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Your Home Buying Packet

Putting the Pieces Together

A Complete Guide to the Home-Buying Process

Welcome! You are about to embark on the exciting journey of finding your ideal home. Whether it is your first home or your tenth home, a retirement home, or an investment property, I will make your home-buying experience fun and exciting. I can help you find the ideal home with the least amount of hassle, and I am devoted to using my expertise and the full resources of At Home Realty to achieve these results!

Purchasing a home is a very important decision in your life. In fact, most people only choose a few homes in their lifetime. I am going to make sure that you are well equipped and armed with up-to-date information for your big decision. I am prepared to guide you through every phase of the home-buying process. This packet gives you helpful information before, during and after your transaction. Use its reference pages, note pages and agency explanations, as an invaluable guide on your home-buying journey.

Please keep this packet with you during your home-buying process. There are pages that contain important information and notes to help you stay organized.So let’s take an exciting journey together! I look forward to meeting your real estate needs every step of the way

Kim James

(615) 642-1732

[email protected]

Why You Need a Realtor

KIM JAMES (615) 642-1732 [email protected] (615) 792-6100 *124 N. MAIN STREET, ASHLAND CITY, TN 37015

As a licensed real estate professional, I provide much more than the service of helping you find your ideal home. Realtors are expert negotiators with other agents, seasoned financial advisors with clients, and superb navigators in the geographic areas they service. I am members of the National Association of Realtors (NAR) and must abide by a Code of Ethics and Standards of Practice enforced by the NAR. A professional Realtor is your best resource when buying your home.

LET ME BE YOUR GUIDE — As a Knowledgeable Realtor

I can save you significant amounts of time, money, and frustration.

I know the housing market inside and out and can help you avoid the “wild goose chase”.

I can help you with any home, whether it is listed with another agency or it is being sold directly by the owner.

I know the best lenders in the area and can help you understand the importance of being pre-approved versus pre-qualified for a mortgage.

I am an excellent source for both general and specific information about the community and its services, schools, shopping, and transportation.

I am experienced at presenting your offer to the home owner and can help you through the process of negotiating the best price and terms. I bring objectivity to the buying transaction, and I can point out the advantages and the disadvantages of a particular property.

I invite you to discuss how these services are Free to my buyer clients.

Additionally, I would be happy to refer you to a list of trusted vendors that I have developed relationships with over the years.

The Advantages of Using a Buyers’’s Agent


YOUR INTERESTS ARE PROFESSIONALLY REPRESENTED —Enlisting the services of a professional Buyer’s Agent is similar to using an accountant to help you with your taxes, a doctor to help you with your health care, or a mechanic to help you with your car. If you had the time to devote to learning everything about accounting, medicine, and automotive mechanics, you could perform these services yourself. But who has the time? This is why you allow other professionals to help you in their specific areas of expertise.

I will take care of the hassles of everyday real estate transactions for you. I let you concentrate on your full-time job, while I do my job. I will guide you through the home-buying process and exclusively represent your interests as I help you find a home, present your contract offer, negotiate, and close on your home!

YOU GET A PERSONAL SPECIALIST WHO KNOWS YOUR NEEDS —As your Buyer’s Agent I will get to know your real estate needs and concerns. This type of relationship is built through open communication at all times. Your Buyer’s Agent will save you a lot of time by providing you all the details about any home before you see it. In addition, your Buyer’s Agent will listen to your feedback and concerns about each home.

YOU WILL GET A GREAT HOME FASTER AND WITH LESS EFFORT —The advantage to signing a Buyer’s Agency Agreement is that you will have a professional agent working to find and secure the ideal home for you. It is much easier to find a home that meets your needs, negotiate a contract, and close the transaction with an experienced agent by your side. You won’t need to spend endless evenings and weekends running around looking for homes or trying to search computer networks by yourself. When you tour homes with your Buyer’s Agent, you will already know that the homes meet your criteria and are within your price range.

YOU GET ALL THIS AT NO COST TO YOU —Entering into a Buyer’s Agency Relationship has countless advantages. You are simply agreeing to “hire” a personal representative who, by law, must represent your best interests to the best of his/her ability. All of this personal service is available at absolutely NO COST TO YOU! The Seller’s Broker is responsible for paying your Buyer’s Agent fee. With me, you get a professional experienced agent devoted to protecting your needs and to helping you make one of the most important investment decisions of your life.

The Home Buying Process


I have designed this packet to assist you with the purchase of your new home. I assure you that it is my goal to provide you with the most professional and informative service available. I am always just a phone call or text away!

1) Find a Realtor You Can Trust –I have included reviews from my past clients

2) Analyze Your Needs in a Consultation

3) Obtain Financial Pre-Qualification and Pre-Approval

4) Select Properties

5) View Properties

6) Write an offer to Purchase *Due diligence/Trust money check

7) Negotiate and Counteroffer

8) Contract Acceptance! * Inspections (Home, termite, etc.) * Negotiate Repairs * Schedule Closing

9) Complete the Mortgage Application * Credit Report *Appraisal *Verifications *Insurance

10) Secure Underwriting * Conditions

11) Final Walk Through

12) Close on the Property

13) Take possession of your New Home!

Up Front Money: Due Diligence Fee/ Trust Money Inspection Fees (Home, Radon, Well, Septic & Termite) Appraisal Survey

Client Reviews


Facebook ReviewsNovember 21, 2015 Heather Burch reviewed Kim James, Realtor — 5 star

THE. BEST. You won't find a more caring, client focused, realtor. She made our whole experience seem effortless. Thank you, Kim!

September 15, 2015 Kelsey Deanna Mallard reviewed Kim James, Realtor — 5 star

Kim James is the best real estate agent I have ever worked with! She is very knowledgeable on purchasing and selling a home. She went ABOVE and BEYOND for us. If we called her any hours of the day she always would answer know matter what! If you are looking to buy or sale your home she is who you want!!! Thank you so much for helping us sale our home and purchasing our new home! You are a great realtor!

September 1, 2015 Christie Norwood Foster reviewed Kim James, Realtor — 5 star

Purchased commercial property through Kim was none the less the most stress free transaction I have ever experienced. From a call over the phone to the electronic signatures of papers to a closing. She went above and beyond her responsibilities in helping us (even while she was on vacation). Robert and I would recommend her to anyone.

August 18, 2015 Taylor Baker reviewed Kim James, Realtor — 5 star

Kim was amazing through the whole process. She always made herself available and always answered every question we had. She was always friendly and made sure we were happy with everything with our new home

May 2, 2015 Cathy Darnell reviewed Kim James, Realtor — 5 star

Anyone who needs a realtor should call Kim James. Kim is so very helpful, professional and always available to her clients. Not only does this Realtor know the answers to all your questions she is very generous with her time. Thank you again Kim James for all the help and guidance thru our recent purchase. You played an important part in finding our family's forever home.

Client Reviews


Facebook ReviewsMay 2, 2015 Ashlie Farmer to Kim James, Realtor

Kim I wanted to tell you what an amazing realtor you've been and how much we loved working with you again!! With your help we just bought our dream home and farm!! You answered all of our never ending questions and were amazingly patient with us (mostly me) and had no problem visiting the place numerous times. Not many realtors would literally walk land with you and risk an electric fence shock but you did and without hesitation!! That's dedication right there sister!! I can't tell you how much I appreciate everything you've done for us!! You went far and above the duties of a realtor and were a real friend to us!! You are a true #rockstarrealtor!! Love you!!

April 30, 2015 Eva Marie Moriarty reviewed Kim James, Realtor — 5 star

Kim has integrity, commitment, and a great heart, which are qualities I never expected to find in a realtor. I always felt comfortable asking her questions and trusted that she would steer me in the right direction. Very lucky to have found her.

March 5, 2015 Michael Carter reviewed Kim James, Realtor — 5 star

Kim is a hardworking, honest realtor. She does everything in her power to make the transaction quick and easy. Kim does great communicating to the seller and buyer. I have been impressed with her diligence and professionalism. 5 stars from me!!!

March 2, 2015 Meagan Wood reviewed Kim James, Realtor — 5 star

I love working with Kim. She made my experience buying a house a great one. She showed me houses she knew I'd love. She did all the hard work and got back to us the very same or next day. She's honest and very open minded. Clearly she knows her stuff. I'm proud to call her my realtor! I have so much trust in her and I'll definitely be using her again. Love her

Client Reviews


Zillow Reviews02/17/2016 - user3613069

I highly recommend Kim for your purchase; she will work day, night, and even during her vacation, to ensure your purchase/sale goes smooth. Thank you for all the hard work. Josh & Heather

02/10/2016 - user7579782

Kim James made buying a piece of property a breeze. From initial phone call to a signed deal in 24 hours. Top-notch and professional. It would be a mistake to call anyone else.

07/27/2015 - Elizabeth evans0814

Kim made it such a great experience. I couldn't ask for a better or more knowledgeable Realtor. I was looking for a great investment and she found it for me. Thanks Kim.

07/25/2015 - knbatts34

My husband and I were first time home buyers. We had no clue what we were doing or how the process worked. Kim was absolutely amazing with helping us to understand all the steps and making us feel comfortable. I always felt like I was asking too many questions, but Kim assured me I wasn't and it was normal. She really made me feel great about such a major process. She knew exactly what we wanted and found it for us in no time! We are now the proud home owners of a home we never thought we would be able to afford. My kids absolutely love the home and the location in our neighborhood. She helped us with negotiating a fair price and making sure the home we fell in love with became ours!!! I give Kim 5 stars because she is amazing!! I recommend her to anyone I know looking to buy or sell a home. It's the least I could do for such a rockstar realtor!!

07/25/2015 - AimeCarter

Kim sold us land in Cheatham County. She was very knowledgeable in her field and was able to answer any questions we had about the property or process. She kept us updated on progress and went out of her way to make sure we knew the details and closing. We were not treated as clients, but friends. I would recommend her to anyone.


Your Top FiveThe five most important criteria for my new home are:

1.____________________________________________

2.____________________________________________

3.____________________________________________

4.____________________________________________

5.____________________________________________


Pre-Qualification and Pre-Approval

I ask buyers to apply for a loan and obtain approval before they find the home they want to buy.

Pre-qualifying will help you in the following ways:1. Generally, interest rates are locked in for a set period of time. You will know in advance exactly

what your payments will be on offers you choose to make.2. You won’t waste time considering homes you cannot afford.

Pre-approval will help you in the following ways:1. A seller may choose to make concessions if they know that your financing is secured. You are like a cash buyer, and this may make your offer more competitive.2. You can select the best loan package without being under pressure.

HOW MUCH CAN YOU AFFORD?There are three key factors to consider:1. The down payment2. Your ability to qualify for a mortgage3. The closing costs associated with your transaction.

DOWN PAYMENT REQUIREMENTS:Most loans today require a down payment of between 5-10% depending on the type and terms of the loan. If you are able to come up with a 20-25% down payment, you may be eligible to take advantage of special fast-track programs and possibly eliminate mortgage insurance.

CLOSING COSTS:You will be required to pay fees for loan processing and other closing costs. These fees must be paid in full at the final settlement, unless you are able to include them in your financing. Typically, total closing costs will range between 2-3% of your mortgage loan.

QUALIFYING FOR THE MORTGAGE CONTINUED:Your total monthly PITI and all debts (from installments to revolving charge accounts) should range between 33-38% of your gross monthly income. These key factors determine your ability to secure a home loan: Credit Report, Assets, Income, and Property Value.

DON’T HAVE A MORTGAGE CONSULTANT?That’s okay! I can help. I work with several trusted mortgage consultants who want to help.


Ten Things NOT to DoWhen Applying for a Real Estate Loan

1. Do not change jobs, become self-employed or quit your job.

2. Do not buy a car, truck or van (or you may be living in it)!

3. Do not use charge cards excessively or let your accounts fall behind.

4. Do not spend money you have set aside for closing.

5. Do not omit debts or liabilities from your loan application.

6. Do not buy furniture.

7. Do not originate any inquiries into your credit.

8. Do not make large deposits without first checking with your loan officer.

9. Do not change bank accounts.

10. Do not co-sign a loan for anyone.


Selecting Properties

If you plan to buy a home soon, you will need to know “where you are going”. For a most enjoyable home-buying experience, first build a road map to your new home, a list of priorities that will lead you to your objective – a new home!

The first priority is time frame. Write down the date by which you would like to move in to your new home: ________________

Keep in mind that it may take 30-90 days (or more) to locate the right home, secure financing, and complete the home-buying process.

The next priority is to develop a detailed description of the home you hope to find. The following page contains a Home Search Criteria form to help you distinguish between “Need-to-Have” features and “Nice-to-have” features. Be Specific and number your preferences in order of greatest importance to you.

This form, along with the information you share during our initial consultation, will enable me to narrow the home search. I will take this information and enter your requirements into the Multiple Listing Service (MLS) and Listing Information Network (LINK). I will use my personal market knowledge to come up with a list of those homes that best meet your needs and wants.

During the home search, I will…

Discuss the benefits and drawbacks of each home in relation to your specific needs.

Keep you informed on a regular basis.

Check the MLS and other relevant databases and with other brokers regularly for new listings.

Prepare a list of all homes that best meet your needs and wants.

Keep you up to date on changing financial conditions that may affect the housing market.

Discuss market trends and values relative to properties that may be of interest to you.


Viewing Properties

Drive by. First impressions shouldn’t be underestimated. Even before the viewing, you should go and see the property from the outside. Often this is enough to know a property is not for you. You can get a good feel for the neighborhood by driving around nearby streets too. It’s worth doing this both during the day and at night to assess things like traffic noise.

Be prepared. Make a list of all the things that are important to you and any questions you want to ask before the house viewing. Once you’re in the house it’s easy for things to slip your mind.

Take a friend. It’s always great to have someone to bounce ideas off and ask for a second opinion.

Think about space. You can take this a step further by taking a tape measure with you to check if your furniture would fit comfortably in each room.

Check the property. Are there any signs of damp like peeling paint or tide marks on the walls? Are there any loose tiles on the roof? Keep an eye out for peeling paint, stains on the ceiling and steamed up windows.

Be thorough. Remember, this is one of the biggest purchases in your life. The last thing you want is to have to rush around the property because you have another viewing booked 10 minutes later, or because the estate agent is rushing to another appointment.

Check the bills. Ask to see utility bills so you know what to expect.

What’s included? Ask what fixtures and fittings the owners will be leaving. Carpets? Oven? Curtain poles?


Making an Offer

Once you have found the home you wish to purchase, you will need to determine what offer you are willing to make for the home. It is important to remember that the more competition there is for the home, the higher the offer should be – sometimes even exceeding the asking price. Remember, be realistic make offers you want the other party to sign!

To communicate your interest in purchasing a home, I will present the listing agent with a written offer. When the seller accepts an offer it becomes a legal contract. When you write an offer, you should be prepared to pay Trust money deposit. This is to guarantee that your intention is to purchase the property. The money will be credited back to you at closing. If you choose to cancel the contract prior to your due diligence date, the seller will keep your Trust money.

Due diligence- During this time you’ll be able to complete all inspections as well as make sure your financing for the home is secure.

Trust money- may be due at the time of contract or within 5 days of the Binding Agreement date. It is typically around 1% of the purchase price.

After I present your offer to the listing agent it will either be accepted, rejected, or the seller will make a counter-offer. This is when we will negotiate terms of the contract if necessary.

The step-by-step contract procedure for most single-family home purchases is standard.The purchase agreement used is a standard document approved by the Tennessee Association of Realtors.

The purchase agreement or contract constitutes your offer to buy and, once accepted by the seller, becomes a valid, legal document. I am here to answer any questions you might have about the contract and to explain it to you.

Home Inspection


If you are purchasing a resale property, I highly recommend that you have a professional home inspector conduct a thorough inspection. The inspection will include but may not be limited to the following:

Appliances Plumbing Electrical Air conditioning and heating Ventilation Roof and Attic Foundation General Structure

The inspection is not designed to criticize every minor problem or defect in the home. It is intended to report on major damage or serious problems that require repair. Should serious problems be indicated, the inspector will recommend that a structural engineer or other professional inspect it as well.

A home cannot “pass or fail” a home inspection, and your inspector will not tell you whether he/she thinks the home is worth the money you are offering. The inspector’s job is to make you aware of repairs that are recommended or necessary. The seller may be willing to negotiate completion of repairs or a credit for completion of repairs, or you may decide that the home will take too much work and money. A professional inspection will help you make a clear-headed decision.

In addition to the overall inspection, you may wish to have separate tests conducted for termites or the presence of radon gas.

In choosing a home inspector, consider one that has been certified as a qualified and experienced member by a trade association.

I recommend you not be present at the time inspection so that the inspector will be able to fully focus on the job of inspecting your home. Prior to the inspection you may speak to the inspector and identify any concerns you have that you’d like him to take a closer look at. You will receive a detailed inspection report within 2-3 days after the inspection and the “Summary” section of the report will identify exactly which areas need attention.


The Closing Process

The most common type of closing has both the sellers and the buyers of the home sitting at the closing table. A closing agent from the title or closing company is also present to guide all of the parties through the closing process. Closing on a home requires a lot of signatures on many legal documents, by both the buyers and the sellers.

The bottom line is that the paperwork you sign ultimately transfers ownership of the home. For the buyer, the closing also involves signing the promissory note and mortgage documents. These documents have you acknowledge that you owe the lender the agreed upon amount for the mortgage. After everything is signed and certified, or when cashier’s checks are collected, the closing agent makes copies of all of the documents that pertain to you.

The seller then hands over the keys, garage door openers, and any other access information to the buyer, and the deal is done. The buyer is now the proud owner of the home. The seller walks away with a check for the profit of the home sale and everyone walks away from the closing table with what they came to receive. Mission accomplished!

What to Bring

Your mortgage loan officer and title company representative typically provide you with a list of precisely what you need to bring. The list will be different for sellers than it will be for buyers, but there is some overlap as well.

Each buyer needs a government issued photo I.D., such as a driver’s license Certified or cashier’s check for the closing costs that you’ll owe. Any outstanding documents or paperwork that you have not yet provided to the title company or

mortgage loan officer (i.e., condo approval letter or originals of copies you’ve provided of other documents)


AFTER THE CLOSIING

AN ONGOING RELATIONSHIP WITH MY CLIENTS

While the Closing may mark the end of the purchase process, I hope it will mark the beginning of our ongoing relationship. I make a concerted effort to keep in touch with my clients and to continue to be a resource for their real estate and neighborhood needs. And of course if you need referrals for plumbers, electricians, and other service professionals, I am always happy to provide you with a list of trusted vendor.

YOUR REFERRALS ARE KEY!

Maintaining ongoing client relationships is part of my commitment to provide a level of real estate service well above and beyond expectations. My clients share their positive experience with friends and associates who then seek me out. This has allowed me to build a successful real estate practice based on referrals. As a result, I can devote more of my time to helping clients and less looking for new ones. If you are happy with my service, I hope you will spread the word and send people my way so I can help them the same way I helped you.


Thank You!

Thank you for taking the time to preview my information package. It was pre-pared for you to answer any questions you may have and to prevent any future misunderstandings between my clients and myself.

When you decide to hire my services, please keep this binder to use in retaining all your important real estate documents.

I look forward to working with you in the near future and feel certain that you will be happy with my services.


Helping Children Cope with the Move

1. Show the children the new home and their new room prior to moving. If this is not possible, pictures or videos will help them visualize where they are going.

2. Assure children that you won’t forget their friends.

3. Make a scrapbook of the old home and neighborhood.

4. Throw a good-bye party. At the party, have their friends sign a t-shirt.

5. Have your children write good-bye letters and enclose their new address. You may wish to call the other children’s parents so that they will encourage return letters.

6. When packing, give your children their own boxes and let them decorate them.

7. 7. Start a scrapbook for your new home.

8. Visit your children’s new school, park, church, etc.… Take a camera.

9. Help your children invite new friends over to your new home.

10. Let your children choose a new favorite restaurant. This will help them feel in control of their new environment.

11. Encourage your children to send letters about their new home to their friends.

12. Involve your children in groups, sports, and activities like the ones they used to participate in.

13. Remember, even if you only lived in a home for a few years, to a young child it is nearly their entire lifetime.


Final Walk Through Checklist

Date: Time:

Home Address:

Buyers Name:

Realtor Name:

Some initial things to make sure of:Are all items you’ve purchased with the house still present? YES NOHas all personal property and unwanted items been removed?Have you received the associated warranties/bills for these repairs?Is the house clean overall?Have all necessary repairs been made to your satisfaction?Is there any damage to the walls, floors or other areas caused by movers?Is there any visible pet damage to walls or floors?Are there any signs of mold or water damage (particularly near appliances and windows)?Are there signs of pest infestations (dry rot, spongy floors, crumbling timbers etc.)?

Specific items to check Appliances YES NO

Is the stove working (burners and oven)?Is the microwave working?Can the dishwasher complete a full cycle?Is the refrigerator working?Do the washer and dryer work properly?Is the garbage disposal working?

Electric YES NODo all of the light switches and outlets work?Is there any exposed wiring?Are any switch plate covers damaged or missing?Does the doorbell work?Does the garage door open and close properly?Do the exhaust fans work in both the kitchen and bathroom?


Do the ceiling fans work?

Plumbing YES NODo the toilets flush properly (do they run or leak)?Is the water pressure sufficient?Are there signs of leaking near faucets?

HVAC YES NODoes the heating system work properly?Does the air conditioning unit work properly?Does the thermostat work?

Windows/Doors YES NOAre there any signs of condensation or fog near double-pane windows?Are any windows broken or missing screens?Do all windows open and close properly?Do all doors open and close properly?Do the locks and latches work?

Basement/Attic/Crawlspace YES NOHave the spaces been cleared out and emptied?Are there any signs of exposed plumbing?Are there any signs of pests?

Outdoors YES NOIs landscaping as you remembered?Do the sprinklers work?

NOTES:


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