• Consider Having Your Own Real Estate Agent representing you, the buyer. All homes on the multiple listing service are represented by real estate agents working for the seller.

• Get "Pre-Approved" by your Lender of choice, this gives you a better negotiating position.

• Have your past 2 years tax returns available to give to your lender.

• Keep you debts low and pay off whatever credit possible.

• Select neighborhoods you want to live in and go to open houses, view properties on the Internet and in newspapers.

• Research the communities selected, for schools, religious institutions, parks and transportation.

• Visit and walk the selected communities on a weekend to get a feel for the general atmosphere and talk with neighbors.

• Carefully select your Realtor. In addition to thorough real estate market knowledge, demand expertise with computers, Internet, telecommunication technologies and comprehensive advertising.

• Search and identify properties based on your criteria, the more precise and direct you are, the more successful your search will be.

• Find the boundaries of your property, crawl under, and go around under the house. Move items away from the walls, open every door, window, attic, cabinet and look inside carefully. Turn on every switch, check every electrical outlet, all bathroom fixtures, and house appliances.

• Write an offer to purchase with your Realtor. Seek advise on protective contingencies, customary practices, and local regulations. Specify in writing exactly what personal property is included with your purchase and make sure that it is there before you close your transaction.

• At the time of the offer you will need to provide an "earnest money" deposit, usually from 1 to 5% of the purchase price. This deposit is not cashed until the seller has accepted your offer, but your check or note must be "good".

• Your Realtor will present the offer to the seller and the seller's agent. The seller has three options: to accept your offer, counter your offer with a new offer, or reject your offer in its entirety.

• The contingency period starts immediately after acceptance. This is the time allowed, per your purchase agreement, to perform inspections, satisfy any other contingencies to which your purchase is subject, and obtain financing for your purchase.

• Examine all documents very carefully and be sure that language cannot be interpreted to your disadvantage.

• Do what you have agreed to do according to the terms of your contract. Similarly, pay very close attention to what people say and even closer attention to the written word.

• The purpose of the inspections is to inform you on the physical condition of the property you are planning to purchase. While these inspections are not guarantees of the condition of the property, they do provide valuable information to you as a buyer. It is important to keep in mind that you can make contingencies provide for your withdrawal from the contract if reports are unsatisfactory to you. However, it is most important to remember that inspections should not be considered a virtual open door to negotiate the purchase price. Withdrawal from contract or re-negotiation is usually based on large ticket items that are uncovered from an inspection. Expect to find numerous small items, the house is not new, and hopefully the house was priced accordingly.

• When all the conditions of the purchase agreement have been met, you will sign your loan documents and closing papers. You will deposit the balance of your down payment and closing costs to the escrow company. Your lender will deposit the balance of the purchase price. The Deed or Deed of Trust of the property will be recorded at the County Recorder's office in your name, and you will take ownership of your home.

Write Down Your Wants & Needs

There are certain features in a house you "Need" to have; the number of bedrooms, a specific school district, number of bathrooms, etc. Conversely, there are features you "Want" to have; a fireplace, finished basement, etc. The "Wants" are not absolutely necessary, but would be nice. The "Needs" are required. This list will help you stay focused when evaluating a prospective house.

How to Evaluate a House

Each time you look at a property, compare that property against your search criteria. If a specific home falls short of your wants & needs, consider if you can alter the home to make it acceptable. Certain features of a home are virtually impossible to change (e.g. location, ceiling height, or staircases). Many features of a home which may be perceived as a drawback to you may be easily remedied. If the street noise bothers you, consider installing double pane windows. If the heating system is inadequate, you may be able to install additional heaters or central heating. Building closets may solve inadequate storage issues. Or adding crown moldings and new baseboard trim may address a lack of architectural detail.

When you see a house that meets most of your criteria and that house appears to be a likely prospect for further consideration, you will want to inspect certain aspects of the home more thoroughly. Some frequently asked questions are:

Are there any recent inspection reports?

In some situations, a Seller may have obtained a recent pest control or general contractor inspection. This information should be reviewed before submitting an offer.

In what condition are the systems (heating, plumbing, electrical and the roof)?

For example, if a roof is very old and warn, it may need to be replaced soon. You may want to consider consulting a roofing contractor before formulating your offer.

What items of personal property are included in the sale?

Appliances which are not built-in, such as stoves, refrigerators and washers/dryers, may not be part of the sale. Get that information before writing an offer.

When were improvements made and were they done with permits?

If the Seller provides evidence that building permits were issued for additions or other major improvements, chances increase that these improvements comply with local building and zoning codes.

Are there any signs of dampness or poor drainage?

These conditions are often difficult and expensive to correct.

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