Can I Sign Arizona Electrical Services Contract

Unrepresented Seller Compensation Agreement 2/07 - Arizona ... form

this is Michael Delina with century 21 Arizona foothills you can find me at Phoenix real estate addict calm today we are gonna look at a purchase contract I'm not gonna go line by line because it's pretty complicated what I am gonna go over is what you're typically going to see what your agent will go over with you and generally what needs to be filled out mostly by your agent but you know with your help so first of all we're gonna look at this front page it's actually not a part of the contract is just an intention to you as the buyer it's telling you one to read the entire contract to review what the seller disclosed about the property it's called a spud so as P D s and basically what they've done to the property current condition of how it is they can waive this and not give it to you but it's pretty typical to have it these are kind of all the different inspections that you could do on the property and there's a couple other things you should be aware of here CCR's doing your final walkthrough things you need about know about your loan excuse me so this is kind of just something for you to look at but getting into the actual contract here this is the first page of the contract I've used obviously a fictitious person here it's Susie homebuyer and in the case of you writing a contract this will be your name and the seller here we have as identified in section 9 C which is going to be where the seller actually signs on the last page and if we go a little further down here we have the premises in which you'll be put in a contract in assessor number address this is all stuff that your real estate agent will fill in and included also here is the legal description so this is kind of where you're gonna have to put in your input here you're gonna have your purchase price in this case is 150 thousand and I just put it as an example a 10% down for your down payment I like to use two thousand for earnest money this can be different you know anywhere from you know 1/2 percent of the property but I like two thousand so this is kinda what's gonna look like what you're gonna ask for earnest additionally what's going to be combined there 15 thousand so 10 percent of purchase price and then 135 thousand buy a new loan the next will be the actual close of escrow date so today the actual date is the September 8 2012 so I picked a month from then if you're using like a credit union or some places that take a little bit longer you might want to go 35 days out they typically need that extra five days and if you look at 1e here possession this is typically left blank unless you plan to possess the home before it closes or if the seller is gonna stay in after that's very rare can get complicated I don't recommend that on 1f these are things that are included with the documents so if the property says as is will not make any other fixes from this point on you would include the as is here sometimes there's bio contingencies domestic wells what is most typical I've highlighted here is an HOA and also if a home was built before 1978 you have to include a lead-based paint disclosure so here at the very bottom of the first page it's fixtures and personal property all are gonna stay with the property so it's important to read through this if you're a seller but also a buyer understand what should stay with the property and if you're doing your final walkthrough if it's not there you need to let them know here on line 45 here are additional things that you want to include so this is just an example of some things that I would do I usually ask for my buyers to get the refrigerator the washer and dryer I'm gonna try to save them some money and here I actually include the serial numbers which is important make sure your agent does that I have known sellers that will switch these out if you ask for just the washer and the dryer and technically that's legal and they can do that as long as the serial number is not here moving down here financing if you are not paying with cash you have to fill this out typically people like to see a qualified pre-qualified form which right here I noted is attached that's very important you want to stage yourself as a buyer very strongly the next thing that needs to be picked out here here we go on line 2 H you want to say what type of loan you are getting so in this case I'm assuming this person is conventional right now conventional or FHA are very popular but also you have a VA loan USDA you can have an assumption of a previous loan or you can have the seller carry now right here this is something interesting to point out in line 7 seven seller concessions right now in Phoenix it is a big seller's market so concessions are quite rare I just put an example here that's something that you could ask for so for example they're asking for 1,800 towards closing costs and this is probably one of the most important parts of the contract and most people don't go into and kind of breeze over but line eighty-five here the appraisal contingency it says in the event that the premises fails to appraise for the purchase price buyer has five days notice after the Krays value now a lot of people think that needs to happen the appraisal in the first ten days of the contract that's not true it's nice because then you won't necessarily have to spend money on an inspection but it does not have to happen so you do have this right to cancel the contract you can also go last or ask for the price to be reduced or you can renegotiate or just pay the difference with the lender so let's say it appraised for 145 and the purchase price is 150 you could actually pay that extra 5,000 right down here you'll ask who will pay for the appraisal fees and it says buyer here that's fairly typical and it says the appraisal fees are not included in sellers concessions so now going down to title and escrow this is just whoever's going to be running your title company again fictitious title company your agent will probably have a preferred person to go with and this wall will be filled out by them going on a little further here this is also important assessment lien so anything that's outstanding for HOA or HOA transfer fees which will be cover little bit later but it says will be paid in full by seller this is important because it could be a lot of liens and I could add to your cost as a buyer which you don't want to do disclosures here so again this is this bud disclosure that I was telling you about they also should provide an insurance claims history for you it's called a clew report just if there's been any fires floods anytime and they had to call the insurance company again here led-based paint if it was built prior to 1978 the seller has to notify you and you have the right to do an inspection in that ten-day inspection period warranties basically the seller warranties the major parts of their home so plumbing electrical roofing a couple other key areas and this is saying that you are not relying on anything verbal so you always fill in none right here due diligence this is everybody mostly the buyer but doing your inspections and what you can do and what you should do so it's saying you have your 10 day inspection period you want to verify the square footage you want to check for termites which are very common in Arizona so I would always do that usually the inspector who you have can add it on for an extra 65 or 70 dollars you want to check if you're in a floodplain you want to get insurance 6f is one thing you don't have to fill out whether your home is on a sewer or septic that's pretty common you are gonna have to initial all of these talking about the sewer understanding that if you have a swimming pool you're gonna have to have a pool barrier even if your house doesn't have a pool still get a sign and then also that the brokers are not qualified or licensed to conduct due diligence and you need to get an inspector to look going on to page 6 this typically is not filled out but it just says if the buyer disapproves kind of what happens here going down I always include a home warranty plan for a buyer if you look here will be ordered by buyer which would actually be me or your agent you want to ask for it probably just a basic plan although you can do more like if it's got a pool I would say basic plus pool the name of the home warranty company which I like using home warranty of America and then the amount not to exceed so a basic is 360 and with a pool I believe it's around four hundred and eighty five dollars and note here will be paid for by the seller that's pretty typical 7a 7b talk about a cure period and what happens if you've reached the contract cure period is essentially a three-day period where you give notice to them and something they should have done and they have three days in which to comply going down here 8a these are additional terms and conditions I always include this one in my contracts just saying that earnest money will be deposited with title two days after acceptance no more than two days here's a good spot to also add let's say there's renters in place already where you can ask for a copy of the lease you can make sure that you're gonna get the security deposit those type of things can be added here in additional terms and technically you could pretty much add whatever you want here whether they accept it or not that's you know up to the seller but you could add some crazy things there and I have seen them getting towards the end here time periods a lot of stuff what certain things mean here it's talking about earnest money where it needs to be deposited this is from the line up at the top so this is see line 305 and that's just right here in the additional terms that's what I added here's an interesting part terms of acceptance so how long are you gonna give them so I said this was on the 8th so I gave them one day and actually it should be September 8th but I gave him one day and I give him till 6 p.m. typically right now 24 hours is plenty of time in fact I wouldn't ask for a whole lot more some people like 48 hours but without the market is right now I probably wouldn't and here your broker this is my actual information we'll have this part filled out already says that they are your agent as a buyer this is where you as Suzy homebuyer would sign an address and everything here and then you would send in the contract and hoping that you get one of these they seller acceptance so that's pretty much all you need to figure out and fill out if the seller does not accept they can come down here to offer rejected they can have a counteroffer which is pretty typical but that's pretty much the end of the contract and that's all you really need to do you have any questions you can email me at Mike at Phoenix real estate addict com hope this was helpful