如何购买
这是你需要知道的......
当我开始考虑将房地产作为一种投资策略时，我对购买房产所需的所有步骤完全不知所措。我有很多问题，而且答案也不容易找到......我究竟有什么能让贷方获得预先批准？我如何分析不同贷方的报价和条款？ “优惠”与购买协议相同吗？我如何获得上市披露？我应该最关注哪些披露？我可以在签署之前查看我要签署的所有文件吗？
为什么行业标准会让买家和卖家急于签署文件？
我一直对将我的名字签名为任何东西持怀疑态度，所以我讨厌在签署日签署我从未见过的文件的感觉。不幸的是，在房地产行业，这种情况一直发生在买家和卖家身上。如果客户的利益优先于完成交易并让人们获得付款，那么买家和卖家应该有足够的时间来审核，提出问题并完全理解他们签署的所有内容。
我创建了MHRECO的买方指南，以简化潜在买家的流程，并给他们足够的时间来审查相关文档。我试图涵盖我在购买第一处房产时所知道的一切，包括我从未遇到任何经纪人提供的信息：您希望作为买家遇到的每份重要文件的PDF副本。
我希望您能够找到本指南和相应的文档，并提供有用的信息。
✌❤🙏 ,
Michael
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1. Obtain Financing
If you need a mortgage, you should get pre-approved prior to submitting an offer. We can help introduce you to highly skilled and experienced mortgage lenders if you’re not working with anyone already. We can also help you figure out who’s offering the best rates and terms, and make sure your pre-approval letter covers all the bases.
Mortgage lenders will ask you to submit an application, along with copies of your recent tax returns, bank statements, pay stubs, and debt invoices. Once the lender receives this information, they’ll contact you to clarify questions, run your credit, verify your employment and, if you’re a renter, they may call your landlord to verify your tenancy and payment history. If all goes well, you’ll be pre-approved!
Documents
♦ Uniform Residential Loan Application - the standard application that lenders ask you to fill out.
♦ “What Are the Steps in the Mortgage Application Process?” - First Republic does a nice job breaking down the process.
2. Create Your Wish List
Location location location! Identify the ideal neighborhoods for you and your family, then create your property wish list. We’ll help you track down the best available options. If everything you want isn’t what you can get, we’ll be your shoulder to lean on and help you get the most out of what you can afford.
Documents
- HUD’s Wish List - HUD has a basic, straightforward template to get the wheels turning.
- Pinterest’s Board of House Hunting Checklists - lots of interesting posts!
- Greatschools.org - online public school ratings
- Crimemapping.com - online crime mapping
3. Review Listing Disclosures
When you’ve identified a property that you’re interested in, we’ll obtain listing disclosures for you right away so that you can review them and decide whether or not to make an offer as soon as possible.
Disclosures are a big deal! Beyond price and your own due diligence, listing disclosures are the most important part of any real estate transaction. Unfortunately, they can number hundreds of pages, but we’ll help you review everything in detail to identify major issues and red flags.
The most important disclosures are ones that detail 1) historic repairs and improvements; 2) the current condition of the property, including any necessary repairs and improvements; and 3) anything that could affect the future value of the property: issues related to air quality, water supply, negated views from high-rise development, traffic congestion, etc. Past, present and future — if any one of these categories is lacking full disclosure, a good agent will identify the missing pieces and track them down for you.
If a preliminary title report has been issued, you’ll want to make sure there’s clear title (see ‘Section 5. Escrow’ below).
In practice, the most important disclosures include property inspections (performed by independent contractors… not the listing agent’s best buddy), the Transfer Disclosure Statement, the Seller property questionnaire, the Agent Visual Inspection Disclosure, and supplemental statements about any work done (e.g. remodel work, contractor invoices, permits, etc.).
I’ve outlined below the most important disclosures you’d expect to encounter in buying a typical single-family home in the Bay Area. I’ve also included a section for San Francisco, which has particularly rigorous disclosure requirements.
Documents - Bay Area
- Disclosure Regarding Real Estate Agency Relationship
- Possible Representation of More than One Buyer or Seller
- Real Estate Transfer Disclosure Statement
- Agent Visual Inspection Disclosure
- Seller Property Questionnaire
- Statewide Buyer and Seller Advisory
- Seller’s Affidavit of Nonforeign Status
- Lead-Based Paint Disclosure and Addendum
- Water-conserving Plumbing Fixtures and Carbon Monoxide Detector Notice
- Water Heater and Smoke Detector Statement of Compliance
- Notice of Your Supplemental Property Tax Bill
- Combined Hazard Disclosure Booklets
- County Disclosures and Disclaimers Advisory (Alameda’s shown here)
- City Report (Livermore’s shown here)
- CA Tax
- Residential Earthquake Hazards Report
Property Inspection Reports
- Roof
Miscellaneous Disclosures (not linked)
- City- and County-specific Disclosures
- MLS Public Information Prepared by Listing Broker/Agent
- Evidence of Insurance
- Building/Floor Plan Sketch
- Square Footage and Lot Size
- Details of Historic Repairs, Improvements, and Additions
Documents - San Francisco
Real Estate Transfer Disclosure Statement (TDS)
Listing Agent's Visual Inspection Disclosure
San Francisco Seller Disclosure
SF Energy and Water Conservation Ordinance Booklet
SF Energy and Water Conservation Ordinance Recorded Certificates
Residential Earthquake Hazards Report
Adjacent Industrial Uses Disclosure and Affidavit
Agency Relationships Disclosure signed by Seller
Possible Representation of More than One Buyer or Seller
Statewide Buyer and Seller Advisory
Seller’s Affidavit of Nonforeign Status
General Information (SF Disclosures and Disclaimers Advisory)
Notice of Your Supplemental Property Tax Bill
Vacant Unit (2 or more residential units)
“As-is” Addendum (if applicable)
Parking and Storage Disclosure
Combined Hazard Disclosure Booklets
Acknowledgement of Receipt of Documents by Seller
Lead-Based Paint Disclosure and Addendum
Square Footage and Lot Size Disclosure
Report of Residential Building Record (3R)
Natural Hazards Disclosure Report
Water-conserving Plumbing Fixtures and Carbon Monoxide Detector Notice
Property Inspection Reports
Applicable to Condos
HOA Covenants, Conditions & Restrictions (CC&Rs)
HOA Financial Disclosure Statement
Miscellaneous Disclosures (not linked)
MLS Public Information Prepared by Listing Broker/Agent
Evidence of Insurance
Building/Floor Plan Sketch
Details of Historic Repairs, Improvements, and Additions
4. Make an Offer
When you’re ready to make an offer, we’ll assist you with determining the best price and terms to offer. We’ll also make sure that you have all your financial documents in order and help you draft a personal introduction letter.
Documents
REALTORS use this Purchase Agreement to submit offers in most of California.
REALTORS use this Purchase Agreement in San Francisco.
Sample introduction letters from a Housingwire.com article:
5. Escrow
When your offer is accepted, the escrow process begins. If you’re paying all cash with no contingencies, the deal can usually close within 7-10 days. If you’re working with a lender, escrow may take 21-45 days, and you’ll encounter the following milestones:
Initial deposit: You’ll submit your good faith deposit, typically via bank wire, within a few days after offer acceptance.
Appraisal: Scheduling the appraisal happens right away, with a rush request possibly necessary for an additional fee. The appraiser typically requires a few days to draft their report, then your lender will take another few days to review the report and finalize underwriting.
Inspections: Depending on the dynamics of your specific transaction, we’ll help you coordinate inspections. Based on findings, we’ll negotiate as hard as we can for seller credits for any recommended repairs that were not identified (or disclosed) in the listing disclosures.
Title clearance: To ensure there’s clear title on the property, a preliminary title report will be issued shortly after escrow is opened. This report will identify any problematic issues that may not be insured by title insurance. See ‘Resources’ below for more information.
Final walk-through: At your discretion, we can perform a final visual inspection with you a couple days before closing.
Resources
Chicago Title’s California Buyer’s Guide - great details on all major aspects of buying property, especially the escrow process and title insurance.
Understanding Preliminary Title Reports - the CA Land Title Association’s summary of FAQs.
“What is Title Insurance?” - Fidelity National Title’s video presentation.
‘10 Most Common Title Problems’ - First American’s summary, including a short video.
Sample Preliminary Title Report
6. Closing
When your lender is ready to fund, the escrow company will coordinate a signing date and location with you. We’ll obtain closing documents as early as possible for you to review.
You’ll sign documents a couple days prior to closing day, then you’ll transfer the rest of the down payment. After the Sellers have signed their documents and the County office has recorded the sale, we’ll notify you that the deal has officially closed!
Documents
Sample Buyer’s Closing Statement #1
Sample Buyer’s Closing Statement #2
Additional Resources:
Realtors.com Homebuying Advice and Related Articles
First American Title’s Homebuying Guide
Realtors.com Financing Advice and Related Articles
Realtor Magazine’s Real Estate Glossary
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MH Real Estate Company | (415) 952-7279 mobile | michael@mhreco.com
The information presented herein has been provided or sourced by various third parties, and therefore MH Real Estate Company, its agents and its clients cannot represent that it is accurate or complete. The information is subject to errors, omissions, revisions, modifications and removal. Any dimensions provided herein are approximate and have not been verified by MH Real Estate Company, its agents or its clients. Real estate agents affiliated with MH Real Estate Company are independent contractor sales associates and are not employees of MH Real Estate Company.
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