Now that spring has officially begun, residents of Fairview’s Thames Waterside in Greenhithe, Kent, can take advantage of the longer days living next to the river. The communal landscaped gardens at the development have been purposely designed for enjoying outside space, with tree-lined avenues for leisurely walks, a play area for children and many areas for picnicking and soaking up the sun.

As well as spending free time in the gardens, most of the apartments have balconies which provide an ideal place for alfresco dining as the weather warms up, or to relax in the privacy of your own home after a day at work.

“Thames Waterside is a great location to embrace the spring weather, with magnificent views across the Thames and towards the iconic Queen Elizabeth II Bridge, and outdoor spaces for residents to unwind and socialise in,” Jim Holliday, Sales Director of Fairview New Homes comments.

With summer on the mind, holiday plans are an easy reality to Thames Waterside residents. The Eurotunnel terminal at Ebbsfleet is just three and a half miles away allowing easy access to the continent, and national trains take just 17 minute to London St Pancras for weekend breaks in the capital.

At Thames Waterside, homebuyers have the opportunity to purchase courtyard, garden and river apartments from £159,995. River apartments are priced from £199,995.

Thames Waterside is ideally placed for all the amenities of Greenhithe; next to an Asda superstore and a short drive from the well-known Bluewater shopping centre which has a choice of over 330 stores, 40 cafes, bars and restaurants and a 13-screen cinema.

Greenhithe is part of the Thames Gateway Regeneration project that has received large amounts of funding from the government over the past decade to transform it into the thriving and aspirational area it is today.

The town has a large number of local restaurants, pubs and bars and has the largest number of green spaces and parks in the borough. For the more active, there are many local activities with the Kent countryside just moments away, local river walks and outdoor activities based from Bluewater, including cycling, rock climbing, boating and fishing.

For more information and prices please contact the marketing suite Tel: 0800 883 8193. Or visit: www.fairview.co.uk. The marketing suite is open 7 days a week from 10am to 5pm.

Spring comes to Thames Waterside is a post from: My First Home Blog

For Jason Bond, 34, buying a property in London was an almost inconceivable prospect until he found out about the government-led part buy, part rent Shared Ownership scheme, which helps first time buyers and those struggling to buy step onto the property ladder. With this scheme, Jason was able to buy 25% of the full price of his new home through Thames Valley Housing and only had to raise a mortgage for the 25% that he was purchasing.

Jason, a London bus driver, found out about Shared Ownership a couple of years ago and quickly realized that this could be an affordable way for him to purchase his own property. He says, “I was living with work colleagues in Putney, which worked well, but I was very aware that I wanted my own place – a space just for me that I owned. I decided that I could raise the deposit required for a Shared Ownership property and began to focus on saving. For two years I worked very hard in my job, including overtime work, to save what was needed.

“A few months ago I registered for Shared Ownership with my local council and they notified me of the different developments in and around the area,” continues Jason. “The most important factor for me was to be near the bus garage in Putney as I didn’t want to have to commute too far.

“When I found out about Hurlington Court at Queen Mary’s Place I wasn’t sure about it as I didn’t know Roehampton well. However, I went to visit and was really impressed – the quality of finish, thought behind the layout and affordable price tag made the offering completely irresistible. It was better priced than some of the affordable developments in Putney, yet more spacious and all built within lovely communal gardens and spaces.”

Jason finishes, “I feel incredibly lucky to have my own apartment in London and am looking forward to exploring the area more. Plus with a gym on-site at Queen Mary’s Place I am looking forward to getting back into going to the gym regularly. Wandsworth, Hammersmith, Fulham, Wimbledon and Chelsea are all easily accessible from my new place which is great for going out and, most importantly; it takes just 20 minutes to get into work every day.”

Jason bought a one-bedroom new apartment at Hurlington Court in Queen Mary’s Place, Roehampton, London, through Thames Valley Housing. He purchased 25% of the property valued at £260,000.

Queen Mary’s Place, Roehampton Lane, SW15 5EY, has been built to an exceptional standard by St James Homes, offering buyers a rare opportunity to buy into some of the highest quality new build properties in the area. Apartments at Hurlington Court are the final phase of affordable homes at Queen Mary’s Place and are currently available to people who live and/or work in the boroughs of Wandsworth Sutton, Merton, Kingston, Richmond, Lambeth and Croydon.

The development of luxury apartments is set in 14 acres of landscaped grounds on the site of the Grade I Listed Roehampton House, dating from 1710. The new properties are designed in keeping with the architecture and prestige of Roehampton House whilst offering the best of contemporary London living, with high standards of workmanship, design and high quality specification. The historic gardens have been carefully restored and new communal landscaped areas have been created. In addition, there is a gym on site for all residents.

Hurlington Court is situated in Roehampton village, which has been popular since the 18^th and 19^th centuries with aristocrats and royalty because of its celebrated parkland. Richmond Park is the largest of the parks near to the development, with 2,500 acres of grassland and woodland; a haven for horse-riders, cyclists and walkers, as well as golfers and tennis players.

However, the area is not by any means remote, as Putney and Barnes station is one and half miles away from the development, with a Resident shuttle bus running to Putney station in peak afternoon and morning periods. Nearby Barnes railway station connects to Clapham Junction and Waterloo, meaning residents can be in the City in just 20 minutes – perfect for commuters.

In addition, there are a variety of locations for shopping , eating and going out in the nearby vicinity, including Putney Exchange, Richmond village, Kew, Barnes, East Sheen and Wimbledon village, all within a five mile radius.

The interiors of each apartment at Hurlington Court are built to a very high standard with stylish and modern features such as continental designer kitchens, fully integrated fridge-freezers and dishwashers, programmable heating systems, fitted wardrobes to main bedrooms and lifts to all occupied floors.

Prices of the new apartments at Hurlington Court start from £50,625 for a 25% share in a studio apartment priced at £202,500.

All the properties at Hurlington Court are available through the Shared Ownership government-led initiative, aimed at helping first time buyers, and those looking for help to buy their own home, get on the property ladder. To apply for this scheme, purchasers need to have an annual household income of between £18,000 and £60,000, live and/or work in the London SW region and qualify for Homebuy.

The main objective of Thames Valley Housing is to get people living in their own home in an affordable way. They are dedicated to providing the best possible customer service experience, from enquiry, to meeting, all the way through to purchase point and beyond. To read about past buyers’ experiences of Shared Ownership properties, please visit www.homebuy4u.co.uk/news.php.

For more information on Hurlington Court or other HomeBuy schemes, please contact the Thames Valley Housing HomeBuy team on Tel: 0844 470 4645 or email sales@tvha.co.uk or visit http://www.tvha-hurlingtoncourt.co.uk/

Shared ownership scheme proves successful for London-based first time buyer is a post from: My First Home Blog

Elements, Epsom

For those with enough equity in their homes, now is the time to trade up before house prices begin to stage a recovery. With this in mind, Crest Nicholson has made its low hassle scheme, SmoothMove, available at its development, Elements in Epsom for buyers who are looking to move quickly without hassle.

Aimed at buyers with an existing home, SmoothMove is a solution offered by Crest Nicholson which allows prospective purchasers to reserve their preferred property at the brand new development straight away, while Crest Nicholson works closely with your estate agent on your behalf to find a buyer for your home.

The incentive offers the following advantages:

• Crest Nicholson will arrange up to three valuations by an independent estate agent
• A market price will be agreed for your existing property
• Property details and photographs will be arranged to market your existing property
• Your new mortgage will be arranged through an Independent Financial Advisor
• Crest Nicholson will pay the mortgage valuation fee
• The sale of your property will be managed by Crest Nicholson ensuring that viewing times are convenient, with weekly progress reports and helpful advice on hand
• Up to an agreed limit, estate agent fees will be paid once your property is sold

Chris Warner, Sales & Marketing Director at Crest Nicholson South comments: “The property market in Epsom has been bright and busy so far this year, so SmoothMove is ideal for those looking to get their move underway.  SmoothMove is an effective way to get a step ahead of others marketing their property and we are keen to hear from buyers who want to move but are being put off by the market conditions and need some extra support and advice to get their move off to a flying start.”

A perfect retreat from the hustle and bustle of everyday life, Elements at Parkviews is an exclusive neighbourhood of wide tree-lined avenues surrounded by parkland. Private rear gardens and a variety of shared open spaces are available for homeowners to enjoy as well as balconies and full height windows which provide stunning views from selected properties.

Parkviews itself comprises 322 contemporary eco-friendly two, three and four bedroom houses.  As part of their meticulous design to meet the highest Eco-Homes standards, the homes will include air source heat pumps, water butts and recycling bins. Residents at the development could also cut their energy bills, as 20 per cent of energy will be generated from on-site renewable sources.

Homes at Elements also meet the Government’s Lifetime Homes Standards, which means that they are designed to be adaptable throughout an entire lifetime, reducing the need to move or for home help. Consequently, the design incorporates features for wheelchair accessibility, the benchmark for good space requirement, such as WC’s with appropriate access and doors with level thresholds for parents with pushchairs and small children, as well as wheelchair users. Stairs will also incorporate provision for a future stair lift installation.

Elements is conveniently situated to offer excellent road and rail links, yet is situated within close proximity to the beautiful Surrey countryside to the South of Epsom for homeowners looking to enjoy the great outdoors. The site is a short distance from Epsom Common and Horton Country Park while Epsom Downs and its iconic race course are also within close proximity. For commuters, Ewell West Station and Epsom Station are within a short distance of the development with train journeys into London taking approximately 35 minutes. The M25 and A3 are also within easy reach.

SmoothMove is available to buyers interested in the Cedar or Redwood style properties. Prices for these properties start at £359,995 for a three bedroom semi-detached home and £484,995 for a four bedroom home with parking space and garage. For further information, please contact Crest Nicholson on 0870 751 3958 or visit www.crestnicholson.com/elements. Alternatively, you can email the development at elements@crestnicholson.com.  The Marketing Suite and four show homes are open daily, 10am – 5pm.

Ease Into a New Home with SmoothMove | Cedar or Redwood is a post from: My First Home Blog

As the recession changes the face of lettings, an experienced landlord from Surrey has written a No Nonsense Guide to Property Rental.

Sodrul Bashir, 27, a takeaway restaurant owner who manages commercial and residential properties, said landlords waste hundreds of pounds on legal fees and processes that could easily be saved with a few simple steps.

The e-book is available to download at www.the-pro-landlord.co.uk alongside a series of solicitor-approved downloadable legal templates for landlords to use – saving them hundreds of pounds in legal fees. They include tenancy agreements and notice to evict documents such as a Section 21 notice to leave, which is enforceable in court.

Sodrul said: “Property prices have stagnated and landlords can no longer rely on the money they’ll make from uplift in property value… it’s more important than ever that they run their property portfolios profitably. Avoiding basic pitfalls will make a massive difference to the bottom line.

“It’s amazing the mistakes people make –some have been in the industry a long time without ever taking advice. I work closely with the Bengali community and when it comes to lettings they’re very vulnerable… language barriers often prevent them getting the advice they need and many are making simple but very costly errors.

“There’s also been a rise in ‘accidental landlords’ – those who can’t sell their properties and choose to rent them out instead.  When I started in the industry almost 10 years ago there was no comprehensive guide to help me… I’ve learnt the hard way but I hope this book will make it easier for others.”

The e-book, which has also been translated to Bengali, features advice on making savings with maintenance and repairs, arranging the right kind of mortgage, marketing to new tenants, insurance, deposits, inventory, rental arrears and eviction.

New guide helps landlords save thousands is a post from: My First Home Blog

Cheryl and Louis Turner

At Park Central in Birmingham city centre, homebuyers are taking the ‘Easy Buy’ route to homeownership and proving that it is possible to get on the property ladder and enjoy all the benefits of owning their own home, while saving money each month compared to renting.

Bordered by Bath Row and Lee Bank Middleway, just minutes from The Mailbox, Park Central is an award winning Crest Nicholson development which features an extensive choice of stylish new apartments and townhouses, set around eight acres of landscaped public parkland.  Here Crest Nicholson is offering potential purchasers a lifeline with its very own Easy Buy assistance scheme.

Easy Buy helps today’s budget-conscious purchasers by reducing the mortgage amount needed to secure a new home at Park Central.  As the scheme is not shared ownership, purchasers get to benefit from having 100 per cent ownership of their new property and, as an added advantage, a deposit of only five per cent is required – which could amount to just £4,600.

Eligible purchasers who take advantage of Easy Buy at Park Central pay just 85 per cent of the price of their new home.  This breaks down as a mortgage for 80 per cent and a five per cent deposit.  The remaining 15 per cent share is covered by an equity loan to be paid back as a share of the property’s open market value – within 10 years of the original completion date or when the property is sold.  The equity loan is interest free for the first five years, with a low interest rate fixed at just three per cent APR from the start of year six.

Husband and wife Louis and Cheryl Turner purchased a one bedroom apartment at Park Central with the assistance of Easy Buy.  Cheryl, who works for a law firm in Birmingham city centre, explained: “My husband and I had been renting an apartment in the centre of Birmingham for 18 months, but our long term plan was to buy a property of our own.  When it came to looking for a new home, we were keen to stay based in the city centre and, as I have a friend who lives at Park Central, I was very familiar with the development, so we went along to speak to the sales team.

“We discovered that by using Easy Buy we were able to get on the property ladder at Park Central and, aside from the benefits of actually owning our own home, the biggest advantage is that our monthly mortgage payments are actually less than what we are paying in rent – so we are financially better off for making the move.  We’re really happy with our new home, particularly as we’ve got a balcony which looks out across the city centre and we have a great view of Birmingham and its landmarks including The Cube.”

Prices at Park Central currently start from just £92,000 but by using Easy Buy, qualified house hunters could secure a mortgage on that property for just £73,600 with a five per cent deposit of £4,600.    A selection of two-bedroom townhouses is also available in the Lower Parkside phase priced from £180,000.

Ruth Williams, sales manager for Crest Nicholson, said: “It is extremely satisfying to be able to assist homebuyers at Park Central.  In the case of first time buyers, it is very important that this group is given the help it needs to overcome the challenges presented by the economy and to get on the property ladder.   To make the claim that owning your own home at Park Central could prove to be more affordable than renting a comparable property could sound too good to be true, but our buyers continue to demonstrate that this is in fact the case and hopefully the Turner’s story will inspire other to make the move.”

Other assistance schemes are available at Park Central including the government-backed HomeBuy Direct which expires on 31 March.  For more information on Park Central, please call the sales team on 0121 666 4666.  Alternatively visit the marketing suite, which is open daily from 10am to 5pm and is located at Park Central, 2 Mason Way, Birmingham B15 2EY. parkcentral.co.uk

Birmingham Buyers Take The Easy Route to Homeownership at Park Central is a post from: My First Home Blog

As spring and summer approach – and as opportunities to move home remain in a slump – more UK homeowners than ever will be turning their attention to property improvements, with many needing professional assistance for their ‘make, do and mend’ operations. However, choosing random tradespeople from online directories can be a risky business: will the contractor turn out to be Lawrence Llewelyn Bowen or Billy the Kid? And will they keep the homeowner above the law when it comes to Building Regulations?

With this burning question in mind, ‘CORGI Membership and Benchmark Certification’, which represents qualified tradespeople registered under the government’s Competent Persons Scheme, provides some valuable tips on how homeowners can choose a contractor who will do a sound job … rather than riding off into the sunset with their hard-earned dollars and leaving them to face the music.

Chris Kulski, CORGI Membership scheme manager, says: “As we all know, ‘cowboy’ has become a buzz word during the last few years, and quite a few TV programmes have made a career out of cleaning up the damage of incompetent tradespeople. Prevention is better than cure, so how can consumers avoid getting into this sorry situation in the first place?

“Here at CORGI, we recommend that consumers should always employ a registered tradesperson who is a member of a professional body: don’t just choose someone because they happen to be listed on a website featuring lots of other contractors. And don’t accept that a tradesperson is a bona fide member of a professional organisation unless you’ve confirmed it with the registration body. There are cases of contractors displaying membership logos when they’re not even qualified.

“Customers should obtain more than one written quotation for a job, so they can compare prices. Once a quote has been agreed, make sure it is written down in full and that both parties have signed it. Ask for a completion date.

“Always ask your chosen contractor if the work they’re going to carry out comes under Building Regulations, as this falls under your legal obligations as a homeowner. If it does, ask for a Building Regulations compliance certificate after the job is completed. Only registered, competent persons will be able to provide this certification.

“At every stage of the process, have everything confirmed in writing. Be sure to contact Trading Standards or Consumer Direct if you have a problem or disagreement with a tradesperson.”

As for the major “don’ts” of employing tradespersons, Chris Kulski advises:

“Don’t use a business that only supplies a mobile phone number and doesn’t have an address printed on letterheads or business cards. Don’t use a tradesperson unless you’re clear about the work they’ll be carrying out and at what price. And don’t employ a contractor just because their costs are super-low: make sure that they are actually covering all the work you require. If you don’t understand anything about the job, ask for it to be explained in plain English.”

He points out that, depending on the type of work, UK Building Regulations introduced by the government in 2002 may affect a homeowner who is commissioning installation and repair work. He explains: “Few homeowners are aware of this set of statuary regulations that apply to all building work carried out in England and Wales. Although Building Regulations must be met by tradespeople, the ultimate responsibility lies with the homeowner.”

He adds: “Building Regulations place responsibility on every homeowner to ensure they use a suitably trained and competent contractor who will carry out the work to standard. Homeowners must be able to prove they’ve done this either by informing the Local Area Building Control(LABC) department at their Local Authority about the installation before it starts – (this option has fairly significant cost implications) and having it inspected after completion! – or they must employ a tradesperson who is a member of a government approved Competent Persons Scheme, such as CORGI, who will supply a certificate confirming they’ve met the requirements of Building Regulations as well as notifying LABC that the work has been completed so the details can be attached to the properties deeds. Without a certificate of compliance for such work the homeowner may have problems when they come to sell their property.”

He concludes: “By choosing a member of a Competent Persons Scheme, the homeowner is employing a tradesperson whose work has been inspected by a professional body and has been confirmed as meeting standards.They will also have further protection of an insurance backed workmanship warranty to protect the work they have completed. The homeowner can then complain to the professional body if the contractor fails to meet standards or, in CORGI’s case, breaches the strict code of conduct. CORGI has a dispute resolution service in place for any customers who find themselves in this situation and will mediate between the business and homeowner.

“Many people select contractors based on online references but, in reality, these may not even be real. And, although a tradesperson might appear to do a good job, many homeowners can’t be sure it’s carried out to standard. In these days of economic uncertainty and inflation, it’s particularly important for consumers to protect themselves and avoid paying through the nose for a shoddy or substandard job.”

The new CORGI website ( http://www.corgi-membership.com ) provides invaluable information and a handy quotation form so consumers can gain formal agreement before a contractor starts work. For general information on the Competent Persons Scheme and building regulations, visit http://www.communities.gov.uk .

CORGI’s top tips for choosing a sound tradesperson and complying with building regulations is a post from: My First Home Blog

The Capital’s top property firm has re-affirmed its impressive credentials after topping the ESPC rankings for an unprecedented 12^th consecutive year.

Warners Solicitors and Estate Agents, which has held the number one ranking in the Edinburgh Solicitors Property Centre (ESPC) every year since 1998 despite fierce competition from rivals, revealed that it sold 600 properties in 2010 with a total sales value of around £110 million.

The figures represent more sales than any other solicitor-estate agent in the Capital in 2010 and highlight a 7% rise on 2009’s levels, when the firm sold 550 properties worth a total of £101 million.

Scott Brown, Estate Agency Partner at the firm that has four property shops throughout Edinburgh and the Lothians, said he was delighted to have hit the top spot once again, and added that the sales figures were especially pleasing considering the torrid conditions the property sector had faced in both 2009 and 2010.

He said: “To be placed top of the ESPC rankings for an unprecedented 12^th year in a row is a tremendous achievement. We are absolutely delighted to have reached this milestone, which is a testament to the hard work and dedication of all of our team in spite of some very tough market conditions.

“2010 has been another very challenging year for the property market and many firms have had to adapt their services to stay competitive. At Warners, we have introduced new initiatives such as trialling QR codes on our schedules that can be scanned by mobile phones and offering property videos to customers.

“We also carried out a major revamped on our website in 2010, which means that every property listed on the Warners site now includes full floor plans and – wherever possible – links to Google Street View. Home Reports for every property listed with us are also made available to prospective buyers free of charge, with instant access available via both the ESPC website and our own website.

“Although mortgage lending has continued to remain low – meaning many first time buyers are still unable to secure the necessary funds to buy their first home – it’s encouraging to see that there are still properties being sold in the Capital. Our total number of property sales over the past year was actually up on our 2009 levels, which proves that the market is moving in the right direction.”

“Of course, there’s still some way to go before we return to the levels that we experienced during the market’s peak – but hopefully we are seeing further progress towards recovery and will experience another successful year in 2011.”

Warners has four property shops in Edinburgh and the Lothians and one in Dundee, which was established in 2010 as part of an expansion into Tayside.

Warners Tops ESPC Rankings for 12th Year Running is a post from: My First Home Blog

Scotland’s leading lettings portal citylets.co.uk has celebrated another successful year after seeing its web traffic rise by almost 50% in 2010.

The web portal saw a 49.5% rise in web visitors during 2010, thanks to the successful implementation of a multi-faceted development strategy that included its first ever series of TV advertisements.

The rental portal also achieved impressive growth in the Aberdeen region, with a 45% rise in telephone enquiries being recorded across the Citylets network. It was also verified by Experian Hitwise, the online competitive intelligence company, as the most visited site in a custom category of UK residential lettings websites.

Citylets.co.uk is now expected to build on this success over the next 12 months, and predicts it will break the 3 million annual visitors milestone by the end of 2011.

Thomas Ashdown, the entrepreneur behind Citylets Network – which includes major partner brands such as Findaproperty, S1homes and Primelocation – said that he was delighted with the firm’s strong performance.

He added: “2010 has been a landmark year for Citylets that has seen a lot of things come together. Achieving an increase of around 50% in visitor traffic far exceeds what we were hoping for and I doubt that we will see that kind of rise again for some time.

“We’ve also seen a lot of growth in Aberdeen, with a 45% uplift in calls across the whole Citylets network. In addition, we are the only dedicated lettings portal in the UK to have maintained a top 100 ranking in the overall property sector according to Experian Hitwise, which is very encouraging.

“We look forward to continuing this success into 2011 and beyond.”

The portal has already enjoyed a strong start to the New Year – achieving the same level of web visitors in January as it recorded during its record month of traffic in August 2010.

www.citylets.co.uk was launched in late 1999 and is Scotland’s most successful lettings portal. Its quarterly report is the country’s only detailed and independent barometer of the rental market, based on over 50,000 annual lettings from more than 400 agents and is now a respected resource among investors, landlords and letting agencies. Citylets also operates in Greater Belfast and other parts of N Ireland.

2010 Web Success for Lettings Portal is a post from: My First Home Blog

There are many market predictions, however if you want to buy your first home—there is no wrong time.  The motivation to buy is not determined by regional market conditions or by location.  Industry opinions and investor speculation can not predict when a particular individual will be ready to buy.  In a majority of cases, the most compelling reasons to buy a home are based on individual circumstances and personal needs.

There are many market predictions, however if you want to buy your first home—there is no wrong time.  The motivation to buy is not determined by regional market conditions or by location.  Industry opinions and investor speculation can not predict when a particular individual will be ready to buy.  For the great majority of people, the most compelling reasons to buy a home are based on individual circumstances and personal needs.

• Family needs and desires for children/parents/in-laws/couples

• Convenience to home, work, school, social activities

• Sense of achievement or fulfillment

• Freedom and independence

Even though there are many changes in the market, both up and down—people still need and want to buy homes.  This desire to buy a home is deeply rooted in the fabric of our consciousness.  The value of homeownership gives far more satisfaction than ROI calculators can quantify.

Today, there are many different mortgage programs with flexible terms to fit all buyers. There are city and county down-payment assistance programs to assist in buying a home.   For future buyers with blemished credit, there are debt reduction and counseling programs to help gain a fresh start.

How do you make the leap to become a homeowner?  First, determine that you want to buy a home.  Get your finances in order.  Determine your financial situation and check your credit to determine where you fall as a borrower.  Look at all of your available assets for your down payment and examine all of the finance options available to you.  If you have some credit blemishes, take the time to make timely payments to your creditors to present the best financial picture.  Make sure that you have a track record of stability in your employment history.  Postpone any major purchases.  Your actual home purchase may still be 12-18 months down the road, but you can still prepare for it now.

Get a mortgage in principle.  Once you’ve cleared the financial hurdles, talk to your lender or broker to find out how much you can afford to borrow along with the expected out-of-pocket costs you will need to incur for the closing.  This will include the required down payment along with funds for closing costs.  If you are buying in a seller’s market, you may want to search for homes below your approved price range, so that you can have the most room for negotiation.

Find a credible licensed estate agent.  Look for an agent that can work with you based on YOUR needs and your schedule.  Check references of previous clients.  You may not know exactly what you want in terms of a new home, and your agent should work with you to determine your needs and help you find a property that meets your immediate and future needs.  Check with family and friends for successful agent referrals. Ask them how satisfied they were with his/her services and if they would use them again.

Become an informed and practical buyer. Once you determine where you would like to live, determine what factors are most important for your family.  Calculate your new commute time and research school information for your children.   Make sure to evaluate the surrounding factors that are most important to you, along with factors that are least important.

Find a home that works for you.  Envision yourself (along with your family living in the home).  What are the key points of consideration for your home?  If you spend a lot of time in the kitchen, then you want to make sure that the kitchen can accommodate your habits. If you will be working from home, make sure that your home office setup will work.  Make sure that all of your telecommunications and electrical needs can be met.

Make the offer.  Once you have located a property that meets your needs, make an offer based on the listing price, along with comparables information and market considerations.  Your agent can work with you to determine the best price, along with any contingencies for the sale.

It is good to get a property survey, so that you can know what the potential pitfalls and future maintenance needs may be.   In a seller’s market, you may find yourself bidding with several other buyers for a single piece of property.  Work with your agent to determine what is customary in your area.  This is when negotiation skills really come in handy!

Once your offer has been accepted, you will enter an escrow period as established with a good solicitor, where all of the title research will be handled, funding requirements met; tax and title transfer paperwork managed.  You will sign all of your paperwork, and pay your remaining deposit and completion fees.

Make sure to connect your new utilities along with mail forwarding.    The purchase of a home can be a lifelong achievement, but one that is truly a worthy accomplishment.

When is the Right Time to buy your First Home? is a post from: My First Home Blog

The goal in a real estate negotiation is to reach a good agreement – one in which the underlying interests of  both buyer and seller are met.  The results of a poor agreement often return to haunt the parties after completion. Review these tips as you prepare for the purchase of your home.

What do you want to achieve in the negotiation?

The first step in getting what you need is simply to let the seller know – in a clear and reasoned way.  For most people, the highest priority is the price they will pay for the property.  The best way to establish this is by a market analysis of the neighborhood.  Set an offering price range that makes sense.  Knowing your range allows you to balance the price with other needs. Your interests might include:

1)  Buying at the lowest price possible.

2)  Setting a completion date that meets your time frame.

3)  Settling any repair issues fairly.

4)  Having your concerns heard and addressed.

5)  Locking in an acceptable mortgage interest rate.

6)  Clearing any title or survey issues that arise.

7)  Completing your relocation and job change process.

8)  Getting your family settled into a home and neighborhood.

9)  Forging a good working relationship with the seller.

10)  Having no future problems after completion.

Is an adversarial or cooperative approach more effective?

Effective negotiation does not result from stubborn demands. There is nothing more destructive to the negotiation process than combative behavior. Professional negotiators try to preserve the relationship between the principals.  The goal, avoid an impasse in which neither seller’s nor buyer’s goals are met. In many cases, the contract negotiation process begins with some initial distrust between buyer and seller.  Effective negotiators move in the direction of trust as quickly as possible.

In preparing your offer, let the marketplace establish your price, while remaining very complimentary of their home. Buyers sometimes submit a letter to the seller pointing out deficiencies and explaining why their house is not worth what they are asking.  This will always backfire and start the negotiation off with a defensive seller. Sellers have an emotional attachment to their home, and will have a strong negative reaction to a critical buyer.

How do you handle an adversarial strategy by a seller or agent?

You may find that you have to work with a combative seller or agent.  Their strategy may include: defensive arguments, emotional statements, snide remarks, threats to terminate, ego involvement, and stated positioning.  Creative solutions are difficult to find in this environment.  Good control over your own emotions is critical when working with a combative style negotiator. Here are some pointers:

1)  Do not argue. Arguing will position them more strongly and drag the negotiation off course.

2)  Do not respond emotionally. An angry or defensive response will escalate the negotiation into a no-win battle.

3)  Do not accept or reject their arguments.  Listen and show that you understand their points.

4)  Accept the fact that strong emotions are present.  Strong emotions arouse fear and anger in others. They may be a negotiation tactic.

5)  Avoid an “us-against-them” strategy. Attach cover memos to your responses in order to communicate with the seller and break down barriers.

6)  Show that your proposals were not been made unreasonably. Firmly anchor pricing, repair requests and other points to outside data.

7)  Be careful not to allow hazy proposals to stand.  Put everything in writing. An emotional negotiator will often produce an unclear agreement.

8)  Make your offer as attractive to the seller as possible. Look for ways to meet their underlying interests.

9)  Offer some wins on some of the terms. Face saving is important.  Do not try to win every point.

10)  Keep your long term goals in mind.  The seller may have a beautiful home that meets your needs.

Is every point in the contract negotiable?

Yes.  However, one of the most effective ways to come to an agreement is to rely on accepted norms when possible.  For example, it is common practice in our area for the seller to pay for the title policy, and buyer to purchase the survey.  Using consistent standards reduces the need to haggle over every point. However, every term in a contract can be used to help structure the deal.  By trading off, both parties can come closer to getting what they need.

How do you move in the direction of “trust”?

Keep in mind that contract negotiation is a sensitive area, and anxiety can be high. All parties are under pressure, with future plans at stake. It is possible that the buyer or seller may have had a previous bad experience.  Acting with integrity does not mean that all cards have to be put on the table. It is not proper to discuss your personal strategy or needs.  A high level of trust raises the level of cooperation between the parties and forwards the negotiation.  The seller will be much more cooperative if the he feels that the buyer and agent are acting with integrity. Here are ways to develop trust:

1)  Listen and understand what the seller has to say.

2)  Express appreciation for the seller’s home, gardens, decorating.

3)  Respond within a reasonable time to counter offers.

4)  Reassure the seller of your ability to close.

5)  Reveal some personal information about yourselves.

Finding common ground with the seller can be a very powerful tool in the event of multiple offers. Sellers often choose their contract for personal reasons.  For example, the buyers reminded them of their own family when they moved in with young children. Or, they were of the same religion. Or, the new owners would care for their gardens or feed the birds.

How much leverage do you have?

A crucial part of your strategy in a negotiation is an accurate perception of the real estate market.  You must know the underlying market condition.  If you are in a sellers’ market you must act quickly, and be willing to present an offer at the top of the range. This is most important if the home is in a hot area and has strong appeal. If the seller has multiple offers, you must make your very best offer up front.

In a buyers’ market your prospective home may have been on the market for months.  There may be a small buyer pool for the home because of economic conditions or due to repair or updating needs.  In this case you have a lot more leverage than you would with a new listing. Some knowledge of the sellers’ needs may help you improve your leverage. If you can meet some of their needs you have gained leverage for a lower price.

It is important to make your offer as straightforward as possible.  Contingencies will reduce your leverage for a lower price in a buyer’s market, or for any consideration in a seller’s market. Be proactive about showing the seller your desire and ability to close.  Here are some possible contract contingencies:

1)  Contingent on sale of your home:  Usually, the seller will not accept a contingency to find a buyer for your home.  It is more likely to be accepted if your home is under contract.  Attach a copy of the contract and status report.

2)  Contingent on surveys:  In our area this is covered by  an option period. Keep the option time within accepted norms.  This contingency can be removed to strengthen your offer.  Do this only if you are knowledgeable about the property condition.

3)  Contingent on financing:  Strengthen your offer by obtaining credit approval.  An approval letter with your offer improves your leverage, and is crucial in multiple offers. If you are making a cash offer, get a letter from your banker stating that the resources are available.

How much under list price should you offer?

Unless there is a strong seller’s market, buyers usually offer less than list price.  Establish your price by a market analysis. It is usually counter-productive to offer so low that the seller will automatically reject the offer. This will set a negative tone from the beginning.  In a recent deal the seller responded to a low offer with an above-list-price counter.

How are multiple offers handled?

The listing agent and seller will decide how they will handle multiple offers.  They may disclosure to all parties, or disclosure to none, that multiple offers have been received.  By disclosing that there are multiple offers, the seller is not “shopping your contract.”  Shopping occurs when the seller discloses the terms of an offer to induce a buyer to submit a better offer.  This can have a negative result by creating distrust of the process by all parties, and possible loss of the buyers.  The standard procedure is to notify each potential buyer that there are multiple offers, and give each a chance to raise his offer by a certain time. When all are received, the seller will review the offers and choose one to work with.

Home Buyer: Negotiation and Communication is a post from: My First Home Blog