Steps To Ownership

Here is a summary of the steps that you will take from your home search to closing. If you are a first-time home buyer, don't be overwhelmed by the number of items listed or their complexity. Your real estate agent, attorney, and loan officer will guide you through this process. Many of the tasks are handled directly by these three parties. They will instruct you as to exactly what you must do and will answer any questions that you might have. Don't forget, they've gone through these procedures many times before. NOTE: All dollar figures listed in this section are estimates only and will vary due to many factors including which region of the country you live in. 1) Using the loan and pre-qualification functions in the software, determine the price range of the home that you can afford. Discuss this with your real estate agent. Ask him or her to show you houses in this range in the communities that you would like to live in. Your agent is a good source for inside information on the benefits of the communities in his or her area. For the most part, you should count on spending 2 to 4 weeks looking at homes with your real estate agent. This will give you enough time to look at plenty of homes and make your decision. If you take longer than a month, you risk the chance of loosing a home that you would have liked to make an offer on, and you'll have to start the process again. During this time period, it is also a good idea to get "pre-approved" for a loan. This is different than a pre-qualification. The bank or mortgage company actually does a credit check for a pre-approval. Having a preapproved loan gives you an advantage when making an offer in step 2.  2) When you find a home that you want to purchase, the next thing you do is make an offer through your real estate agent. Your agent will provide you with a standard approved sales contract.   An attorney may or may not be necessary at this point,  however, you may decide that you want an attorney to review the contract. The sales contract will most likely contain some contingencies on provisions set forth in or addendums attached to the contract. Examples of some contingencies are: your obtaining financing for a specified rate and term, selling your current home, obtaining a satisfactory (to you) home inspection. Your real estate agent or attorney can inform you of other options which may be included in the contract. This offer to purchase a home may be accompanied by earnest money in the  amount depending on the price of the home. This indicates to the seller that you are making a serious offer. The earnest money is normally in the form of a check made payable to the broker or title company. It is deposited in an escrow account and will be applied to your down payment. If the sale is not finalized for a reason beyond your control (ie. due to one of the contingencies), the earnest money will be returned to you according to the provisions of the contract. Subsequent offers and counter offers may take place until all terms are agreed upon by both parties.  When everything is agreed on and all changes have been made, the offer then becomes a contract. 3) Have the home inspected by a professional, bonded inspector. (NOTE: The buyer normally pays for the home inspection - it will run somewhere in the area of $200 - $400.) The home inspection usually takes place within 5 - 7 days after the offer has become a contract. If there are any major flaws in the home, they can be dealt with before you apply for the mortgage. If these issues can not be dealt with to the satisfaction of the buyer, your contract should allow you to back out at this time (during the option period). 4) Apply for a mortgage. NOTE: Check the loan/mortgage and mortgage prequalification functions provided in this software. You will probably have to pay a loan application fee of $100 to $300.   The loan officer will advise you about the costs you will have to pay to get the loan.  Many companies will charge prepaid points. (Each point refers to 1% of the loan amount and is paid to the lender or mortgage company to cover their cost for the up front processing of the loan.) You may decide to "lock in" the rate at this time, or the lender may allow you to do it at a later point in time. (If you have been pre-approved for a loan, some of the steps in this process will have already been completed.) When you apply for a mortgage, what are some of the items that are needed? (These may vary depending on the lender.) - Social Security cards & drivers licenses - Residence addresses for the past 2 - 5 years - Your landlord's name and address - Names and addresses of each employer (past 2 - 5 years) - Your most recent pay stubs - Two years signed tax returns & W2's - Names, addresses, account numbers, and balances of all checking, savings, credit cards, and installment loans - Two most recent bank statements on all accounts - Information on any stocks or bonds you own - Details of all real estate owned - Copy of fully executed sales contract, riders, and listing sheet for your current home (if applicable) - Divorce decree & child support agreements - Application fee 5) You should receive a "good faith" estimate of the closing costs from the lender. This is called a "RESPA Statement". It includes the costs for: points, appraisal, title search, title insurance, survey, recording of deeds and the bank's attorney fees. Some of these items may be included in the points that they charge. 6) At this time, there are several other items that may need to be done before the lender gives final approval to the mortgage: Title Search/Committment - This is usually required by the lender. It should be stated in the sales contract that the seller provide you with clear title (one without any liens against it). Mortagee Title Insurance - The lender will also require this for their own protection. It's an insurance policy that covers any problems with the title even though the title company stated it was clear. Owner Title Insurance - This covers you, the buyer, in the event that the title is not clear.  Private Mortgage Insurance - Again, this is something that most lenders require if your down payment is less than 20% of the purchase price. It is a protection for the lender in case you default on the loan. Homeowner's Insurance - This is an insurance policy that covers the cost of repairing or rebuilding your home in the event of a natural disaster. Obviously, this is beneficial to both you and the lender. This is something that you will shop around for on your own. You can start with your auto insurance company. Your realtor may also have some suggestions. With the exception of the homeowner's insurance, all of the above costs plus any additional ones such as the appraisal, survey, recording of deeds and the bank's attorney fees will be included in the RESPA provided by the lender. The entire cost to you, the buyer, will usually be in the range of $1,000 to $1,500 excluding points. (The actual amount may be higher or lower than these limits.) The amount of points that you will have to pay depends on the lender's policies, the amount of your down payment, the term and the amount of the mortgage. This means that you should count on having this much cash available besides the amount of your down payment and the amount of points paid to the lender. The down payment is usually a minimum of 5% to 10% of the selling price. So, how much will this cost? Let's take an example of a $150,000 home. Suppose your lender allows you to put a 5% down payment on the house, and your closing costs will be between $1,000 and $1,500, and the amount of points paid is 1.5% (of the loan). This would come to: Down payment $7,500 Closing costs $1,000 to $ 1,500 Points (1.5%) $2,138 ------------------ Total $10,638 to $11,138 7) If your mortgage is approved, the lender should send you a letter of approval.  If the following information is not provided, you will need to request an accounting of the closing and settlement costs, and the required documents that you will need to bring to the closing. 8) All of the parties have already agreed, through the contract, on a closing date. For the closing, here is a list of some of the items the parties are responsible for. THE LENDER: RESPA, Truth in Lending Disclosure Statement, the mortgage, the mortgage note, application for any escrow accounts required for the buyer, and the check for the seller. THE SELLER: Property deed, final utility bills, final tax bills, any documents required to clear the title, and keys to the house. THE BUYER: Cashier's check is required for the remainder of the down payment plus the balance due for any other payments (you will be informed of the amount), any documents required by the lender, insurance binder. 9) You will select a walkthrough date. This is your opportunity to inspect the home one last time before closing. It is usually scheduled a day or two before the closing date. 10) Possession date was agreed on in the contract.  Buyer and Seller Temporary Residential Leases are a usual addition of the contract (these are used anytime a buyer or seller occupies the house after closing). 11) CONGRATULATIONS!!!!! Closing day has arrived. After signing numerous documents and taking care of final payments, you will become the proud owners of your own home.