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Buyer's Guide

Buying a home can be an exciting experience. As a lifelong Kansas Citian and Johnson County and Luxury Certified Professional, you can rely on me to confidently guide you start to finish through the home buying process each step of the way

Get Pre-Approved

The first step to buying a home is to understand your buying power and establish a price range. Suzy can help you get the process started by connecting you with one of our trusted local mortgage lenders who can evaluate your financial standing and provide pre-approval for a mortgage. Why is pre-approval important? It shows you’re financially prepared to buy a house and that there won’t be any delays in the closing process, which can make you seem more appealing to a seller. If they’re choosing between multiple offers, having pre-approval might just be what sets you apart. It will also give you a budget guideline for your search so you know what price range to stick to.

1) HOME VISIT

Suzy Jolley will arrange to visit the homes you've selected together and in person to determine the best fit for you.

HOW CAN I MAKE THE MOST OF MY TIME WHEN VISITING HOMES?

Download and Preview homes through my KW app to eliminate those you won’t need to visit in person.
Get an accurate idea of your price range, an estimate of your monthly payments and a pre-approval letter, so sellers will take you seriously when you make an offer.
We’ll work together to hone your “wants” and “needs” list. Think about what’s most important to you: the location or the house itself.
We’ll then plan an itinerary and schedule showings for homes you’d like to see.

WHAT SHOULD I EXPECT WHEN VISITING HOMES?

This is the fun part – Home Shopping! We’ll typically visit homes together
Homeowners usually are not home, so you’re free to spend as little or as much time as you want.
Buyers often have a gut reaction to a home. First impressions count, but you can also rely on my experience and expertise to learn more about home values and possibly to reevaluate your priorities in the context of what’s available in your price range

HOW MANY HOMES SHOULD I VISIT?

WHAT SHOULD I LOOK FOR WHEN VISITING HOMES?

Look beyond the staging and decorative items to see the features and fixtures that convey with the house.
Check the condition of the home.
Keep track with photos and notes.
Consider possible home improvements you might want to make so you can research costs later.
Don’t forget to check out the outside of the property and the neighborhood. I will run Comparative Market Analysis, evaluate pricing to neighborhood insights and data to help inform your decision.
Locate your commuter route, schools, shops, restaurants, parks and other amenities.
If the property is a condo or located in a homeowners association, find out the fees and rules to see if you can live with them.

This is where you can rely on me to be your trusted partner for your home search.

2) MAKING AN OFFER

Finding your dream home is only half the battle in the home buying process. When you are ready to move forward with a purchase, we will work with you to build the strongest offer possible. We will discuss the purchase price, the closing date, sale contingencies and any special stipulations for your particular purchase and draw up the necessary paperwork on your behalf. Once your offer is submitted, the seller may accept, reject or counter the offer. If the seller returns a counter, we will enter a negotiation period until both parties reach an agreement.

WHAT SHOULD I INCLUDE WITH MY OFFER?

WHAT ARE THE MOST COMMON CONTINGENCIES?

Financing. Unless you’re paying cash, it’s typical to write your offer with a contingency clause that lets you off the hook if you can’t finalize your mortgage within a certain number of days. Even though you have a pre-approval for a loan, it’s smart to protect yourself.
Home inspection. Your offer can be made dependent on a satisfactory home inspection report within a certain number of days. This protects you if the inspection uncovers expensive necessary repairs.

WHAT HAPPENS IF I FACE MULTIPLE OFFERS?

In a competitive housing market, you may find yourself competing against other buyers. In that case, I am your best ally in strategizing for your offer to be accepted. With access to real-time market data, know how to best position your offer. If there’s more than one offer, the sellers can:

Accept the best offer
Counter all the offers to get a better price and terms
Counter one offer that’s close to what they want

We will work together to find out what’s important to the sellers, such as a specific moving date, and to discuss possibly waiving contingencies, adjusting your price or writing a “love letter” about the house.

WHAT IS A COUNTEROFFER?

Sellers can accept your offer as is or they can make a counteroffer with an adjustment to some or all of your terms. You can accept or reject the counteroffer and make your own counteroffer. The contract is final once you and the sellers have agreed to all the terms.

My expertise, relationship and negotiating skills are essential when negotiating the terms of your purchase.

3) Under Contract

Once your offer is accepted, you will officially be under contract. The purchase will not be complete until closing, but the home cannot be sold to anyone else while the contract remains in effect. At this point, unless you are making a cash purchase, it will be time to make an earnest money deposit and secure your mortgage loan. Mortgage lenders offer a wide range of loan programs, so it's important to work with a lender you trust to help you determine the best loan for your circumstances.

WHAT SHOULD I EXPECT TO SEE IN THE CONTRACT?

Details are crucial; I am committed to guide you through and explain the key points in your multi-page contract, such as:

Accuracy of information, including the correct spelling of your name and the property address
The effective date of the contract – important because your contingencies have time limits.
A list of contingencies, such as that the sale depends on financing, an appraisal, a satisfactory home inspection and perhaps the sale of your current home.
Property disclosure information from the seller, depending on your state laws.
A complete list of what conveys with the property
A list of required inspections, such as a home inspection and a pest inspection
Information about when you can move in.
In some cases, such as if your offer is contingent on the sale of your home, the seller may add a “kick-out” clause, which means that the seller could accept another offer if one is made before your home is sold.

HOW DO I KNOW WHEN TO NEGOTIATE AND WHEN TO LET GO?

In a competitive Sellers’ Market, I can help prevent you from making an emotional decision you may regret, such as paying too much. You also need to decide how much you want a particular property and what you’re willing to accept to get it. You may want to let go when:

A bidding war drives the price too high
The appraised value of the home is below your offer
A home inspection finds defects that would be expensive to repair
The sellers are unwilling to make reasonable repairs
You learn about homeowners association rules that won’t work for you

WHAT ARE COMMON CONTRACT PITFALLS I SHOULD AVOID?

I will help you watch out for:

Unrealistic deadlines: you’ll need time to arrange a home inspection and receive the report, as well as arrange financing
Missing deadlines means you lose your chance to end the contract and keep your deposit
Items that don’t convey with the property: if you’re not sure, I will confirm
Communications from your lender

According to the National Association of REALTORS®, the most common reasons for contracts to fail or to be delayed are home inspection problems, financing problems or an appraisal issue. Relying on my detail-oriented thorough and extensive expertise will help you navigate the complexities of a real estate contract.

4) SCHEDULE HOME INSPECTION

As soon as your offer is accepted, you should schedule your home inspection. Inspecting the physical condition of your next home is a vital part of the home buying process. You don’t want to be blindsided by serious safety concerns or defects that were undiscovered in the home search process. We provide a list of recommended home inspectors to conduct a comprehensive evaluation of the entire property. You’ll receive a report of any problems with the condition of the home's structure or systems, including pest infestations, mold, and more. Depending on the findings and purchase agreement, additional rounds of negotiation may follow to resolve any problems discovered during the inspection.

WHAT SHOULD I WATCH FOR DURING THE HOME INSPECTION?

I’VE GOT THE HOME INSPECTION REPORT, NOW WHAT?

While we can decide whether to negotiate on anything in the inspection report, you can ask the inspector the following questions:

Are the items you’ve flagged major or minor issues?
What needs to be done to resolve any flagged issues?
Can you give me an estimate of the cost of any repairs?
Do I need another inspection, such as by an electrician or a structural engineer?
Are there things I need to do after I move in

This is where my experience will help you understand the implications of the home inspection.

5) Home Appraisal

Your lender will arrange a professional appraisal of the home. An appraisal is an unbiased estimate of the true (or fair market) value of a home and is conducted by an independent third party. The appraiser will confirm the value of the property to make sure you’re paying the right amount on the home and property taxes. If the home appraises at less than the expected value, you may have the option to renegotiate the purchase agreement or terminate the contract.

A white kitchen with a stove and a sink. The kitchen has stainless steel appliances and granite countertops.

6) The Final Walkthrough

Prior to closing, we will conduct a final walkthrough of the home to ensure that all negotiated repairs have been completed and that the home is in the same (or better) condition as when the original offer was made. This is the final opportunity to call out any problems with the home before closing. Depending on the purchase agreement, you may sign a formal contract addendum confirming that the walkthrough is complete and the condition of the home is acceptable.

7) CLOSING

Time to celebrate! Your lender will provide a final closing disclosure that summarizes the loan terms, monthly payments, taxes, and other costs associated with the closing, which you will review for errors. When you’re cleared to close, all parties will sign the purchase paperwork and loan agreement. Once the paperwork is signed by all parties and your loan is funded, you will receive the keys to your house and can officially move into your new home!

WHAT SHOULD I DO BEFORE THE CLOSING?

As your closing nears, you should:

Stay in close touch with your me, lender and title company.
Avoid lowering your credit score with a new credit application or late payments.
Confirm that your contract contingencies are resolved, including the home inspection, an appraisal and your financing.
Finalize your homeowner’s insurance policy.
Schedule all Utilities to be transferred into your name, effective day of closing.
Review your Closing Disclosure form, which you’ll receive three days before your settlement, and ask questions if you don’t understand something.
Arrange a wire transfer or get a cashier’s check for the funds you need for the settlement.

WHAT CAN I EXPECT AT THE CLOSING?

WHAT’S NEXT?

After your closing:

Keep all your signed documents in a safe place. Most documents will be sent electronically. I will always have copies of all Closing documents if you need
Change your address.
Change the locks and security codes on your home
Review your due dates and new budget.

Congratulations! You’ve got the keys to your new home! Stay in touch with me for future recommendations and service.

Work With Suzy

Your questions are met with personalized expertise, and Suzy Jolley Homes' approach to connection opens doors to a seamless real estate experience. Start your journey by initiating a conversation today.

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