Buyer's Guide

The buying process is an exciting time, however, it is filled with nuances, challenges, and legalities that require expert guidance. I'm well-versed and here to supply you with all the information necessary for a best-case-scenario transaction. Look to me if you're looking for:

• Luxury Homes
• Luxury Estates
• Multi-Family Homes Including:
  • Condos
  • Townhomes
  • Multi-plexes
• Golf Community Homes
• Lakefront Homes
• Vacant Land
• Home purchase that is dependent upon the sale of another property.
• Ski Homes & Condos

Buying a home or property is a significant decision and it is essential to select a Real Estate Agent with expert knowledge of the local market and its rules and regulations. I'm a dedicated, top-notch negotiator who will always put your needs, as a client, first. 

I'm able to provide you with insights into the properties and neighborhoods that best match your life stage and lifestyle.

With a network of over 1,000 offices in 81 countries, Glacier Sotheby's International Realty provides unparalleled access to global real estate markets. I have the experience and contacts to facilitate international real estate transactions and to assist clients who wish to buy Western and Northwestern Montana real estate from abroad.

Before starting your home search, evaluating your financial situation is important. Carefully consider and confirm your budget. Familiarize yourself with mortgage options, and secure pre-approval from your lender. This will help you conduct your search with confidence and successfully negotiate the purchase of your desired home.

When considering your budget remember, as a general guideline, the total monthly cost for your primary home should not exceed 32% of your gross monthly income. These costs include mortgage payments, taxes, maintenance fees, insurance, interest charges, and utilities.

If your purchase is a real estate investment property be sure to consult your financial advisor and agent to fully understand any financial and tax implications at play.

If your down payment amount is less than 20% of the total purchase price, you will need to purchase mortgage loan insurance that guarantees the debt against default. In most cases, the cost of this insurance will be added to the mortgage loan. 

Your credit report plays an important role in your mortgage approval process. Your credit report also plays a role in determining the interest rate and other loan terms that a lender offers you. Before meeting with a potential lender, you may wish to confirm your credit rating so you have time to resolve any issues.

*Contact www.transunion.com, www.experian.com, or www.equifax.com for more information.

Written pre-approval is an essential tool that can give you a competitive edge in securing your desired property. For example, when you submit an offer in a multiple-offer situation, the offer that has a letter of pre-approval is often considered a more attractive offer than one that does not have a written pre-approval accompanying it.

I'm committed to providing you with confidential, knowledgeable, and responsive service. I will monitor, and promptly deliver listings that meet your criteria and arrange for viewings and property tours. I will facilitate a workable showing schedule, as well as supply you with all the necessary information to help you make your best decision.

If buying a home depends on the sale of your current home, we'll make the process efficient and seamless. Our real estate marketing program reaches the most qualified buyers through international, national, and local publications, as well as our award-winning online marketing that generates over 1 billion annual media impressions.

As soon as a property that meets your desirable home criteria is posted on MLS, you'll be automatically notified with pertinent information.

It is important that you determine the fair market value of any property that you consider. Variables that impact the value of a home or property include: 

• Location
• Neighborhood or community plan
• Proximity to amenities
• Lot attributes, and much more. 

I can prepare a Comparative Market Analysis for you that will determine if a home is priced appropriately.

It's important that we meet to discuss your offer before it is submitted so I can explain important aspects of the Purchase and Sale Agreement before submitting it to a Seller. It is essential that you protect your legal interests and account for any specific contractual contingencies.

As with any contract time is of the essence. It is important to ensure that any time frames indicated in your contract are realistic, particularly if your offer is still subject to securing a mortgage loan. Market activity, the competitive landscape, and increased scrutiny may mean the mortgage approval requires more time than originally anticipated.

When submitting an offer - be prepared to negotiate. Points of negotiation can include price, contingencies, inclusions, closing date, earnest money amount, and much more.

In times of high demand and low inventory, you may find yourself bidding against other buyers. This is called a multiple-offer situation. Skill and experience on my end can ensure that the offer you submit is strategic and competitive and sets you up for success.

• Offer is accepted as written.
• Offer is countered by the seller for the buyer's consideration.
• Offer is rejected by the seller with no response.

Once the terms of the contract are agreed upon, contingencies are met, and all parties are in agreement, the home may be officially under contract.

Your earnest money provided with the offer is deposited into an escrow account. That money is credited toward the purchase at closing.

Once the home is under contract, the mortgage lender will be sent a copy of the contract and will officially begin the loan process. The mortgage approval process can take anywhere from 30 to 90 days.

You will be provided property disclosures completed by the seller. These are required for all transactions in Montana and will give you a good idea as to the history, condition, and maintenance of the home.

The seller is required to guarantee that the title to the home is clear of liens and encumbrances. The title company performs research to determine what liens and encumbrances may exist. Typically, HOA documents, if applicable, will also be provided at this time.

A professional inspection company inspects the home from the roof to the basement. The inspector examines mechanical systems such as:

• Heating
• Electrical
• Plumbing
• Major Appliances

It can be helpful to provide your home inspector with a copy of the Seller's Property Disclosure in the event that any areas of the home require a more thorough inspection. You will receive a detailed copy of the report and findings.

A licensed appraiser assesses the condition of the home, takes measurements and researches comparable homes in the area in order to determine the value of the property. You will pay for this appraisal as part of the home loan process. You will be provided with a copy of this report.

I will schedule a final walk-through of the property prior to closing. This inspection is to determine that the home is in the same condition as when your offer was accepted.

On closing day, your lender provides the mortgage money to your title company. You provide the down payment. minus the amount of earnest money deposited, to your title company along with the remaining closing costs.

Closing typically occurs at the title company. In most cases, the escrow officer and I will both be present. The escrow officer will review the paperwork with you and complete the transfer of ownership. The documents will then be sent to the county recorder's office, where the deed is recorded in the name of your choice.