Things that can make a home sale hard to close or not close at all…
If the buyer wants to buy a home contingent on, i.e. before, selling their primary residence the transaction can sometimes get very stressful as deadlines near. This situation can sometimes be remedied by a bridge loan. Bridge loans are temporary loans that bridge the gap between the sales price of a new home and a home buyer’s new mortgage, in the event the buyer’s home has not yet sold. The bridge loan is secured to the buyer’s existing home. The funds from the bridge loan are then used as a down payment on the move-up home.
Delays can be caused by the agent not having previously worked with the lender. Communication between the two parties may not be as open as with people who have worked together before. Ensuring open communication can make all the difference!
When phone calls or email are not responded to it’s amazing what glitches can come up. All parties need to stay in close contact with each other throughout the entire transaction right up until closing.
An out of town appraiser can often cause a bump in the transaction time line if they are unfamiliar with the area, types of property in the area or area pricing. Neither banks nor mortgage companies will lend above appraised value. This can be remedied by the buyer bringing in a larger down payment, reevaluation of the original appraisal or ordering an entirely new appraisal. These are not cures but could be options.
Inspections are utilized to find hidden defects even the seller might not be aware of. There may be issues that would not normally be recognized by the consumer. These can generally be remedied by price adjustment or repair.
Improper permits can often delay a transaction. Additions to garages, MIL’s, work sheds etc. When work is not properly permitted nor is grandfathered in it can sometimes disrupt the appraisal or inspection process.
Be sure you understand what the rules and regulations are for sewer systems and underground oil tanks in the area in which you are buying. Some of those guidelines are ever changing in regards to various environmental regulations. Some oil tanks can be filled with sand, some have to be dug up, some can be certified as is and won’t disrupt anything. Regardless, be aware.
Mold, lead based paint or homes where there was illegal drug manufacturing can all be environmental issues that can derail a transaction.
Certain changes in the financing terms can be limiting factors as well. Change of terms or fees can affect an outcome of a loan. Be sure that the good-faith estimate of fees and rates is seen by the buyer within 3 days of receiving an application. This is a pretty accurate disclosure of what the loan is going to cost the buyer.
The Preliminary title policy commitment is the best way to see if the property is “encumbered.” Encumbrances can be anything having to do with water rights, property lines, easements, clouded ownership or workman’s liens, among many others. Often a good title officer can find solutions to these situations. However, they can be the cause of some stressful hurdles in the transaction.
You don’t have to know everything about everything in order to buy a house. But, the pertinent things that apply to your loan or the property you want to buy are important enough to have enough information to ask the questions. . . . .
Hire a good agent!