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One of the most important deadline dates in your contract is the Loan Objection Deadline. You will find it in Section 2 of your purchase agreement. On or before this date, you can terminate the contract and get your earnest money back if you have not been able to obtain a firm loan commitment that is satisfactory to you. After this date, you forfeit your earnest money if you can’t close due to some loan approval problem.
You want to be in touch with your lender regularly and make sure that the lender gets EVERYTHING done on your loan prior to the Loan Objection Deadline. It’s wise to get a written commitment from the lender prior to this deadline.
In Colorado, the Seller usually pays for Title Insurance for the Buyer (unless the contract has been checked by the Buyer that they will choose and pay). Within the contract, you can decide what type of Deed you want to give the Buyer. There usually isn't much difference in cost, but we would always recommend calling the company of your choice to get rates.
General Warranty Deed
A general warranty deed provides the highest level of protection for the buyer because it includes significant covenants or warranties conveyed by the grantor to the grantee. Specifically, this type of deed promises that the grantor/seller owns and/or has a legal right to sell the property, and that it is free and clear of any liens, debts, or encumbrances.
You hired us to market your property and have authorized us to use any promotional methods we deem appropriate. At a minimum, we use the Multiple Listing Service (MLS), numerous web sites, other electronic information services, property brochures and a yard sign to help find a buyer for your house.
You have also authorized us to use a lockbox to provide access to your home to other agents, appraisers, inspectors and others and we generally will not be present when these people are in your house.
All of these items provide many benefits for you but they also create some potential risks.
The main benefits are that you get a better price for your house and you get your property sold in a shorter period of time.
With the lock box in…
Radon is a colorless and odorless gas produced by the radioactive decay of uranium.
It has been linked to lung cancer.
Radioactive materials in the soil decay and give off radon gas and the gas gets into a house through crawl spaces, sump pump pits, joints and cracks in basement slabs or sub-floors.
The EPA has set a standard of 4.0 picocuries per liter for radon.
The EPA says you can be exposed to that level indefinitely with no increased risk of lung cancer over that of a non-smoker.
Exposure to 10.0 picocuries per liter for 20 hours per day for 70 years gives you the same risk of lung cancer as smoking a pack of cigarettes a day, again, according to the EPA.
As a result, the EPA recommends that radon mitigation systems be…
One of the most misunderstood topics in real estate is also one of the most important parts of the home purchase process.
The threat of possible legal consequences leads practitioners in many industries to be increasingly cautious about what they say and do. As a result, the public receives increasingly inferior service.
We don’t want you to receive inferior service.
Our solution is to be clear about what we can and cannot do for you in regard to inspections.
Here are the important things you need to know:
* We don’t do inspections. And, it would be a conflict of interest for a CHR agent to inspect a house that one of their buyers was purchasing
* We try to be present during part of the inspection whenever possible. We have…
The exact amount of cash you need to bring to closing is typically not known until within 24 to 48 hours of closing. At that time, you’ll need to be able to go to your financial institution to get a cashier’s check for that amount. Alternately, you’ll need to contact your financial institution to have the money wired to the title company for closing. Since all of this tends to be happening at the last moment, you’ll want to have all the needed cash in a readily available account.
Some things to consider:
Just about everything we do these days exposes us to legal risk. So, it’s no surprise that a real estate transaction has legal risk, too. But, it’s not well known that the risk is disproportionate — it’s much riskier for the seller than for any other party. In a recent study, it was found that the seller was the defendant in 88% of cases!
Not to worry. We have a proactive plan to minimize your risk. Since most lawsuits in residential real estate allege lack of adequate disclosure, here is our three-step plan:
Understand the legal standards for disclosure. Sellers in Colorado are required to disclose “latent defects” about which they have “actual knowledge”. Latent defects are defects that are not visible or apparent on casual inspection. A basement…
An appraiser may be coming to your house in the near future. Most home sale contracts are contingent on the buyer or the buyer’s lender obtaining an appraisal on your property. Here are some things you’ll be interested to know about appraisers and the appraisal process:
Occasionally, the appraiser will be doing an “exterior only” appraisal. In those cases, we usually do not even hear from the appraiser — he just shows up and takes some pictures and makes a few outside measurements. Unless you just happen to be home, the appraisal gets done without either of us knowing that it has occurred.
In most cases, the appraiser needs to get inside your house to perform the appraisal. We’ll let you know the date and time that the appraiser will be coming…
When you execute a contract to buy a home, you will offer some earnest money to the seller. The contract specifies when you need to provide the earnest money to the seller or seller’s agent and this is normally within a few days of contract execution. This check will be cashed within 24 to 48 hours of being provided, so make sure the money is in your account when you write the check. At closing, the earnest money is applied towards any down payment and/or closing costs that you might have. If you are doing a “no money down/no closing cost” transaction (rare these days), the earnest money comes back to you at closing.
Instead of a closing, a contract can end with either a…