2016 Home Buyer's Guide by Panta Graph

Wednesday, April 20, 2016

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Home Buyer's Guide

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Realtors, lenders ease process for homebuyers By MARY ANN FORD | Special Contributor

With the search, qualifying for a mortgage and navigating through purchase negotiations, finding and buying that perfect home can be an overwhelming process but it can be smooth sailing with the help of a qualified Realtor and lender. “Number one, you need to find an agent, even before getting pre-qualified,” said J.P. Finley, a Realtor with RE/MAX Choice of Bloomington. “Sometimes pre-qualification can be a challenge. Local Realtors know the vendors and can suggest who to use.” Getting pre-qualified for a mortgage is key, said Scott Dillon, vice president of Marine Bank of Bloomington, “especially in today’s market. Sales are so strong right now … it’s not unusual for a property to sell in the first few days.” Finley said the first thing he does with clients is a “needs analysis” to determine such things as their hopes and dreams in a home and what’s prompting the move. “I try to narrow it down to the core necessities, the absolute minimum requirements they have to have met,” he said. The next step is to look at a client’s credit situation – a process that helps him determine the best lender to suggest. “Not all lenders offer the same programs,” Finley said. Dillon said there are many options available, including zero-percent down, VA and rural development loans; FHA loans that only require 3.5 percent down; and a new Fannie Mae Home Ready program that requires only 3 percent down. There also are multiple downpayment assistance grants – some of which are available only for first-time homebuyers and others available to those who already own a home. Homebuyers may qualify for more than one kind of assistance, Dillon said. Some of the options have income guidelines, which vary by county. “McLean County has much higher guidelines than other cities,” he said. Others have no income guidelines, or guidelines that exist in some areas and not others, Dillon said.

Going through the pre-qualification process with a lender will determine which options are best for the homebuyer, he said. The pre-qualification process is free and includes a detailed look at the homebuyers’ credit. Information analyzed includes pay stubs, W-2 forms and tax returns. “The more information they give to the bank, the more solid the pre-qualification,” Dillon said. Potential homebuyers who can’t put down 20 percent through available cash and grants are required to purchase mortgage insurance. While that typically adds a cost to the monthly mortgage payment, there now are other options, Dillon said. A single premium mortgage insurance option is paid in one lump sum and “can even be paid by the seller,” he said. Lenders also can provide guidance on steps potential homebuyers can take to improve their credit. For instance, Dillon said, closing a credit card may actually hurt rather than help your credit score. Once pre-qualification is completed, homebuyers know their “buying power” and can begin the search for their home, Finley said. Illinois law requires potential homebuyers to sign an agreement with their Realtor that states the Realtor “will look after their best interest,” Finley said. “I have a legal obligation to the buyer. I can’t lie, can’t withhold information about the property,” he said. “The agreement puts out the duties of the agent to the buyer; it doesn’t obligate them to buy.” Finley believes the chosen Realtor should go to all open houses with the potential homebuyer. “Having an agent is having a counselor,” he said. “They are there to help people make a decision, provide the right information, provide counseling on the best way to do it.”

SHOP CAREFULLY Roger Massey, a Realtor with Coldwell Banker Heart of Amercia Realtors of Bloomington, said those searching for a

The process of finding and purchasing the perfect home can be much smoother with the help of a qualified realtor and lender.

home “need to look at the basics,” including the roof, the furnace and the windows “to make sure they are in good condition.” “You don’t want a big surprise next year,” he said. “You may not have the funds.” If a home has a problem that is found during a home inspection, the potential homebuyer can go back to the seller and try to negotiate to have it fixed. But, Massey said, a 30-year-old furnace that is working at the time of the sale is not con-

sidered a deficiency. That means replacing that furnace would fall on the homebuyer down the road. “If you choose that home, you can try to negotiate with the owner to do the replacement before the purchase,” Massey said. If the seller refuses, Massey said, See PROCESS, page 4

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'Tis the Season to Sell include such routine jobs as having the driveway sealed or cleaning carpets that took a hit during the winter. Have the windows washed and open all the windows for a full day to bring in fresh air. Wash siding and knock down cobwebs on the front porch. Have the roof inspected for any signs of damage over the winter months. It’s also a good time to clean and de-clutter. Consider renting a storage unit to store some of your items, such as off-season clothing and gear, such as skis and snow blowers. Less clutter in your home will make the space look bigger and more inviting to buyers.

Landscaping touches can grab potential buyers’ attention. Curb appeal can make the difference between pulling in buyers and having your home sit on the market.

By ANNA CHANG-YEN | Green Shoot Media

April showers bring May flowers, but they also bring something else: the beginning of the home buying and selling “season.” Of course, you can put your home up for sale any time of year, but if you’re looking to time your sale strategically, spring may be your best bet. According to Forbes.com, 60 percent of homes are bought and sold between May and August. Spring and summer are the busiest months for real estate sales in most markets for a variety of reasons. The warmer weather in many areas gets buyers out to shop and makes moving easier, and buyers with children may be looking to relocate between school years. With the economic recovery picking up speed and recent interest rate increases, buyers may be chomping at

the bit even more than usual this year. If the flowers beginning to bloom means “for sale” signs start going up in your area, this may be the prime time to pounce on getting your home market ready.

GET MOVING

Get a jump on the market by listing early. Your first step should be finding a qualified agent so your “for sale” sign is the first one buyers see when they get the itch to get out and go shopping. Waiting until later in the season will only mean fewer months of prime real estate season exposure for your home.

ROUTINE MAINTENANCE

As soon as temperatures rise, start getting your home in tip-top shape for buyers’ discerning eyes. This can

ROLL OUT THE GREEN CARPET

One aspect of your home that buyers will be keen to critique during this time

of year is the yard and garden. Brighten up green areas and emphasize your home’s outdoor living space. Add potted plants to the patio. A bright new layer of mulch will refresh your flowerbeds and make flowers pop. Consider having a landscaping company plant masses of bright blooms and have the grass fertilized or re-seeded for curb appeal. Get trees and bushes trimmed, if needed.

BEGIN AGAIN

If your home has been on the market for a while, consider spring your next great chance to make a sale. Ask your agent to review the sale prices of comparable homes over the last 60 days to see if your price is still on the mark. Spruce up your sales strategy by being open to new ideas.

Buying or Selling? Get Results!

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#1 Agent @ #1 Company

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PROCESS from page 2

“it may not be the best purchase and you should walk away.”

DOES IT FIT FOR YOU? Along with an inspection, Realtor Julie Duncan of Berkshire Hathaway HomeServices Snyder Real Estate of Bloomington said that once potential buyers find homes they like, “drive through the neighborhood at all times of day; morning, noon and night.” “See if it’s the right feel for you,” she said. “If you have kids, see if there are kids out in the neighborhood. Also see how convenient it is to work, school, daycare and groceries.” Consider whether the neighborhood has sidewalks or is located on a busy road. “A lot of people go with emotions instead of gut instincts when looking at a

Home Buyer's Guide

home,” Duncan said. “My advice is to be wise and go with instinct. It’s the biggest financial decision of your life.” Duncan said buyers should look at the floorplan – does it function for you? Consider where your family spends most of its time. Do you need space to entertain? Do you need a finished basement for a teen hangout area? Like Massey, Duncan said the bones of the home should be in good condition. “The first thing I do is go to the basement to make sure the foundation and mechanicals are in good shape. The heart of the home is the basement/ exterior,” she said. Finley said homebuyers should budget for a home inspection by a licensed home inspector. A general inspection includes looking over the house’s structure, foundation, walls, roof, plumbing, electrical, heating and air conditioning, appliances and windows and doors. Home inspections can cost between $300 and $1,000, with the majority averaging $350.

Additional inspections, such as for septic systems, wells, mold, sewer, radon, air quality and termites, can be added for an additional cost. If the inspection reveals something is in disrepair, Finley said repairing it can be written into the purchase agreement. The sellers can agree or not to repair it. If they choose not to, the potential buyers can walk away. Massey encourages those shopping for a home to have second and third choices to fall back on.

BUY FOR NOW AND LATER Massey also believes homebuyers should choose a house that will have good resale value. “Statistics show the odds that you will be in a home for 20 years are very slim; 10 years, slim,” he said. “Look from the standpoint of how it would be for resale.” When you find the right home, Duncan

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said your Realtor can give you the guidance you need to go through the offer process. If an offer is too low, you risk insulting the seller and you leave no room for negotiation. “You want to make a fair offer based on comparables,” she said. Duncan said buying a home often is a lot less expensive than renting an apartment. “Rent prices are very expensive and they are expected to climb over the next five years,” she said. “For $800 to $1,500 a month, you can get a really nice home.” Purchasing a home also brings tax breaks, she said. Mortgage interest is tax deductible. Mortgage rates currently are at record lows with a 30-year fixed mortgage in the 3 percent range and 15-year fixed rate mortgages in the high 2 percent range, Dillon said. “It’s a great time to buy with interest rates low and with more assistance programs available,” he said.

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Make the Most of a Showing

ÂŠ FOTOLIA

Taking good notes and being sure to check a home's major systems during a home showing can help give you a good picture of the home and make a good decision later.

By ANNA CHANG-YEN | Green Shoot Media

A home showing is your chance to get a hands-on look at a home, so roll up your sleeves and do just that. If you decide to make an offer, serious issues with the home should be noted by a home inspector, but the showing is your time to do your own due diligence. Bring a pen and notepad and take detailed notes, including your favorite aspects of the home, as well as any potential issues. You will likely see quite a few homes during your search, so keeping track of them in written form will help you make a wellinformed decision later.

BEFORE YOU GO

Do some homework before the showing. Read news articles about the area and research upcoming property tax increases or road development projects. Going into a showing with a good bit of information about the area will give you a full picture of the home and neighborhood.

WHAT TO LOOK FOR

Water damage: Look for water spots on walls or ceilings, including patches of new paint that may be covering up evidence of leaks. See SHOWING, page 6

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Home Buyer's Guide

SHOWING

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A home showing is your chance to get

from page 5

Structural integrity: Take a close look at the walls and foundation, noting any large cracks. Storage space: Does the home have plenty of space to store your belongings? If not, you could end up paying for it later when you need to rent a self-storage unit. Roof age: The listing should provide information about the age of the roof, but it’s a good idea to double check. Are there missing shingles or obvious stains? Replacing a roof is costly, so you’ll definitely want to consider the condition of the roof when making an offer. Repairs: Are there any items that obviously need repairs? Take detailed notes so you can price these repairs and

a hands-on look at a home, so roll up your sleeves and do just that.

factor them into your offer. Likewise, if you know you’ll want to replace outdated tile or upgrade kitchen applianc-

real estate aGent...

MatchMaker

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~Julie Duncan

©2016 BHH Affiliates, LLC. An independently owned and operated franchisee of BHH Affiliates, LLC. Berkshire Hathaway HomeServices and the Berkshire Hathaway HomeServices symbol are registered service marks of HomeServices of America, Inc.® Equal Housing Opportunity.

Snyder Real Estate

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es, take note of the pertinent measurements for pricing. Plumbing issues: Turn on taps to be sure there are no obvious plumbing problems, such as drips after the tap is turned off, a water heater that’s failing or slowdraining sinks. A home with issues such as these may not have received proper maintenance and preventive care. Electrical issues: As with plumbing, turn on electrical fixtures to be sure they are working properly and there are no issues that will require costly fixes.

The area: Visit the area a few times at different times of day. Drive by in the evening to get a sense of whether or not the area becomes crowded with vehicles or seems unsafe at night. Stop by nearby parks and talk with your potential new neighbors. Drive it: When you leave the home, map a route to the nearest grocery store, bank, school and other community services. This will give you a feel for what it would be like to live in the community.

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Finding a Lender

The pressure that comes with borrowing tens or hundreds of thousands of dollars makes many potential homeowners understandably nervous. On top of that prospect, it can be hard to know who to trust with the largest, most sensitive financial transaction to which you may ever be party. You probably should settle on a lender before you ever go house

shopping, so you can get prequalified and know your true price range. So where should you start with making such a large and important decision?

PERSONAL RECOMMENDATIONS

Word of mouth is a good bet. If you have friends or family members who have “a guy for that,” take their recommendation. See LENDER, page 8

Doing your research is critical when choosing a lender. You should call and read online reviews of at least two to three lenders before making a decision.

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LENDER from page 7

It’s probably a good idea to trust those who are trusted by people you know and love. If you’re not lucky enough to come by a financial professional through the grapevine, there are other resources to help you find a good fit.

YOUR AGENT

Your agent or broker may give you a reference or two for mortgage lending. The agent’s reputation is on the line when it makes such recommendations, so this is probably a best bet. If multiple lenders are recommended, ask for more details. Is there a lender or broker who specializes in borrowers with credit challenges, or those buying commercial property? Does the agent have a personal favorite?

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YOUR CREDIT UNION The pressure that comes with borrow-

If your employer has a credit union and you haven’t joined yet, now is definitely the time. If you’re already a credit union member, visit with a loan officer to see how their rates stack up. Credit unions often offer attractive rates to members and may offer rate discounts if you have multiple loans, such as auto loans or credit card accounts.

DO YOUR HOMEWORK

You should interview at least two to three mortgage lenders before making a decision. Good, old-fashioned phone calls can help in your search. Call your local banks and ask questions about their loan programs. Read reviews on websites such as Angieslist.com and Lendingtree. com. Pay close attention to infor-

ing tens or hundreds of thousands of dollars makes many potential homeowners understandibly nervous. mation about the lender’s ability to get loans closed (not just offer attractive rates) and how responsive lenders are to their customers’ needs. When you run into troubles in the lending process, you want to be able to get in touch with someone quickly to get the problem resolved. Often loans are bought from mortgage companies by loan ser-

vicers, so you may make your mortgage payment to a company other than the one that provided the loan. Ask if the lender also will service your loan, and if so, do equal research about whether or not the bank’s current customers are happy with their service.

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REAL ESTATE 101 Dealing with Credit Challenges The Federal Trade Commission warns against assuming that you will only qualify for expensive loans because of past credit problems. "If your credit report contains negative information that is accurate, but there are good reasons for trusting you to repay a loan, be sure to explain your situation to the lender or broker," the FTC writes on its website. "Ask how your past credit history affects the price of your loan and what you would need to do to get a better price. Shop around and negotiate the best deal you can."

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Mark Kimmerling NMLS# 618784

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Home Buyer's Guide

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Maximize Your Housing Dollars By ANNA CHANG-YEN | Green Shoot Media

More house: It can mean different things to different people. Maybe you’ve had your eye out for a deal on a chic condo downtown or are hunting for an original craftsman in the historic district. Maybe your family is growing and you simply need more space. No matter what type of house you’re after, there are strategies that can help you stretch your housing dollars to afford size or upgrades you may have thought were out of reach.

GET YOUR HANDS DIRTY

A home that needs remodeling is likely to come with a lower asking price, so you

may be able to afford a bigger home or one in a better location if you’re thrifty with the repairs. Shave off dollars here and there by doing some of the work yourself. Some skills, such as painting or tiling a floor, make for easy weekend projects that will save you loads in labor. For example, the cost of tiling a bathroom could be in the thousands if you hire a pro, but you can learn these skills yourself from online how-to videos or tutorials on big box home improvement store websites and easily do it yourself for a few hundred dollars in materials and supplies. The same goes for laying wood floors or a paver patio. Just remember to leave more complex jobs, such as electrical and plumbing, to the pros to avoid making potentially expensive — or dangerous — mistakes.

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DEAL IN CASH

Everyone knows cash is king, and a seller who’d rather have cash in his hand than wait a month or more for a buyer’s mortgage to be approved may be willing to negotiate a lower price for the privi-

lege. This strategy will take some longterm planning, but if you’re patient and disciplined about socking away money, you probably will score a deal on a home with space for the home office you’ve See MAXIMIZE, page 10

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MAXIMIZE from page 9

always wanted or a large backyard for the vegetable garden of your dreams.

AVOID PMI

Private mortgage insurance — required on all loans for which the buyer makes a down payment of less than 20 percent — can zap your home budget. Although rates for PMI were reduced in early 2015 to about .85 percent of the remaining balance on the mortgage each year, you can avoid it altogether by making a down payment of at least 20 percent. If your budget for a new home is $200,000, PMI would cost about $142 per month. Eliminating it by putting down 20 percent will allow you to put that $142 to work buying more house — an additional $35,000 in purchase price — for the same monthly payment. That’s not an insignificant amount of money when it comes to affording the size, location or upgrades you want. Once again, having cash in hand can help you do more with your housing budget.

CONSIDER ALL YOUR EXPENSES

Your monthly housing expenses are made up not only of your mortgage payments including principal, interest and PMI, but also of property tax payments, homeowner’s association dues and home-

J. Michael

Grosso Attorney At Law

Home Buyer's Guide

owner’s insurance. Cutting some of these monthly costs can leave more room in your monthly payment for a higher purchase price. For example, if you don’t have children or your children have left the nest, consider how much you might be able to save by choosing a home in a different school district than your target market. Parents often are willing to pay a premium for homes in a great school district, which can inflate prices inside a highly coveted district’s boundaries. If you don’t have to think about schools, your monthly housing dollars can probably buy “more house” in neighboring areas with lower listing prices. Similarly, consider the cost of homeowner’s association dues. Depending on the services the association provides to homeowners, monthly dues for condos and townhouses can get into the hundreds of dollars. If you’re willing to do your own yard work or snow removal, look for a community with lower association fees, which may only cover insurance for common areas and shared roofs. Property taxes are another area where your monthly payment can take a hit. In some areas of the country, you can pay as much as 4 percent of the home’s value in property taxes each year. If you’re happy with what you get in return — maybe great roads, schools that don’t disappoint and a wealth of public parks and open space — you might be willing to pay the price. But if you’d rather trade in those perks for space, search nearby areas for a property tax deal.

If you dream big when it comes to buying a home, consider strategies that can help you afford more house.

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SPRING IS HERE! GREAT TIME TO BUY YOUR NEW DREAM HOME!

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