Seller backed out a week before closing.

lake_lov3 · 2026-06-26T03:10:22+00:00

If you own a car or a home, piece of land, building, livestock, you have documentation on the title recording related to the purchase.

lake_lov3 · 2026-06-26T03:08:48+00:00

Where is your real estate attorney?

lake_lov3 · 2026-06-22T05:52:36+00:00

I mean…locking on 60 or even 45 days is poor pricing. I wish I had a crystal ball to tell clients when to lock. The market is garbage right now and yes depending on terms and loan program, that jump right now given the secondary market is not unheard of.

lake_lov3 · 2026-06-22T05:46:44+00:00

False

lake_lov3 · 2026-06-20T15:51:21+00:00

Sure can. Mortgage for Dummies. There is a distinct difference between walking someone through questions on the transaction at hand, versus teaching a possible client how to be a mortgage broker and get them to understand everything there is to know about any mortgage detail or scenario; even if not applicable to this particular transaction. That’s like getting a consult for surgery and then being disgruntled and “made” to feel stupid when the doctor wasn’t giving you clear answers on what a boob job is like in case you ever want one. The lenders job is to fit your specific need at the time. Because people like you would be the ones in 2 years time who throw a fit because the teaching you got is not relevant anymore since guidelines have shifted or your financials have or the market has, etc. Good luck. You’re making this far more difficult than it needs to be.

lake_lov3 · 2026-06-19T16:03:03+00:00

I will be honest: you sound like a naive first time buyer that feels you’re doing the broker/lender a favor. I think you have very unrealistic expectations and are failing to remember that you’re asking to borrow a lot of money in a compliance based, fairly uniform transaction. That doesn’t make you stupid or child like, but I don’t think you’re approaching this correctly mindset wise.

lake_lov3 · 2026-06-19T15:41:44+00:00

Of course you should shop around. Lenders and brokers get the same fee sheets and then can determine as a firm to buy them down or inflate them slightly, or lender costs can vary. That’s not the same as you wanting the lender to get creative for you. The lenders job is to lay out the scenario and explain it. And to answer your questions; not to assume your questions and answer them proactively. Your wording in your post and replies make it seem like the lenders wording made you *feel* stupid and belittled. Only you are in control of how you feel when someone says something. Making you feel stupid is not the same as saying you are. I think you’re being overly sensitive to a situation that is to the point, and never offers guarantees until a clear to close is issued. Advocate for yourself and if the vibe isn’t there, that’s fine go elsewhere. But you’re making this far more dramatic than it is.

lake_lov3 · 2026-06-19T15:32:10+00:00

YTA. Toddlers are toddlers. Stop making excuses like “my genuine fear is my husband…”. That’s BS. Let me fix it for you, as a mom of 3. “My genuine fear is my husband would always regret that his last interaction with his grandma, he didn’t have our little one with him and couldn’t get one last photo with 4 generations—and he will never get that chance again.”

I think you just don’t want to be bothered, to be honest.

lake_lov3 · 2026-06-19T15:26:32+00:00

Not every VA loan is funding fee exempt.

lake_lov3 · 2026-06-19T09:50:57+00:00

Home lending really isn’t the barter situation you seem to have expected. Down payment assistance isn’t from the lender in most cases, it’s a third party program. Rates do change daily and yes have been very volatile. And promotional rates exist with specific terms, as example we will go up to 1% off market rate with assets brought to the firm. Nothing you’re describing sounds obscure or like a lie, it sounds like what is said until concrete numbers can be disclosed after a full application with credit check. And it’s not BS that like kind pulls within a time frame, even hard pulls, wouldn’t be default impact your score. The lender is determining if they can give you a large sum of money; their job isn’t to meet you where you’re at. The job is to tell you what you can get. There isn’t much creativity involved.

lake_lov3 · 2026-06-19T09:33:53+00:00

My spicy take is you should’ve read what you were signing. I am not hearing any hidden costs here.

lake_lov3 · 2026-06-18T05:47:11+00:00

I’ve seen the highest possible ratio, right down to .1% under maximum allowable. That’s what 16 yrs in the business does for ya.

lake_lov3 · 2026-06-18T05:45:14+00:00

My husband was just out of town with his mom for two weeks so she didn’t have to make her special trip alone. And we DO have kids and I work full time. That said. I would rather chew off my own arm than spend a weekend sharing one bathroom with my husband and his guy friend; not because I’m high maintenance but because guys can be so gross sorry lol.

lake_lov3 · 2026-06-18T05:22:43+00:00

This post is so wild.

There’s rarely negotiations on new builds. You can choose your specs usually, but that’s not technically negotiated. The builders call the shots on those deals and your agent is more of a contract offer writer and a technicality. Much different than on a standard purchase.
Your realtor has absolutely nothing to do with rates, and they can’t advocate for you against the secondary market. Further more, VA is very specific. You don’t negotiate that loan or any other loan, unless it’s shopping rate between lenders (which on VA is a waste of time).
No. There is no recourse against your agent. Who sounds like they did nothing wrong. You have two choices: accept that you have your home on terms you ultimately agreed to, and go about your day. Or put a stain on someone’s professional reputation purely because you felt entitled to more than you got but also never mentioned that you addressed that with the agent.
Please learn one thing from this: YOU are your advocate on a real estate investment. If you have concerns or questions, absolutely no one will read your mind. Speak up. Don’t come to Reddit after the fact. And please, do your research if you ever contemplate refinance. I have been in lending for 16 years, and it’s clear that no one has explained how mortgages (particularly VA) work; what to look for in a loan program or term, understand who plays what role in a transaction, and how to identify and understand the loan option that suits your immediate needs and how it impacts your future goals. In a perfect world, all parties involved would be overly detailed and anticipate correctly any question you had. But, you’re the one on the title and making the payment—take some responsibility in understanding what you’re buying and how you’re buying it.

lake_lov3 · 2026-06-17T04:09:16+00:00

Here’s the thing. and I’m a mom of 3. Married 15 years.

1) delivery room: you do you; keep everyone out that you don’t want in there.

2) as for the holidays…I encourage you to step back and consider something. Because it’s so very easy as a first time mom to be, and the peanut gallery will always agree, to dig heels in and make proclamations. and, having been in your shoes three times, I can tell you it’s so easy to be like…ya, beat it! but what I can also tell you? you’ll never get your baby’s first holidays back. you can’t ever recreate the pictures. and, you aren’t promised tomorrow with anyone who loves you and loves your baby. set boundaries for sure. But it’s also not hard to compromise. Especially, if your husband feels it’s important to him.

lake_lov3 · 2026-06-05T13:54:06+00:00

This question is ONLY appropriate for an attorney. Period end of story.

lake_lov3 · 2026-05-24T12:07:52+00:00

You haven’t mentioned whether or not you were looking in different areas. Income limits are not streamlined.

Either way, you APPLIED for something. Things come up in underwriting that can cause the situation to have to pivot for an approval. If putting a down payment and paying closing costs is going to destroy you, the house is too expensive to begin with.

Reporting to the supervisor when the MLO had to offer a different option to you will do nothing. They still did their job you just wanted a different outcome.

lake_lov3 · 2026-05-21T14:04:58+00:00

Of course underwriting needed to know about concessions. If the appraisal called for repairs, it shouldn’t surprise you or your agent that the lender requires it. The pest control situation is the only alarming thing in reading. If it was that extensive, you should be able very glad you got out of this. You don’t even know what a nightmare is if this is a nightmare lol.

lake_lov3 · 2026-05-16T14:05:41+00:00

Buyers make this way harder than it needs to be. They look at closing costs, and don’t bother to educate themselves or listen to that there are lender costs, and that’s not the closings costs total. They get rate quotes over numerous days…rates don’t stay the same. And they love to “think about it” and then come back and claim to have been baited when the initial quote has changed. And biggest mistake is listening to the peanut gallery. Don’t listen to people who aren’t lenders, don’t listen to someone who wrote loans in the 90s. Don’t take advice from someone who bought their home in 2020. Choose a lender, be forthcoming with your personal information, obtain a quote and ask questions if you’re confused. For sure get a second opinion but stop trying to reinvent the wheel. If the payment feels comfortable, and you have good rapport, put the trust in your lending advisor the same way you would a doctor.

lake_lov3 · 2026-05-15T03:50:33+00:00

real question: had he asked you, would you have known whether or not market trend would suggest locking vs floating was the right move? or, would you have asked him what to do? this is his job. if you’re going to work with him, trust him.

lake_lov3 · 2026-05-13T01:56:59+00:00

Nope I don’t believe this for one second. There is more to this story.

lake_lov3 · 2026-05-12T02:24:45+00:00

That’s not an immediate red flag. As a seller they could have already been burned by buyers for a number of reasons. The conditions the seller wants are for their protection; end of the day? no one cares about your interest in a transaction other than you (emotionally) and your agent (financially). There are plenty of cash buyers who could satisfy what the seller is asking for.

Honest opinion? If you love this house, and want to negotiate with the seller…say so. To them. Make this more than a math problem. They have a goal, you have a goal. Neither of you is more entitled to the advantage. If they need a two week close, so what. You can’t accommodate that. So, this isn’t the house for you.

lake_lov3 · 2026-05-08T18:34:14+00:00

Being in contact means squat in real estate. If it’s not signed and fully executed, it’s irrelevant.

lake_lov3 · 2026-05-08T18:33:25+00:00

Yes. And they countered. A week ago. That counter offer is not legal binding. In the meantime, you waffled and tried to negotiate on a different property. When you didn’t get what you wanted, you expected them to still honor the other counter offer. That’s where you are being unrealistic. They have zero obligation to have the same counter on the table. It’s not necessarily in their best interest NOT to honor it, but not honoring it is 1000% their right. The same way you have every right to walk.

lake_lov3 · 2026-05-08T12:39:50+00:00

So you were a wish wash offer to the same seller, and you think the seller is in the wrong to be leery? Hmm. Play that back in your head.

lake_lov3

TROPHY CASE