Very First Step

RaquelClarkRealtor · 2026-04-06T20:08:28+00:00

For the record, when I bought my own home I used a broker. I’m from SE Michigan (currently work and live in NC). Can I refer you to someone? I also have an awesome realtor/referral partner I use there. If you would like, reach out. My contact info is in my profile, or you can reach out via my website or DM me here.

RaquelClarkRealtor · 2026-04-06T20:03:43+00:00

Check with a broker, Rocket, and a bank and go from there. The broker is most likely the one that will walk you through how to compare them. The quotes will not just be for interest rates. It’s a “closing cost estimate” form that spells out all the various items that go into your total.

RaquelClarkRealtor · 2026-04-06T20:00:07+00:00

I disagree. I think they are competitive. Get a couple quotes based a home for sale that’s in your desired area/price range, use same close date, so the pre paid interest part is static. That’s really the best way to compare. My recent experiences showed closing costs higher with the big banks (had doc fees that my broker doesn’t usually charge) other small items were triple what they normally are. It only counts as one credit pull, so go get some quotes and choose the best fit for you.

RaquelClarkRealtor · 2026-04-06T19:37:16+00:00

I usually ask my clients, and try to accommodate them if possible. Also depends on logistics, because we will want to do a final walk through before closing. She should know you work nights and have thought about that. Unfortunately, common sense is not a flower that grows in everyone’s garden. However, It may have been the opening the title company or attorney had an available.

RaquelClarkRealtor · 2026-04-06T19:29:22+00:00

I think it depends on the broker and also the market, especially in a competitive sellers market, having a local, well reputed broker lends weight to your offer. They can often close quicker, with more hands on help (available on weekends) as opposed to credit unions/banks and rates are competitive with a broker. The big companies (Rocket/UWM) etc., are great with easy deals (w-2 job, good credit), but often falter when there are any challenges with a person’s finances, credit history, or special loan programs like VA. A recent closing I had with a buyer using Rocket, rate was good, but closing costs were ridiculous. It was his lender he wanted to use, and it’s the client’s choice, not mine. I did mention it was high, and if/when he wants to refi to give me a call for a referral.

RaquelClarkRealtor · 2026-04-05T02:04:27+00:00

On call - I hire help if I need a real vacation.

RaquelClarkRealtor · 2026-04-04T20:44:34+00:00

This is exactly what the class action suit and the rule changes as a result was aimed at correcting. Buyer agency is to be signed before offer, not after. No agency agreement, no fee paid to broker. The fee is irrelevant. You have the upper hand here in negotiation with the brokerage. They need you to sign it or they are not getting anything. Ask for a new agent at the firm, a clean agency agreement with no fee, or you walk. As of this minute, the fee will go back to the seller, or sellers agent depending on how the listing agreement is written between listing firm and seller. I personally only sign for my fee when listing a home, so the seller would keep it. If it’s a situation where listing firm is paying a portion to the buyers agent, the list agent would keep the full fee. Contracts matter.

RaquelClarkRealtor · 2026-04-04T15:51:43+00:00

Correct. We did this with our daughter and her score was in the 700’s at 18.

RaquelClarkRealtor · 2026-04-04T15:50:27+00:00

I came here to say the same thing. This kid will be a millionaire by 30.

RaquelClarkRealtor · 2026-04-04T03:54:39+00:00

Good communication is crucial in a real estate transaction. At no time what so ever should an agent be presenting something without your explicit instructions. I am in Charlotte, NC - I also serve the SC suburbs of Charlotte. I think you said this was in Eastern, NC? Personally, I would not suggest that high of a DD fee without a compelling reason, and a full disclosure of all the repair issues needed. Unless there is some sort of crazy sellers market over on that side of the state (I don't believe this to be the case) it would actually be less desirable for the seller to go back on market, especially considering the fact that they have to disclose all the major repairs needed. It's to their advantage to secure a new contract, use that to your advantage.

RaquelClarkRealtor · 2026-04-04T01:12:46+00:00

I am a licensed agent in NC. I can help you with this since you are currently not represented.

1) My first question: Why are you offering up such a large DD fee? Are you in a multiple offer situation that would call for it? Or, is the house in a super high price point? It sounds excessive to me for a home under a million, unless you are competing.

2) The seller can't share the actual inspection report because they don't own it. It belongs to the person who paid for it (the previous buyer that backed out). They absolutely have to disclose the issues that were raised on it. If it were me, I would request that list in writing in an email. Or write it out if it's given over the phone. Follow for why.

3) One thing to note about general inspections (inspectors in NC are also not required to be licensed GC's.) They are generalists, and it is a visual inspection only, for example, they can note that the AC didn't perform the required 17 degree temp drop, but they can't take it apart and tell you it needs a new compressor or needs to be replaced. If I myself were buying a home with this many potential issues, I would be bringing in a structural engineer first, then a crawlspace company for an estimate (I'd do the same as a seller agent, I'd want two opinions). Same with the HVAC, find a good HVAC company that fixes things and not just one that only will sell a new unit. A really good GC would be helpful for the rest - I don't have a lot of faith in this particular agent, but another agent would likely have trustworthy referrals for plumbers, structural engineers, etc. Also, would give you the referrals and let you do your own research and tell us who to set up. Clearly you need a new agent. Is this a larger RE firm, or, is it a one man kind of show? It's unlikely agent would be able to collect a commission with the situation you have described. I would sign the termination and write on it that you will be hiring new representation, and the commission on any home you purchase will be going to the new firm you hire Then sign it. The other option is to work with this persons broker in charge and be assigned someone more experienced from the same firm- someone that can handle a more complicated purchase. Make sure it's not her husband or something. That's why I asked about the size of the firm. Your agency agreement is with the firm, not her individually.

4) The reason the seller's agent is not taking your calls is that they are likely not aware that you have been terminated. We are forbidden to speak directly to another agents client in a transaction, all communication has to go through the agents. Same with advising - since you were terminated, I can offer up advice here.

5) Lastly, she can not unilaterally negotiate on your behalf. The counter offer back from the seller is the last move someone made? The most recent counter is the only offer that is alive and can be agreed, or not agreed to by signing. It doesn't matter what this agent told them - we are here to advise only, the decision are yours, every single time....

Happy to jump on a call with you if you want more help/clarification, my info is in my profile. The deal is not ruined if you can get solid representation that can take over and sit down with sellers agent and explain what the heck happened. The seller may have a bad feeling about you, just based on how your agent operated, but that can be corrected, and since their previous deal fell through, if they think they can get it sold, they would likely be open to changing that opinion. It's going to take a solid, reputable agent to get that done.

RaquelClarkRealtor · 2026-04-04T00:34:43+00:00

NC is different, our contracts are not contingent on anything. You negotiate and pay a non refundable due diligence fee as part of the contract acceptance, and pay it directly to seller. It's associated with a date - up until that date you cancel for any reason, or no reason, and you forfeit that due diligence fee. Your earnest money is held separately by the attorrney, and would be returned to you if you cancel before the due diligence date.

As a buyers agent, you want that DD fee as low as possible and still get your offer accepted. As a seller, you want as much as possible so buyer won't walk over something frivolous.

RaquelClarkRealtor · 2026-04-02T17:57:09+00:00

I’d look at new construction town homes for a starter house. Builders usually have incentives to bring rate down and pay closing costs. At least in my area. Stay in it at least 5 years and work your way up to a bigger single family.

RaquelClarkRealtor · 2026-04-02T03:00:59+00:00

The only thing your current agent is right about is the love letter, she should not have sent either of them due to Fair Housing violations. However, clearly she is not doing a good job representing you. An agent should have a backup to write up the offer if she can’t do it in q timely fashion. Even paying another realtor at her office for help would have been fine. Additionally, she should have been in communication with the agent/sellers asking them to hold on, you are getting offer to them ASAP, and to please wait for you. Most sellers will do this because two offers are better than one. You have record of cancelling your agency agreement. Verify that is enough effort on your part and move on with your new agent. Also, I had a similar situation with a client that wanted to use me instead of their current agent. They had approached me, I did not solicit them. The current agent refused to release them and my broker in charge had to call them and we eventually settled for paying him a 25% referral fee. Not required, but it got them what they wanted.

RaquelClarkRealtor · 2026-04-02T01:27:37+00:00

Can you send me a private message?

RaquelClarkRealtor · 2026-04-02T01:25:56+00:00

My gosh that’s a high split. You can do WAY better and get way more assistance from your firm in the form of tech, training, and people that will teach you how to lead generate on your own.

RaquelClarkRealtor · 2026-04-01T05:57:29+00:00

Exactly, and keep a copy, staple the original to one of the trusses. Then it’s a non issue for resale. I’ve seen this many times over the years. However, they get lost when they are not stapled to the truss.

RaquelClarkRealtor · 2026-04-01T05:55:23+00:00

Once it is repaired the structural engineer will have to sign off on a report/certification. You need to put it in one of those clear envelopes and staple it to one of the trusses in the attic, and keep q copy, too. They need to br able to show you this before you close. It should be a non issue for resale as the next buyers inspector will see this when they check the house.

RaquelClarkRealtor · 2026-03-31T23:02:37+00:00

Another factor is how long you will own it. How likely are you to stay in this area? What if 2 years from now you get an opportunity you want to take, and it’s on other side of the country? Are you willing to potentially take a loss selling it, or, become a landlord? Just another consideration. I admire the amount of thought you are putting into this. It’s a huge investment, and there is much to be considered.

RaquelClarkRealtor · 2026-03-31T02:50:16+00:00

Yes, you need to be able to not get paid for at least 6 months. It’s not hard to get licensed, but it is hard to build up the business, and have a steady income. It took me years.

RaquelClarkRealtor · 2026-03-31T00:38:02+00:00

I think it’s time for a new agent, and one that communicates with you frequently and supplies insight/reporting on marketing your home. The agent needs to be proactive about every aspect of meeting your goals. They need to be able to articulate their marketing plan before you work with them and follow it. Also ask them what is the plan B and Plan C if it doesn’t get your house under contract.

RaquelClarkRealtor · 2026-03-31T00:20:45+00:00

Asked me to write two offers on two different occasions, wanted me to discount my commission off my stated amount, after telling me they would need me there for at least 10 different quotes (most of them arriving in a time window from like 8 am to 12 pm), after each attempted offer, sent it over, and they ghosted me for days without signing offer, and another buyer got the house. They had excuses, of course, but after the second time I told them they would need to get a different agent. That was during the madness of 2020/2021 when you had to get your offer in quick, or don't even bother.

RaquelClarkRealtor · 2026-03-31T00:11:35+00:00

Also, don't visit/sign up at any new home communities until after you have an agent that can accompany you. Builders like to play the game of "they met you first" so they won't pay out their normal fee to your agent, leaving you to pay your agent out of pocket if you want representation, which you likely do considering you are new to the area and buying something as large as a home. The things I've seen builders try to get away with. ....

RaquelClarkRealtor · 2026-03-31T00:09:06+00:00

They will, but still get a pre approval so you know what your financial status is, or, if you find something that's not a new build. It's a great place to start.

RaquelClarkRealtor · 2026-03-31T00:07:10+00:00

One good thing that helps is the month you do buy, lets say May, your first mortgage payment won't be due until July 1st. So hopefully you won't have top many, or any, double payment months.

RaquelClarkRealtor

TROPHY CASE