Automated Search Reports

What do you see when you visualize your dream home? We’ll ask you this, as it’s important that we see the same dream. We realize that the very best way to assist our real estate buyers to locate precisely the right home is to put ourselves into our buyer clients’ shoes.

Once we have an idea of your criteria for a home selection, we can set up automated search alert emails to keep you informed of new listings and price reductions of qualified properties.

Financing Assistance

Finding the right home for you is your primary goal, but enjoying it with a lower payment and better mortgage terms is a very important secondary goal.

We’ve researched and worked with many mortgage brokers and lenders in the Clifton Park Center real estate markets, and we’ll help you to contact those that are the best fit for you and your financial picture.

Inspection & Repair Negotiations

Many buyers forget that the price isn’t the only or the last negotiation point in a real estate purchase. There are a number of contingencies and processes that happen before closing, and one that frequently causes deals to evaporate is the inspection and repair negotiation process.

Inspections in a real estate deal encompass many property aspects:

• Structure
• Roof
• Mechanical equipment
• Plumbing
• Electrical
• Pests & insect infestation
• Mold & other environmental hazards
• Wells & water quality
• Septic systems

While your deal may not require them all, and some may be combined and provided by a single inspector, it’s our job to help you to order the proper inspections, schedule them, and make sure that they’re completed on time.

Failure to complete inspections and object to their results by deadline dates can result in the buyer’s inability to take any action based on the late results. We make sure that this doesn’t happen.

Once an inspection is completed, there can be issues uncovered that you weren’t expecting and want to have addressed by the seller. This is a second negotiation in the contract process. We go over inspection results with our buyers and prepare documents that are required to request seller action and corrections.

Sellers do not normally have an obligation to undertake corrective action, so it becomes a critical negotiation, especially if the problems are significant.

We’re here for our buyers to assist in these negotiations as, next to selling price, inspections and subsequent repairs are the biggest killer of real estate deals.
Sometimes creativity needs to be applied to keep your home deal moving when the seller balks at your repair or corrective action requests. We’re experts, as we do this every day.

We also maintain an extensive contractor list that can yield just the right contractor to get a job done at a price the seller will agree to.

Contract to Closing

The myriad of tasks, documents and delivery deadlines involved in a real estate transaction are all prepared by the many closing agents and we are there to assist them in that process. From title insurance to surveys and mortgage documents, we’re here to help.

It’s both exciting and stressful negotiating a real estate purchase contract. Once it’s signed by the sellers, buyers can relax a bit, but Marcia Murray & Associates Realty LLC can’t. There are still more negotiations, document deliveries, inspections, title details and mortgage tasks to be accomplished to reach a successful closing and walk away with the keys to your new real estate property.

There are more than 50 specific due dates and tasks on our average transaction checklist, but an overview of a few includes:

• Post contract delivery of documents to the title company and ordering of a title binder or commitment.
• Deposit of earnest money and delivery of receipt to the buyer client.
• Helping our buyers to order inspections and coordinating them and providing access to assure they’re completed on time.
• Coordinating timely delivery of any documents objecting to disclosures, inspection results, or title binder issues discovered.
• Coordinating appraisal and appraiser access.
• Working with mortgage company and coordinating delivery of documents they require.
• Assisting our buyers with any negotiations related to contingencies, inspections or documents.
• Constant monitoring of status of all processes at the title company.

There are a number of companies and people involved in a real estate transaction, including attorneys, surveyors, appraiser, title company, mortgage broker, lender, loan underwriter, both agents, and possibly others. Each has specific duties and requirements, and each is concentrating on doing a good job for you.

However, their focus is narrow, targeted on their specific niche in the deal. As your buyer agent, we’re your “go-to” resource to bring it all together. We’re here to coordinate the activities of all of these companies and people for you.

We’re constantly monitoring those 50+ document delivery items and the work done by these people.

Daily we check the progress against contractual deadlines and act on our project requirements. A lot of this activity goes on behind the scenes and you’re not even bothered.

Some of it requires that we contact you and request documents or actions. Please understand that our overriding goal is a smooth transaction, and getting you through meeting all deadlines is one of our jobs. We’ll only bother you when necessary, telling you what we need and when, and moving you through to a successful closing.

There is a lot more, but those are the highlights, and many sub–tasks are related to each of them. Marcia Murray & Associates Realty LLC is obsessed with proper follow–up and detailed coordination of every step of the closing process for our buyer clients.

It’s critical that we make all deadlines and keep the transaction on track to avoid defaulting on any terms of the contract. We’ll keep your real estate transaction on track, and you’ll have the time and advice you need to assure you’ve covered all of the bases prior to closing.

Buyers are frequently referred to us by previous highly satisfied clients.

Call us at 518-925-7115, or email us to get us started in working for you.

TESTIMONIALS