{"id":2680,"date":"2022-12-28T10:00:00","date_gmt":"2022-12-28T15:00:00","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=2680"},"modified":"2024-04-25T23:18:11","modified_gmt":"2024-04-26T03:18:11","slug":"negotiating-the-purchase-contract","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/negotiating-the-purchase-contract\/","title":{"rendered":"Negotiating the Purchase Contract"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-large\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"438\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/negotiating-the-purchase-contract-1024x438.jpg\" alt=\"\" class=\"wp-image-2681\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/negotiating-the-purchase-contract-1024x438.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/negotiating-the-purchase-contract-300x128.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/negotiating-the-purchase-contract-768x328.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/negotiating-the-purchase-contract-1536x656.jpg 1536w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/negotiating-the-purchase-contract.jpg 1774w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><figcaption class=\"wp-element-caption\">It\u2019s All About What You Know<\/figcaption><\/figure>\n\n\n\n<p>The purchase contract. It\u2019s the core of the transaction.<\/p>\n\n\n\n<p>Negotiating a strong position is important. Making sure that position is reflected in writing matters. Reviewing the document is a must.<\/p>\n\n\n\n<p>Here are some of the most important issues a buyer usually wants to see in a purchase contract.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">What\u2019s in the Deal?<\/h2>\n\n\n\n<p>Exactly what comes with the home? Is the home seller including appliances, rugs, shades, and any other personal property?<\/p>\n\n\n\n<p>Are utilities connected (for new construction)? If it\u2019s an existing home, utilities should be in working order and the utility companies will help with the account transitions.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What\u2019s the Move-In Date?<\/h2>\n\n\n\n<p>The contractual agreement will have a closing date and a date when occupancy formally begins. They could be different dates. For instance, the sellers might request time between closing the sale and obtaining their own occupancy date for their new home. Usually, a week or two is all that\u2019s needed, and sometimes buyers can take the keys as they leave the closing table.<\/p>\n\n\n\n<p>Treat the move-in time as a firm date. Changing an agreed-upon move-in date could mean a lapse in your homeowner\u2019s insurance policy. If you need to take the keys earlier than expected, this could necessitate a rental contract between you and your seller, and extra insurance to fill in the gap.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Kind of Deed Do You Get?&nbsp;<\/h2>\n\n\n\n<p>The seller\u2019s current deed will tip you off to any restrictions on the homeowner\u2019s allowable use of the property. Will you be receiving all the rights your seller enjoyed? Know which type of deed you\u2019re getting, and why:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.deeds.com\/articles\/suing-a-prior-owner-under-warranty-deed-covenants\/\">General warranty deed<\/a>: The strongest deed type, typical for sales of seller-occupied homes. Guarantees the seller has good title and will stand behind it. &nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.deeds.com\/articles\/how-does-a-limited-warranty-deed-work\/\">Limited or special warranty deed<\/a>: This deed type is a warrantee only against claims arising during the period of the deed grantor\u2019s ownership \u2014 not before. See also: <a href=\"https:\/\/www.deeds.com\/articles\/how-does-a-grant-deed-work\/\">grant deed<\/a>.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li><a href=\"https:\/\/www.deeds.com\/articles\/using-a-quitclaim-deed-top-5-reasons\/\">Quitclaim deed<\/a>: This type carries no warranties. It transfers the interest, if any, that the grantor has.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Special cases: A sheriff\u2019s deed merely quitclaims the real estate. &nbsp;A <a href=\"https:\/\/www.deeds.com\/articles\/ohio-fiduciary-deeds-for-administrators-and-executors\/\">fiduciary deed<\/a> is transferred from an estate\u2019s trustee or someone appointed by a court. &nbsp;<\/li>\n<\/ul>\n\n\n\n<p><strong><em>Think ahead:<\/em><\/strong> Be ready to name every new owner, and the way you\u2019ll <a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vest your title<\/a> if you are co-buying. If you own as a tenant in common, know what <a href=\"https:\/\/www.deeds.com\/articles\/owning-property-in-unequal-shares-as-tenants-in-common\/\">percentage of ownership<\/a> you plan to have on the title. Keep your mortgage consultant in the loop. To the mortgage company, the form of ownership of the loan collateral is critical.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Does the Lender Need a Survey?<\/h2>\n\n\n\n<p>Depending on where you\u2019re looking to buy property, your lender might or might not need a new survey.<\/p>\n\n\n\n<p>Your mortgage approval could be contingent on a new survey \u2014 especially if the property\u2019s boundaries are uncertain. If so, which party covers the survey costs? Does your purchase contract spell this out?<\/p>\n\n\n\n<p>In any case, a survey asserts that the deed\u2019s legal description matches the property. It spots any encroachments \u2014 like utility structures, or <a href=\"https:\/\/www.deeds.com\/articles\/six-questions-homeowners-ask-about-fences\/\">fencing<\/a>, or some other improvements owned by the adjacent homeowner. It can highlight claims of easements, such as someone else\u2019s legal access to a road, or rights to a shared driveway, or access to a waterfront.<\/p>\n\n\n\n<p>A lender could accept a fairly recent, or recertified, survey. But even if you don\u2019t need one, could you benefit from hiring a surveyor? Learn more:<\/p>\n\n\n\n<p><em>\u261b<\/em><a href=\"https:\/\/www.deeds.com\/articles\/the-property-survey-do-you-need-one\/\"><strong><em>The Property Survey: Do You Need One<\/em><\/strong><\/a><strong><em>?<\/em><\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">How Is the Home Inspection Handled in Your Contract?<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-full\"><img loading=\"lazy\" decoding=\"async\" width=\"299\" height=\"405\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/how-is-the-home-inspection-handeled-in-your-contract.jpg\" alt=\"\" class=\"wp-image-2682\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/how-is-the-home-inspection-handeled-in-your-contract.jpg 299w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2022\/12\/how-is-the-home-inspection-handeled-in-your-contract-221x300.jpg 221w\" sizes=\"auto, (max-width: 299px) 100vw, 299px\" \/><\/figure>\n\n\n\n<p>Know which party will pay for the home inspection.<\/p>\n\n\n\n<p>Normally, you\u2019ll want your agreement to purchase the home to be contingent on finding the home in good working order, as described in the inspector\u2019s report. If repairs turn out to be necessary, your agreement should specify who is expected to cover the repair costs.<\/p>\n\n\n\n<p>What about anything that breaks down or gets damaged after you\u2019ve signed the purchase contract, but before your closing happens? You\u2019ll want to refer to your purchase contract to see who covers the losses if the property incurs any damage or assessments in the lead-up to closing day.<\/p>\n\n\n\n<p><em>\u261b <\/em><strong><em>What if the home you\u2019re getting has old systems, but the seller is offering you a home warranty to defray your repair costs in case of breakdowns? Read all about\u2026<\/em><\/strong><\/p>\n\n\n\n<p><a href=\"https:\/\/www.deeds.com\/articles\/when-your-seller-offers-you-a-home-warranty-instead-of-repairs\/\"><strong><em>When Your Seller Offers You a Home Warranty \u2014 Instead of Repairs<\/em><\/strong><\/a><strong><em>.<\/em><\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Disclosures Must a Seller Provide?<\/h2>\n\n\n\n<p>Most states do mandate (and publish) a disclosure form, to be completed by the seller. Speak to your agent about the significance of the seller\u2019s statements. Your agreement should also specify what will occur if the seller does not provide the necessary disclosures, or if you discover undisclosed issues before closing, or after you\u2019ve taken the keys.<\/p>\n\n\n\n<p><em>\u261b <\/em><strong><em>Buying a home, and curious about what the seller has to tell you about its history? As a buyer, how much responsibility is on you to find out about the home? Explore your <\/em><\/strong><a href=\"https:\/\/www.deeds.com\/articles\/defining-material-defects-in-the-sellers-disclosure\/\"><strong><em>questions about seller disclosures here<\/em><\/strong><\/a><strong><em>.<\/em><\/strong><\/p>\n\n\n\n<p>If you run into a few minor things in the home that need your attention, that\u2019s normal. But some buyers are surprised at what their sellers <a href=\"https:\/\/www.deeds.com\/articles\/a-seller-wouldnt-hide-a-defect-right\/\">fail to disclose<\/a> about a home\u2019s condition.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">What Are the Contingencies in Play?<\/h2>\n\n\n\n<p>This isn\u2019t an exhaustive list, but here are some contractual issues you\u2019ll want to be clear on:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Will your purchase hinge on your mortgage approval?<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Will your ability to close depend on selling your current home?<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Whose signatures have to be on the accepted contract?<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Who pays the agent\u2019s commission?<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>In the event that your <a href=\"https:\/\/www.deeds.com\/articles\/six-common-reasons-house-sales-fall-through\/\">closing falls through<\/a>, how will the costs be allocated?<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Who will cover your mortgage closing costs, taxes, and recording fees?<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Who will cover the title search and title policy assuming your offer is accepted?<\/li>\n<\/ul>\n\n\n\n<p>And while we\u2019re at it\u2026<\/p>\n\n\n\n<p><em>\u261b<\/em><strong><em> Why is title insurance necessary? <\/em><\/strong><a href=\"https:\/\/www.deeds.com\/articles\/buying-a-home-should-you-pick-your-own-title-insurance-policy\/\"><strong><em>Should you choose your title insurance policy yourself<\/em><\/strong><\/a><strong><em>? Learn more.<\/em><\/strong><\/p>\n\n\n\n<p>Leading up to the title insurance is the <em>title commitment<\/em>. Do ask to review it before your closing. Why? Because it lays out what your policy does and doesn\u2019t cover. Try to get the opportunity to check over your coverage and exceptions. Some changes from the company could be obtainable. And be sure the title commitment matches the property as described on the existing deed!<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Due Diligence Matters<\/h2>\n\n\n\n<p>We hope you found a few useful nuggets in the checklist above. Of course, speak with your real estate agent about all of these points. This will strengthen your knowledge going into a transaction. Buyers also need to formulate backup courses of action when considering any home.<\/p>\n\n\n\n<p>Of all buyers, 86% hire a real estate professional when purchasing their homes. Most purchase deals, even successful ones, will take some detours and need negotiation expertise. With preparation, knowledge, and flexibility, a detoured deal can often get back on track. We appreciate the real estate professionals who make it happen, millions of times a year.<\/p>\n\n\n\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size\">The American Bar Association\u2019s <em>Residential Real Estate FAQs<\/em>: <a href=\"https:\/\/www.americanbar.org\/groups\/real_property_trust_estate\/resources\/real_estate_index\/real_estate_residence_faqs\/\" target=\"_blank\" rel=\"noreferrer noopener\">Common Issues With Residential Real Estate \u2013 What Are Some Key Issues for Me to Consider When Reviewing a Contract to Purchase a Home<\/a>?<\/p>\n\n\n\n<p class=\"has-small-font-size\">National Association of REALTORS\u00ae: <a href=\"https:\/\/www.nar.realtor\/research-and-statistics\/quick-real-estate-statistics\" target=\"_blank\" rel=\"noreferrer noopener\">Quick Real Estate Statistics<\/a> (Nov. 3, 2022).<\/p>\n\n\n\n<p class=\"has-small-font-size\">And as linked. Photo credits (both): <a href=\"https:\/\/www.pexels.com\/photo\/man-holding-a-cellphone-sitting-beside-the-woman-signing-documents-6964136\/\" target=\"_blank\" rel=\"noreferrer noopener\">Mikhail Nilov<\/a>, via Pexels.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The purchase contract. It\u2019s the core of the transaction. Negotiating a strong position is important. Making sure that position is reflected in writing matters. Reviewing the document is a must. Here are some of the most important issues a buyer usually wants to see in a purchase contract.<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-2680","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Negotiating the Purchase Contract - Deeds.com<\/title>\n<meta name=\"description\" content=\"Negotiating a strong position is important. Making sure that position is reflected in writing matters. Reviewing the document is a must. 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