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Second home purchases need a buyer's broker as much if not more than the primary home buyer

 

Your White Mountain New Hampshire property expert; ASKS?

 

Why / Hire a Buyer Broker For your second home purchase?

When buyers are at a distance from their purchase there can be lots of critical items that can be over looked.

 

Why / Buyer representation, the listing agent has a fiduciary duty to the seller, not to you. Sure we all attempt to be fair and answer a buyer’s questions honestly…but what if you don’t ask? Then who is looking after your best interests? The seller is not paying his agent to volunteer possible issues that could occur down the road…only the known material facts of the property.

 

How / can a buyer know what the best properties are worth, sell for, or have the best locations? All buyers can search on-line for price and size, but you can’t tell what work has been done, updates completed, or special attention has been paid to one place Verses. another. The lowest priced property in a community may have a price advantage over the others but if it’s on a busy corner, beside a dumpster...or is the only one that hasn’t put in the updated heating system…you could be paying for it later.

 

When / Negotiate from strength, we can all find comparable sales that can justify the asking price, but don’t you want to know what to offer based on the real “similar closed sales” not just the best sales that help the seller’s position. Know the actual cost of the updates, repairs and replacement cost from your local expert not the seller’s hired expert.

 

Who / will the seller’s agent recommend you hire for the home inspector, bank or title company? All home inspectors I have used do their job independently, and without special treatment to the agent that recommended them as far as I can tell. But I have had sellers agents say there is nothing that can be done about a noted defect in a property…sorry. This agent is not your advocate, if you would still buy if things could be repaired or made up to code…your agent (the buyer’s agent) will in most cases find a way to make it work. Or tell you, you should walk away…when circumstances dictate that this is in your best interest.

 

What / Association issues, many vacation communities have common area assessments to fund the maintenance and repair of roads, club facilities and other budgeted items. Many times the current fees are on the listing sheet for the casual observer to assume they are a fixed amount (and a stable fee). When in fact there could be a special assessment looming for a major replacement item. New Roofs are a big concern, when the capitol reserves have been under-funded or when the 20 year life expectancy fails before the funds are available.

 

When / Town needs affect property taxes, in a similar situation as the common area fees the town the property is located in could be looking to do a major addition to the local school, buy all new police and fire equipment or replace the town sewer treatment plant. These warrant articles can be up for the next terms vote, but if you don’t live here how would you know?

 

Who / will be your eyes & ears after the sale; second home owners will always need an agent to call when they live out of state, in my mind once a client always a client. I have keys to places I sold years ago, and I’m still called on for electricians, plumbers and deliveries.

 

 This is your chance to buy your dream recreational or retirement home.

Second home and retirement properties are big investments, don’t forget to have an advocate looking out for your best interests when you buy. It can make the difference between getting the best value or getting headaches you couldn’t have seen coming without an experienced guide.

 

   

Contact info: steve@alpinelakes.com / toll free 800-926-5653

MLS Search site see all area listings at: www.alpinelakes.com

My NH Mountain Blog: www.steveswhitemountainblog.com

 

Let me help put together all the pieces for your perfect second home buy.

 

 

 

 

 

 

                       

                                                                                                                                                                              Your-White Mountain New Hampshire real Estate Expert

                    steve@alpinelakes.com toll free 800-926-5653 /cell 603-381-7898

                        MLS search and Realtor web site: www.alpinelakes.com

                         My outside Blog: www.steveswhitemountainblog.com

                    Lincoln NH &  Local interest site: www.localism.com/nh/lincoln

    Grafton County NH MLS search

3 commentsSteve Loynd • October 10 2009 03:17PM
Second home purchases need a buyer's broker as much if not more than…
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Your White Mountain New Hampshire property expert; ASKS? Why / Hire a Buyer Broker For your second home purchase? When buyers are at a distance from their purchase there can be lots of critical items that can be over looked. Why /… more