Recently I had a buyer phone me who had already decided which community he wanted to reside.  He phoned me to show him a listing in that community; it wasn’t my listing but, one that he had found on my website so, he presumed it was my listing.  He refused my offer to view other properties in the area.  He also confirmed that he is not working with a real estate agent and that he had already spoken with Joe Lender and had a pre-approval letter in-hand.  

Sounds like the perfect buyer candidate, right?

So I referred him to one of our agents who specializes in this particular area.  This agent took time out of an already jam-packed day, to show this gorgeous high-end property to the perspective buyer.  I knew this agent would land him because of the wealth of knowledge this agent possesses about that particular area.

I set the showing up for the agent and ‘introduced’ the two (buyer and agent) and felt confident that, based upon the buyer’s preferences, this was the perfect home for he and his family.

Shortly after showing time, I received a call from the agent telling me that the buyer loved the home but, that he was going to be using HIS agent!  When my agent suggested that the buyer had confirmed with both of us the previous day that he was not working with an agent, he stated, “I’m so sorry.  I told a little white lie!  I didn’t want to ‘bother’ my agent to have to show me homes.”

Really?  So, your agent is going to make TENS of thousands of dollars on a transaction with you when you do ultimately purchase a home but, you don’t think that he or she should have to actually WORK for it?

Writing an Offer and orchestrating Due Diligence is only HALF of what we do!  You think that YOUR agent shouldn’t be bothered but, it’s okay to bother mine, who will not get a DIME out of your transaction?  

We are NOT professional door-openers!  We represent our buyers to the fullest extent including any and all fiduciary duties.  Because you were basically representing yourself in the viewing of this home, ANYTHING that you said to my agent about this property, can and will be shared with the SELLER as my agent is legally representing the SELLER, not you.  

So, if you suggested in passing that you believe that the list price is fair and you revealed that you qualify for more than the list price to my agent, that information, going straight to the SELLER, does not benefit you at all when you present an Offer on that particular home.  Anything that you disclosed, inadvertently or not, can and will be used against you by not simply phoning YOUR agent who is representing YOUR best interests!

The same goes for every other agent that you ‘used’ to show you homes that wasn’t your own.  Your agent represents YOU.  Why on EARTH would you choose NOT to use YOUR AGENT to represent YOU?

The next time you want to view a property, protect your wallet and call YOUR agent.  Believe me, they’re adequately compensated and they are there to represent your best interests, not the sellers.

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Walk-through Tips for Charlotte Home Buyers

You and your real estate agent will schedule your walk-through with the sellers of your new Charlotte home.  It is best to do this the afternoon/evening before the Closing or the morning of Closing.  The sellers should have been advised to have all personal items removed from the home and the home broom-clean prior to the walk-through.  As well, the home should be in the same condition as when you originally viewed it, with the exception of the repairs made following the inspections.  If this is not the case, your agent will address this with the seller’s agent or possibly the Closing attorney in an attempt to have the situation corrected immediately.

Whatever you do, you do not want to skip the walk-through!  Always attend the walk-through with your Realtor® if at all possible.  Be sure to check for any appliance manuals, garage door openers, neighborhood information or informative notebooks left.  A detailed homeowner will leave these things behind so that you will be able to have everything at your fingertips when you move in.  If they are not there, ask the sellers at the Closing table or have your agent request them from the sellers’ agent.

Details to observe in your walk-through should always include:

• Bring your camera or phone so that you are able to document any issues or unmade repairs that you may notice.

• Check repairs that the sellers agreed upon; the rest of the items are your responsibility.

• Check all major appliances as well as the garbage disposal and exhaust system in the kitchen to ascertain that they are working properly.
• Turn every single light fixture on and off.
• Run water in every sink and tub; be sure to check under the sinks for leaks.
• Flush all toilets, checking for any leaks and that the water stops running after a normal flush cycle.
• Check underneath the deck as this is a common ‘forgotten’ area that sellers typically miss.
• If the home has a basement, check there for moisture and items left behind.
• Check garage doors and openers.  Be certain that your agent has any combo code if the garage doors have an exterior combo box.
• Make sure that your agent tests the alarm system and has received the code from the sellers to give to you at Closing.
• Open and close all doors and windows.
• Inspect ceilings, wall and floors for integrity and any signs of water damage.
• Test heating and air conditioning systems (yes, test both, regardless of the time of the year!)

Originally posted at www.iCharlotteRealEstate.com

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Charlotte Home Buyers Guide Step 4 – Now, Let’s Go Shopping!

After you’ve defined your goals pertaining to your Charlotte real estate purchase, you’ve  found a Charlotte Realtor® to get you through this process and located the lender that is right for you, it’s time to go shopping for Charlotte homes for sale!

Keep in mind that you will want your OWN Realtor® to represent YOU for the job.  Also, this article should clear things up for you if you need help deciding which type of real estate professional (agent, broker, Realtor®) is right for the job. Once you have established your ‘bottom line’ with your lender and have your pre-approval in-hand, The key to the home search process is having narrowed down your wants vs. needs and having a fairly good feel for what you’re searching for in a home.

Your Charlotte home search should be narrowed down by the following two topics first:

1. Lifestyle needs must come first.  Do you frequent the visual arts, professional sporting events?  You may choose to live near the Uptown area.  Do you or someone in your household participate in team sports?  You may wish to live near some of the urban or suburban playing fields or gyms.  Do you prefer to live near work?  That will also determine the area if you prefer a short commute time.  Do you prefer not to drive to work?  You will want to locate one of the communities near the LYNX light rail system.  Tell us what your lifestyle needs are and we can help you find the perfect area and neighborhood to fit those needs.
2. Locate the Charlotte area neighborhood or at the very least, the general area.  Do you like historic communities?  Do you prefer Charlotte condos or townhomes?  Modern, contemporary, traditional or transitional single family homes may be your preference and we can help you find the neighborhoods that best suit your needs.  If you prefer an amenity-filled community, there are plenty of those all across the city.  Coupled with your lifestyle needs and your community preferences, you will be directed to the area/neighborhood that is perfect for YOU.

Also, here are a few facts about the home search process that may help put your home buying experience in perspective:

•  Over 90% of buyers use the Internet to search for their new Charlotte home

•  Typically, a buyer searches for 12 weeks and will view 12 homes in person

• The vast majority of buyers (over 80%) view real estate agents as very useful in the search process
• There are many benefits to starting your search process at a real estate website.  This gives you the opportunity to view many homes, the details of those homes, take virtual tours and access neighborhood info from the comfort of your own home before ever heading out to tour the homes in person.

While the different property details may seem what you prefer online, homes can actually be very different in terms of layout, design, workmanship, location and other aspects when viewed in person.  Your experienced REALTOR® will be able to point out things that you might miss, provide an expert analysis of the property and the comparable properties, and act as an impartial sounding board for you.

Start your Charlotte home search here at www.iCharlotteRealEstate.com where there are a multitude of ways to search for your new home!

Read more: http://www.icharlotterealestate.com/charlotte-home-buyers-guide-part-4-lets-go-home-shopping/#ixzz1as3aXjRY

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Charlotte Home Buyer Tips | Why Do You Need a Buyer’s Agent?

I’ve had numerous calls from customers who are requesting that I show them my currently listed homes; they don’t want to see any other properties.  I am representing the seller, and I am asked by these customers if I can only show them my listings.  When I discover that the person is NOT represented by an agent, I engage them in a conversational review of the various types of agency.

MANY of them absolutely refuse to heed advice with regards to dual agency, saying that they “WANT to purchase from the listing agent so that we can SAVE MONEY!” After citing some horror stories, many look a bit worried and wind up protecting their interest (and their wallets) by seeking their own representation while others continue to “shop the listing agents!”

Buyers who fail to realize that not having their own representation can not only cost them hundreds of dollars but, hundreds of thousands of dollars!  Dual agency IS legal here in North Carolina but, that doesn’t mean that you will be treated fairly.

Consider this…

Why is the allegiance of the listing agent inherently to the seller?

Because the listing agent either sold them the house and has been in touch with the sellers for years, the sellers are family, friends, referrals or a simple internet lead with a relationship that has been cultivated with their real estate agent.  The listing agent and the seller have typically spent a good deal of time together, getting to know one another while preparing the home for sale.   A sign or internet-buyer call is an unknown customer and don't realize that the agents’ relationship with the sellers have long since been established.  Thinking of this from a business perspective, this is not a position I would want to find myself in–basically being the ‘third wheel’ in a business transaction is not a smart financial move.

What the buyer doesn’t realize is two-fold:

1. The allegiance of the listing agent IS inherently to the seller; no matter how ‘honest’ one is, it is difficult to be 100% fair to both parties in a single-agent dual sale.

2.  The listing agent’s firm has a signed listing CONTRACT with the Seller.  Is THE FIRM really going to allow the listing agent to give up 1/2 of the commission in the agreed upon listing Contract?

Buyers think that they are saving a small percentage of the list price by not having their own representation.  Unfortunately the buyers don’t realize that all sellers are not 100% forthcoming when it comes to property disclosures and that small percentage (of commission) saved can cost significantly more in hidden defects.  Every buyer needs their OWN representation!

I have done dual agency and think that I’ve been as fair as fair can be in representing both parties but, I also have to consider the liability that I may be creating for my sellers should I choose to represent a buyer in the sale of their home.  There are a lot of factors to consider here and all parties need to be made aware of each and every one of them.

Just as bad as allowing dual agency with a single agent, is a firm which offers an additional bonus for their agents to sell that brokerage’s listings.  This just begs for agents to push/steer clients in the direction of their own firm’s listings, not showing listings that may better suit their buyer–simply for a bonus themselves.  This bonus is neither disclosed to the buyer, nor on the HUD-1 (Closing statement). 

We often receive calls from buyers who can’t seem to understand why their agent hasn’t shown them a particular property that they had seen online which they feel suits their needs better than the same-agency listings that they’ve been shown by their former agent.  Again, a buyer needs an agent who has the buyer’s best interest at heart.  Do you want to be searching for your dream home at the mercy of an agent who could very well be looking out for only themselves–procuring a bonus check.

Read more: http://www.icharlotterealestate.com/why-do-you-need-a-buyers-agent/#ixzz1YpfZkjvT

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

How To Inspect Charlotte Homes For Sale as You Search

You know my recommendation is always to have a professional property inspection before a buyer Closes on a property.  Wouldn’t it also be a good idea to discover a property’s problems even before you make an Offer?  With some minor attention to detail, you can learn a lot about the condition of Charlotte homes for sale that you tour.

Here’s a pre-Offer, do-it-yourself property inspection checklist to get you started:

• Basement - A basement can give you information about the structure of a house, especially if the basement is unfinished.  You’ll want to make sure there are no cracks, the electrical wiring is organized, and there is no evidence of water damage. If there isn’t a basement, examine the exposed foundation on the exterior of the house.
   
• Electric panel – Upon examination, it should look orderly and neat.  If it is, that doesn’t mean you’re in the clear, but a disorganized panel can often be a sign of shoddy electrical work throughout the house.
   
• Faucets and fixtures – Is there hot water?  Does the shower drip? Does the oven work? Does the toilet run?  Not every problem is a major issue, but a plumbing evaluation will give you a good idea of how much care went into the property’s construction and maintenance.
   
• Attic - Not only should you be looking at available storage space, you’ll want to see how well insulated the attic space is.  Insulation can make a huge difference in your monthly electric and gas bills.
   
• Roof - Missing shingles or interior water damage in Charlotte homes are signs of roof damage including aged roof (needs full replacement), damaged roof, dry rotted boots or a simple missing shingle.
   
• Windows - Make sure they all open and close properly and that you can’t find any drafts, gaps or condensation between the glass.
   
• Interior and exterior finishings – Check the baseboards and siding to see what shape they’re in.  If the builders didn’t pay much attention to what you CAN see, imagine what the internal structure might look like.

Want to work with a professional real estate agent who can help you weed out badly-built or poorly-maintained Charlotte homes for sale before you make an offer?  Give me a call today at (704) 491-3310 or email me at Debe@DebeMaxwell.com – We can help.

Read more: http://www.icharlotterealestate.com/inspect-charlotte-homes-for-sale-as-you-search/#ixzz1T456Z62n

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

So Your Buyers Agent Doesn't Want To Show You Properties?

Here's my opinion of agents who request that their buyers contact the listing agents to show them homes...

A user on our website who had been 'with us' on our site for a month indicated that she and her husband are in the market to buy a home in one of our specialty areas.  The buyer sent contact information, including phone number.  When the time was perfect, they decided that they wanted to see only one house.  That house was not our listing but, as you know, was on our site due to our IDX feed.

The couple and their family had driven by the house to check it out from the street and fell in love.  They simply MUST see this property before their family leaves town.  I get the call--"Okay, we're ready to see it!"

After several conversations about agency and confirming that this couple is NOT working with an agent, I referred them to one of our agents--ready to go!  Pre-qualified, no agent representation and a home to show in her area of expertise.  A perfect fit, right?

During their visit, it was discovered that the potential buyers know the neighbors, who wound up buying one of the referral agent's listings.  They parted on good terms, excited to forge a nice working relationship.  Following the showing, the potential buyer emailed our agent to thank her for showing the property but, kindly refused to sign a buyer's agency with her because she ALREADY HAS AN AGENT!  As a matter of fact, it's the same agent who sent a buyer to our agent's listing that they discussed earlier in the day.

Their agent NEVER laid eyes the home that she sold next door for those buyers!  She lives 35 minutes away and has her clients phone the listing agents to view the properties in our area!  Rather than refer the clients out, she expressly complains that she knows nothing about the area and that she won't make the trek to Charlotte to show homes so the listing agents can do her work for her.  She also does NOT attend inspections with her buyers--again, she allows the listing agent to do her work for her!  Also, she's obviously not even sending her clients listings because they're searching for homes on OUR SITE!  (And, what do you find there?  Every IDX shared listing in our MLS.)

This is just wrong on SO many levels--not even to mention the burden on the other agents.  This MIA agent has completely neglected her fiduciary duties to HER clients.  If she does not know the area, how does she oversee the due diligence for HER clients?

How are her clients okay with this type of service?  We're paid well to do what we do.  How can any client accept this type of far-less-than-full-service?

I can tell you one thing, I refer out to her area but, will never refer a client to her--NEVER.  Who knows how she manages clients in her own area?  Perhaps it's not that she doesn't know the area, maybe she's working full-time at the mall!

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

As Charlotte Real Estate Heats Up This Summer, Keep It Cool!

Buying a home is a business transaction however, one of the most difficult things for home buyers to do is to keep emotions completely out of the process. Most sellers in today’s market already know that they need to roll out the red carpet for their potential buyers. And buyers shouldn’t make the mistake of thinking that just because the Charlotte real estate market is down, they can take advantage of sellers. Keep your cool this summer and avoid upsetting sellers so that your home purchase goes smoothly and for a fair price.

Don’t put down their home. Many buyers and their agents feel that pointing out everything that is wrong with a house, you will force the sellers to take less money.  This strategy hardly ever works; in fact, you’re more likely to anger the seller to the point that they either won’t continue negotiations or they become ‘bull-headed’ and won’t be as accommodating as they would have normally. That doesn’t mean you can’t fight for the best real estate deal possible, but be careful not to shoot yourself in the foot.

Don’t present an absurdly low Offer. In today’s market, there’s often little room to negotiate on Charlotte real estate and offering something WAY too low, will often insult the seller.  You’re far better off coming in with what you think is a fair or a slightly low Offer — and negotiating from there.

Get your loan pre-approved. There’s nothing that will frustrate a seller more than getting almost all the way through the purchasing process only to find out you can’t get financing.  With your pre-approval, you’ll know exactly what you can afford so you won’t waste your time or the seller’s time.  As well, should you become involved in a multiple Offer situation, the fact that you’re pre-approved could actually be worth more than a higher sales price!  What a great negotiating tool!

Don’t re-negotiate in the end. Never Offer more than what you want to pay and then attempt to ask for a massive price reduction to fix every single minor repair.  Of course, I’m not referring to a major repair which needs to be completed; you can certainly expect a large or major repair cost to be reflected in the price.  Just don’t attempt to lure the seller in with a price that you know you’re not willing to pay.

If you’d like to work with a real estate agent who can help you stay cool while purchasing Charlotte real estate this summer, call me or email me at today for more information.

Read more: http://www.icharlotterealestate.com/keep-it-cool-this-summer-as-charlotte-real-estate-heats-up/#ixzz1QM5Xih96

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

A professional young couple with two small children recently moved to Charlotte for a new job and did not know the area at all.  Their relocation company placed them with a real estate agent who found them a cute little house in a neighborhood just outside the city limits.  The reason I am now being consulted, the homeowners have realized that there is fighting in the streets and gunfire in the middle of the night--OFTEN--in their community!  They absolutely detest the neighborhood AND the school that their children are attending and were ready to move after their first two days in their new home.



Sometimes we ask ourselves, "What exactly is fair about the Fair Housing Act?"   The information that these clients needed is NOT something that we are legally allowed to share with our clients!  I know, it IS a shame but, it's a fact of life that we must learn to live with.  However, there are ways to ascertain that our clients are given the best possible information to make an informed decision.

These clients used my team to assist them (through a formal client referral from the wife's job at the bank).  After sending them links to do their own research as well as setting them up with a gateway and getting them pre-qualified, we began their home search.

After viewing three homes in GREAT areas, in close proximity to their work, they've selected their dream home and are now proud homeowners in an area that they plan to reside for quite a few years!

The moral of the story--the original agent not only forgot to do her homework but, my clients had NO idea that THEY could do a little homework themselves.  They thought that was what they had 'hired' the original agent to do.  She did not pre-qualify them--they just THOUGHT the home that they purchased was all that they could afford because that is what a 'friend' had told them.  

The original relocation agent wound up placing them in a home in an unsafe neighborhood in a school that the children were miserable, just to 'get it done'--not to mention, putting them in harms way in the process.

Because we are unable to discuss matters which our Buyers ask about certain neighborhoods, schools and areas doesn't mean that we can't guide them to do it themselves. Give your clients homework to do and let them feel empowered.  Allow them to feel that they ARE a part of this process.

 Believe me, YOU will sleep better at night.

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Buyer Tips:  Locate the Neighborhood BEFORE You Look for a New Home

Charlotte has a multitude of areas, subareas, communities, subdivisions and neighborhoods and if you’re new to the area, you really do need a knowledgeable agent to guide you through the process of elimination as far as neighborhoods are concerned.

There are a few good sites that I recommend to my clients to learn more about the different areas/neighborhoods in Charlotte.  First, you’ll want to consult your agent and let him/her know, specifically, what you’re looking for.   Ask your agent if he/she is a Charlotte Certified Neighborhood Specialist. If so, he/she will be able to assist you in matching your current neighborhood to one very similar in your destination city.  If at all possible, consult one in your destination city–you’ll be glad you did!

1. Make a list of all of the amenities that are near the neighborhood you are considering as your destination neighborhood. Keep in mind what distance is acceptable to and from frequented locations (work, school, worship) and the routes which you’ll be taking.  Map them to see if the traffic pattern is going to be easy to alternate in the event of rush hour or accident traffic.

2.  Determine the best features of a couple of neighborhoods; this is especially helpful if you are deciding between a few different neighborhoods in a few different areas.  What lifestyle needs are important in your community and home selection?

Are there parks located nearby?   Where are they located?
Is the neighborhood scenic and visually appealing?
Are the people friendly?
Is the neighborhood clean?
Are there nice trees and foliage; are there evergreens for year-round privacy and beauty?
Are the lots large or small?
Are there sidewalks and are they easily accessible?
Is the neighborhood safe?
What are the market values of the homes in the area?
How many homes are for sale?
How long ago was the community developed?
Are residents making improvements and updating interiors to help maintain property values?
What are the age demographics in the area?
Are there families with small children in the area or is it an ‘empty nest’ community or a neighborhood of young professionals with or without children?
What is the proximity to schools?
Does the neighborhood have community events or an active homeowner’s association?
Are there any new nearby industrial or retail building planned for the future?  Any power plants?  Highways?

3.  Take a stroll around the neighborhood. The best way to determine the cleanliness and friendliness of the neighborhood is to walk around in it and meet its residents.

4.  Visit the neighborhood at different times of the day and different days of the week. Are there people out and about in the neighborhood, walking, riding bikes, socializing?

A lot of these items cannot be adressed by your real estate agent because of Fair Housing but, as a Buyer, you can and should do your homework–taking the time to investigate will save you headache and hardship down the road.  My clients are encouraged to visit the neighborhood and meet some of the neighbors. Discuss their likes and dislikes of their own neighborhood with the neighbors.  Find the answers to some of your questions above.

Here are a few sites that I recommend to help you answer the questions above are:

 
(Local Demographics By Zip Code)

Charlotte Chamber of Commerce

Congratulations!  You are now on the road to being able to narrow your list down to the neighborhood that you know you’ll enjoy living in for years to come!

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.