DECIDING TO BUY

Purchasing a property is most likely the biggest financial decision you will ever make. Whether this is your first purchase or you are an experienced buyer, this decision must be made carefully.

Are you tired of paying rent? Have you decided to pay your own mortgage and not your landlord’s? Have you outgrown your current home? Are you looking for an investment portfolio? Are you looking for a rental property? Would you like a larger yard? Would you rather live in a different area? Do you want to shorten your commute? Having a clear sense of your reasons for buying will help you choose the right property.

Property ownership is an excellent investment; whether you are looking for your dream home, a rental property, or to expand your investment portfolio. Owning real estate is one of the least risky ways to build equity or to obtain a greater return on your initial investment.

PREPARING TO BUY

Before you start shopping for your property, it is a good idea to make some preparations.

A green file contains all your important financial documents. You will need it to secure financing for your property. The typical green file should contain:

  • Financial statements
  • Bank accounts
  • Investments
  • Credit cards
  • Auto loans
  • Recent pay stubs
  • Tax returns for two years
  • Copies of leases for investment properties
  • 401K statements, life insurance, stocks, bonds, and mutual account information.

Your credit score will have a huge impact on what type of property you can buy, and at what price. It is first recommended to check your credit rating with an experienced lending institution so that we can determine what you can afford. The lender will research your credit ratings from the three credit reporting agencies Equifax, Experian and Trans Union. We will be happy to recommend experienced, knowledgeable lenders in the residential, construction, and commercial and investment real estate fields.

Now is not a good time to make sudden career changes or large purchases. You want to approach your property purchase from a position of financial stability.

CHOOSE A REAL ESTATE AGENT

Buying a property requires making many important financial decisions, understanding complex issues, and completing a lot of paperwork. It helps to have an expert in your corner when undertaking such a large purchase. We can guide you through this process, and also provide you with access to property listings before they hit the general market.
  • Look for a full-time agent – one who has experience completing transactions similar to yours.
  • Interview a few agents: Are they familiar with the area in which you are interested?
  • Ask how much time the agent will have for you and if they are available at night and on weekends.
  • Ask about their credentials and education: A good agent will continually strive to improve and gain knowledge of the latest real estate trends and hold the highest designation in their respective fields of expertise.
  • Does the agent return your calls promptly? Time is money when attempting to buy a property.
  • Ask for a list of properties they have sold or a list of references.
  • Choose an agent who listens attentively to your needs and concerns. Pick an agent, with whom you feel comfortable.

TIME TO GO SHOPPING

Once those preparations are out of the way, it is time to find the right property for you.

Get to know the neighborhoods, complexes, or subdivisions, which interest you. Drive around and get a feel for what it would be like to own a property in the area. Start getting a sense of the properties available in those areas.

Select a few properties that interest you the most and have your real estate agent make appointments to visit them. Ask your real estate agent about the potential long term resale value of the properties you are considering.

Once you have picked out the property you want to purchase, your real estate agent can help you make an offer that the seller will accept. A good agent will investigate the potential costs and expenses associated with the new property. An agent can also help you draft your offer in a way that gives you the advantage over another offer.

ESCROW INSPECTIONS AND APPRAISALS

The Process, Step-by-Step
  • An effective agreement is a legal arrangement between a potential purchaser and the property’s seller.

    Some important tips to keep in mind to streamline the process:

    • Keep written records of everything. For the sake of clarity, it will be extremely useful to transcribe all verbal agreements including counter-offers and addendums and to convert them into written agreements to be signed by both parties. We will assist you in drafting all the paperwork for your purchase and make sure that you have copies of everything.
    • Stick to the schedule. Now that you have chosen your offer, you and the seller will be given a timeline to mark every stage in the process of closing the real estate contract. Meeting the requirements on time ensures a smoother flow of negotiations so that each party involved is not in breach of their agreements. During the process we will keep you constantly updated, so you will always be prepared for the next step.

Either a title company or an attorney will be selected as a closing agent. The closing agent will hold the deposit in escrow and will research the complete recorded history of the property to ensure that the title is free and clear of encumbrances by the date of closing and that all new encumbrances are properly added to the title. Some properties are subject to restrictions which limit various activities such as building or parking restrictions. There may be recorded easements and encroachments, which limit the rights to use your property.

You may wish to consult an attorney or tax advisor on the best way to hold title. Different methods of holding title have different legal, estate and tax implications, especially when selling or upon death of the title holder.

Once your offer is accepted by the seller, you will need to have a licensed property inspector inspect the property within the time frame that was agreed upon in the effective contract to purchase. You may elect to have different inspectors inspect the property, if you wish to obtain professional opinions from inspectors who specialize in a specific area (eg. roof, HVAC, structure). If you are purchasing a commercial property, then you will need to have an environmental audit done on the site for the lending institution. We can recommend several different inspectors.

Depending on the outcome of these inspections, one of two things may happen:

1. Either each milestone is successfully closed and the contingencies will be removed, bringing you one step closer to the close, or

2. The buyer, after reviewing the property and the papers, requests a renegotiation of the terms of contract (usually the price).

It is imperative that you keep in close communication with your lender, who will let you know when additional documents are needed to approve your loan application and fund your loan. If the agreement is conditional upon financing, then the property will be appraised by a licensed appraiser to determine the value for the lending institution, via a third party. This is done so that the lending institution can confirm their investment in your property is accurate. Appraisers are specialists in determining the value of properties, based on a combination of square footage measurements, building costs, recent sales of comparable properties, operating income, etc. When you are within two weeks of closing, double check with your lender to be sure the loan will go through smoothly and on time.

If the property that you are purchasing is conditional upon an association approval, request the rules, regulations, and other important documents from the seller as soon as you have an effective agreement to purchase. Make sure that the application documents and processing fees are submitted to the appropriate person at the association by the required time. Fill out all of the information completely and legibly so there is no delay in processing the application. If you are required to meet with the association for your approval, make an appointment as soon as possible for the interview. Most associations require a certificate of approval before move-in. Your closing agent will request that the original copy of this approval letter be brought to the closing, so that it can be recorded with the deed in the county public records.

If you are obtaining a loan, you will be required by your lender to purchase a certain amount of insurance on the property. The value will depend on the lending institution and the purchase price of the property. You may be able to save hundreds of dollars a year on homeowners insurance by shopping around for insurance. You can also save money with these tips.

    • Consider a higher deductible. Increasing your deductible by just a few hundred dollars can make a big difference in your premium.
    • Ask your insurance agent about discounts. You may be able to get a lower premium if your home has safety features such as dead-bolt locks, smoke detectors, an alarm system, storm shutters, or fire-retardant roofing materials. Persons over 55 years of age or long-term customers may also be offered discounts.
    • Insure your house NOT the land under it. After a disaster, the land is still there. If you do not subtract the value of the land when deciding how much homeowner’s insurance to buy, you will pay more than you should.

We will be happy to recommend experienced knowledgeable insurance agents for every property type.

MOVING IN

Closing Day If you have come this far, then this means that it is almost time for congratulations, but not yet. Do not forget to tie up these loose ends:

More of a formality than anything else, the final inspection takes place a day before, or the day of the closing. You will visit the property to verify that all is in working order, everything is the same as when you last viewed the property, that there are no extra items left behind, and that everything included in your purchase is still at the property.

We will provide a list of useful numbers for the activation of home services and utilities after the closing occurs.

We are ready to assist you should an unforeseen glitch pop up, even at this last stage. Something at the property breaks down, or some other minor detail – no need to worry. We have encountered these problems before so we know how to handle them efficiently and in a stress-free manor.

The closing agent will furnish all parties involved with a settlement statement, which summarizes and details the financial transactions enacted in the process. You and the seller(s) will sign this statement, as well as the closing agent, certifying its accuracy. If you are obtaining financing, you will have to sign all pertinent documentation required by the lending institution. If you are unable to attend the scheduled closing, arrangements can be made depending on the circumstances and the notice that we receive. If you are bringing funds to the transaction, you can elect to either have the funds wired electronically into the closing agent’s escrow account or bring a certified bank check to the closing in the amount specified on the settlement statement. The seller should arrange to have all property keys and any other important information for you at the closing so that you may receive these items at this time.

WHAT OUR CLIENTS SAY
Sean is upbeat, positive, and knowledgeable. We were up against budget and timeline restraints and he met all of the parameters with flying colors. I found an awesome bungalow in a great neighborhood. One thing I will say about Sean is he is not just there to sell you a house. He becomes a friend. He is truly invested in you as a person and that type of sincerity is refreshing. He knows everything about ...

— Toni A.

WHAT OUR CLIENTS SAY
We were initially referred to Sean Mooney with glowing praise from a trusted friend, so we had high expectations. Well, Sean did not disappoint and even exceeded our expectations! He was able to both help us find tenants to rent our current home (in Lakeway) and guide us to purchase our dream home (in Westlake) and we couldn't be happier with how knowledgable, professional, and personable Sean is. And ma...

— Hal E.

WHAT OUR CLIENTS SAY
It is a tough decision to pick the right real estate professional for a big transaction to buy or sell a home. I am extremely satisfied that I opted to work with Sean and his team to sell my home. I am impressed by the services I got from Sean and his team. Sean helped me to make my home ready for the listing, while I was out of state. He is very professional and resolved all of my concerns before listin...

— Irshad A.

WHAT OUR CLIENTS SAY
Sean is an amazing agent. The thing I like about him most is that he is a true hustler. He will work his tail off for you to find and pursue deals, generate offers, and negotiate however you would like. He has represented us for both buying and selling and both experiences were amazing. He also has a broad network of people for other home needs. We remodeled the home we purchased and he was able to provi...

— Christian R.

WHAT OUR CLIENTS SAY
Sean helped me to purchase my first home after a bad experience with a previous REALTOR. As a local Austinite, Sean's knowledge of the city and the up-and-coming areas was extremely valuable in my desire to find a place with investment potential. Sean was extremely responsive to all my questions/concerns as a first-time home buyer and took the lead in communications with the property developer - he even ...

— Nia J.

WHAT OUR CLIENTS SAY
Hats off to you! We have never found a more genuine person than Cord Shiflet. The sale of our house was seamless and stress-free from the opening curtain, when Cord made the first visit to preview the property, to the entre-after with a caring support assistant, Joni; right to the finale, the closing. Sincere thanks to all at Moreland. Bravo, Cord.

— Austin

WHAT OUR CLIENTS SAY
Great experience! Sean was very attentive to our needs. Patient and walked us through the process as first-time home buyers. Your timeline is his timeline - he never made us feel rushed to make any decisions (the Austin housing market wasn't as kind). Highly recommend.

— Justin D.

WHAT OUR CLIENTS SAY
Could not have loved working with Cord more! He made the entire process so much fun- even with the market being so insanely competitive. I swear his unique insight and charming personality are what gave us the competitive edge we needed to “win” our dream home.

— Nicole T.

WHAT OUR CLIENTS SAY
Cord is super knowledgeable and responsive. He's also very in tune with customer's needs and the emotional dynamics of a real estate transaction. I give him my unconditional recommendation!

— Jason P.

WHAT OUR CLIENTS SAY
Cord is an excellent agent and we will definitely use him again in the future.

— Paul & Stephanie W.

Work With Us

Cord prizes trust. His clients trust him to value and protect their real estate investments. And how’s this for a bonus? He is fun to work with because he loves his work. Whether representing an A-list celebrity or Austin executive, Cord personifies Texas’ entrepreneurial spirit: Play hard. Have fun. Work harder.