gregorygarver.com

[presserized]

My husband and I are sitting down with our agent tomorrow to write up an offer on a home we found and fell in love with. The selling agent of the house has clients that are putting in an offer too. Our realtor is going to see if she can present our offer to the sellers instead of letting the selling agent do it. She thinks since the selling agent has clients that are putting in an offer, he may not give us the same attention when presenting as he would his own clients. The offers will be presented on Monday.Since there is going to be another offer put in on the house, I'm thinking to ensure that our offer is solid, we're going to offer 1K more than the asking price because we've chosen a VA loan and want the extra 1K to cover anything that needs to be fixed to fit within VA standards. Also, the seller is willing to contribute 2K to closing costs, but we don't need it. We can also settle in 30 days or less.Do you have any other ideas to get our offer chosen? Thanks in advance!!

[qman]

It's a common tactic for the selling agent to tell the buyer's agent that they have another offer in the making. Do not let that affect what you think you should pay for the house. Also, it is illegal in most states for the seller's agent not to present the offer to the seller. Be careful not to get taken advantage of. The market is slow.

[80SMAN]

that should be enough. me and my wife went through this last year. we got the house over a higher offer b'cuz we were pre approved and could close sooner. so id say you should be in good shape...the owner of the house will see your offer is better. if they're smart home owners they should see your offer is better and less of a hassle..regardless of the agent.. good luck.

[PI7150]

Let's start with 'Good Luck' and hope your offers is accepted. Obviously don't know which State you live in but your Realtor could be facing an ethics violation if she tries to bypass the listing agent. She MUST present to the sellers agent. Doesn't mean you have to though!!!Of course the Listing Agent won't be at all happy but presuming the sellers address and the home is the same, why not drop off your offer (copy Contract, etc) to the sellers home. Maybe use a Parent, Friend or work colleague to do it for you.Do be certain to ensure everything you've written here is included within the terms & conditions of the Contract. Then, add copies of supporting docs for the VA loan.Thereafter, make sure your Realtor doesn't appears to know anything about what you've done regards personal delivery when questioned by the Listing Agent. (Your Realtor is sworn to confidentiality so no problem.)All you have do is suffer a sleepness night waiting, bite your finger-nails right down to the bone and...Good Luck!!!

[Arin]

My wife and I bought our house last year and our agent always told us the same thing any time we thought about making an offer. Start low you can always come up. Also I would never offer more then asking price. Thats like going to walmart and offering to pay more then price tag says. This house might be great but in a couple years you'll wish you had the extra money that you payed on your house back. Or you'll wonder if you could have gotten the house cheaper. I am a firm believer in starting lower then they will accept and then deal with the seller. If you don't get the house oh well decisions of this size should not be made by emotions and whether you love the house or not should not have anything to do with whether you can afford it or whether you should pay to much for it. I would offer 5k to 10k below what you think is a reasonable price. Try to deal up to the point of a reasonable price and if no deal is made then look for another house. I am sure you can find a better house at a better price.

[AdamA7289]

Interesting responses so far...you can always spot the "civilians" from the professionals by their posts alone. My advice as a Real Estate Broker in Michigan with 16 years experience and an ABR Designation (Accredited Buyers Representative) is as follows:Have your agent INSIST to be present when the offer is presented. He might not be allowed to present it, but he has the right to at least be there to make sure it isn't brushed aside.Assuming your agent is experienced in multiple-bid situations, hopefully he goes to the presentation armed to the hilt...meaning he has the pre-approval well documented and that the offer isn't loaded with unnecassary contingencies.The bottom line is this - You have ONE chance to make a good impression with this seller. The chances of a counteroffer all but disappear with mutliple bids. One of these offers will more-than-likey be accepted on the spot.Anyone that says NEVER pay more than the asking price for a home has never been in your shoes. Few people find a house they are passionate enough about to even consider paying asking. The best way to determine if you should go in at asking price (or higher) is to ask yourself one simple question. "If we lose this house over $xxxx.xx will I be upset or will I be ok with it?"Have your agent do an analysis to see what similar properties are valued at just to make sure your aren't making a bad decision and paying too much. But, I'd bet that isn't the case if there is legitimately that much interest in the property.I know it is a buyers market in just about the entire country, so your geographical location is irrelevant. Here in Michigan, we have one of the worst markets in the country. That has nothing to do with the perfect house becomming available and you going all-out to get it. As long as you know what you are doing and are not being pressured to pay more than you should, go with your gut.For the record, it is perfectly normal (in my market) for your agent to request proof of another offer (a copy with the amount and names blacked out) from the listing agent. In fact, I demand one!Another trick I use, is to have my clients write 2 or three different offers. One for less-than-asking, one for asking and one for more-than-asking. (You better trust your agent before you do this.) I present the one that it takes to get the deal accepted.The only thing I really think you should have your agent take into consideration when presenting the offer is the VA loan issue. Since VA loans USED to be a hastle for home owners (not so much any more), some sellers still cringe when they see that. Have your agent ready to overcome that with very specific and well documented dates for mortgage commitment, clear-to-close, and finally closing. Chances are you will be up against a Conventional Mortgage...Ok, I rambled long enough...good luck to you!

[cydaysamn]

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[cydaysamn]

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[cydaysamn]

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[cydaysamn]

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[cydaysamn]

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[cydaysamn]

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