Behind the scenes,your closing attorney is working hard to ensure all legal requirements are satisfied by both the buyer and the seller so that the seller can legally transfer the deed of the property You will choose the attorney and I will contact them to schedule the closing per the date in the contract
Appraisal:
Your lender orders the appraisal, which is the bank's assessment of the property's value to ensure they feel comfortable granting your loan amount
Negotiation:
I will review the inspection reports with you and then obtain estimates for needed repairs. We can either ask the sellers to make the repairs or give you a credit based on the estimated cost of repairs. Keep in mind,the contract statesthat the property isbeingsold "as-is"sosellershave noobligation todoanything.
ClosingChecklist
1-2WeeksBeforeClosing
Pack and Schedule Movers
If possible,I recommend scheduling your movers for a day or two after closing just in case there are any last minute delays.
WeekofClosing
Transfer Utilities
I will send you the list of utility companies for you to call and have the accounts switched into your name starting with the day of closing. Don't forget to stop the utilities for your previous home.
Wire Funds to Attorney
Most attorneys require the money to be sent via a wire transfer and will securely email you the total cash to close and their wiring instructions No later than 1day before closing,take the instructions to your bank and have them help you send the wire.
DayofClosing
Final Walkthrough
We will do final walk of the property to ensure the sellers left it in the expected condition once they moved out.
Bring your ID and checkbook to attorney's office. Signing the documents at the attorney's office takes about 45 minutes and they will need a government-issued ID and sometimes a checkbook for any last minute changes.
After signing, it takes about 2 hours for the deed to be recorded That is when I can give you the keys and you are officially a homeowner!
ExpectedExpenses
Paid Before Closing
- Due Diligence and Earnest Money Deposits: TBD
- Loan Origination Fee: TBD
- Home inspection: ~$400 - $1,000 (depending on size of home)
- Pest Inspection: ~$75
- Radon Inspection: ~$150
- Appraisal: ~$500
- Any additional inspections like roof, HVAC, septic/ well, foundation, etc typically range from $200 - $1,000
Paid At Closing
- Down Payment Amount: TBD
- Loan Original Fee: TBD
- Lender Credit Report Fee: ~$40
- Pre-paid Interest: ~ $1,000 (depending on day of the month you close)
- Attorney fee: ~$1,000
- Title Insurance (owner's and lender's policies): ~ $2,000
- Survey: ~$650
- Prorated HOA Dues (if applicable): TBD
- Prorated taxes: TBD
- Homeowner's (hazard) Insurance premium for 15 months: ~$1,500
- Deed Recording Fee: ~$75
- Hodge & Kittrell Transaction fee: $240
- Buyer Broker Commission (if applicable): 2.4% of purchase price
* All numbers are an approximate average/range.
*If you are getting a loan and opt in to having an escrow account, a portion of your monthly mortgage payment goes into your escrow account, which will then pay your tax bill and homeowner's insurance bill every year
ClosingCostsGuide
Appraisal:
the bank's assessment of your property's value, which is ordered by your lender
AttorneyFee:
payment to the attorney for handling the legal aspects of closing
Escrow:
a portion of your monthly mortgage payment that is held in an account by your lender and used to pay the yearly tax and homeowner's insurance bills
Hazard(Homeowner's)Insurance:
required by lenders to provide protection for any damage done to the property
MortgageInsurance:
part of the monthly payment required on conventional loans when the down payment is less than 20% of price
OriginationFee:
percent of loan amount charged by the lender to prepare the loan
Points:
a point is equal to one percent of the loan amount
Pre-PaidInterest:
interest due on the loan from closing day through the last day of the month
Pro-RatedTaxes& HOADues:
depending on which bills have been paid by the seller, the buyer will either be debited or credited for their portion
Survey:
a detailed map of the property showing the shape, boundaries, structures, etc
TitleInsurance:
homeowner's and lender's policies protect the buyer against any legal claims against the property/ title
RecordingFee:
a fee that the county charges to record the deed
PreferredVendorList
MortgageLenders
Robin Zevenhuizen (RMA): 919 740 0073
Ryan Darge (Origin Point): 704.928.6866
Kelsey Owen (Loan Pronto): 919 306 0059
Ned Liggon (Movement Mortgage): 910.297.7576
ClosingAttorneys
Brady Boyette (Hilary McLeod): 919 439 6777
Willard & Willard (Gail Willard): 919.420.8088
Ragsdale Liggett (Bob Ramseur): 919 7875200
ApplianceRepair
Garner Appliance: 919 758 6702
Carpet Cleaning
SteamPro: 919.435.7639
ZeroRez: 989 488 4998
Electrician
Birmingham Electric: 919 832 1308
FireSafety/Chimney Sweep
Smoke Alert: 919.420.3722
Mr Smokestack: 919 7471859
Flooring
Sedaris Hardwood Floors: 919 868 7690
Bell's Carpets & Floors: 919.822.8399
Foundation Repair
Cornerstone Foundation Repair: 919 599 6687
Carolina Foundation Solutions: 919.410.1769
HVAC
Biggs Heating & Air: 919 329 8288
On Point Healing & Cooling: 919 880 2288
Newcomb & Company: 919 862 3000
Locksmiths
A Carolina Locksmith: 919 608 3694
Cardinal Locksmith: 919.633.4612
InsuranceAgents
John Hackney Agency (Layton Brown): 252 2913111
State Farm (Carmen Ritz): 919.783.8722
HomeInspectors
Steve Smallman Property Inspectors: 919 669 3639
Raleigh Inspection Service: 919 300 5051
MovingCompanies
Movin on Movers: 919.362.8355
All My Sons Moving: 919 969 9000
Mold Remediation
Remediation & Consulting Service: 919 685 6387
Painters
Diego Lopez: 919.672.8139
Rodriguez Painting: 919 422 6416
Pest
Custom Termite & Pest: 919 8817966
Swift Creek Exterminating: 919 834 9695
Plumbing
Garman Plumbing: 919 8319898
My Favorite Plumber: 919.796.7485
Roofing
G3 Roofing: 919.213.6005
Baker Roofing: 919 828 2975
Shades& Blinds
Custom Shades of Raleigh: 919 2712623
All-Phase Blinds & Shutters: 919 878 0006
WildlifeRemoval
Critter Control: 919.907.3957
Carolina Wildlife Removal: 919 504 1776
Window Repair
Window Wise: 919 219 2020
E-Z Glass: 919.779.4599
AbbeyWilliams
Testimonials
"We absolutely LOVED working with Abbey! She is amazing She was super on top of everything we needed and she was incredibly attentive to what we were looking for Now we are settled in our perfect house and in love with where we live Thank you Abbey!! We would (and have) recommend her to anyone and everyone!"
- Adam & Hannah
"Abbey is very knowledgeable and assisted me through every step of buying a home.
As a first time home buyer I had a multitude of questions,which were answered right away.Abbey was super attentive and went above and beyond to ensure the process went smoothly I definitely recommend Abbey to anyone and would not hesitate to work with her again for my next home purchase!"
-Alexis
"Working with Abbey made home buying an easy process! She went above and beyond in not only showing us homes that met our needs but helping us through the offer and closing process. We were out of state and she was very flexible in showing us homes remotely as well as meeting our schedule when we were in town Abbey knows the market very well and was able to help us win a multiple offer situation.Highly recommend working with her to make home buying as easy as possible "
-Andrew & Cathryn
