Redefining Real Estate: Embracing Clarity and Client Empowerment
Our Expertise: Helping Clients Become Homeowners
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In the traditional real estate landscape, selling a home typically involves the seller paying commission to their listing agent, a portion of which is then shared with the buyer's agent. This structure means that the commission costs are indirectly baked into the sale price, leaving the buyer without the direct responsibility of compensating their agent. The modern movement towards decoupling commissions is set to redefine this dynamic, aiming for a more transparent and competitive market.
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The Future of Real Estate Listings and Sales
The industry is on the cusp of significant transformation, prioritizing change and transparency. As of August 2024, Multiple Listing Services (MLSs) across the board have adopted a new standard: no longer will there be any display of cooperating compensation for brokerages that facilitate a successful sale. Instead, it becomes imperative for the buyer’s brokerage to establish a payment agreement with their client, detailing how they will be compensated either at the close of escrow or through negotiations involving non-recurring closing costs or a credit.
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Empowering Buyers with Knowledge and Flexibility
With the upcoming changes, it's essential for buyers to be informed and prepared. A Buyer Representation Agreement is a prerequisite for home viewings. This agreement can be tailored to specific viewing days or set for a defined duration. The agreed-upon fee or percentage is a direct acknowledgment of the brokerage’s efforts and representation on your behalf.
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How Theresa Grant and Associates Real Estate Partners
Stands Apart
At Theresa Grant and Associates, we are committed to transparency and excellence in serving our clients. Our professional fee is set at 3% of the purchase price of a single family residential home with a minimum contract price of $300,000. For properties of a lesser amount there is a flat fee. We maintain a detailed record of the properties you explore with us, requiring periodic initials to confirm our shared viewings. If a purchase is made within six months from our list—or any property under an exclusive buyer representation agreement—the agreed fee is due at closing.
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While we strive to negotiate our service fee as part of your offer, be it through closing costs or credits, it's important to recognize this cannot be guaranteed. Our priority is to provide you with unparalleled service, guiding you through the intricacies of home buying, from finding the perfect property to negotiating favorable terms. Direct payment for our services ensures our absolute commitment to your best interests, reflecting the true value and quality of the support we offer.
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Additionally, we provide specific service incentives to buyer clients who purchase homes listed by our team, or by our brokerage.
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Join Us on a Journey to Transparent Home Buying
The evolving real estate market represents a new era of clarity and fairness. Theresa Grant and Associates Real Estate Partners is at the forefront of these changes, dedicated to ensuring your home buying experience is both successful and reflective of the latest industry innovations. Together, let’s navigate the future of real estate, where transparency leads the way in empowering buyers and sellers alike.
Our Services:
for Clients Who Want
to Become Homeowners
What is a Accredited Buyer's Agent (ABR©)?
Specializing exclusively in representing buyers, your buyer's agent offers an unparalleled expertise in sourcing premium properties. Our profound market insight ensures access to exclusive listings, often before they hit the open market. Skilled in negotiation, we adeptly secure the most favorable terms, safeguarding your investment. We streamline the complex process of acquiring property, from meticulous analysis of potential acquisitions to the seamless handling of legal documentation. In essence, we are your personal advocate, dedicated to securing an exceptional property that aligns with your individual lifestyle and investment aspirations.
Buyer Representation: Stage 1
The initial consultation is a pivotal moment in your home buying journey. This meeting, which can be conveniently conducted in person or through a virtual Zoom session, typically spans an hour. It is an opportunity for us to align our pace with your unique objectives. During this session, we will explore your real estate timing needs, and gain a deep understanding of your ideal home's characteristics. We'll also navigate through your financial avenues and strategize accordingly. Additionally, we'll engage in a virtual showcase of carefully selected properties. Your feedback on these will be instrumental in refining our search. This ensures that, when we proceed to in-person viewings, every property presented to you is tailored to meet as many of your preferences as possible, thereby optimizing your time and decision-making process.
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Upon our initial engagement, you will be presented with an exclusive copy of our comprehensive guidebook, meticulously crafted to demystify the home buying process. Accompanying this, you will receive a digital compendium, rich with insights and detailed explanations of current market practices, tailored to enhance your understanding and confidence.
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Additionally, we provide you with a personalized access key to your bespoke online portal. This dynamic platform is constantly updated, curating properties specifically for you as they emerge on the market, undergo price adjustments, or become available again. Our commitment is to ensure you never miss an opportunity in your quest for the perfect home.
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We welcome all your inquiries, recognizing that no question is too trivial or too complex. Our aim is to support you at every step with clarity and expert guidance, making your home-buying journey as smooth and informed as possible.
Buyer Representation: Stage 2
The initial property viewing session marks a significant step in your journey towards property ownership. It is here that we bring to life the preferences and criteria you've shared with your buyer's agent, presenting you with real, handpicked offerings from the market. Drawing from our extensive experience, we limit our viewings to five properties per session to maintain clarity and focus. This approach ensures a refined and efficient experience, preventing any sense of confusion or overwhelm.
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Our role transcends merely showcasing properties; we are there to actively listen and absorb your feedback. This enables us to adapt swiftly, possibly presenting an alternative selection of properties within the same day. Our dedication to you is reflected in our policy of engaging with no more than two buyer clients daily, ensuring our complete attention and making your experience with us as enriching as possible.
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In the course of this meeting, we'll also formalize our partnership through a buyer representation agreement. This document, binding for three months, outlines the terms, responsibilities, and mutual expectations of our relationship, and is specific to the properties we present to you.
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Should we successfully identify your ideal property in this session, we then progress to the next phase of your property acquisition. If not, we persist in this meticulous process, repeating it as necessary, until we find the perfect home that meets all your requirements.
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Buyer Representation: Stage 3
The California Residential Purchase Agreement and Joint Escrow Instructions has 27 vital negotiation points, each intertwined with the other across 16 pages, not including addendums and riders specific to the age, type, or location of the property.
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Purchase price
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Earnest Money Deposit
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Escrow Fees
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Title Fees
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Title Insurance Fees
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NHD Report
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City Transfer Tax
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County Transfer Tax
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Private Transfer Tax
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HOA Transfer Fees
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HOA Prep Fees
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Pest Inspection Report
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Home Inspection Report
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Other Inspection Reports (ie Roof, Sewer/Septic, Rodent, Defensible Space, and more
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Seller Rent Back
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Home Warranty
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Inspection Contingency
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Appraisal Contingency
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Home Repairs
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Pest Clearance
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Loan Contingency
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Days Until Close of Escrow
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Appliances
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Government Requirements
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Notice to Perform
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Liquidated Damages
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Arbitration of Disputes
Embedded in the Buyer Broker Agreement and the California Residential Purchase Agreement, there are a minimum of 75 tasks we execute during the life of our services:
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Determine property inclusions and exclusions
- Prepare sales contract when ready
- Educate regarding sales contract options
- Determine need for specific disclosures (ie, lead based paint, earthquake, etc.)
- Explain home warranty options
- Update pre-approval letter with each new offer
- Discuss loan objective deadlines
- Determine a closing date
- Review comps to determine potential value
- Prepare and submit offer to seller's agent
- Negotiate the offer
- Execute a final purchase contract and required disclosures
- Once under contract, send to escrow company
- Coordinate earnest money deposit wire transfer
- Deliver documents to mortgage lender
- Obtain seller disclosures and review
- Obtain a copy of HOA documentation
- Coordinate inspections
- Meet home inspector at the property
- Review home inspection
- Negotiate inspection objections
- Get all agreed repair items in writing
- Verify any existing lease agreements
- Verify loan progress and status weekly
- Verify appraisal completion and value
- Negotiate any unsatisfactory appraisal conditions
- Coordinate closing times and location
- Make sure all documents are fully signed
- Verify escrow has everything needed
- Reminder to schedule utilities transfer
- Make sure all parties are on track
- Solve any last minute issues
- Confirm repairs have been completed
- Perform final walkthrough
...and MORE, because we continue to serve after close of escrow.
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Schedule time for strategy sessions
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Prepare guide and educational presentations
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Meet and discuss goals and non-negotiables
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Explain agency relationships
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Discuss different types of financing options
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Introduction to mortgage lenders
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Provide resources to research areas
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Provide overview of market conditions
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Explain value
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Discuss earnest money deposits
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Explain home inspection process
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Discuss local features
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Discuss foreclosures and short sales
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Explain recording devices during showings
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Learn all goals and make a plan
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Keep records to maximize time
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Send homes within criteria
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Show homes as requested
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Look for possible repair issues
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Gather feedback
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Share knowledge and insights about homes
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Guide through emotional journey
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Listen and refocus as needed
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Keep records and remember what we've seen
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Update listing agents with feedback (in case it helps create opportunity for a win)
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Discuss homeowner associations
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Discuss short term rental process
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Gather utility usage costs
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Confirm water source and status
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Discuss transferable warranties
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Explain appraisal processes
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Discuss possible multiple offer situations
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Provide housing market updates
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Inform of weekly progress as appropriate
Each transaction has its own needs, These lists are approximate, deemed reliable, but are not a guarantee of performance of all services due to the differences including, but not limited to, age of home, style of home, location of home, sale terms, purchase terms, and loan terms.