Buying A New Home In Nashville? Don’t Make These Mistakes…
Topics: Nashville, Nashville Real Estate, homes in Nashville, Nashville Tennessee, Exclusive Buyer’s Agent
Are you aware that listing agents are not required to remove listings from the internet for a period of time after they have been sold?
Many times agents leave the listings in as active to get phone calls and inquiries from potential buyers…and then sell them another home. Could this be a “bait and switch” campaign? It’s common in every other industry…and it’s true in Nashville Real Estate. The Nashville market is quite good and homes sell quickly. So, it’s important to keep track of what is actually available for sale.
Many of the homes you see on Realtor.com for instance, may not be available when you call. Although it’s fun to go online and look for homes in Nashville, don’t depend on the information to be completely accurate.
Most people start shopping online several months before they are ready to buy, and that’s fine. You can obtain a lot of information in the process. But, by the time you are getting serious, you should have found an Exclusive Buyer’s Agent of your own to help you.
This is absolutely the only way you can be assured of having someone to represent you – 100%…with no chance of a conflict of interest.
The sad fact is that over 57% of homebuyers go to the closing table completely un-represented. And it’s so unnecessary…when Exclusive Buyer’s Agents are available without any charge to the buyer in most cases.
Common mistakes that buyers make include:
* Not finding an Exclusive Buyers Agent before you start seriously looking for your new home in Nashville. The right agent will be invaluable to you…be your best friend in an unfamiliar area…helping you shop and obtain the best financing, making sure you have current listings on a daily basis in any given neighborhood or community, searching for the best listings to fit your family’s needs.
All this without any hidden agenda to sell their own listings…because they should never have any listings. They do not work with sellers so you receive the full benefit of their service. Please note that there are not a lot of true buyers agents out there…so you might have to do some digging on your own to find one. But, it’s well worth the time and effort.
This agent will walk you through the entire homebuying process for a smooth, trouble-free move. You should receive all the information about any home including market data and nearby comparables. Your buyers agent will also know the best home inspectors in the area.
* Not speaking with a mortgage lender and having your finances in order. There’s no such thing as a “pre-approval”. You will not have final approval until the entire transaction package goes through the underwriting department of the lender. And this usually happens just a day or so before closing.
But you should definitely have a “pre-qualification” letter from your lender. This is simply a letter stating that they will approve you for a mortgage loan up to a maximum dollar amount providing (a) all the information you have given them is correct, (b) nothing changes in your credit scores or job situation during the time you apply until closing, and (c) nothing has been hidden from them.
They must verify all your pertinent information, including your employment, income, bank accounts, tax returns or W-2′s. This letter will also be subject to an appraisal on the home you have chosen.
* Calling the listing agent for information concerning the property. For some reason, many people don’t understand that the listing agent has a legal and binding contract with the seller of the property…to work for them in their best interests.
They are legally bound to sell the home for the most money and at the best possible terms! It’s like opponents in a courtroom trying to use the same attorney to represent them. It just can’t be done!
In the State of Tennessee, agents must revert to “facilitator” status if they list a property and then write the offer to purchase. This simply means that, at this point, they are not representing either side. They are only allowed to “facilitate” the sale.
The agent is the person getting the best end of this deal…they receive both sides of the commission. Double pay! What a deal.
Both the buyer and seller must agree to and sign a document stating that they understand this new relationship with the agent. I would say in most cases, neither the buyer or seller truly understand what this really means. And again, this is so un-necessary. When there’s no charge to you,
Why not take advantage of what’s available to you? An Exclusive Buyer’s Agent!
* Writing an offer to purchase without first researching the comparable Nashville real estate market data. You should always have tax records available…along with any information that your agent can locate concerning the home or the seller of the property.
Many times, your buyers agent will know if the home has been stigmatized…or if the home has been sold many times in the past, which would be a red flag to you. Or perhaps, know if there are any zoning changes planned for the property. It pays to do your homework!
* Not researching the different communities around Nashville. Never just look for a property at random. Carefully select the community that best fits your family’s lifestyle. I usually spend the first day with a new client…just driving to the different parts of town.
I answer questions and point out both the positive and negative aspects of the different communities. This enables the buyer to see for him/herself what the areas look and feel like. Check schools and crime rates for your chosen area.
Even if you don’t have children, schools will still be an important consideration for future re-sale. Homes in areas with good schools and low crime rates are typically the ones that will more quickly appreciate in value.
* Buying the largest home in the subdivision. When you do this, you are limited with any remodeling or upgrade projects. Often, when you put more money into a house than the neighborhood will support, you end up on the losing end.
The better investment is to buy one of the smaller homes. If you are looking at the top end of one community…try taking a small step up and finding something on the low end of a more expensive development. Many times, the price difference is very little.
* Buying a home under large power lines! This is my personal opinion but I feel that I have to say it. These lines are dangerous to the health of your entire family. A few weeks ago, I was showing property to a client. When we arrived at one particular house, there was not one…but a double line of these huge electric towers. As I always do when I see these lines, I advised them against purchasing the home. The gentleman spoke up and said that he knew very well how dangerous they were. He apparently had just retired from the electric company…and went on to say that he knew first-hand about the dangers. He said he would never buy a home anywhere near those lines.
I have had people tell me that they can actually hear the hum coming off the lines…especially when it is raining. The electro-magnetic fields are very harmful to our bodies…interfering with our cellular and brain activity. I believe they can cause many, sometimes fatal, diseases.
A member of my family bought a lot and built their new home next to a power plant about 15 years ago. And now both the mother and the son have been diagnosed as being Bi-Polar. Coincidence? I think not!
Although I have been a Realtor in the Nashville area for over 25 years, I have also studied and received a degree in Natural Health during this time. I have studied this subject in great detail, but if you don’t want to take my word for it…then spend some time investigating it for yourself.
* Not getting the best home inspector you can find. This is invaluable in making informed decision whether to purchase your new home in Nashville. A good home inspector will quickly spot real or potential problems.
Foundation problems can be incurable, and it’s vitally important to be aware of this. I have seen sellers’ disclosure forms that state “no problems” with the foundation…only to have the home inspector find a serious problem that the sellers had attempted to repair themselves.
Water is the main enemy of a home…and must be diverted away from the foundation. Water will damage and erode the foundation wall…and dampness is a favorite habitat for termites in the Nashville area.
How soon will the home need a new roof? New appliances? New water hearer? A good home inspector will answer all these questions and more.
What about the electrical wiring? Plumbing? Drainage? It’s always best to check it out.
But be aware! Most home inspectors will not provide a full HVAC inspection. You should have it checked by a certified heat/air mechanic. And, if you are concerned about any environmental issue, now is the time to have it checked by a qualified environmental professional.
* Never, never, never!…tell the seller or seller’s agent that you love the home. This will greatly dilute your negotiating power.
Hold on to your emotions and you will save money in the long run. Your Exclusive Buyers Agent will never disclose any information about you that would put you in this situation. It’s best not to talk to the seller at all until all negotiations have been completed.
Another reason not to talk to the seller or their agent is that sometimes personality differences can make the transaction very difficult. Just yesterday, a client withdrew an offer because they felt that the listing agent was too “pushy”. Even though the home was wonderful, they didn’t want to have to deal with the throughout the process.
An agent can truly “make or break” a deal. Choose your own agent very carefully.
Always say little or nothing at all. Just be polite and do your talking in private. Discuss everything with your Exclusive Buyers Agent and then leave the negotiating to him/her. That’s what they are trained to do.
* Not being candid or truthful with your agent, Remember that they are on your side. It’s normal to be embarrassed if you’re in a tough situation. But it’s most likely something that lots of other people have also experienced. And perhaps your agent will have an answer that you haven’t even thought of.
Sometimes people think that a particular issue isn’t important. But, if it has to do with your finances…IT’S IMPORTANT! Discuss it with your agent. You can believe that there is not much that an experienced agent hasn’t already dealt with.
So, please confide in the person that you have chosen to represent you. If they don’t know the facts, they can’t possibly do their best job for you. Know that they are there to help you!
As always, I truly enjoy hearing from you. Please contact me with any questions you have.
Pam Rumley is a veteran real estate broker in the Nashville, TN area. She is a true Exclusive Buyer’s Agent, which means that her office never takes listings.
For more information, visit her comprehensive website www.NashvilleRealEstateAuthority.com
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