10 steps from pre-approval to keys in hand — no surprises.
Pre-qualification is a quick estimate based on what you say. Pre-approval is a real underwriting review — the lender verifies your income, credit, and assets. Sellers take pre-approved buyers seriously. Pre-qualified buyers often get ignored in competitive markets.
Key point: A pre-approval letter is your ticket to make competitive offers. Without it, most sellers won't even respond.
Effective August 17, 2024, Texas agents are required by law to have a signed Buyer Representation Agreement before showing you properties or negotiating on your behalf. This agreement establishes our working relationship and gives you full fiduciary protections — meaning I am legally obligated to put your interests first.
We search MLS listings, off-market properties, and coming-soon listings based on your criteria. I'll schedule showings and help you evaluate each property — structure, location, market position, and red flags.
When you find the right property, we submit a written offer using the TREC-promulgated contract (Texas Real Estate Commission forms — these are standardized and non-negotiable in their base form). We'll discuss offer price, earnest money, option fee, closing date, and any contingencies.
Texas buyers have a unique tool: the Option Period. You pay a small fee (negotiated, typically $100–$500) to reserve the right to terminate the contract for any reason within the option period (typically 7–10 days). During this window, you'll complete all inspections.
Key point: The option period is your safety net. Don't waive it — it costs very little and protects you from an enormous mistake.
After inspections, you can request the seller make repairs, provide a price reduction, or issue a closing cost credit. We negotiate based on inspection findings, market conditions, and what's reasonable. Not every item needs to be fixed — we'll prioritize what matters.
Your lender orders an independent appraisal to confirm the property is worth what you're paying. If it comes in low, you have options: renegotiate the price, pay the difference in cash, or (if you have an appraisal contingency) walk away.
Your file goes to the lender's underwriter for final review. This is the most document-intensive phase. Do not change jobs, open new credit accounts, or make large purchases during this time. Underwriting typically takes 2–3 weeks.
Key point: The cardinal rule: do not touch your finances during underwriting. No new credit, no large deposits, no job changes.
When underwriting signs off, you receive a 'Clear to Close' (CTC). The title company prepares your closing disclosure (CD) which details every dollar in the transaction. You must receive it 3 business days before closing. Review it carefully.
Bring your government-issued ID. Bring a certified check or wire the closing funds (your lender will give you exact amounts). You'll sign a large stack of documents. The deed is recorded — often same day in Texas. Then you get the keys.
This is what I do — help you understand exactly where you stand before you commit to anything.
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