"Working as a "Buyers Agent" is not always cut and dry routine, but
often requires a bit of problem solving. Here are some samples."
Photos save the day - This client lost out on a home that I had shown and was determined to act faster the next time he saw something that he liked. Several weeks later I emailed some listings which he liked (to California) and offered to take complete photos of each and email them that day. Based on the results, he and his wife made an offer that afternoon which was accepted and were quite pleased with their selection when they visited for the home inspection.
What will this house cost to repair? The buyer loved the home, but it was old and needed a lot of work. We hired a builder to go see the home and point out what needed to be done and the approximate cost. With the unknown now known, the buyer felt comfortable making an offer which after some negotiation, got accepted.
Concern about the plume under Ashumet Pond - the buyer was directed to http://www.mmr.org, the website of the MA Military Reservation at Otis Air Base for regular updates on cleanup progress and the lack of contamination of Ashumet Pond.
Make your highest and best offer! - When the real estate market is in a normal to slow period, buyers will attempt to negotiate the price. But in a hot market, desirable homes sell quickly and a good realtor, will urge the buyer to make their highest and best offer with minimal contingencies knowing that they will only have one shot at this home. It seems like a manipulation, but this is where a realtor earns your trust.
Lead paint and de-leading - All homes built before 1978 may have lead paint. The buyer had this one tested as a contingency to purchase and discovered that it was loaded on all surfaces. Several companies were contacted and provided de-leading costs. With this knowledge, the buyer felt comfortable to proceed with the purchase.
Do cranberry bogs pose a health hazard? This client was most concerned because of the chemicals used to spray the bogs. Inquiry to a cranberry consultant revealed that very stringent regulations are in effect and rigidly enforced and pose no threat to humans or animals living nearby. This information was supported by the Health Dept.
Will this old house fall down? This 135 year old antique home had no foundation, but was supported by a combination of stone pillars and pressure treated posts. A structural engineer was hired to examine the site and certified that it was indeed structurally sound.
What's this house and neighborhood like? These are questions that I encourage and am frequently asked via email by many of my internet surfing customers. It's a great way to learn about the area and especially so when you have someone on the other end doing the legwork. I have sold several homes working with buyers this way because of the trust and rappoir the buyers and I have developed.
Can I re-model or re-build this house? That depends on what factors apply such as size of house and lot, year built, if in a historic district, and whose approval is required: building or health deptments, zoning and appeals board, or historic commission. Each situation is different and sometimes it can be solved with a quick trip to the buiding dept. or it can involve several departments and months.
Some problems are on the sellers side and frequently cause delay to what might first appear to be a routine transaction such as:
- failed septic system - too often sellers wait until they have an accepted offer before getting a Title V inspection and if it fails, the whole transaction can get delayed for months if a new system to be designed and installed.
- correcting the title - getting the sellers name put on the deed due to the death of the owner can delay the closing for several months.
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