GREAT PERIOD HOUSES
The best period houses for sale in the upper Hudson
River Valley
Brought to you by leading real estate brokers
Hosted by
R.H. Blackburn &
Associates, Inc., Real Estate
17 Broad Street, Kinderhook NY 12106
(518) 758-1788
Serving Columbia County, Dutchess County and Greene County
For Buyers
If
you are a potential buyer and want to know what we will do for you
to find you the right property, here are points you will want to
consider.
You have already been exploring the Internet for a home in the upper Hudson River Valley. 85% of potential buyers do this in their initial search.
1. Nearly all properties for sale can be viewed on the Internet, either on Multiple Listing Sites or on real estate agency websites. The dilemma is that there are so many properties and brokers. Where to begin if you don't know the region or the real estate market intimately ? Exploring the MLS listing sites (On our websites go to: All Properties) will show you basic information on nearly all properties for sale. You can call the listing brokers/agents to ask questions and make appointments. Or you can search for broker websites and do the same. At least the principal agency websites will show up on an internet search, but not most of them because they have not tuned their websites to be picked up by search engines (ours appears on page one of most searches). Use the internet to gather ideas about what is available at what price and in which county.
2. Brokers and their agents would prefer to sell you a house they have the listing on, that is, they are the exclusive agent for the seller and stand to earn the full sales commission. Does that help you the buyer? Not really. The listing agency owes its loyalty to the seller, not you. They owe you honesty and the disclosure of facts, but they work for the seller. As in a law suit, you have the right to have your own counsel by selecting a broker or agent from another agency to represent you. You can go it alone and many do, out of confidence or ignorance, but it rarely costs you more to have your own agent. But out of the hundreds of brokerage agency, how do you select the right one?
3. Selecting someone in a real estate agency to be your "buyer's agent" may come through a personal acquaintance you are comfortable with, or from someone a friend or professional has recommended. In either case, check the agency's policies on what they do for buyers. These can be sent to you or, more likely, they will appear on the agency's website (such as the page you are on now). If they don't have a written policy, look elsewhere.
4. There are several advantages to having your own buyer's agent. Besides owing you loyalty and honesty (remember seller's agents are essentially in a position of conflict of interest when showing a property to a buyer), they have a great deal of experience in their region so they can quickly answer questions such as: In what townships are we likely to get the best views? Where are the above average neighborhoods? Where are there noise problems? Where are there tax assessment problems? Are there reliable contractors available? Which lawyers, appraisers and inspectors are problem solvers, not problem causers? Where are the best restaurants, medical facilities, culture centers? What do you know about the history of this place, this house, this town? What are the unseen adverse developments which are likely to happen here? These, and a host more of questions, are what a good buyer's agent will help you with. Use them, they are valuable asset.
5. There are real joys in seeking out a new home. It's a create activity which should be fun. A knowledgeable agent can paint you a verbal picture of the past, present and future of each location - what is great about a place and what is not. There are caveats you need to be aware of which you can read more about in our Real Estate Reports:
Why Architecture Matters - How a house becomes a home
Building a Better Way - Construction Management
Pearls of Wisdom (finding or creating the ideal home, an architect's ideas)
Lies, Damn Lies, and Statistics (what's really happened in the local real estate market
Misconceptions in Buying or Selling property
Steps and Stones of Buying a Home
6. Here is a list of what you should expect of your buyer's agent:
Prompt response to inquiries and appointments
Loyalty and honesty about properties, communities, conditions and real estate policies and procedures
A problem solver, not a problem causer: a willingness and ability to dig out answers and issues
Close attention to the unseen issues of a property: condition issues, neighborhood issues, title issues
Clear presentation and execution of the procedures of buying a property, which are:
Searching for properties based on the buyer's criteria; making appointments;
Accompanying buyers everywhere;
Inspecting properties, observing conditions, standards, grades, amenities; feedback to listing agent;
Evaluation and comparative market analysis of property values;
Seeking out new listings which meet criteria; preparing and executing an offer agreement;
Negotiating over terms of offer (price, contingencies);
Preparing and resubmitting final offer agreement;
Following up with lawyers preparing contract, inspectors and tests, survey, mortgage agent, other contingencies;
Following up on all papers and actions required for closing - inspections and repairs, mortgage application documents;
Regular reviewing of progress and actions with agent's brokers;
Attending the closing, following up with buyer re contractor recommendations, repairs and additions
Introducing buyers to key persons and organizations in community: professional, personal, social