So you’ve found a home you’d like to buy? Time to make an offer.

Once you have decided to make an offer, I will draft the offer, explain the details to you and communicate the offer to the seller, or seller’s representative, on your behalf.

Drafting the offer
Here are some things to consider for the offer:

Price
Deciding what price to offer is one of the most difficult decisions to make. Offer too little and you stand a chance of losing the house (particularly in a seller's market). On the other hand, nobody wants to pay more for something than it's worth.

I can help you determine the price by showing you what comparable houses in the area are selling for and recent sale prices. I can also assist you in assessing the condition of the home, and determining whether we are in a competitive situation.

Deposit:
A deposit can be submitted either at the time the offer is presented (herewith) or after it has been accepted (upon acceptance). It is presented to the seller as a sign of your good faith and sincereity in purchasing the home. We will work together on determining a suitable deposit.

Firm or Conditional
Firm Offer to Purchase: usually preferable to the seller, because it means that you are prepared to purchase the home without any conditions. If the offer is accepted, the home is yours.

Conditional Offer to Purchase: means that you have placed one or more conditions on the purchase, such as subject to home inspection, subject to financing, or subject to the sale of the buyer's existing home. The home is not sold until all the conditions have been met.

Multiple offers? Should I stay in or get out?
Sometimes, a seller is fortunate to have the option of selecting between multiple offers. Many time, buyers get intimidated and opt out of the negotiations. Buyers often don’t consider that they may have the highest and most desirable offer. Determine a price that will be the absolute maximum you are willing to pay for the house and stay true to it. When you reach that figure, pull out. Who knows, you may end up with the house before you ever come close to that figure.

Home Inspections
Do I really need a home inspection?
Buying a home is probably the biggest single investment you will make. A home inspection prior to making an offer will protect you and your investment.

A qualified home inspector will give your house a thorough examination, checking the heating and cooling system, plumbing and electrical systems, the roof, attic, walls, ceilings, floors, windows, doors, foundation, basement, and visible structures of the home.

The inspector will point out the need for major repairs, identify areas that may need attention in the near future, and explain what maintenance will be necessary to keep the house in good shape. But, it is not all negative. Most inspectors are more than happy to tell you about the home's good qualities as well.

Home inspections are relatively inexpensive considering the size of the investment that you are about to make. Many people consider this a small price to pay for peace of mind.

Negotiating
Once I have drafted your offer, I will present the offer to the seller or seller’s representative. The seller then has the option to accept your offer, reject your offer, or make a counter offer.

Acceptance
An accepted offer means the seller has agreed to all the terms and conditions exactly as set forth in your offer to purchase.

Rejection
A rejected offer means the seller did not agree with any of the terms and conditions set forth in your offer to purchase.

Counter offer
A counter offer means the seller agrees with some of the terms and conditions of your offer, but not all of them. The seller then makes a counter offer. The counter offer may change the price, the closing date, or add or delete conditions. Once you have received a counter offer you have two choices. You can accept the new terms and conditions or reject them. If you reject them, you can choose to start the whole process over again.