Buyers
 

Contents of this page Buyer's Representation Make Your Home Wish List Eight Steps For A Successful Buyer's Purchase Pre-Approval Form Know The Neighborhood Our No Sales Call Policy

Our Free Home Finder Service was developed for Buyers looking for homes or land. Here's how it works. You provide us with the criteria that you're looking for in your next home. We take that information and enter it into our Home Finder database and it searches for homes based on the criteria that you gave us. Every morning after the Multiple Listing Service has performed it's updates, our Home Finder program completes a new search and sends any new listing information directly to your email so you have it first thing in the morning. If your criteria changes during your search for the perfect home - not a problem, call or email us with the changes and we'll make the changes to your personal profile. Our clients have told us that this has saved them a lot of time, eyestrain, and reduced frustration.

To get started, all you have to do is fill in the form below. In the text box, add other criteria that is important to your next home and when you're done just click on the send button.

Make Your Home Wish List

Interested in finding a home in the Scottsdale, Cave Creek and Phoenix/Phoenix Metro area? Here's a very simple way... just fill in what you are looking for and let us do the work!

	About You
* Your Name:
* Your Email Address:
Your Street Address:
City:
State:
Country:
Zip/Postal Code:
Phone:
Fax:
	About Your Move
When Do You Want To Move?
How Long Have You Been Looking?
Are You Currently Working With An Agent?	Yes No
Where Would You Like To Live?
	About Your Home Search
Your Price Range?
Number Of Bedrooms?
Number Of Bathrooms?
Home Size In Square Feet?
Parking 1--2--3--4 Garage?
Pool?	Yes No
	Additional Info
Please Describe Your Perfect Home For Us, Along With Any Comments, Concerns, Or Questions:
How Do You Want Us To Contact You?
Send Latest Listings:
Send Latest News:

*Please note that fields marked with an asterisk are required.

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Buyer's Representation

In the state of Arizona, an agent represents the seller UNLESS a Buyers Agreement is in force. Until the agreement is approved by the buyer, the agent's fiduciary responsibility is to the seller, NOT to the buyer.

When the Buyer's Agreement is approved, Sellers still pay the commission but it is paid to the listing agent. That listing brokerage pays half of the received commission to the Buyer's agent.

Agents can elect to represent either seller or buyer, or both if the situation arises wherein the listing is one that is listed by the buyer's agent's office. That's called a dual representation. In such a case, the agent is accountable for fairness and honesty.

We've been asked many times what the Daley Team policy is, and we will clarify that now. Here is our policy: .

For those people transferring, relocating, or asking us for information on homes, we represent the Buyer. We never represent both a buyer and seller in the same transaction as a matter of personal policy. We prefer to refer them to another agent in the office and assure our Buyer individual and dedicated representation.

Benefit to the Buyer:

1. Total commitment to the Buyer
2. Maximum effort on their behalf
3. Exposure to the entire market
4. Confidentiality
5. Disclosure and loyalty
6. Track record of successful negotiations
7. Privacy for the Buyer
8. Strongest possible protection of the Buyer's interests.
9. Mortgage financing
10. Buyers will save money since I will be fighting to protect their interest.

Benefit to me as their agent:

1. Buyer loyalty
2. More qualified Buyer
3. More educated (to the marketplace) Buyer
4. Peace of mind, less conflict of interest
5. Ability to offer more services

Will the Buyer need to sign an agreement?

In the state of Arizona, an agent represents the seller unless a Buyers Agreement is in force. Until the agreement is approved by the buyer, the agent's fiduciary responsibility is to the seller. It is mandatory for the Buyer to sign an agreement with us at our initial contact. We can specify a one or two day term so we assure that we are compatible and our team is meeting your personal requirements as buyer's agents. Any good agent will have the same requirement. It's the only way possible that we can legally represent your interest and your interest only. We guarantee our services, if for any reason we can not satisfy our client we will refer them to another agent.

What about new homes and new subdivisions?

Yes, we represent the Buyer in new home transactions. In point of fact it's critical that you have a Buyer's agent representing you because most builders use their own contract that favors, of course, the builder. We know the reputable builders and the builders that have a high level of client satisfaction. We include new homes and new subdivisions in our showings of homes throughout the area. Unlike some areas of the country where builders do not cooperate with realtors, in this area, builders seek our assistance since we sell 70% of their product.

The new home salesperson represents the builder and only the builder. As a Buyer you should have a buyer's agent representing you. Usually, builders use contracts written by their own legal staff.

The policy in Arizona is to have the realtor present when viewing the new homes. It is tempting when first arriving in the Scottsdale, Cave Creek and Phoenix/Phoenix area to cruise the new subdivisions. In order to have Buyer representation, nothing must be registered or signed without your realtor. If you are just looking, say so, and you may not be asked to register yourself. If asked, state that you are working with a realtor and will return with that realtor if interested in that subdivision.

In the case of new homes, understand that the builder billboards many times state a price, e.g., from the $140s. It may have been implemented at the opening of the subdivision and have appreciated since the opening. There are many options, such as a covered patio, a fireplace, upgrades that are in the models, and/or a lot premium. It goes up quickly from there. There may be additional taxes that are assessed in specific areas that are imposed to pay for infrastructure cost.

We have a booklet of all the new subdivisions in the Valley that list the areas, builders, subdivisions, price, square footage, bedrooms, garages, lot size and location that I give to my Buyers. This will help you in determining what exactly that subdivision is about. Please ask me for it when you arrive so that you will be informed!

Caveat Emptor no longer is enough to protect a buyer. Each state has its differences. An escrow on the East Coast means something different on the West Coast. There are inspections, disclosures, deadline dates, title work, loan procedures, and recommended use of professionals. Saying that representation for the Buyer is important is an understatement

Step1: Property Search

We specialize in people and technology to match people with homes. Working together as a team, gathering the information we need, using technology, and our expertise of the area we will collectively find your next home.

It's easy to find a new home with the Daley Team. Just click on and find a property that looks interesting to you. Then just email or call us and we will get you more information or set up a time to view the properties. Better yet, go to Make Your Home Wish List and fill in the form and send it. We will do the searching and email or call you. This will save you a lot of time and we have quicker access to available property that you may want to see.

Step 2: Create the Offer to Purchase

Before the offer to purchase is created, it is very important that you have been at least pre-qualified or better yet pre-approved by a lender. This is one of the best negotiating tool a buyer can have. It shows the seller that you are financially able to purchase the home. After you have found the right home, it is time to prepare the offer. In Arizona, the offer to purchase is a multi-page agreement. It covers all facets of the purchase process, such as:

• purchase price
• amount and type of earnest money
• contingencies (financing, inspection, etc.)
• personal items you wish the seller to include (washer/dryer, etc.)
• closing date
• time limit after which the offer will expire
• responsibilities of both buyer and seller

Once you make the offer, we present it to the Seller and their Agent. The Seller may accept it, prepare a counter offer, or reject the offer all together. Once the offer is accepted, it is a legally binding contract.

For your convenience we have provided a simple no hassle form that will allow you to get a Pre-Approval with a few short questions. This form will go directly to our financial partners. We have partnered with mark Taylor's team because they have demonstrated excellence in their field. Items with asterisk (*) are required.

Pre-Approval Form

	About You
* Your Name:
* Phone:
Your Street Address:
City:
State:
Country:
Zip/Postal Code:
* Your Email Address:
Social Security Number:
How Do You Want Us To Contact You?
Send Latest Listings:
Send Latest News:

*Please note that fields marked with an asterisk are required.
Our financial team will contact you within 4 hours of receiving your email. If it's after 3:PM they will contact you the next business day. This process is important because with a Conditional Loan Approval (CLA) you are dealing from a position of strength during the negotiation stage of buying your home.

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Step 3: Negotiate with the Seller

Negotiation begins before we get started looking. A strong position is enhanced by getting pre-qualified for a mortgage. Better yet making the effort to become pre-approved will maximize your ability to strike a deal most favorable to you.

When we find the right home, the Daley Team will:

• endeavor to discover prices of similar homes sold in the last 6 months
• help you compare it to any other homes you've looked at
• evaluate its condition and access the amount of work it needs
• determine how long it's been on the market and attempt to discover why the Seller is selling, and if the price has been reduced
• help you affect a strategy using time, price, and terms to your advantage.

Rob Cohen and The Valley of the Sun Team will draw from 49 years of experience in negotiating real estate transactions always with your best interests in mind.

Whether it's starting with your best offer, saving room to maneuver, compromising, or making concessions to the seller's counter, Rob Cohen and The Valley of the Sun Team can present you with the information to help you make an informed decision

Step 4: Home Inspection

We strongly recommend an inspection for every transaction

The home inspection checks the condition of the major systems of the house including the structure's exterior, windows, foundation, roof, garage, electrical, plumbing, heating/air conditioner, attic and basement or crawlspace. A pest a dry rot inspection is usually available at an additional charge.

If any major problems with the structure or systems of the house are uncovered, you will then have the right to void the sales agreement or to renegotiate the terms of the purchase.

It is recommended that the buyer attend the home inspection. It usually lasts between 2 and 2 1/2 hours. This will allow you to ask questions about repairs and maintenance of the home. Usually within 48 hours you will receive a written report.

A home inspection usually costs between $200 and up depending on the size of the home, and is the best money you will ever spend.

Rob Cohen and The Valley of the Sun Team has the experience with the inspection community to recommend a list of accredited inspectors.

Step 5: Appraisal

Your lender will order an appraisal of your home and coordinate with your agent to schedule a time for the appraiser to see the home. The appraisal determines the fair market value of the home and insures the home is worth the price you are paying in order to secure the loan. The appraisal also helps insure the house meets certain standards regarding its condition. The average costs is $450 for an owner-occupied home.

If the home does not appraise for the sales price, negotiations will begin with the Seller to adjust the price.

Step 6: Removing Contingencies

Contingency The dependence upon a stated event which must occur before a contract is binding.

Rob Cohen and The Valley of the Sun Team uses computerized tracking systems to accomplish removal of contingencies in a timely manner.

I counsel my clients to carefully consider all aspects of the situation before the contingency is approved as a part of the transaction. Communication and understanding is the key.

The following are some common contingencies:

• Buyer obtaining loan approval
• Home Inspection
• Sale of Buyer's home

Step 7: Protecting Your Interests

Serving your interests can best be accomplished by working with an agent with proven integrity and experience. Rob Cohen and The Valley of the Sun Team has been recognized in the industry consistently since 1980. They have successfully closed hundreds of individual transactions for a broad base of experience in all situations. When the situations is warranted and addition expertise is needed, they will be the first to recommend additional counsel - legal or otherwise.

Step 8: Escrow Process & Final Settlement

What is an Escrow?

Escrow is the deposit of documents and funds with a neutral third party with specific instructions as to how they should be disbursed.

Escrow acts as the clearing house for the exchange and distribution of those documents and funds in connection with transfer or financing of real property.

A member of Rob Cohen and The Valley of the Sun Team will attend the escrow settlement with you to verify the transaction closes as agreed.

The escrow officer, an employee of the title insurance company will, acting as a neutral 3rd party, explain the documents and have you sign them. The officer will then assure completion of transaction by delivering to the lender for verification and document recheck. It's then delivered to the county for recordation of your deed.

Why is escrow important?

Escrow, or the services of a qualified escrow agent, assures all interested parties that the rules and regulations governing real property transfers will be strictly observed by a neutral third party with an objective interest in completing the transaction.

An escrow agent represents neither the seller nor the buyer. The escrow agent can act only on each party's behalf according to their written instructions.

What escrow services does the title company provide?

The basic definition of an escrow agent's responsibility is to accept and hold a deed from the seller in exchange for funds from the buyer. The escrow agent will concurrently, when all mutually agreed terms have been satisfied, release the funds to the seller and deed to the new buyer.

In most sale transactions, this "simple" process requires the escrow agent to perform the following:

• Order a title report on the subject property and obtain all the necessary information to clear all title defects and satisfy existing liens and encumbrances against the property or the principals involved in the sale;
• Work with the buyer's lender to insure instructions from the seller, buyer and lender are coordinated;
• Prepare many of the documents necessary for the transaction and review all others to make certain they conform to the parties' demands;
• Figure tax and interest prorates and prepare closing instructions and statements for both buyer and seller;
• Arrange closing appointments for all parties to sign the necessary documents;
• After taking final signatures, the escrow agent has responsibility to complete the transaction by checking all documents for completeness, compliance and accuracy;
• Return copies of all loan documents to the lender for approval to record;
• Record all necessary documents in the county where the property is located. This is when the transaction is closed;
• Disburse all funds out of the escrow account according to the signed, written instructions. (These funds could include the seller's net proceeds, the Broker's real estate commission, and other payments required for loan approval or to satisfy other terms of the agreement.)
• Prepare and distribute final closing statements to all interested parties.

How much does an escrow cost and who pays for it?

In a typical sale transaction, the escrow fee is based on the purchase price. Escrow fees are a negotiable item subject to agreement between the parties. If the sale transaction involves a federally guaranteed VA loan, the buyer is not allowed to pay any escrow fees and the entire amount will be paid by the seller.

Know The Neighborhood

This report provides you with ALL the information about the area in which you wish to relocate including climate, schools, housing, crime, houses of worship, county facts, state facts, etc. Simply fill in your name, address and email, check the items and list the towns you would like this information about, and I will mail you your own personal Know The Neighborhood Information Packet. Items with asterisk (*) are required.

	About You
* Your Name:
* Phone:
Your Street Address:
City:
State:
Country:
Zip/Postal Code:
* Your Email Address:
Neighborhood Make-Up / Demographics Public and Private Schools Housing Values and Trends Nearly 4 Million Comparable Home Sales Crime Rates Climate Reports Houses of Worship
Tell us the city you what to know about, e.g., Scottsdale, Cave Creek and Phoenix, Phoenix, etc., and any other information you're interested in:
Send Latest Listings:
Send Latest News:

*Please note that fields marked with an asterisk are required.

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Our No Sales Call Policy

We resent unsolicited sales calls that come from roofers, financial brokers, real estate agents and all the other telemarketers that you can think of. Worse yet, they now have a telemarketing machine that calls you. They usually come about the time we are able to take a break for some personal time and it just seems like an invasion of the little private time we have together as a family. Yes, we know that they are trying to make a living, and we think that's great. Just don't abuse our family personal time.

If a business sends me something by mail, I can choose when and if I give it attention, but salespeople on the phone are an invasion of my privacy and disturb our family time. We believe you might think the same. Therefore, at Rob Cohen and The Valley of the Sun Team & Associates, we have a policy that's rather unique in the Real Estate industry and is simply as follows:

We do not call anyone unless we've established a relationship or they ask us to. Period.

We believe the consumer appreciates having their privacy respected. If you appreciate our consultative skills and excellence in service when you ask for our assistance, then we hope you'll reward us by letting others know about us and the unique way we practice Real Estate.

Rob Cohen and The Valley of the Sun Team

Accepting An Offer >Negotiating Factors Negotiations for the sale of a home can be affected by emotional factors. For example, it is easy to be offended by someone who is making an offer on your property. Even if the buyers love your house, they are trying to negotiate the best possible price and terms. They probably will not let you know how much they want your home until they have negotiated a purchase agreement. Buyers almost never write offers that please the sellers entirely. Offers and counter offers may be traded back and forth over days or weeks. Terms of the sale will be discussed and deadlines will be set. When there is finally a meeting of the minds, both sides may feel relieved but exhausted by the process. One of a real estate agent's most important jobs is to act as the intermediary during such negotiations. With your agents knowledge of financing, negotiation procedures, and the tax laws affecting real estate sales, agents come up with creative solutions to the challenges that may arise. See All Tips In The "Accepting An Offer" Category > See Complete Library Of Hundreds Of Tips In 30+ Categories >

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