Monday, May 21, 2012

Buying Advice: What questions should you ask at the open house?

June Buying Advice (© Corbis)Open houses can be a wonderful way to find your next house. They can be just as helpful in gathering intelligence about a neighborhood, getting a feel for its housing stock or simply scoping out real-estate agents with whom you might like to work.
But what should you ask when you pay a visit? In this month's "Buying Advice," we consulted agents and other real-estate experts for their insights on how to navigate open houses.
We'll also update you on the latest housing and mortgage stats, and see how most people are feeling about the housing market's prospects.
Open-house questions

If you play your cards right, an open house can tell you a lot more about a property than its floor plan or the condition of its floors. The key is asking the right questions, agents say. (Or if you're looking with your agent, making sure she does it for you.)
Here are some questions to ask the listing agent and how these questions might help you in your purchase of the home:
Have you had any offers on the property? That lets you know if you have competition for the property. You'd also want to know if the sellers had rejected any offers and why, agents say. It could help you better craft an offer that will meet with their approval.
Has this house been in escrow? If it has, and didn't sell, you'd want to know why. Was it an appraisal issue? Did a home inspection turn up some major damage? If it has been in escrow, ask if any inspections were done on the house. If there were, ask for copies of these reports, so you know what you're dealing with, and what kind of secondary inspections you might need should you decide to make an offer.
How long has the property been on the market? If it's getting a little stale, it might be ripe for a lower offer, experts say. Likewise, find out if there's been a price reduction and when it happened.
Why are the owners selling? The agent showing the house is likely to remain mum on this one. But, then again, she might also let it slip if they are moving soon, are under financial pressure or are building another house and might need more time in the house if she's a little desperate to move the property. Any information you can glean can help you decide how much to offer, when to close, etc.
Are there any liens on this property? You don't want any surprises, so make sure there aren't any construction liens, tax liens or other claims on the property resulting from unpaid debt, such as unpaid homeowners association dues.
Is the home going to meet a lender's appraisal expectations? Do you have comparable sales in the last 90 days? These days, with prices on the decline, and more and more properties getting taken back by banks, appraisal at the listing price isn't always a sure thing. Take a look at the recent comps and have your agent check pending sales to make sure you won't get stuck once you've starting spending money on inspections and other aspects of the process.
Are there any other costs of ownership? Here again you want to make sure there's nothing to surprise you after closing.  If it's in a condominium complex or other planned community, ask about association dues and additional taxes or assessments, especially if it's a newer community. And if there is a homeowners association, get its phone number and call it to make sure there aren't any rules that conflict with your lifestyle, pets, etc. You don't want to find out, after the fact, that your husband can't park his work truck in the driveway of your new home.
Have your agent follow up with the listing agent via fax or email to get it all on paper. Make sure everything is in writing. And, as always, make sure you have your own home inspection done, even if you have been assured there are no problems with termites, plumbing, etc.

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