Being your Buyers Agent

Before we get started it is important for to me to know what your objectives are. For example, are you looking to build your portfolio? Or to have a 2nd home?  Or to relocate here?
After we have determined that, it will be important for you to become Pre- Qualified with a lender. This step will help you determine the price range that best fits you financially.

 I have a great team of lenders that will help you with this stage in the process. They will let me know a price range that will work for you. Then, I will contract  you so that we can discuss  what areas of the Outer Banks you would like me to look for you, the number of bedrooms and baths and of course what amenities you would like to see in your beach homes so I can fit  your vision. 

I will then set you up in my database so that you can start receiving homes by email. No more web site surfing for you!!  After receiving several of these home notices, I will contract you again and we will talk about them. If you find a home or two that appeal to you then I will develop  a cash flow of expenses such as for electric, water, cable, etc. Those figures that come from the Seller.

This can give you a snap shot of the home's performance potential. After viewing your cash flow sheet and once you feel comfortable with this data, and then it is time to plan a visit to the Outer Banks for you and I to view homes together. 

FYI... during in season (June - August) homes are only available for viewing renter's change-over-day between 10:00 am to 4:00 pm (Friday, Saturday or Sunday). Please plan accordingly. During the fall and spring anytime is fine.

 
When planning to come down to the Outer Banks there are several things I will need for you to consider. The following are my minimum standards. Please know that I am a professional full time Realtor and I will comment all my energy and time in finding you the right property... but in return I will need to know you are commented to me as well. So do not be offended by my list below...We are going to have a great time working together...we are a team and together we will have a great time!

1.  I only work with clients who will work exclusively with me. This means that you need to sign an Exclusive Buyer Agency Agreement with me.

Working with Real Estate Agent

Exclusive Buyer Agency


2.  All parties who are to be part of the buying decision must be present when viewing properties.

3. You will need to have a pre-qualification letter from a  lender before our appointment. Why you ask? Because if you do find the right property and present an offer to a Seller...they will take you a lot more seriously with that letter.  

4. If we do find a home that fits your criteria, you will need to be prepared to write an offer. You should be prepared to  provide a (personal) check to cover an earnest money deposit which is usually 1% of the offering price. If you are not prepared and delay the property could go under contract to another party and cause us to have to start all over again. Timing is critical. So be prepared.

5.  I will only work by appointment. Being a professional Realtor I want to reserve the appropriate amount of time to spend with each client. It is important that we plan together in advance and make an appointment.
 
6. It is also important  to let me know as soon as possible if you can not  keep your appointment, so I can plan accordingly. 

7. When  you consider making an offer on property  here, it is important for you to understand the market. Today, it is what is classified as a BUYER'S market. Therefore, properties on the Outer Banks are selling for 92% to 97% of asking price unless the property has visible issues. That is not to say that we can't do better than that ...because very Seller is different and have different reasons for selling...some NEED IT SELL! But many Sellers are keenly aware of the market and their competition. So, be prepared to step up to the plate when we make an offer. I will always do a Market Analysis on the property for you so that you can understand what has sold in the last several months that is comparable to your property. 

Offer To Purchase and Contract

Vacation Rental Addendum

Bill Of Sale

N.C. Property Disclosure

After a formal offer is submitted, I will then negotiate with the Sellers Agent to obtain that property for you. Then after successful negotiations and a contract instrument are signed by all parties, your new home will then be under contract and not available to other interested buyers.

I then have quite a number of things to do on your behalf, such as getting the contract to the Lender, finding the right Attorney, and having a home inspection done on the home.
 A home inspector in the State of North Carolina is certified by the state and conducts work under strict guidelines. They will evaluate your home from top to bottom. They check out all of the mechanical and plumbing systems as well as the structure of your home and the roof among other things. It usually takes 3 hours for a thorough inspection. If you would like to be at the home inspection to learn more about your future home, I encourage you to be present. If you are not able to be there, I would be happy to go in your place. The home inspector will provide us with a list  of any areas of the home that may need to be repaired.

The list will submitted to the Sellers Agent and Seller. They will then have 3 days to reply. The Seller has the right to decide at this point, what he is willing to repair or not. However, we too have the right to walk away if the repairs are found to be too substantial or unreasonable. Most of the time, Buyers and Sellers are able to be reach a reasonable understanding with regard to the inspection list. 

The Lender in many cases will need an appraisal, pest inspection, survey with an elevation certificate for your insurance company and your flood policy if one is needed. This are things that I will order for you if needed and those bills will be sent to the Attorneys office so that they can be placed on your HUD statement as closing cost.

Now after all of this things are in place... we are on track for closing day!  Then about two weeks before closing, I will send you a list of utilities that you will need to call for your new home so that there will be a smooth transition there.

Now closing here on the Outer Banks can happen with you coming to closing or it can be mailed to you for your signature. So please let me know, so  I can let your Lender and Attorneys office know.

 Thank you for taking this journey with me and I look forward to years of friendship with you and your family here on the Outer Banks!