Loving Placer County

TOP 12 Items to be Aware of with a Contingent Purchase

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12 ITEMS TO BE AWARE OF WHEN YOU'RE A CONTINGENT BUYER

WARNING: this is an “information heavy” post. You can either be an informed buyer or seller, or one with your head in the ground – so buckle up buttercup and let’s do this!

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By Heather + Steve Ostrom

*If you live outside of the Sacramento region, please stop here* Each area has it's own process, behaviors, rules, and regulations. Please consult a local REALTOR for proper process.

Meet with a listing agent that has a successful track record of contingent closings. Interview them in person and see their work online.

  • In an ideal world, you want that listing agent being your buyer’s agent so that there’s “less information chefs in the kitchen.” This isn’t always reasonable or wise, if both sales are not in the same area. Always err to an agent that has expertise in that city.
  • COP – Understand the forms involved – you will see or might see. Don’t just take the lip service of the listing agent’s success dealing with and negotiating a contingent sale or purchase. Have them walk you through the California= Association of REALTOR’s form – Contingency of Purchase (COP) – line-by-line.
  • Forms: Also the  Seller’s purchase of replacement property form (SPRP) Not everyone will use the SPRP and we have limited use with it as well – but something you should be aware of … it can be a limiting item towards finding buyers willing to take that risk on your first home.
  • Contingency removal form (CR – shown below) and how those dates will be potentially modified by the COP form (link above)

Have your trusted listing agent contact an Escrow and Title company (of your choice) to create an “estimated seller net sheet” drawn up on a realistic sales price, at a few different price points perhaps – as you never know what changes will occur in the market. This will be needed for the next step.

  • There are numerous title and escrow companies to choose from – in our area, title and escrow are usually housed in the same place. A great title and escrow officer can be the difference between a stressful and smooth transaction based on their experience, and knowing when to spot trouble on a file, and also ensure the lender gets their fees quickly.

When you need to sell your current home, in order to buy your next home – this is referred to as a “contingent sale.” Your purchase of your next property is “contingent” on the sale of your current home. As we are primarily listing agents working in Roseville and Rocklin, California and the greater Placer County region – we often receive offer packages that could stand for some improved presentation.

Speak to a lender and ensure the lender gives you buyer fees estimate and is upfront about your financial scenarios. Ensure your lender is connected with your listing agent and connect the estimated net sheet with them.

  • If you feel guarded or concerned with the lack of numbers being shared by your chosen lender – consider this a warning and red flag.
  • Interview with a few lenders – no listing nor buyer’s agent should boss you around on your lender, but you should also ask if they have trusted lenders that they know create positive outcomes for their clients. Most agents just want you to have a positive experience. We can’t tell you how many lenders have waited to the last minute to shock our clients – and then everyone loses and then potentially puts all files at risk for cancellation.
  • Have your lender explain what TRID is and how the dates involved with TRID cannot be modified.
  • Need a lender? Here are a few of our favorite local lenders to check out

Unless reason for concern, or past bad experiences, try to keep all escrows with the final listing purchase’s escrow company. Reason, if each day matters that you’re not in the next home – having at the same escrow company can be the difference between a same day closing versus a Friday closing on the first home, and Monday on the next, with money being wired to next escrow company. Yet numerous buyer’s agents continue to push for their escrow companies. The last house in the domino chain of closings risks the most – if your buyer’s agent has a legitimate concern for the escrow company, we get that – it’s happened to us too. As long as everyone understands and is disclosed the “why” … do what you need to do. Contingent sales are a group effort.

When offering on your “dream home” ensure the listing agent has access to updates without having to badger– from all lenders, listing agents, buyers agents, and title companies. All parties should be understanding of the elevated stress levels of the party at the end of the closings. This also includes updates about contingencieson all properties involved and dates involved. Contingencies: loan, appraisal, HOA docs (if applicable), preliminary report, seller disclosures, sale of buyer’s property (4B), buyer investigations, buyer’s physical inspection, review of liened items or leased – be mindful if a solar lease is involved.

Ensure you have contingency removal dates and closing dates for all properties involved– clearly marked on a calendar. It will be information overload that has the risk to have you twiddling your lips, but stay strong – this is a small window of stress for a lifetime of happiness to get your dream home. Education and information are your friends.

pebble creek rocklin kitchen towards bkyd

Understanding the upfront fees – the appraisal fee will be an upfront fee. The inspections (depends on the area) are often steered by the buyer side with a few exceptions in Northern California for country properties where you sometimes see septic and water tests on the seller. A delay on coordinating any inspections once you’re in escrow (while being mindful of when your inspection period starts and your contingency of purchase form are critical here). If you do not need to start inspections because of the way the COP form (see above) is marked – be mindful of this …

  • Do not wait to order your appraisal or hold off inspections – your delay as a buyer can be self-sabotage and risk a seller issuing a “notice to perform” if you do not hold to your contractual obligation. There will only be so much your lender or agent can do to protect you, if an appraisal review runs late or there isn’t anyone to have race out to an inspection same day past your contingency period.
  • Example, you have a home inspection on day 4 of a 17 day inspection period – you wait until day 15 to order a roof inspection or HVAC inspection because your home inspector suggested further evaluation – and then you need to race to ask for an extension. You can’t assume that you’ll be granted this modification to contract.
  • Warning: Contractors and inspectors can be booked out for a week or two, particularly for specialty items, or any testing involved. Some may be free for a bid, but some may be a fee (and a fee that is worth the cost for your review – there may not be any recourse after close of sale).
  • Fluid communication and updates between all parties (buyer + seller) can often solve a lot of these concerns if the time extension is genuinely needed, but it cannot be assumed it will be granted – particularly in a hotter market.
  • If you have a credit coming – be sure to loop in the lender that it might be coming (example a credit as part of negotiations from a buyer request for repairs).

ALWAYS have a housing solution, plan B. Your homes may not close on time and one deal may fall out and go back into escrow and affect a perfect closing.

  • Sometimes you have such a cherry “all-cash” deal closing on your primary home, that you have to just make it happen and find a rental solution.
  • If things fall apart, never force a home sale – it’s too big of a purchase and sometimes things don’t work out and it does stink. Sometimes renting is the temporary and right solution.

Seller Occupancy After Closing – Negotiate this Upfront when you’re a seller. Delays can happen on files. It happens, even on the most perfect of files monitored. There are numerous bodies behind the scenes on loan and this can affect your closing. Along with TRID – be aware of this as a buyer. TRID can delay you alone (see #3 above, last bullet).

  • Most lenders will not allow over 60 days of occupancy by seller after closing, and most buyers aren’t the biggest fans of much of anything past 30 days (if any at all)

It stinks if the seller knows you have to buy their home and they take advantage of this fact, when it comes to negotiating repairs or a credit after your inspections. All the more important to also have a plan B for housing if you need to walk away and it’s becoming too much. BUT having stated that, sometimes we need to see big picture, is it truly a crisis or an easy hundred dollar fix that isn’t worth walking away from your dream home. Break down all the costs and get bids to make an educated decision that’s right AND wise for you. Education and information is King/Queen.

Sometimes it’s best to take the credit and sometimes it’s important to wait to see request for repairs executed before close of escrow (COE). It depends on the scenario what’s the right route.

  • If it’s pest work, sometimes it’s important to have the house  opened up for review, to ensure there’s no other underlying issues or damage that can’t be revealed by a general inspection.
  • If you have work being done, as part of your request for repairs – ensure there’s mention of all work being done BEFORE close of escrow.
  • Sometimes it’s best for buyer to take the money credit – to take control of overseeing repairs by their own trusted contractor that way they know who the work is being done by, and may be able to save cost.
  • Ensure that a licensed contractor is doing all work and receipts are provided before COE (close of escrow)

Spread the word

All this coordination and effort – is worth it. These transactions can be a bit stressful, all the more reason you should work with us – we’re educated, experienced, happy, and we get it done. Plus we’ll do all the stuff behind the scenes to keep it less stressful for you. (Note: most of our wrinkles are either from our three kids or contingent sales). 

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REALTORs Steve Ostrom + Heather Ostrom – 916-308-2446 – Homes@RosevilleAndRocklin.com – Coldwell Banker 2200 Douglas Blvd B-200, Roseville, CA 95661CALBRE# 01344154 + 01899313

SELLERS: What is My Home Worth?

Buyers: Start Your Property Search

Podcast Ostrom Time with Marguerite Crespillo

So we have always been good friends with the awesome Marguerite Crespillo for years, and she has a fabulous real estate podcast “Real Estate Real World.” Marguerite is and has been a top-producing REALTOR and broker in our area, for years. She and her husband Joe, are fixtures in our area, always at Placer County Association and supporting local agents, and their doors are always open to all.

Marguerite is a wealth of knowledge and experience, she’s a real estate trainer and coach, and she loves to help others.

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So, what did we cover in our real estate interview podcast? Well you’re going to need to listen in, and hear the scoop! We covered: marketing, in-town behavior philosophies, agent-to-agent interactions, our love of #OstromOrange, why you rarely see Steve O not in a suit, the issue of low inventory (Placer County), and finally … “best tips for any new real estate agents.”
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I truly believe you’ll enjoy, you’ll be educated, and I’m certain you will be entertained, while learning. And we hope you take away a few Awesome Ostrom, RE Nerd Nuggets!

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Quick background on Marguerite: She’s a real estate coach and trainer. On Marguerite’s real estate podcast, she has interviewed Hal Elrod, the awesome Sean Carpenter, Tamara Dorris, Bob Corcoran, and Ryan Lundquist (and many more). Be sure to subscribe to her Podcast channel – I promise you’ll enjoy. And if you’re not a podcast listener, let me tell you – it’s changed my life. Since there’s no visual, you can still do work, walk, exercise, drive, and still listen in … I love podcasts!

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I can’t thank Marguerite Crespillo of Realty First in Roseville, CA. Thank you for having us on your show, and I’ll be tuning in and listening to all the back and future real estate episodes. 

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iPhone Users – this is what to look for on your phone 🙂

So listen here – and give us your feedback! We would be honored to have you listen in. (you can listen on the link, and/or go through iTunes and subscribe to Marguerite’s channel). And as my awesome friend and CB trainer, Sean Carpenter always says to all – “Build Relationships, Solve Problems, and Have Fun!” 


Property Questions or Showings? 916-308-2446 – Homes@RosevilleAndRocklin.com – REALTORs Steve + Heather Ostrom
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Coldwell Banker Residential Brokerage

See more informative posts at:  www.RosevilleAndRocklin.com – Roseville and Rocklin Real Estate + Lifestyle

Author: Heather Ostrom, Real Estate Marketing – REALTOR

Steve Ostrom, Primary Listing Agent + REALTOR – 916-308-2446 – Homes@RosevilleAndRocklin.com – Coldwell Banker  – Roseville, CA – CALBRE# 01344154 + 01899313 2200 Douglas Blvd B-200, Roseville, CA 95661

Learn more about listing your home with us!

How to View your Tax Bill in Placer County

How do I View a Past Tax Bill in Placer County

Thinking of moving to Placer County, California? 

Or may you’re just relocating within Placer County … We’re often asked about taxes for a property they’re interested in buying and the breakdown of those taxes.

We can help you find the info and answers to your questions! And when in doubt, ALWAYS contact the Placer County Tax Collectors Office 530-889-4120 or the Placer County Assessor’s Office at 530-889-4300. Buyer to verify all information found on this website with the county. A real estate agent cannot relay this information for risk of information changing (and beyond their control), but we know you need and want this info (as would we).


**For Placer County ONLY**


How to VIEW a Property’s Tax Bill, without the APN Number

NOTE: If you already have the APN (assessor parcel number), you can skip to “part 2” below.

  • PART 1: 1. Know the Property Address,  2. Figure out the APN (Assessor Parcel Number)
  • PART 2: Plug in the APN to retrieve the Tax Bill information

PART #1 – Get the APN Number by Inputting the Property Address

The APN is four sets of three numbers (example: 000-123-123-123) . If you have a MLS sheet print out from your agent, you can find it at the top of the page. If you DO NOT have the APN … here’s how to retrieve an APN for a property you’re interested in …

Go to the Placer County “APN Map Search Site”: CLICK HERE for the Map Search for APN for Placer County (this site might take a minute to load): http://maps.placer.ca.gov/

At the TOP RIGHT, plug in the 1. property address and hit “search” … and then grab via “copy and paste” the 2. APN from the search results

Tax-bill-Placer-County-APN-Search

PART #2 – Plug APN on the Placer County Tax Collector Site

Click Here to visit the Placer County Site: Tax Bill Search and Plug in the APN http://www.placer.ca.gov/departments/assessor/assessment-inquiry
(you’ll be cue’d to agree to Placer County’s disclaimer terms)

Tax-Bill-1Tax Bill in Placer County APN

Voila, you’re done and you should have your Tax Bill PDF downloaded. If you’re still having problems, post a comment below or shoot me an email and we’ll help you out.

 More Info:

Property Questions or Showings? 916-308-2446 – Homes@RosevilleAndRocklin.com – REALTORs Steve + Heather Ostrom

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Coldwell Banker Residential Brokerage

See more informative posts at:  www.RosevilleAndRocklin.com – Roseville and Rocklin Real Estate + Lifestyle

Author: Heather Ostrom, Real Estate Marketing – REALTOR

Steve Ostrom, Primary Listing Agent + REALTOR – 916-308-2446 – Homes@RosevilleAndRocklin.com – Coldwell Banker  – Roseville, CA – CALBRE# 01344154 + 01899313 2200 Douglas Blvd B-200, Roseville, CA 95661

Learn more about listing your home with us!

steve ostrom realtor roseville rocklin granite bay real estate listings for sale fsbo bank owned reo repossessed goldfish

equal housing

Equal Housing Opportunity

Earth Day 2012 – Roseville, California

April 21st, 2012 – 5th Annual “Earth Day” in Roseville, CA. Every year we try and attend this event and every year it seems to get better. We love living in Roseville and this event just reminds us how much we really do love this city.

Below are some fun links of groups featured in our video and/or great helpful links to the City of Roseville (CA):

Referencing our video: AND “NO” we didn’t win the Kindle Fire from the City of Roseville … I *KNOW* … what’s up with that?


Property Questions or Showings? 916-308-2446 – Homes@RosevilleAndRocklin.com – REALTORs Steve + Heather Ostrom

10009755_10204141973002469_7718686392502081250_n

Coldwell Banker Residential Brokerage

See more informative posts at:  www.RosevilleAndRocklin.com – Roseville and Rocklin Real Estate + Lifestyle

Author: Heather Ostrom, Real Estate Marketing – REALTOR

Steve Ostrom, Primary Listing Agent + REALTOR – 916-308-2446 – Homes@RosevilleAndRocklin.com – Coldwell Banker  – Roseville, CA – CALBRE# 01344154 + 01899313 2200 Douglas Blvd B-200, Roseville, CA 95661

Learn more about listing your home with us!

steve ostrom realtor roseville rocklin granite bay real estate listings for sale fsbo bank owned reo repossessed goldfish

equal housing

Equal Housing Opportunity