Real Estate Information Archive

What should you as a Buyer under contract be aware of after the hail storm here in North Texas?

Christie Cannon | REALTOR
Keller Williams Frisco | The Christie Cannon Team
http://www.christiecannon.com/
469-951-9588
972-215-7747

4783 Preston Road #300, Frisco, TX 75034
469-951-9588

The award winning Real Estate Agents of The Christie Cannon Team with Keller Williams Frisco are here to serve your real estate needs.

Hi, I am Christie Cannon of the Christie Cannon Team at Keller Williams Realty.
I hope that this morning finds you safe & sound after the storms that hit North Texas yesterday evening! Given the chaotic weather events, damaging winds, & potential for large hail over the last 24 hours, I want to speak to about the next steps in the process. 
As a Buyer under-contract & moving towards closing, you may have questions about what effect last night’s storm may have on your closing process & your due diligence prior to purchase. I wanted to take a few minutes to let you know some actionable items & some concerns that you should be aware of as you prepare for your new home.
While a seller has a duty to disclose known defects, it is recommended that you don’t rely on this duty as your primary means of diligence. As such, we at the Christie Cannon Team recommend that you immediately have a conversation with your insurance company and look to have the roof on the home you are purchasing inspected by a reputable roofer, as a minimum level of due diligence.
The goal is to ensure that the roof you are purchasing is functioning properly & is insurable by your insurance carrier. In most cases, your insurance carrier will not be inspecting the roof until well after your purchase! That would not be the time to find deficiencies!
It is also possible, should you be financing the property, that your lender may require a “reassessment” from the appraiser. While this may be a necessary step for the mortgage process, an appraiser is not likely qualified to ensure the roof is properly insurable & functioning. 
While both steps have the potential to delay your closing; the steps are critical to ensuring that you are properly prepared for your purchase. Issues of insurability & weather claims are much more easily resolved & handled prior to closing. We always recommend that buyer not close until you are confident in your purchase.
Should you have questions or need assistance, please do not hesitate to reach out to us here at the Christie Cannon Team.

As a Seller here in North TX, the hail last night can certainly create some large concerns. In this video, I discuss some key things to keep in mind!

Christie Cannon | REALTOR
Keller Williams Frisco | The Christie Cannon Team
http://www.christiecannon.com/
469-951-9588
972-215-7747

4783 Preston Road #300, Frisco, TX 75034

The award winning Real Estate Agents of The Christie Cannon Team with Keller Williams Frisco are here to serve your real estate needs.

I hope that this morning finds you safe & sound after the crazy storms that hit North Texas yesterday evening! We have had some rough weather, high winds, & for many of us saw large hail in the last 24 hours.
One of the most common questions I get asked, is how does this affect my disclosure as a seller or even my closing process. I wanted to take a few minutes to discuss our recommendations at The Christie Cannon Team. 
In Texas, sellers have a duty to disclose known defects of a property. Even in the instances where a seller has already provided a written seller’s disclosure to a buyer, it is required that a seller disclose any new information that makes an earlier presentation misleading or untrue. In simple terms, a seller should present any new information to the buyer, and we recommend doing so in writing. Updating your Seller’s Disclosure or providing a written report is a great way to do so.
For a seller under contract, there are several key things to understand after a large weather event.
It is very likely that a buyer’s lender will require the roof/home be “reassessed” by the appraiser to assess the extent of any potential damage. Please be aware, this is may be a requirement for the buyer to get their financing.
Buyers typically will, and should, conduct a final walk-thru to ensure the home is in the condition they contracted & find acceptable. It is very likely, that a buyer after such a weather event, will want to be certain the roof is functioning properly and insurable. As such they will likely seek a roofer to examine the roof & should the roof not be in the original contracted state &/or fail to meet the lender’s underwriter’s criteria for an insurable roof; the buyer will likely seek you repair or file an insurance claim. 
As a seller, this affords you a few options. You can disclose any damage which occurred and wait for a buyer to act – through request or reports from their own roofer or you can take more proactive approach, & have your own insurance adjuster &/or a reputable roofer inspect your property. Taking this approach, you can typically feel confident in the efficacy of the findings & be better prepared for any action required of the results. But do be aware, any findings – especially those that are deficient – must be disclosed to the buyer.
These actions do have the potential to delay closing; however, the inconvenience of a closing delay is much less that have a later issue arise due to undisclosed damage or potential insurability issues after closing. 
Should you have any specific questions about your sale, disclosure, or the next steps – please call or email & we are happy to assist.

Looking at buying or selling?  Please let the award winning Christie Cannnon Team of Keller Williams Frisco share with your the experience & service that made them #1 with Keller Williams Realty in the North TX - New Mexico Region.

Please feel free to call with any questions!

Thank you,

Please call or email with any questions!

Christie Cannon
The Christie Cannon Team
Keller Williams Frisco TX
469-951-9588 - Direct
http://www.christiecannon.com/

4783 Preston Road #300, Frisco, TX 75034

#1 Keller Williams Agent in the North TX - New Mexico Region in 2016
Voted as one of the BEST Realtors in D Magazine for 2010 – 2016
Voted as a Five Star Professional 2012 -2017 in Texas Monthly Magazine
Named among Best Real Estate Agents in American by Real Trends Magazine
Named as one of the Top 250 Real Estate Teams in America as seen in The Wall Street Journal
Certified Luxury Home Marketing Specialist & Member KW Luxury Homes Division
Global Property Specialist
#1 Keller Williams Frisco Agent 2011-2016
#1 Keller Williams Luxury Agent in North TX

How do I get really know a neighborhood when searching for a house?

DISCOVERING The NEIGHBORHOOD

There are many factors to consider when selecting a neighborhood that is right for you. Think about the location in terms of commute time to work, distance from leisure-time activities, and proximity to shopping, schools or any other places you frequent. You may think of others factors that are important to you. Please take some time to write them down and share them with us.  We are delighted to point in the direction of resource to help ensure that you are as well informed as possible before you consider your home purchase.

Scout out the Neighborhood!

• It is important that you scout the neighborhood in person – everyone’s taste is unique.  Make sure the community matches your needs and lifestyle.
• Talk to people who live there.  Ask us if we may have past clients in the area, often they are happy to share their knowledge and experience.
• Drive through the entire area at different times of the day, during the week, and on weekends.
• Look carefully at how well other homes in the area are being maintained—are they painted; are the yards well cared for; are parked cars in good condition?
• Consider attending any upcoming community or HOA event!

Neighborhood Factors to Consider

• Look for things such as access to major thoroughfares, highways, and shopping.
• Consider recreating your work drive during similar commute times.
• Listen for noise created by commerce, roads, railways, public areas, schools, etc.
• Travel through the community on weekends and after school hours.
• Check with local civic, police, fire, and school officials to find information about the area.  Police Public  Information Officers can be a great resource.
• Research environmental topics such as soil and water quality, as well as floodplain implications.
• Study traffic patterns around the area at different times of the day and measure drive time from the area to work.
• Is the neighborhood near parks, places of religious worship, recreation centers, shopping, theaters, restaurants, public transportation, schools, etc.?  Consider where you spend your time, outside of your home.
• Does the neighborhood have a Homeowner’s Association?  If so, how much is it and what does that add to my monthly payment.  

What must a Buyer Know in Multiple Offer Situations? 

If you walk in a home and instantly fall in love with it, the odds are pretty high you aren’t the only one. (Click HERE for Why!) Welcome to multiple offers. The best thing you can do is make an offer as soon as you are comfortable and make it good.

Buyers often pass over making an offer for the simply the fear of being in multiple offers. Don’t let your fear get in the way!  Don’t assume that you may not have a chance; get your offer in. There is always a chance that your offer may just be what the sellers are looking for.  Likewise, very often we see buyers & agents get overly discouraged in a competitive market and fail to submit their offer based on a false assumption of multiple offers. 

Should a property receive multiple offers, the seller will likely request a highest and best with a deadline for submission.  However, a seller is not required to do so!  It is not uncommon for a seller’s needs to be met by one particular offer (a stand out offer) and they don’t request highest & best - they simply try and work with the offer the best suits their needs.  Remember, there is more to the offer than price alone.  If you can offer the seller flexibility with the closing date, or perhaps allowing the seller to stay in the home for a few days after closing, you may just win the day.

First discuss your strategy with your agent, and understand your options.  Be frank in your desire for a particular house; this way, your strategy can support your needs.  Second ask yourself what this home is worth to you and what you are willing to lose it over.  Simply put, there is a price that keeps the house attractive, and a price where "losing" the offer is acceptable.  Lastly, ask your lender about your options to make sure the home & strategy remain affordable in your set budget.

Something to remember, in Texas, a seller is not required to disclose if they have more than one offer!  And there are times when a seller may feel requesting a "highest & best" offer is not in their best interest.  That is why you may want to put out your best offer forward, if it is a home you truly want.  When you put your best offer forward, you know that should the seller select another offer, it was at terms or a price greater that you were willing to pay. 

If you end up in a multiple offer scenario, we can help you create a strategy that you feel will put you in the best position to meet your goals.  The most important thing to remember, do not get discouraged!  The answer is always “No”, if you don’t make the offer!

Christie Cannon  REALTOR

The Christie Cannon Team

Keller Williams Realty Frisco 

469.951.9588: Mobile

972.215.7747: Office

www.christiecannon.com

Voted as one of the BEST Realtors in D Magazine for 2010-2016

Voted as a Five Star Professional 2012-2016 Texas Monthly Magazine

Name among America's Best Real Estate Agents by Real Trends Magazine

Certified Luxury Home Marketing Specialist

#1 Keller Williams Agent 2011-2015

Top 100 Agents in the Nation / KW

4783 Preston Rd #300 Frisco TX 75034

Why am I affiliated with Keller Williams Realty? - Christie Cannon | Keller Williams Frisco

My affiliation with the fastest growing and largest Real Estate company in the world is no accident!  With my business partner and husband holding an independent Broker’s license, and given my long experience in real estate – the opportunity to be affiliated with any number of brokerages and companies is available.

I wanted to affiliate my real estate services, and The Christie Cannon Team, with a company whose values closely match my own, a company that offered exceptional tools for their agents to in-turn provide an exceptional home-buying and home-selling experience to each client, and a company that actually listened to suggestions from its agents.  That is why we choose to be affiliated with Keller Williams Realty.

Here is the belief system at Keller Williams Realty, simple, clear, effective, and powerful:

– WI4C2TS –

Win Win or no deal

Integrity to do the right thing

Customer always comes first

Commitment in all things

Communication seek first to understand

Creativity ideas before results

Teamwork together we achieve more

Trust starts with honesty

Success results through people

It is a belief system, mission, vision, and set of values that mimic our own.  We are proud to be part of this culture and commitment to excellence.  We are proud to be part of company that focuses not on only on service, but on selfless-ness. Keller Williams Realty is company that understands, and has been recognized, for understanding that the culture of a company is every bit as important as its economic model.

With a business belief system this well-defined, I am assured that my past and current customers always come first. It’s Keller Williams Realty’s & The Christie Cannon Team’s commitment to you.

Christie Cannon  REALTOR

The Christie Cannon Team

Keller Williams Realty Frisco 

469.951.9588: Mobile

972.215.7747: Office

www.christiecannon.com

Voted as one of the BEST Realtors in D Magazine for 2010-2016

Voted as a Five Star Professional 2012-2016 Texas Monthly Magazine

Name among America's Best Real Estate Agents by Real Trends Magazine

Certified Luxury Home Marketing Specialist

#1 Keller Williams Agent 2011-2015

Top 100 Agents in the Nation / KW

The Christie Cannon Team | Keller Williams Frisco TX | www.christiecannon.com

4783 Preston Rd #300 Frisco TX