Buyers Timeline

 

The team here at the Law Offices of Galanopoulos and Galgan works hard to make the real estate purchase process simple, efficient, and stress-free. Every real estate transaction is different, but here’s how the process generally looks when you work with our team:

  • Contract Acceptance: Once the Buyer makes an offer, the Seller accepts and the parties work together to draw up a contract.
  • Earnest Money: The Buyer furnishes a portion or all of earnest money within a few days after contract acceptance. Depending on what was agreed upon in the contract, additional earnest money may be due after the conclusion of the Attorney Review and Home Inspection period.
  • Home Inspection: Unless the home inspection is waived, the Buyer has the right to have the property professionally inspected. Typically, this must be done within five business days of the acceptance of the contract. If the contract is signed “As-Is,” the Buyer has the option of moving forward or canceling the contract based on the findings of the home inspection. If the contract is not signed “As-Is,” then the Buyer may ask to have any findings addressed by the Seller or to be provided a closing cost credit. Remember, the Seller does NOT have to agree to the Buyer’s requests, and at that point, the Buyer can still choose to cancel the contract.
  • Attorney Review: Generally done at the same time as the home inspection, one of our attorneys will review the terms of the contract and will draft a letter to the Seller’s attorney proposing modifications to the contract. We will coordinate the Seller’s attorney by letter until an agreement is reached or the contract is canceled because the parties cannot reach an agreement.
  • Financing Contingency: Unless the Buyer is paying in cash, this is the final step that needs to be taken before closing the deal. The file cannot be scheduled until the lender provides the Buyer with a “clear to close” notice – meaning all requirements have been met by the lender and they are ready to close.
  • Preparation for Closing: Once the file is ready to be scheduled, our office will send out a closing confirmation. The Buyer should make sure utilities are transferred into their name, the funds are close-ready, and they have homeowner’s insurance in place by the closing date. As the closing date approaches, the Galanopoulos and Galgan team will provide instructions on how the funds should be brought to closing and the required dollar amount.
  • Final Walk-Through: The day before or the morning of closing, there is usually a “final walk-through” of the property. This is typically set up by the real estate agents, unless it is a “For Sale by Owner” and agents are not involved. This is the time for the Buyer to make sure the property is still in the same condition as it was when the contract was signed and that any agreed-upon repairs have been completed. At this time, the Seller should have the property cleared out and in “broom clean” condition.
  • Closing: This is the moment you’ve been waiting for! All the documents are signed, the funds are exchanged, and the keys are handed over. Our office always has an attorney physically at the closing table to go over and explain all the documents. We will answer any questions the Buyer may have and resolve any issues that may arise.

Ready to take the first step? Get in touch with us today!

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Buyers FAQ Section

 

What does Buyer representation include?

Galanopoulos and Galgan Buyer's representation includes (but is not limited to)...
• Reviewing the contract and negotiating any modifications needed.
• Reviewing your inspection report and preparing and negotiating any requests.
• Keeping in touch with your lender and making sure all dates in the contract are current so that your earnest money is protected.
• Make sure you are provided with a clear title.
• Reviewing any association documents, if applicable.
• Explaining lender documents at closing.
• Checking Seller and Title documents to make sure they are correct.

What is Earnest Money?

Earnest money is a deposit made by the Buyer shortly after the contract is accepted, showing the Buyer’s good faith in a transaction. The money is held in an escrow account – typically with the Seller’s attorney, Buyer’s attorney, or real estate agent. In rare cases, the Buyer may forfeit the earnest money to the Seller if the Buyer breaches the contract.

What are some standard Buyer costs?

Costs vary depending on the city in which the Buyer and whether the Buyer is getting a loan. But, some general costs you can expect include…
• Home inspection
• Radon test
• Appraisal fee
• Lender application fee
• Other lender-related fees, which should be disclosed by the lender on the Loan Estimate
• Title fees
• Recording fees
• Transfer tax
• Attorney fee

If a credit is agreed upon, how is it received?

If the Seller agrees to provide the Buyer with a credit at closing (either per the contract or during the inspection period), the credit will be applied to the Buyer’s closing costs. The credit will essentially reduce the funds the Buyer has to bring to closing.

What is the attorney review and inspection period?

The Attorney Review contingency in the contract is a timeframe – typically 5 business days from the date of the contract’s acceptance date – in which the Buyer’s attorney may submit contract modification requests to the Seller’s attorney. The Home Inspection happens according to the same timeline as the Attorney Review. However, this provision in the contract allows the purchaser to request repairs and/or credit for items they found as deficient in the inspection report.

What does “As-Is” mean?

If the contract states that the property is being sold “As-Is,” the Buyer may (and should) conduct a home inspection of the property. If the Buyer finds the property unacceptable in the “As Is” condition, the Buyer may terminate the contract within a specific time period – typically five business days from the contract’s date of acceptance. When a property is sold “As-Is,” the standard inspection provision of the contract does not apply and the Buyer should not request repairs from the inspection report.

How do I handle the utilities?

If you are the Buyer, contact the utility companies to confirm the final reading date (your closing date) and change the name on the account.

If you are the Seller, order and pay your final water bill and contact all other utility companies to have the bill transferred out of your name on the closing date. Do NOT shut off the utilities, as this can delay closing if the utilities are not on during the final walk-through.

How do I get my money to closing?

You should receive the dollar amount needed to close from our office at least one business day before closing.

For amounts up to $1,000, personal checks can be accepted by the Title Company.

For amounts between $1,001 and $49,999, the Title Company will accept the following:
    1. Wire Transfer
    2. Cashier’s Check or Certified Check payable to the Title Company
    3. Attorney’s Trust Account Funds or Real Estate Broker’s Check
    4. Title Company Check (if you are using funds from a Sale)

For amounts of $50,000 and over, the Title Company will accept the following:
    1. Wire Transfer
    2. Title Company Check (if you are using funds from a Sale)

If the home inspector finds things wrong with the property, does the seller have to fix them?

No. The Seller is not required to make the repairs. The Buyer may request that the repairs be addressed by the Seller, but the Seller is not required to agree. The Buyer and Seller have the opportunity to cancel the contract after the home inspection. NOTE: If the parties do not come to an agreement about the requested repairs and the contract is canceled, the Buyer’s earnest money should be returned.

Typical info we need from our buyers

 

When Galanopoulos and Galgan represent your property purchase, our team will handle ALL the nitty gritty details to keep the process simple and stress-free.

We will coordinate with your lender and the Attorney representing the Seller. We will review all of the closing documents, represent you on the closing date, and provide a post-closing document folder with copies of all pertinent documents for your permanent records and safekeeping.

In order to do our job, first, we need some information from you! Below is a list of the items we typically need from the Buyer: 

  • The best phone number to contact you.
  • Current mailing address.
  • Email address.
  • Your marital status.
  • The name, address, phone number, and loan officer of the lending institution to which you have applied for financing.
  • NOTE: As soon as you receive your LOAN ESTIMATE, MORTGAGE LOAN COMMITMENT LETTER, and CLOSING DISCLOSURE FROM YOUR LENDER, please provide us with copies.
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Typical Info we need from our buyers