Buyers’ Consultation

Introduction

Welcome to your comprehensive guide to buying a home. When done right, the process can be smart, simple, and even enjoyable. Whether you’re a first-time homebuyer or experienced mover, this guide breaks down every step from pre-qualification to closing. Let’s get started.

Before buying, ask yourself: Do I need to sell my current home first? If yes, that becomes part of our strategy and affects our timing. Coordinating both sales ensures a smooth transition.

Step 2: Get Pre-Qualified

Pre-qualification is the foundation of your buying journey. Without knowing your financial position, you’re shopping blind. Think of it like grocery shopping without a budget.

What Pre-Qualification Accomplishes

• • • Establishes what you can afford
    • Determines the best loan type for your needs

Common Loan Types

• • • Conventional: Bank/credit union, no government backing
    • FHA: Government-backed, low down payment, stricter inspection
    • VA: For qualified veterans, great terms, fewer properties eligible
    • USDA: Rural property-focused, geographic limits
    • Cash: Strongest position, skips appraisal process

Step 3: Strategy Session

Once you’re pre-qualified, we’ll meet to:

• • Define must-haves and deal breakers
  • Narrow down locations
  • Review availability for showings
  • Build a focused search strategy
  • Discuss How Buyers’ REALTORS® get paid

You’ll complete a 10–15 minute pre-session survey to make our meeting more productive.

Step 4: MLS Setup and Search

You’ll receive access to the MLS — far superior to Zillow or Realtor.com:

• • Real-time updates on listings
  • Powerful filters to match your criteria
  • Tools to save, hide, and rank properties
  • Shared visibility: I can see your starred properties

Step 4.1: Sign Up Online…

Step 5: Required Paperwork

At our strategy session, you’ll sign:

• • Agreement With Buyer Before Touring Property
  • Exclusive Buyer’s Representation Agreement  
    • (Video Explainer)
  • Wire Fraud Warning
  • Affiliated Business Disclosure
  • Professional Disclaimer (I’m your agent, not your inspector, attorney, or contractor)

To see a video Overview of  Buyers’ Paperwork Click Here

Step 6: Showings

Initial Tours

• • Learn areas and value
  • Discover preferences through comparison

Targeted Tours

• • 15 properties max that match your criteria
  • Avoid “paralysis by analysis”

Timing

• • Thursday–Saturday: best for new listings
  • After initial round: view 1–2 new listings as they pop up

Step 7: Making an Offer

Before the Offer

• • Get updated pre-approval letter for the specific price
  • Contact seller’s agent for insight
  • Craft a competitive offer

Offer Includes:

• • Purchase and sale agreement
    • Detailed Video
  • Confirmation of agency
  • Property disclosure
  • Lead-based paint disclosure (pre-1978 homes)
  • VA/FHA addendum (if applicable)

Seller Response Options:

• • Accept
  • Counter
  • Reject

In multiple offer situations: always stay in the game. You never know how many offers there really are.

Step 8: Under Contract

Now you’re under contract — think of it as the engagement before the wedding (closing). Keep in mind, all these numbers below are negotiable BUT these are examples of what we might see on a regular basis…

Key Timelines:

• • Inspection Period (7–10 days): Schedule home/termite/radon inspections
  • Loan Application (3 days): Begin official process; this is NOT negotiable
  • Earnest Money: $1,000–$5,000, refundable in valid scenarios
  • Resolution Period (2-5 days): Negotiate repairs, closing costs, rate buy-downs, or price adjustments. Focus on safety and structural items.

Step 9: Appraisal

Lender orders appraisal to confirm value.

If appraisal is low:

• • Renegotiate price
  • Bring extra cash
  • Walk away with earnest money

FHA/VA loans may require extra repairs.

Step 10: Move-In Prep

About 1 week before closing:

• • Receive utility setup info
  • Visit MatthewParsonsHomes.com/moving for tips:
    • Address change
    • ID updates
    • Utility contacts

Step 11: Final Walkthrough & Closing Prep

Final Walkthrough (usually 1 – 2 days before)

• • Verify repairs
  • Ensure property condition hasn’t changed

Closing Prep

• • Review Closing Disclosure (CD)
  • Arrange funds (certified check or wire)
  • Verify all wire instructions verbally with title company
  • Bring ID (2 forms)

Step 12: Closing Day

Expect a 45–60 minute appointment:

• • Sign deed and loan documents
  • Transfer funds
  • Receive keys

Mail-away closings available if scheduled in advance.

Ongoing Reminders

Financial Discipline

• • Avoid large purchases or new credit lines

Stay Connected

• • Communicate regularly
  • Ask questions
  • Trust the process

Conclusion

Following this step-by-step approach removes confusion and reduces stress. Every transaction is unique, and I’ll help you adapt as needed. Let’s make your home buying experience smart, simple, and successful.

📞 Call or text Matthew Parsons at 865-761-9797 to get started.

Click the icons below to review a copy of paperwork a buyer will often see during the home buying process.

COMBINED BUYER SAMPLE DOCS

EXCLUSIVE BUYERS’ REPRESENTATION AGREEMENT

AFFILIATED BUSINESS DISCLOSURE

CONFIRMATION OF AGENCY

PURCHASE AND SALE AGREEMENT (CONTRACT TO BUY)

DISCLAIMER

WIRE FRAUD WARNING

IMPORTANCE OF INSPECTIONS & SURVEYS