Buyer's Tips

Be a smart consumer. Learn the financing basics. Know how to shop for a home loan that's right for you.

Get pre-approved. This takes very little time and lets you know the price range that fits your lifestyle.

Know what you want. The last thing you need is to close a deal and realize you bought a house you don't want. Ask yourself what you're looking for in a home, before you shop. Think about size, commute time, and necessary repairs.

Keep your debt load to a minimum. Don't make major purchases or incur any additional debt until after your purchase. Pay down credit cards and don't apply for new ones. Remember, financial institutions evaluate your financial situation on your gross monthly income. Your total monthly house costs should not exceed 28 percent of your gross monthly income.

Be prepared to view new properties quickly. Sometimes homes sell quickly, so be ready to make fast decisions. Be accessible to change the terms.

Have instant access to your real estate agent. Instant communication can mean the difference in purchasing the property of your choice.

Submit a strong competitive offer.

Include a substantial earnest money deposit. Sometimes offers are accepted based on the amount of the deposit.
Try to minimize the number of contingencies. Fewer contingencies mean a stronger offer.

Hire an inspector. A professional building inspector or appraiser will make sure the house of your choice is in satisfactory condition.

Check zoning regulations and covenants. Good residential neighborhoods will be zoned to keep out commercial and industrial users. Read any restrictive covenants and make sure they fit your lifestyle.

Make sure you know what stays or goes. Your contract should be very specific about which items (appliances, etc) are included in the sale.

Get agreements in writing. Make certain verbal agreements are written into the final contract to avoid any stressful and expensive issues later.

When you buy your first home, making monthly payments probably won't be a problem. After all, you're already paying rent to your landlord each month. It's coming up with the lump sum needed for a down payment that may seem impossible. Fortunately, there are options to make buying your first home a happy reality.

Programs for first-time buyers. There are several local or federal government programs that help first time buyers get into the housing market. Ask your Real Estate Agent or Lender about these options.

Your lender. Your bank or credit union may help as well. Are you debt free and own something free and clear, like a car? Your lender may lend you the down-payment by securing it against this asset.

Private contracts. Look for a seller to help you buy and finance your home Some sellers are willing to carry the contract themselves and will waive the down payment. You may only have to pay the monthly mortgage installments.

Get pre-approved. Don't skip this step. Getting pre-approved is fast, easy, and free. A written pre-approval includes a completed credit application and a certificate guaranteeing you a mortgage to a specified amount. With one in your pocket, you won't waste time looking at homes you can't afford.

Instead, you can invest your time shopping for the home of your dreams - and in your price range.

Examine your finances. How much can you afford to spend? While a lender will tell you how much you qualify for, it's up to you to figure how big a payment fits into your budget. What monthly dollar amount do you feel comfortable committing to? Remember to consider related costs, such as insurance and taxes, as well as interest and principle.

Consider what type of loan is best for you. Compare fixed-rate with adjustable rate mortgages. Look down the road. Where will you be in 15 years, 30 years? What obligations might you have? Take those things into consideration as you choose a loan.

Check your Credit Report. A lender will run a credit report on you (it only takes a few minutes), but you'll be ahead of the game if you acquire a copy first. You'll know exactly what's on it and be able to correct any inaccuracies.

Shop Around. When you're ready to get a loan, explore your options. You can choose either a direct lender or a mortgage broker.

A direct lender has money to lend and makes the final decision on your loan. Brokers are intermediaries who choose from many lenders. A broker may be able to help find you a loan if you have special financing needs, but he or she will also receive a percentage of what you borrow.

While you're shopping for a loan, also look for the best loan costs. These may include:

Interest rates
Broker fees
Points (each point is one percent of the amount you borrow)
Prepayment penalties
Loan term application fees
Credit report fees
Appraisal costs

Be aware.   Don't let hidden costs sneak up on you. Ask your lender for a written estimate.

Apply for a loan. Gather all the documents you'll need to verify your loan application. Lenders will want to know your job tenure, employment stability, income, assets (property, cars, bank accounts, and investments) and your liabilities (auto loans, mortgages, installment loans, credit-card debt, household expenses, and others).

You'll need to provide documents such as paycheck stubs, bank account statements, and tax returns. Check with your lender or broker for more information.

Lock it down.   With interest rates changing daily, locking down your rate can prove a big money saver. A rate lock - in writing - guarantees you a certain rate and terms for a specified period of time. Lock in all the costs you can, including interest rates and points. And try to set the lock at the time of application, not at approval. This will protect you from rising rates.

Your lock-in period should be long enough to allow for all processing time. Most lock periods range from 15 to 60 days. Make sure to check with your lender or broker about the average time it takes them to process a loan.

Ask about Pre-payment.   You can shave years off the length of your mortgage by restructuring the way you pay back your loan. Simply paying more frequently can save thousands in interest. So can making a lump payment toward the principle - or paying a little more each month. These methods are called pre-payment.

Not all loans allow for pre-payment. If you want the option, discuss it with your lender or broker.

Clear up any financial problems. Do you have credit problems or owe money to the IRS? Buying a new home may still be a possibility. Contact a financial advisor or tax resolution service to find solutions.

	E-mail: info@clarklandbrokers.com	Lusk, Wyoming PO Box 47 Lusk, WY 82225 ~ (307) 334-2025 Hulett, Wyoming 16 Strawberry Hill Road Hulett, Wyoming 82720 ~ (307) 760-9510 Billings, Montana 6806 Alexander Road Billings, MT 59105 ~ (406) 697-3961
Specializing in Farm, Ranch & Recreational Properties. Licensed in WY, MT, SD, ND, NE, CO & NM.