This is an example of the email I sent to a buyer after we successfully negotiated a contract. It details how my job just gets started after we reach agreement on price and contract terms!
Congratulations, we’ve found the perfect second home at the Jersey Shore, negotiated a great price and terms, and we now have an accepted offer.
You might think the toughest part of my job as your Little Egg Harbor home buyer’s agent is done.
But wait, I've just begun!
My job is to get your dream waterfront home to the closing table. So this is the third, and most important phase, of my work.
As we’ve discussed, New Jersey has an attorney review period. Any party can cancel the contract, for any reason, in this 3 day period.
Since we have fully executed contracts, we’re in attorney review. If you don’t remember the attorney review process in New Jersey, you can find that information here.
New Jersey attorneys, like attorneys everywhere, speak their own language. We’ll get a response from one attorney saying the contract is ‘disapproved’. Don’t panic, it is legal language that is required to amend the contract. Rarely does an attorney approve a standard New Jersey Association of REALTORS® contract.
You’ll consult with your attorney and then we’ll talk. I cannot give you legal advice, but my experience will be a help. What the attorney writes might be confusing, but we’ll go over it.
Next, the most important step is to notify your lender. I will send a copy of the contract, along with the transaction information, to your mortgage rep. Your mortgage rep and I will become great friends. His/Her requests will be my top priority. I will answer all questions promptly to insure the mortgage commitment date we specified in the contract is met and he/she has all the information needed to process your loan.
That’s not to say you’re off the hook with the mortgage rep…I’m expecting you to make his/her requests top priority too.
So the attorneys are done, mortgage is on the way...Wait there's another deadline.
We have 14 days (the time you set in the contract) to get the home inspection. Though not required, a home inspection is essential. You might have a home inspector you’d like to use. Great, but I’ll also send you information about some local inspectors that know waterfront homes at the Jersey Shore, and their peculiarities.
If problems are discovered through the written home inspection report, we’ll talk. Again, I won’t give you legal advice but the benefit of my experience. If there are repairs or concessions you feel are needed, we’ll speak to your attorney and he/she will make the necessary requests.
And that might spark another round of negotiations…Not to worry, I’m ready! But we have a limited time (specified by the contract) to ask for repairs. If that slips away, nothing can be done.
Don’t worry, I’ll remind you!
Since you are getting a mortgage, and the home is waterfront, your mortgage company will require flood insurance. I have recommendations for flood insurers. That's important because many home insurers (like yours in north Jersey) will not write flood insurance policies.
I’ll attempt to get the elevation certificate and survey from the seller (through the listing agent)…that will probably save you some time and money. It makes it much easier to get a good quote on flood insurance.
Throughout this process, I’ll also make sure the seller lives up to the contractual obligations they agreed to!
I’m sure I skimmed over many things…and I’m sure some more will crop up in the process, that usually happens.
Not to worry…your goal is the closing table, and so is mine.
I’m ready to answer all your questions, I’m just a phone call or email away. Thank you for making me a part of you Jersey Shore home buying process.
And you thought the toughest part of my job as your Little Egg Harbor home buyer’s agent job was over!!!