Why you should choose me to be your buyers Agent, Sherman Oaks, CA –Beatrice Stambulski, Coldwell Banker

Why you should choose me to be your Buyer's Agent

For most families, choosing a new home is the biggest financial decision they will ever make. There are many complicated decisions involved in choosing your new home. To protect your interests and assure that you make the best possible decisions, it's important that you have an agent on your side who is an expert in the local real estate market.

As your agent, my focus is on getting you the best possible home at the best possible price. I will work diligently not only in finding you potential new homes to see, but also in keeping you informed of everything that takes place in the local market. I'll negotiate the best prices and terms for you and answer all of your questions as they arise. I'll be representing you, not the seller and my experience and expertise in the local market will be used in your best interests during the negotiation process.

As your agent, I will:

Assure that you see all the properties in the area that meet your criteria. Not just those listed on the local MLS, but also many un-listed properties that I find through my local contacts and affiliations.
Guide you through the entire process, from finding homes to look at, to getting the best financing.
Make sure you pay the most reasonable price for your new home. As a real estate expert in this area, I help people negotiate and make home purchase decisions every day. I can help you avoid costly mistakes.
Answer all of your questions about the local market area. Not just about homes for sale, but about schools, neighborhoods, the local economy and more.

Allow me help you find your dream home and assure your best interests are protected throughout the entire process. Feel free to call or e-mail me with any questions you may have at any time. Direct (818)480-0776, or email at Beatrice4Sold@gmail.com

Fill out this form and I'll get back to you right away, I promise a quick reply.

Buyer Service Pledge

1. As your agent I am committed to doing whatever it takes to find you the ideal home. My commitment is to give you 100% effort until we find you the perfect home at the right price regardless of how long it may take.

2. First, open and honest communication. The success of our working relationship depends on open honest communication. I will gather from you detailed information about your likes, dislikes, what is most important to you in a home and neighborhood. And above all, when you have concerns you let me know so we can address your questions.

3. I will only commit to working with motivated and qualified individuals in purchasing a home. This allows me more time for my motivated clients.

4. I will expose your buying needs through, networking, and the CAMOVES.com listing database exposing your particular buying needs to the entire Coldwell Banker real estate community

5. I will search for your home through my networking with other agents.

6. I will email you all the new listings that become available through our company and all other real estate companies in the area, as well as search daily for that special property that suits all your particular needs.

7. You will have the first opportunity to purchase the best buys available in our market place.

8. I will always be available and easy to contact by email or telephone.

9. Assist you in making a decision on a home and prepare the contract offer to be presented to the seller.

10. Fairly negotiate any differences there may be with the seller about the offer by presenting an objective, third party viewpoint.

11. Handle any and all complications that may occur throughout the escrow process to after the close of escrow; thus, eliminating possible barriers for you.

12. Check back with you periodically to make sure you're satisfied with your new home.

13. You will receive continuous communication and updates as to how we’re doing and the progress and possibilities available to you.

14. I will act as your guide, your consultant, and your trusted advisor. If I feel something is not in your best interest I will suggest other options.

15. I work full-time, ALL THE TIME, to find the home of your expectations

What Does Being Your Buyer Agent Really Mean?

It means in this relationship we are forming a team and committing to each other. We both understand each other’s needs and have only one goal – to help you find the perfect home at the right price.

By your commitment to our working relationship I am empowered to commit all of our resources to the accomplishment of your real estate goals.

This may seem like a big step, but as one final assurance...

You Have My Risk-Free, Cancel-Any-Time Buyer Agency Guarantee

If at ANY time you feel I’m not living up to my end of this agreement (for ANY reason) you can end our relationship, walk away and you’re under no obligation what so ever!

So the ball is totally in my court to perform. If I do, we accomplish our goals together. If I don’t deliver, you can walk away.

If You Can Leave At Any Time Why Have This Agreement?

Actually, this is nothing more than an acknowledgement from both of us that we’re on the same page. You understand I’m committing my time, resources and energy (without compensation) to help you accomplish your goals. And for that you’re assuring me that you’re committed to our working relationship and you’re going to work with me.

But again, if for any reason I don’t live up to your expectations… you can end our working relationship. All I would like to ask is that we keep the lines of communication open and we both make a sincere effort to let each other know what’s going on. This way if you have an issue with anything, I will do everything possible to satisfy your wants and needs.

So in conclusion, we’re forming a team, a partnership, a very important working relationship with life-long implications… to help you reach your real estate goals.

Let’s make it happen !

Beatrice Stambulski, CNS, REALTOR®, ______________ Date

___________________, ____________________, _______________ Date

Before You Look at Your First House

Experienced home buyers know that one of the first-steps in beginning a successful search for a new house is taking a hard, objective look at finances. Determining how much money you can dedicate to the purchase of your new house affects almost every aspect of buying a new home - including how we write the offer, which mortgage programs you will qualify for, shopping for the best mortgage loan and which homes are truly in your price range.

Here are the questions that each home buyer should ask:

How much cash is available for a down payment? The amount you have available for a down payment will affect what types of loans for which you can qualify.
Am I ready to write a check for the earnest money? Earnest money is a cash deposit made to a home seller to secure an offer to buy the property. This amount might be forfeited if the buyer does not perform according to the contract, decides to withdraw his offer after all contingencies have been removed.
How much additional cash will be available to pay for closing costs? There are certain standard costs associated with closing the sale of a house. These fees are split between the buyer and the seller, as spelled out in the sales contract.
What is the maximum monthly mortgage payment that I can afford? Most lenders will use the 28/36 rule to determine the maximum mortgage payment you can afford.
No more than 28% of your gross income can be applied to your mortgage, real estate taxes and insurance. And no more than 36% of your gross income can be applied to your mortgage expenses plus your regular debt expenses (car payments, credit cards, other loans, etc.).

Earnest money shows you’re serious

Typically when an offer to purchase a house is made, you, as the buyer, will also pay an “earnest money” deposit. This deposit shows the seller that you’re serious about the offer to purchase the property.

The amount of earnest money deposit varies based on the type of property being purchased and local market conditions. In our local market a minimum of 3% of purchase price is required as “earnest money” deposit when purchasing residential real estate.

The sales contract will dictate who holds the earnest money. Usually the seller’s real estate agent will deposit the earnest money in a trust or escrow account until closing. At closing, the earnest money is applied to the purchase price.

In the event the sale doesn’t close, the sales agreement generally spells out the conditions under which you would forfeit the earnest money. Generally if the seller meets all the terms of the contract, the seller will keep the earnest money. If the seller does not meet the terms of the contract, you, as the buyer, may receive a total or partial refund of the earnest money.

Writing the Offer - Financial Considerations

It is standard practice to make a purchase offer contingent upon obtaining a mortgage. Because of this contingency, the seller will want the details of your financing plan included in the offer.

Down Payment
In the purchase offer, we will include the down payment amount you will apply toward the purchase. This will give the seller further evidence of your qualifications to secure a mortgage.The amount you have available for a down payment will affect what types of loans for which you can qualify. Down payments typically range from 3 to 20 percent of the sales price for the property.

Interest Rate
Within the purchase offer, we will provide a safeguard against any dramatic change in interest rates between when the offer is made and when the loan is closed. The offer will not only be contingent upon qualifying for a mortgage, it will also be contingent upon an interest rate within a certain range

Seller Assistance
If the house you select is at the top-end of your budget range, we may want to include a request for seller assistance to pay a portion of the closing costs traditionally paid by the buyer or to help "buy-down" your interest rate. Other seller assistance may include having the seller "carry back" a second mortgage to cover your down payment or even 100% seller financing.

With any of these seller assistance options, you can expect to pay a higher purchase price than if you had handled the financing through a traditional mortgage lender.

What Closing Costs Can the Seller Pay?

Many buyers (particularly first-time buyers) are short the cash they need for the down payment and closing costs. One way to overcome this cash shortage is for the seller to pay a portion of the closing costs, this can be negotiated through the purchase contract. How much the seller is allowed to contribute depends on the type of mortgage loan.

Conventional Loans
On a conventional loan, the seller can only pay non-recurring costs. These do not include pre-paid items or items to be paid in advance (such as mortgage insurance or hazard insurance). The seller's contribution is limited to the amount the buyer is putting down. If the buyer puts 10 percent or more down, the seller may contribute up to 6 percent. If the buyer puts less than 10 percent, the most the seller may contribute is 3 percent.

FHA Loans
On a FHA loan, the seller may pay between 3 to 6 percent of the closing costs. However, the buyer must make a minimum 3 percent investment in the property - whether as part of the closing costs, a down payment or pre-paid items. The 3 percent can be from the buyers own funds or from a family member's gift.

VA Loans
On a VA loan, the seller may pay all the closing costs (this is known as a "VA-No-No" - the buyer pays no down payment and no closing costs). Sellers who agree to pay the closing costs often put a ceiling on the amount they will pay.

Asking the Seller to Pay a Portion or All of Closing Costs

The seller's willingness to contribute to closing costs is often driven by market conditions and the way in which the request is made to the seller.

As your real estate agent, I will help you prepare an offer that balances the purchase price and request for closing cost assistance with the dynamics of the current marketplace. For instance, in a seller's market we may increase the offered purchase price to offset the request for closing cost assistance.

Remember - When you ask the seller to pay a portion or all of your closing costs, in essence you are financing the closing costs. This is because the seller's contribution is typically offset by a higher purchase price. And it is this higher purchase price that is financed with your mortgage loan.