We have found a new home that we want to buy, but the seller can’t close until late this year. Should we put our current home on the market now or wait until we get closer to the closing date for our new home?
We are currently experiencing an exceptionally strong spring market! I have not seen a better time to sell in recent years! So now would be an excellent time to list your home for sale. However, if you do, you need to expect that your buyer is unlikely to wait for many months to close. Rate locks are generally only good for 60 days, so any closing beyond that exposes the buyer to the possibility of interest rate hikes. Additionally, this time of year most buyers are looking to occupy their new homes in time for school to start in the fall. So if you list your home now, you need to be prepared for the possibility of an interim move to a short-term rental. You may view this as the safest option because if your home does sell quickly requiring a move to an interim rental, you will at least know that you will not be stuck carrying two homes at one time!
Your other option is to wait until closer to the closing on your new home to put your current home on the market. This would certainly be the more convenient option – you would not have to find an interim rental property and store your personal effects. However, while homes do sell in the fall market, it does not have nearly the momentum that the spring market has. If you choose to wait and list your home in the fall, it is possible that you will need to carry two houses until the spring 2018 market begins. I also don’t have a crystal ball to predict whether the spring 2018 market will have the same momentum that the current market has.
In the end your decision will need to be based on which risk factor concerns you more. Would you be more unhappy if you had to spend interim months in a rental property because a buyer this spring needs your house now, or would you be more unhappy if you had to carry the cost of owning two homes for several months? The answer to this question should guide you as to when is the appropriate time to list your home for sale.
7 Harvester Court
7 Harvester Court
Looking for a home delivered to you on a silver platter? Your search is over! This custom built all brick colonial was just renovated with 3 new luxury baths, newer kitchen, new roof, new HVAC, new deck, new paint in modern aesthetic and more. Totally turn-key for you and your family! 4 bedrooms, 3.5 baths, 3 car garage, finished walk-out lower level, nearly 2 acre lot. $775,000
309 Pink House Road
309 Pink House Road
Privacy and village proximity combine perfectly at this fabulous custom designed and built newer home. Recently remodeled in a stylish palate, the open concept floorplan features exceptionally large rooms, walls of widows flooding the home with natural light and hardwood floors unifying the main level. The upper level is home to 4 bedrooms, all with en-suite baths. The walk-out lower level houses a 5th bedroom, gameroom and gym area. French doors spill out from the great room onto a stone patio and the private 9 acre lot beyond. $1,595,000
As an Associate Broker at
HOWARD HANNA REAL ESTATE SERVICES,
Kathe Barge, CRS, ABR, CNE, is ready to answer any
questions you may have regarding your real estate needs.
Feel free to contact her at the office (412) 741-2200 x238,
or on her mobile phone (412) 779-6060.
What assurances are there to a seller that if they enter into a contract to sell their home, it will actually close?
Reaching an agreement on the sale of your home is an important first step to getting your home closed. However, before a seller has any assurance that a home will actually close, several hurdles must be overcome. First, the inspections have to be completed. In most instances, the buyer has the right to terminate a transaction if they learn anything on the inspection that they are uncomfortable with, and in almost every instance, the buyer has the right to terminate if the seller does not agree to make the buyer’s requested repairs. So a seller has no assurances at all that their home will close until the inspection period is complete, which generally takes 21 days.
The same thinking would apply if the Agreement includes an appraisal contingency – until the appraisal is complete (which also takes 21-30 days), there is a risk that the home will fail to appraise and the transaction will not close.
If the buyer has a mortgage contingency, then there is a risk until a “clean” commitment letter is received from the lender that the buyer will not get their loan approved, in which case the transaction will not close. Usually it takes about 45 days from the date of agreement to know with any certainty that the buyer has received a loan commitment.
There is also the rare instance where a buyer never provides the contractually specified deposit money or second deposit money. This is a breach of agreement and if this happens, it’s reasonably unlikely that the buyer will cure that breach and close.
Finally, very rarely there are buyers who complete all of the steps in the process and just refuse to close. In those instances, the seller is often entitled to the deposit money, but that may seem like a small consolation prize when their home is empty and back on the market.
Working with a skilled real estate professional will help you to manage the risks and move toward a successful closing. So while the short answer is that there is never a guarantee until the home actually closes, with proper management of the details the risk to a seller of moving out and leaving behind an empty home can be minimized.
Continuing from last week:
We’re first time home buyers – where do we begin?
At this point in our journey to your new home, hopefully you have resolved any home inspection issues that you have and your financing is in process.
There are many pieces to the home financing puzzle that you will not see and some that you will. Financing has gotten quite tight now and you will need to be prepared for a high level of documentation required by the lender. They may ask you to document sources of deposits. They may ask you to document other expenses you are responsible for. They may need copies of letters of employment or bonus guarantee letters. Be prepared to respond quickly to any and all requests. While you are addressing these requests, the lender will order an appraisal to confirm value of the home. There is a range of reasonable in which a home may sell – the lender is simply trying to make sure that you are in that range.
Once your loan is approved you begin the long wait until closing. If you had a particularly delayed closing, you will begin to wonder if you are supposed to be doing something else. The next steps happen right before closing. You will set up your insurance coverage on the home with your insurance agent a few weeks in advance. Coverage options vary widely so you will want to work with an insurance agent who will thoroughly review all of your options with you. About a week before, you will need to call the utility companies to move the utility bills to your name. If you forget to do this, the utilities will simply be turned off and it will cost you more to get them turned back on again. For water and sewer, you will need to show up in person to get them connected, so be sure to schedule that in to your work schedule. Finally, the day before closing you will do your walk through to make sure the home is as you expected it would be. If the seller accidentally removed something you thought was to remain or forgot to make a requested repair, now is the time to raise those issues. Once you close, so does your window of opportunity to resolve any last minute concerns with the seller.
On the day of the closing, you will spend about an hour signing many documents and presenting a cashier’s check for any balance you owe above and beyond the mortgage. Once that is completed, you will receive the keys and may begin the happy process of unpacking into your new home!