How I help you buy a home

Buying a home doesn't start with looking at houses. It starts with a financial plan and understanding the process, because the right house almost never goes to the person who saw it first. It goes to the person who showed up prepared.

My job as your REALTOR® is to guide you, explain every stage, represent you in the negotiation, and coordinate the process with the lender, the title company, the inspector, and everyone else involved, all the way to closing.

Step 1. Your prequalification or preapproval. Before we search, we need to know how much you can buy and, even more important, how much you want to pay each month. If you're financing, that's decided by a lender, the institution that lends the money. The lender will go over your income, employment, credit, monthly debts, bank statements, the money you have available for the down payment and closing costs, any documentation that applies in your case, your financial history, and which type of loan you qualify for.

Depending on your situation, we can look at different financing options: conventional, FHA, VA, down payment assistance, 0% down programs when they exist and you qualify, programs for medical professionals, programs for first-time buyers, options for people who are self-employed, and other programs depending on your profile. I connect you with lenders and go over what each option means with you.

That gives us five answers that organize everything else: how much you can buy, how much you want to pay each month, roughly how much money you'll need to close, which type of loan you'll use, and which price range we should search in.

Step 2. The buyer representation agreement. This is the Buyer Representation Agreement. Before we look at homes together, we put our professional relationship in writing. The document explains that I represent you, which services I'll provide, in which area or market, how long the agreement lasts, whether the representation is exclusive or not, and what each of us is responsible for.

My responsibility is to make sure you understand what you're signing before we start. I explain the process and the documents you'll sign clearly, and I answer whatever you ask. You also receive the official information about how brokerage representation works in Texas.

Step 5. We start touring homes. When we find homes that fit what you're looking for, we schedule the showings. I want you to enjoy them, and at the same time my job is to help you look past the decor.

We'll look at the overall condition, the roof, the foundation, the heating and air system, the windows, the floors, the kitchen, the bathrooms, the layout, the space, the lot, the neighborhood, the location, visible repairs, how easy it would be to resell, and what could affect its value down the road.

None of this replaces a professional inspector. The inspector does an independent evaluation once we have a property under contract, and that comes further down.

Step 6. We find the right house. When you tell me "Veronica, this is the one," we stop thinking like excited buyers and start thinking strategically.

Before we make the offer, we review the list price, the comparables, recent sales, the competition, days on market, any price reductions it's had, the condition, how the market looks right then, the seller's position when we have that information, and the chance of multiple offers. My job is to help you put together a competitive offer without losing sight of what's good for you.

Step 9. Executed contract. When buyer and seller reach an agreement and everyone signs correctly, we have an executed contract. From that moment, very important deadlines start running, and I keep the calendar with you so you know what has to happen and when.

Step 10. Earnest money and option fee. Earnest money is a deposit that shows you're serious about the purchase. The option fee is the negotiated amount tied to your right to terminate during the option period the contract sets. In the Texas residential resale contract, those funds generally go to the escrow agent within the time the contract specifies. Meeting those deadlines is extremely important.

Step 11. Option period and inspection. During the option period, we usually schedule the inspection with an independent professional inspector. Depending on the property, they may check the foundation, roof, plumbing, electrical system, heating and air, appliances, attic, windows, doors, exterior, interior, and safety items. Depending on what they find, they may recommend additional inspections by specialists.

Step 12. We go over the report together. No house is perfect, and not everything that shows up in an inspection means we need to ask the seller for something. We'll figure out what really matters. Depending on the circumstances and the contract, we can consider asking for repairs, credits, concessions, adjustments, or another negotiated solution. The seller can accept, reject, or negotiate what we ask for.

Step 13. The lender keeps working on your loan. While we handle the inspection and negotiation, your lender keeps processing the loan and will probably ask you for updated documents: pay stubs, bank statements, tax returns, employment verification, letters of explanation. Answer them quickly.

During this time, don't make big financial changes without checking with your lender first. Buying a car, opening new credit cards, buying furniture on credit, moving large amounts between accounts without documenting it, making big purchases, or changing jobs can affect your loan approval.

Step 14. Appraisal. If you're financing, the lender usually orders an appraisal. An independent appraiser puts a value on the property, and the lender uses it as part of their review to decide whether that value supports the financing. If a problem comes up with the appraisal, we review our options based on what the contract says.

Step 15. Title, survey, and documents. The title company opens the file and reviews everything related to the property's title. We also figure out which survey (the drawing of the lot and its boundaries) can be used, or whether a new one is needed. HOA documents, restrictions, easements, the title commitment, and other documents may come up. I keep the process organized and let you know when something needs your attention.

Step 21. Closing day. You sign the documents that complete the purchase and, if you're financing, the ones for your loan. The title company coordinates the closing.

Step 22. Funding and getting your keys. Signing and getting the keys don't always happen in the same minute. First the closing and funding process has to be completed, and funding is when the money is actually released. Once the transaction has closed and funded under the terms that apply, the house is yours and I hand you your keys.

What I do through all of these steps. I don't want you to feel like you're coordinating all of this on your own. I walk with you and coordinate the communication between you, the lender, the inspector, the seller's agent, the title company, the appraiser, and the closing. My job is to make sure that at every moment you know what's happening, what comes next, what you need to do, which deadlines we have, and what your options are when there's a decision to make.

If you also have to sell your current home, we don't treat it as two separate transactions. It's explained at the end of how I sell a home.

This describes my general process as a REALTOR® in Texas and is not legal, tax, or loan advice. The details of each transaction vary with the contract, the property, and the county. For legal, tax, or financing questions, please talk with the right professional.