“Free Appetizers”

Free access to our proprietary resources, Buyer’s Workshop, Credit Workshop, free personal consultation, Real Estate a la Carte! listings, all MLS listings, emailed home-finder listings, Homebuyer Finance Guide, First-Time Homebuyer Rent vs. Own analysis, and more.

“Meat and Potatoes”

We represent your interests in acquiring a property--
home, land, investment property, building site

We do not typically expect compensation from the buyers
as sellers ordinarily pay the selling agent’s fee at closing

Rebate Program and Closing Paid

Eligible buyers may receive a credit toward closing costs or a rebate equal to 1% of the sales price. An eligible buyer is someone who has signed up to be a member of our free Real Estate a la Carte! Advantage Club and who has engaged us to represent him or her as a Buyer's Agent. The program applies whenever the seller is paying 3% or more of the sales price to the selling agency and when the sales price is $300,000 or more.* In that case we will pay 1% of sales price toward buyer’s closing costs, or we will pay you an Advantage Club rebate equal to 1% of the sales price. Use your rebate for most anything you wish—to buy new carpet or appliances, to pay the movers, to throw a party, etc.—so long as we don’t directly give you cash, which is illegal to be received by someone not licensed as a real estate agent. (See Tennessee Real Estate Commission manual, page 71, “Gifts and Prizes”) /Content.aspx?URL=www.state.tn.us/commerce/boards/trec/&LinkProp=4&FileName=CustomPage2.x

For example, on a $300,000 home, we will pay $3,000 toward your closing costs, if it is allowable according to the loan program, or we will give you a $3,000 rebate after funds have cleared from the closing. On an $800,000 home, our compensation from the seller may be $24,000 gross and from that amount we will pay $8,000 toward your closing or give you an $8,000 rebate.

We are using the term “rebate” in the sense that we are being compensated in some form, and due to that compensation we are providing this benefit to you. Again, the rebate cannot legally be cash, but could be something like a gift card to Home Depot or Bed, Bath and Beyond, or it could go toward paying your mover, or it could go toward a new kitchen countertop. We will determine that in agreement with you, although ultimately we reserve the right to approve the rebate which we provide. If the selling agency’s compensation is structured differently, we will either not be able to do the rebate program, or we will devise a rebate for you based on a different but comparable formula. Real Estate commissions are negotiable.  

*We may at our discretion offer our Buyer's Rebate Program for lower-priced properties or for first-time homebuyers.  Everyone is unique and every situation is different.  A cornerstone of the Real Estate, a la Carte! system is that we can customize how we can serve you best.  Call us to discuss your situation and how we may address your needs and concerns.

             Home-Seeking and Information Phase

Provide photos, facts, and figures about available properties that meet your criteria.

Enable you to quickly receive new listings via email so that hot properties
don’t get sold out from under you.

Provide consumer information and resources to help you make good decisions. For first-time homebuyers, receive the Workbook from our seminar, “Shock Therapy for First-Time Homebuyers.” Information for buyers generally might include details about local zoning, homeowner associations, demographics, schools, local economy, local shopping, organizations, and amenities, or referrals to sources to find such information.

If you are relocating, we will ease the transition to a new zip code and make you feel at home right away. We aren’t just talking about the Chamber of Commerce and tourist stuff; we’ll be in there for you where the rubber meets the road, so that you do not feel disadvantaged—or taken advantage of—during the home-seeking and purchasing process. We know the ropes—and the laws, codes, players, local quirks, etc.—to keep you ahead of the game.

Contract and Closing Phase

Hold your hand through every step of the home-seeking and purchasing process. When you find a home you wish to pursue, we will help you find out about the property and the owner’s motivation. At your request, we will provide you a printed ownership history, price paid by the current owner, and tax records.

Doing our homework in advance will help us negotiate the best price and terms. It’s not all about price. For example, it may be more to your benefit to negotiate for the seller to pay your closing costs and prepaid items. It may be key for you to take possession by a certain date; on the other hand, possession date may be more important to the seller than you, and we can use your flexibility in this area to get an edge in another area.

Prepare the purchase offer (AKA, contract, paperwork, deposit receipt) and present it to the seller or seller’s Realtor. Negotiate it and work it through to a completed legal agreement. Whenever possible, we will seek to have a final, clean copy of the agreement and all its details rather than relying on “counterpart” agreements, which may be faxed and piece-mealed together during the negotiating process. Having your contract and documents as .pdf files on-line at the Real Estate a la Carte! web site enhances your understanding of the deal, heightens communication with all parties, and cuts down on misunderstandings and lawsuits. Log on through your Real Estate a la Carte! Advantage Club user name and password.

Guide you through financing, home inspection, appraisal, final inspection, and to a successful closing.

“Side Items”

Structure Your Financing

This is far from a side item. This should actually be your first step. See section on financing for details. But, to allow better coordination of the entire process, and to be sure you are getting the best deal, we can arrange your mortgage through our Choice Mortgage Planner. If you use another lender, we will coordinate with them for the smoothest possible transaction. If we handle your loan, you are provided a good faith estimate of your costs, rate and terms, and monthly investment. We will get a Certificate of Loan Commitment to bolster your bargaining power with a seller when you make an offer.  You are absolutely under no obligation to obtain financing through our efforts or through any companies with which we are associated.  Get financing now by going to our secure, on-line loan application.

Home Inspection

Usually $250-$400, depending on size of the home and other things. Choose whomever you wish to use, or we can recommend someone. This should be done quickly after the contract is accepted. If the inspection uncovers deficiencies in the home which were undetected before, you are not obligated to complete the purchase; or, you may choose to go ahead, or you may wish to renegotiate with the seller to do repairs or make different concessions.

Appraisal

Appraisal is usually conducted in connection with your mortgage financing and is ordered through the lender. However, you may have a reason to obtain an independent appraisal, say, if you are paying cash. You may be asked to pay for the appraisal before it is ordered. This is normal. All your other closing costs and prepaid items will be payable at time of closing.

Homeowners Insurance

Use whomever you wish. If you need a referral, we can provide you one or more. Get this determined as soon as possible so that your insurance information can be conveyed to the lender and title company, who need to know the premium cost, dollar amount of coverage, and other things. The first year’s insurance premium is typically due at time of closing; you do not have to pay it in advance. Check with the company you use for car insurance as you might get a multi-policy discount.

Closing Attorney/Title Company

We arrange and schedule your closing and title work. You may close with an attorney or you may close though a title company, which is required to have an attorney accessible. This is paid for at time of closing. In either case, someone in the process is ordering title insurance, preparing a settlement sheet showing various costs, collecting certain monies, getting documents signed, and later recording the deed. If the owner provides a title policy, the settlement agent will mail you the original policy and deed later, and you will have some assurance that the chain of title has been checked and that you should have protection later if your title is challenged.

Facilitator

$1,500

Negotiate the contract for sale and hand-hold everyone
through all the steps and to a successful closing on time.

Do you already have a home and seller identified that is not on the market or MLS? Perhaps a co-worker or family member or someone you encountered through your own efforts? You may not relish haggling over money or business, but we can do that, along with preparing the contract, arranging financing, and coordinating the sale through all the inspections and requirements that will lead to a smooth closing. We arrange title work and schedule closing, review the settlement sheet of figures and charges prior to closing, and personally attend your closing. We earn $500 upon completion of the contract and the balance at closing.

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