Amy Miller's Blog
When you find a home you love, you most likely will want to take the steps you can to buy it. When a home is already under contract, there’s actually a little-known strategy that can be used to help you have a chance at getting the property.
When you make a backup offer, you’re doing all of the same things you’d do under normal circumstances. The only difference between a normal offer and a backup offer is that you’re not guaranteed to get the home. The first deal needs to fall through in order for you to have a shot.
Advantages To Backup Offers
The backup offer is a bit of a stretch, but it still does give you a little bit of a chance to get a home. When a backup offer is in place, the home won’t just go back on the market if something falls through. This is especially smart when it comes to lower inventory markets. When a home is re-listed, you’ll need to compete against other buyers. If a bidding war is initiated, the home’s price will keep going up. The backup offer being in place helps the seller to feel secure in the sale of their home one way or another. If for any reason the first buyer falls through, you’ll be able to swoop in and get the home yourself.
Timing Is Everything
Keep in mind that there’s a certain period of time before a deal needs to be closed on for a home. The original buyer will need to close the deal on the home in an average of 50 days. Knowing the time frame that you’ll need to wait around for a decision is helpful for you in your own search for a home.
You can also have your agent check in with the listing agent for the property on a frequent basis. This lets the agent ad seller know that you have a keen interest in the property in case there are any difficulties coming from the other side of the deal.
If The First Deal Doesn’t Go Through
If the first deal on a home does fall through, you’re not the new owner of the home just yet. There’s always a possibility that the first buyers found some very difficult problems with the home during the inspection. These could be big issues like an issue with the roof or the foundation of the home. Be sure to include a home inspection contingency with your contract so that you can have your own inspection conducted. This way, you’ll know if there are any problems with the home and that you will be able to deal with them.
A backup offer can be a great tool to use in tight markets to help you get a home that you love. It’s always a good idea to proceed with caution in any home deal to make a sound financial decision.
Making an offer on a home you’re hoping to buy is a stressful endeavor. You want your offer to stand apart from others, and if you don’t feel comfortable increasing the offer, a personalized letter is a good way to explain your situation and possibly sway the seller in your favor.
Sounds good, right? But when most of us sit down to write an effective offer letter we often come up stumped. What makes your situation different than any other hopeful buyer? How do you find the right tone in your letter? How do you sign off at the end?
There are a number of things to consider when writing an offer letter. So, in this article, we’re going to help you craft an offer letter that will give you the best chance of getting accepted by a home seller.
Begin with them
Before you start talking about yourself and why you love the house, start by addressing the seller by name. Thank them for letting you view their home, and compliment them on the work they’ve done to take care of it.
Why you love their home
A good place to start in your offer letter is to describe exactly what sets their home apart from the others you looked at. Are there defining characteristics of the home that make it perfectly suited to your family? Does it have a large yard that your dog will love to run in or the workshop you’ve always wanted to practice your woodworking?
Make your letter personal. This is your chance to show that you aren’t just concerned with the price of the home.
Share information wisely
Some buyers get excited about all of the changes they would make if their offer was accepted on a home. And while it’s okay to plan and be excited for the future, you might not want to share that information with the seller.
Remember that they have many memories and hours of work put into their home, and they might not appreciate you talking about how you’re going to start tearing down walls.
Once you get into the flow of writing your letter, it’s easy to get carried away. However, sellers will be more receptive to reading and understanding your letter if it is short and to the point. Try not to go over a page, single-spaced.
Once you’ve written your letter, review it to see if there’s anything that can be simplified or removed altogether.
Before sending your letter, have a family member, friend, or real estate agent look it over. Not only will they be able to catch small grammatical errors, but they’ll also let you know if something you’ve written is confusing or would be considered over-sharing.
You might be tempted to hit the send button as soon as you’re done with your letter. However, receiving an email can be impersonal--we all get hundreds of emails that we never even open. Rather, print your letter on nice paper, sign it by hand, and consider attaching a family photo if you have one that’s suitable.
In real estate, cash is power. It’s not exactly the amount of money that you have been approved for by a lender. This type of “cash” is what you can pull directly from your account to buy a property on demand. It can be difficult to compete with cash buyers especially in tight real estate markets. Below, you’ll find some tips to help you match up against any cash offers that you may be competing with when you buy a home.
Make Your Offer Look Attractive As Possible
First, you should always have a pre-approval letter from your lender. This lets sellers know that you’re a qualified buyer. You should also get your lender or realtor (or both) to provide some financial information about you along with your offer. This helps to add to the case that you’re a dependable buyer.
Let Things Move Quickly
If you allow your lender to send an appraiser to the property as quickly as possible, this will give you an advantage in the home buying process. You want to reduce the amount of time that it will take to close on the house. That means you should consider cutting down on both the appraisal and contingency time. You could even consider waiving any contingencies if you feel comfortable.
To speed up the process, even more, you should pre-order an appraisal in advance. You can do this before your offer has even been written. It can be difficult to arrange this, especially with larger scale lenders, but it’s always worth a try. Once the offer is written, the lender can relay to the seller that an appraisal has already been scheduled.
You’ll also want to get the inspection done fairly quickly. You only have a short window of time to get the inspection done. The quicker you get this done, the more serious of a buyer you appear to be. You should have the inspector who you’ll use ready before you even put an offer in on a home in order to expedite this part of the process. Usually, inspectors don’t take terribly long to schedule appointments knowing that their clients have short windows to get inspections done.
Make A Strong Offer
Making a good offer could mean paying extra for a home you love in order to compete with cash offers. Spending more money helps to win. Here’s why: Sellers almost always will give a cash buyer a bit more of a discount since they’ll be getting all of the funds up front. If you love the house and plan to live in it for years to come, the extra money you spend will be well worth it.
Write An Offer Letter
An offer letter adds a bit of a personal touch to the number you put down as a buyer. Here, you can tell the seller who you are and why you love the home. It can be emotional to sell a property, but a seller will feel more comfortable knowing that the home is going to someone who will appreciate it.