Find Your Dream Home

Locating The Right Property

I hope you are excited about the prospects of finding a wonderful home. There are a few thing that should be considered; shopping for a home is a process that, whenever possible, should not be rushed. Make sure that you perform adequate research on the area, neighborhoods and that the homes are available on the market. You should do your best to look carefully at the property within the interior and exterior. You’ll know if this property is a match as you will see yourself living there and don’t get to emotional until the offer is accepted.

I will help to provide you with additional information pertaining to the property and the area, as well as schedule a time for you to preview any properties that maybe of interest.

Start Here - Property Criteria

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Getting The Best Financing

26 Rate Quote Consideration

Loan Types

VA Loan: Up to 100% LTV allowed:
- These loans are guaranteed by the U.S. Department of Veterans Affairs. VA loan guidelines allow for 100% LTV, which means that no down payment is required for a VA loan. VA mortgages are available to certain active-duty military servicepersons, veterans, military spouses, members of the Selected Reserve or National Guard, cadets at the U.S. Military, Air Force or Coast Guard Academy members, midshipman at the U.S. Naval Academy, World War II merchant seamen, U.S. Public Health Service officers and National Oceanic & Atmospheric Administration officers.
USDA Loan: Up to 100% LTV allowed:
- These loans are insured by the U.S. Department of Agriculture. USDA loans allow for 100% LTV — there is no down payment required. USDA loans are sometimes known as Rural Housing Loans but it’s a misnomer, of sorts. USDA loans are available in rural parts of the country, but they’re available to very few suburban homeowners based on population.
FHA Loan: Up to 97.0% LTV allowed:
- These loans are insured by the Federal Housing Administration, an agency within the U.S. Department of Housing and Urban Development (HUD). FHA mortgage guidelines require a down payment of 3.0 percent. FHA loans can be an especially good fit for home buyers with less-than-perfect credit scores.
Conventional Loan: Up to 95% LTV allowed:
- Conventional loans are loans guaranteed by Fannie Mae or Freddie Mac. Both groups offer 95% LTV purchase mortgages, which means you will need to make a down payment of 5 percent to qualify. 95% loans are available via most mortgage lenders, and private mortgage insurance (PMI) is often required. As compared to an FHA loan, conventional loans to 95 percent LTV are advised for Homeowners with high credit scores.

Price Negotiation

What market is the real estate in for the region?

Is it a buyer’s market or a seller’s market or is it a market where housing supply or demand are equal. The position to be in is the one that benefits your position as a buyer or seller.

What about financing?

Get pre-approved for a mortgage loan. That means your mortgage lender has reviewed your application has verified your; credit history, assets, checked employment and income, examined your debt-to-income ratios, and has pre-approved you for a certain dollar amount, terms and interest rate so that you stay within your budget.

Making an offer:

Your Realtor® would have asked the listing agent several questions to assist in writing the offer. It’s important to understand the seller’s motivation for selling. What is their urgency? This information will allow for the buyer to get what they want in order to obtain a “win-win” situation. Don’t insult the seller as you never know if you need to go back to the negotiation table. Negotiate with data not an opinion.
Suggestions to put into the offer as you never know unless you ask but it should be reasonable:
1. Price reduction
2. Paying down points for the buyer
3. Help with down payment
4. Help with closing costs
5. Offering a home warranty
6. Paying future HOA fees, pool maintenance, landscaping
7. Escrow fee’s
Sometimes, it’s not all about money that will make a deal work. There are times when a letter to the seller letting them know what their home would mean to you as the buyers.
As no two transactions are alike.

Negotiating after the 17 days inspection period

Your offer has been negotiated and accepted, the earnest money is at the title company. Now you start the inspections after the seller has provided the disclosures.
Your offer has been negotiated and accepted, the earnest money is at the title company. Now you start the inspections after the seller has provided the disclosures.
The seller are usually not required to bring a house completely up to current local building codes unless changes have been made to the property such as remodeling.
If the inspector see that there are issues, it will be require the seller to address, them as they will pertain to an unsafe system or a major repair as needed to make the system operate more effectively.
The seller is not required to correct cosmetic issues but has to address what is reasonable explanation of what repairs are being brought up by the home inspector. Here is where additional negotiations needs to take place; have seller repair or provide a credit.

Inspection & Repair

Pest Inspection

In Placer County the Seller typically is to provide a “Structural Pest Control Inspection” that is conducted by a license inspector to the buyer upon request. The average cost is around $125.00. This report is general in nature and is to identify any wood destroying organisms or structural & deterioration conditions. The common finding is Fungi also known as “Dry Rot”.
This is where wood has been softened by exposure to moisture over a period of time. There are also two different categories reported Section 1 are those conditions that are active or is causing more damage to the property & Section 2 not currently causing damage but are likely if left unattended.
Example: Pluming is leaking which there is moisture but has not shown any sign of fungus decay.
The purchase contract will specify who is responsible for the cost of the inspection and making those corrections.
Most lenders do not require a “clearance”. If you are purchasing the property without a Section 1 work being performed, there should be no reference to the pest control report in the Purchase Contract.
Not included in Pest Inspection report are sheds, detached garages and carports, outbuildings, wood decks or other structure on the property which is not attached to the main structure as these items are an extra charge.

Home Inspection

The home inspection clause in your Purchase Contract allows you the right to have the property thoroughly inspected by a General Home Inspector. These Home Inspectors are not currently required to have a license, most are or have been a General Contractor. The inspection will result in providing an overall assessment of the present condition of the property which will take several hours and the findings will be documented and furnish as a report with photos. The general inspection cost is around $300 – $500 dollars on most homes.
During the inspection the Home Inspector will be covering the following:
Exterior siding, flooring, appliances, water heater, furnace, electrical service (making sure it is to code), pluming and other visible feature of the property. They will not move any large items at the property and will not inspect the sprinkler systems. They may call for in their report further inspections from a specific trade; Roofer, Plummer, Electrician, mold/moisture expert, HVAC or possibly a Structural Engineer to further its findings.
Inspections are paid for by the buyer. Upon reviewing the report the buyer may generate a written “Request for Repairs” to present to the seller. Any of the repairs items are up for negotiation. Seller is responsible for any “safety” and “health” concerns not “cosmetic” or “upgrades”.
The other benefit of having a home inspection is that it helps with warranties such a “Home Warranty” that indicate the condition of the property in order to have the warranty honored or Home Owners insurance.
Home inspections are done for the benefit of the buyer so that they know what they are purchasing and is highly recommended.

Title Companies

Title Companies

There are several title companies in Northern California that are available to assist with the escrow of a purchase, refinance, quit claim deed or any type of real estate transaction. In a transaction it is up to the party that is paying the fees to choose which Title company they want to use as it is negotiated in the Purchase Contract. Usually, the title company that has been selected is one that has been used in the past or is a recommendation.

Escrow

The deposit of instruments and funds with a neutral third, which instructions (an obligation between two or more parties) to carry out the provisions of an agreement or contract.

General Provisions

The essentials of a valid escrow is that there is a binding contract between buyer and seller and that there is a conditional delivery
of transfer instruments. The following are questions that are asked by the escrow officer during escrow
- Vesting of title – After escrow is open.
- Possession – The close of escrow.
- Repairs – If buyer wants to make repairs to the property before escrow closes or move in that will be required in writing from seller.
- Escrow Instructions – That are signed by seller and buyer.
- Termite Report – If buyer wanted to pay for the repairs.
- Escrow Officer – Authorized to call for the funding of the buyer’s loan, can make changes to the terms of the sale on written instructions of buyer and seller, without the agent’s approval or if buyer decides to move in before escrow closes, he is a tenant, and would sign and interim occupancy agreement.

Proration

Taxes, insurance, interest (recurring costs), and rent are usually prorated to the close of escrow. Unsecured debts are not prorated (utilities, credit card, medical bills, taxes, liens). The basic idea of proration is to charge the seller for his share of the use of these items and to charge the buyer for his share. There are two steps involved:
- Establish who is to be charged and on whose closing statement the item will appear as a debit.
- Calculate the money involved.

The lender must deliver to the borrower and information booklet (“The Settlement Costs”) and the good faith estimate of costs involved within 3 days after the loan application is received.
The lender must also provide a “Uniform Settlement Statement” stating all settlement costs. This must be delivered “AT OR BEFORE” settlement 1 day before escrow closes.

Contract to Closing

Step that is taken to complete the transaction

Agency Relationship: The relationship of trust in which one person (the agent) represents another (the principal) in dealing with third parties, as authorized by the principal.
Loan Application: Working with a local lender
- What is the interest rate?
- Down payment assistant programs
  1. California Homebuyer’s Down Payment Assistant Program (CHDAP)
  2. School Facility Fee Down Payment Assistant Program (SFF)
  3. Extra Credit Teacher Program (ECTP)
  4. Affordable Housing Partnership Program (AHPP)
  - Funds that are needed for closing costs
    - Some loans have “points”.
    - Mortgage Insurance.
Finding the Home
- Look for homes within your loan approval amount
- Keep an open mind
- Patience
- You’ll know it is the right home when you see it

Buyer’s biggest fear is the negotiation of their home purchase

Making an Offer – Have a market analysis on the property before deciding what to offer.Length of time on the market, Inventory in the neighborhood, Curb appeal & Condition of the home are all part of the consideration.
- Deposit – 1% of the purchase price is standard but there are exceptions.
- Contingencies – A condition that must be satisfied before a contract is binding. For instance, a sales agreement may be contingent upon the Buyer obtaining financing.
- Counter Offer – Counter offers will state that the seller has accepted the buyer’s offer subject to particulars that might have beenin the offer or is in consideration of conditions.
- Examples could be – Higher price, increased the earnest money (deposit), not willing to pay for certain reports or fees, change title company, change closing date or possession date, exclude personal items, modify contingency time frames.Each time an offer is counter it is considered a new offer.
- Ratified Contract – All parties have come to agreeable terms.
During the Transaction – Due Diligence– Inspections
- Disclosures about the property will be furnished and requires close review.
- It is imperative that you don’t wave inspections as this is one of the biggest investment that a person makes. Learning more about the property is in your best interest.
- If there are any need issues concerning repairs it will be written on a form called “Request for Repair” to be negotiate with the seller. What tends to be addressed are safety and health.
Contingency Removal
- After 17 days of contingency for inspections and 21 days of loan contingency – providing that the property is acceptable, appraisal came in at value and the loan is ready to fund than all of the contingency will need to be removed
- Removing the contingency will be indicating that you are accepting the terms of the contract.
- The reason contingency are important is that the property is not held up any longer than the agreed terms of the contract as the seller is stop marketing the property during that time period.
- If there is any doubt about moving forward a cancellation can take place and the deposit will be refunded providing that communication took place during the transaction information the listing agent of known concerns.
Homeowner’s Insurance / Utilities transferred / Mail Forwarded
- After the contingency has been removed all parties are working towardsthe close of escrow as a date has been established. At this point the home insurance company, utilities & post office has been notified of the date of ownership.
- Providing the utility company with advance notice will prevent having the power turned off as there is a charge for new service.
- Make plans to change the door locks.
Appraisal/Loan Approval / Funding
- Once the loan is ready to fund the title company will schedule an appointment to sign documents on the loan and any other documents that were part of the contract.
- Attending the signing at the title company are the persons who names will be on the deed. Bring picture ID (driver’s license).
- After signing the documents will be heading back to the lender from the title company for final review before funding. As there are times the underwriter might verify employment, bank balances and to make sure there are no other conditions.
- Title company is had the County Assessor’s office record the new ownership of the property.
The final walk-through
- This happens 3 day prior to the close of escrow.
- The purpose is to verify that the property is in the same condition as the day the offer was accepted
What to avoid before closing escrow:
- Don’t leave town or stop communications.
- Don’t change employment.
- Don’t purchase any large items for the property.
- Don’t buy a car during escrow.
- Don’t pay your bills late.
- Don’t transfer/move bank accounts balances.
Escrow is closed.
- The agent will meet you at the property to have you the key or you can pick up the key at the title company based on your needs.
New homeowner.
- You might have a refund coming back from the title company.
- Title Company will be providing you with your signed documents.
- Filing for Homeowners’ Exception up to $7,000.00 of the assessed value of a dwelling, for those qualified. This is a saving of $70.00 per year on your property taxes. In order to qualify for the exemption you must either:
  1. Own and occupy your principal residence as of January 1st of each year or
  2. Intend to occupy a recently purchased or constructed residence within ninety (90) days after the purchase or completion of construction.
  3. The form is available as the Assessor office or online.
Keep the following records.
- Real Estate documents should be 3 – 6 years or as long as you own the property..
- Home Improvements receipts – until you are ready to sell your home.Good information to provide the new homeowner.

About the Area

Chamber of Commerce

Auburn Chamber of Commerece
601,Lincon Way,Aurbun
530 – 885 – 5616
www.auburnchamber.net
Loomis Basin Chamber of Commerce
5911 King Road, Loomis
916 – 652 – 7252
www.loomischamber.com

Forrest Hill Chamber of Commerce
24470 Main Street, #B, Foresthill
www.foresthillchamber.org
Rocklin Area Chamber of Commerce
5055 Pacific, Rocklin
916 – 624 – 2548
www.rocklinchamber.com

Lincoln Chamber of Commerce
511 5th, Lincoln
916 – 645 – 2035
916 – 645 – 9455
Roseville Chamber of Commerce
650 Douglas Boulevard, Roseville
916 – 783 – 8136
www.rosevillechamber.com

Relocation Specialist

Moving into the area or Moving out of the area – Meeting the needs of Home Buyers & Sellers

You can count on an experience Real Estate Broker
There is No Relocation Service Fee

What is a Relocation Specialist

It is a person who is knowledgeable about a large body of relocation issues up to and including the real estate industry, travel industry, family issues, tax and legal issues, appraisals and corporate relocation policies and issues, among others. My background and experience touches on many levels of these very issues to assist in relocation as I have helped many families over the years arrive and leave the Sacramento region with much success.

Assisting You With Your Needs As Follows

Work with your itinerary – Review your Assessment
Providing assistance in pre-marketing & selling
Prospecting Properties – Educate on Market Availability
Comparable Market Analysis
Staying within the Budget
Property Management – Recommendations
Mover – Recommendations
Lender – Recommendations

Easy to use Form

Simply fill out the form below so that we may contact you to provide customized a guide to assist in your relocation needs.