This presentation on buying a Home is presented to you by DFW Metro Housing Presented by Colin Rosenthal TEL 214-704-4005 FAX 214-666-3227 firstname.lastname@example.org http://wwwdfwmetrohousing.com
Asha Smith and her 2 children Tyler and Faith Needed a home • Once Asha had decided in March of 2008 that she was going to get her own home there was no stopping her. • She persevered and overcame every obstacle and on January 8th this year she moved into her Brand new home with the help of AHAP and TCHP
Only $890 a month for a Brand new home • Asha’s Home was appraised at $120000 and TCHP and AHAP together gave her $20000 towards the purchase of this new home. The $20000 was used to pay for the Down payment, Closing costs and the balance went to equity in the home. Her mortgage was for $92000 and her payment is $890 a month. All she had to invest was $1000 and be there to answer any questions that came during the processing of her loan and that came from AHAP.
What did it take • Team work • Every time she was asked for something no matter how small, she was on the ball and got it to them pronto. This is the only way you are going to get into your own home is with TEAM WORK
Chapter OneClosing Costs those horrible words • The biggest nightmare for any prospective seller or buyer are the 2 words “ Closing Costs” • But in any real Estate transaction these are words you will always hear….Now to begin • Let us for simple calculating reasons let us say that we have found you a lovely home priced at $100000. Youwould like to submit a contract but need to know what you expenses are going to be and what you can afford. • There are from both sides (Buyer and Seller) expenses which are called closing cost associated with this contract that are going to cost both the buyer and seller lots of money.
Sellers Closing Costs • The Home is priced at $100000 • The seller will have to pay the following: • Listing agent and buyers agent commissions normally about 6% or $6000 • Title policy and property taxes year to date, plus title and legal fee normally these costs amount to about 3% or $3000 • This mean that the sellers closing costs are about $9000.
The Actual Buyers closing costs • The Actual buyers closing costs are as follows: • Loan setup fees, prepaid Insurance and Taxes on the home. Pre-paid FHA insurance as well as other hidden title items. These expenses normally add up to about 6% or in this case $6000 on our $100000 home we are purchasing.
Buyers closing cont. • Down payment of Between 3.5 and 5% of the price of the home. In this case 3.5% or $3500. • Therefore you the buyer will need to have a total of $9500 ($6000 plus $3500) in the bank to be able to purchase THIS HOME FOR $100000. • $$$$$$$$$$$$$$$$$$$$$$$$$$
Buyer Closing Costs page 4 • Now we have a total of about $9500 we will need to buy the home including the down payment • The best type of mortgage loan to get today in this current market is an FHA 201B FHA loan which depending on you earning capacity and credit score requires a minimum of 3.5% down payment
The Problem • Very few people have $9500 ready and waiting to buy a home and this is where our knowledge and experience help you get a home of your own: • There are various different methods of overcoming this problem but this is where our team work begins.
The Texas First time Home buyer • How can we eliminate or at least help you with your Down payment and continue to help you get into your home with only $1000 investment? • Through Government Grant Programs • Example: TDHCD Grant program. • Arlington Home Assistance Program.
The Arlington Home buyers assistance Program AHAP • AHAP Provides first time home owners up to a Maximum of $7500 per household for use in down payment assistance or closing costs • Households who buy in designated area or with disabled members can receive up to $10000 • Or if you purchase a new home built by TCHP you can get a $20000 grant like Asha Smith did
Forgiven after 5 years • You must stay in the home for 5 to 15 years or repay the assistance at 0% interest • You must be pre-qualified for a loan through a certified Lender (Chris Cook) • You must attend an 8 hour home ownership class and get a certificate. • Cannot have owned a home in the past 3 years
Qualifications • You cannot have more than $15000 in liquid assets (Cash in Bank) • Home must be in the Arlington city limits • Income Limits: • 1 Person family $36,200 • 2 Person family $41350 • 3- $46550 4-$51700 5-$55850 6-59950 • Income limits are very similar in most towns
USDA • Eligible North Texas Cities • As of July 20, 2008 • This list is not all inclusive of the eligible areas in North Texas. It only covers the major towns serviced by Area 3. For specific eligible areas, check our eligibility website: http://eligibility.sc.egov.usda.gov/eligibility/welcomeAction.do or contact the local Rural Development Office. You can find all Texas USDA Rural Development offices at www.rurdev.usda.gov. • County Serviced By Cities • Archer Decatur Cities include Archer City, Windthorst, Holiday and Lakeside City • Baylor Decatur No ineligible areas in the County. Cities include Seymour • Clay Decatur No ineligible areas in the county. Cities Henrietta, Byers, Petrolia and Bellevue. • Collin McKinney Cities include Princeton, Farmersville, Nevada, Lavon, Prosper, Celina, Anna, Melissa, Westminster, Blue Ridge, Wylie • Cooke McKinney No ineligible areas in the county. Cities include Muenster, Callisburg, Valley View, Lindsay, Gainesville. • Cottle Decatur No ineligible areas in the county. Cities include Narcisso and Paducah. • Dallas McKinney Eligible cities include Seagoville and Combine • Denton McKinney Cities include Aubrey, Corinth, Little Elm, Justin, Roanoke, Krum, Highland Village, Lake Dallas, Ponder, Sanger, Pilot Point • Foard Decatur No ineligible areas in the county. Cities include Crowell and Thalia • Fannin McKinney No ineligible areas in the county • Grayson McKinney The entire county except the city limits of Sherman and Denison is eligible to include Van Alystine, Gunter, Whitewright, Tioga, Whitesboro, Pottsboro • Hardeman Decatur No ineligible areas in the county. Cities include Chillicothe and Quanah. • Hunt McKinney Cities include Quinlan, West Tawakoni, Celeste, Commerce, Campbell, Lone Oak, Caddo Mills • Jack Decatur No ineligible areas in the county. Cities include Bryson, Jacksboro, Antelope, Postoak. • Kaufman McKinney Combine, Cottonwood, Crandall, Forney, Kaufman, Oak Grove, Oak Ridge, Talty, Mabank, Kemp, Grays Prarie, Rosser, outside the city limits of Terrell • Montague Decatur No ineligible areas in the county. Cities include Montague, Nocona, Bowie, St Jo, Forestburg. • Palo Pinto McKinney No ineligible areas in the county. Cities include Mineral Wells, Graford, Strawn, Santo, New Salem, Palo Pinto, Gordon, Mingus • Parker McKinney Cities includes, Aledo, Springtown, Willow Park, Sanctuary • Rockwall McKinney The entire county east of Lake Ray Hubbard is eligible, Rockwall, Royse City, Fate, Heath • Tarrant McKinney Cities include Avondale, Azle, Blue Mound, Briar, Center Point, Crowley, Haslet, Lakeview, Oak Grove, Pelican Bay, Saginaw, Wheatland • Wichita Decatur Cities of Wichita Falls and Burkburnett are not eligible. Cities include Electra, Iowa Park, Lakeside City, Kamay • Wilbarger Decatur No ineligible areas in the county. Cities include Vernon. • Wise Decatur Cities include Bridgeport, Decatur, Alvord, Aurora, Chico, Rhome, Boyd • Young Decatur Cities include Graham, Olney, Newcastle, Jean, Loving
What is required of you? • Depending on your Income • Not have owned a home in 3 years • Must be pre-qualified through Chris as a lending partner in the program • Once you have filled in your application we will work on getting you qualified and do all the paperwork for you with your help of course.
Each and Everyone • Everybody is different so we will have to work with each of you depending on where you want to live and what your individual circumstances are
HUD Homes • AHAP makes it very difficult to work with HUD homes unless they are in perfect condition
Chapter 3 Looking for your dream home • We are ready to look for your home • All you have to do is provide me with your E-mail address and I will set you up even if you don’t qualify yet. This way you will have an idea of what the market is like. I will set up your search criteria from the following information:
Want to receive listings? • Name…………………………………. • E-mail address……………………… • Phone Number………………………. • What can you afford to pay monthly including taxes and insurance • $1000 a month will give you $100000 on a 30 year loan • Where would you like to live? • City……………………Zip………………………
You can also go directly to my web-site • You can also view basic listings directly from my Web-site as well as fill in a mortgage application • Please go to: • http://www.dfwmetrohousing.com • Look for view MLS listings on the bottom of the home page
Receive listings page 2 • How older home would you like?........... • How Big …………………..Square feet • Now tell me something about the house you would like? • How many bedrooms?....................... • How many bathrooms?..................... • How many garages?......................... • Please be realistic in your search and remember to keep your monthly payment to what you can afford
How read a listing • Double click the picture to see all the pictures (The listing below has 4 pictures) • Double click the address to see the map of where the home is. • At this point we will look at a listing and go through it point by point
We have your home • Now we have found a few homes that you like and are ready to submit a contract on the one you like the most. • The reason I say a few homes is because we will always be asking the seller for concessions and often they will not negotiate or counter so we have to find a few nice home that you will like.
Chapter 4 Contracts • The Four Family Contract is an 8 page contract that we will go through page by page. • The Third party Financing Addendum is a 2 page form that we will go though • If a home is older than 1980, we will also have to include a lead based addendum • I always have you sign a get a home inspection form • If the home belongs to a home owners association that this form must also be signed • Finally there is always a sellers disclosure to be signed unless the home is a foreclosure
Contracts Page 1 • At the top under paragraph 1 Parties • First the sellers name below that the buyers name • Paragraph 2 • Next down the legal address of the home and also its physical address • Paragraph 3 • Next the down payment and the amount to be financed with the total selling price below that • Paragraph 4 • The financing arrangements • Paragraph 5 • The earnest money and the title company • Paragraph 6A • We always ask the seller to pay Title policy
Page 2 and 3 • Paragraph 6C • Who is supplying the survey • Paragraph 6E section 2 • Does the home belong to a home owners association • Paragraph 7 B Page 3 of contract • Sellers disclosure …Always required except when a foreclosure • Paragraph 7 E We also always ask for a 7 days inspection contingency. This is the period you have if a problem is found with the home to cancel the contract if the seller will not repair the defect
Contract page 4 Paragraph 9 A The closing date is 10/31/2008 (If by this day the closing does not take place we have to file for an extension and if the seller has decided that he no longer wants to sell we are out of contract and out of luck as well. Paragraph 10 Possession only when funded. When you go to the closing, Only after all parties have signed will your lender fund the property. Only after funding has taken place is the home yours
Page 4 contract conditions • Paragraph 11 • Special Provisions or Condition of contract to purchase • This is where we would ask for the seller to participate in the DPAP, Fee and Buyers closing cost assistance. Anything else such as Fridge stays with house or leave anything in the home that is not considered a fixture. • Please note that when only asking for down payment assistance you insert this on the next page
Page 5, 6 and 7 • Paragraph 12 • This is when there is no DPAP involved where you would ask the seller to pay all the 6% closing costs of the buyer • Paragraph 16: • In case of a dispute are you willing to mediate? • Page 6 paragraph 21 • Full name and address with all your information. Both parties if 2 involved • Page 7 Date of execution of contract by agent • All the addendum that do with the contract • Page 7 Paragraph 24 • Buyers Signature
The execution of the contract • At the bottom of page 7 under paragraph 24 the REALTOR who last handles the contract will insert a date of execution of both parties have signed. • Page 8 of the contract is the realtor commission form and the title company execution of contract after receiving the earnest money from the buyer • This contract is now executed and a legal document in any court of law
Signing the Contract • Please initial the contract on the left bottom under seller from page 1-6 and sign on top of your name on Page 7 • The same thing applies to all the other paperwork. You initial the first pages and sign the last page. • Some pages are already signed by the seller. The Sellers Disclosure is always signed by the seller before you get it to initial and sign, This document is 5 pages long
The addenda and amendments • Part of the real estate legalities also consists of various addenda and also amendments to the original contract. • Items that normally are attached to a contract from day 1 • Lead based addendum: • If the home was built in 1979 or before it was posiblt painted with lead based paint.
Lead Paint Addendum • The Federal government requires that you as the buyer are informed and also sign a Lead based Paint addendum telling you that there is a possibility that there could after all these years be lead paint on the home and that you have the right to have this inspected at your own expense
Get a Home Inspection As a realtor I always give my clients this form because having been burnt myself many years ago and buying a home with a major foundation issue I realize the importance of having a registered Texas Home Inspector , Inspect the home within 7 days of contract under Section 7 F on page 3. This of course in voluntary on your part and is completely up to you.
Home Owners Association • Again if the home you are buying is part of a Home-owners association you are required to sign the necessary documents and the Home Owners association Mandatory membership Addendum form. Most of the time you are also required to pay about $100 registration as well