There are four things that every first time home buyer in Colorado should know. The first of these has to do with Loan Contigency. Loan contingency is the period of time the seller is giving you to obtain full, formal loan approval. This contingency is typically between 15 and 21 days which depends on what you and your Real Estate Agent have negotiated on your behalf in the contract. The earnest money deposit that you place into an escrow account at the time the offer is accepted will be put in jeopardy once that contingency for the loan has expired. In fact, according to the terms of the contract, if the loan contingency expires and you do not close the purchase transaction, you can lose your earnest money deposit. For this reason it is extremely important to make sure you are not committing to a loan contingency in an offer negotiation unless you are absolutely sure you will be buying the home and you know you do not need to depend on financing approval to close the transaction. Formal pre-approval will help to eliminate any issues in this area.

Seeking complete pre-approval for financing in advance of making an offer on a property is the perfect strategy for any home buyer in Colorado that can help you get the best deal possible, especially if you want to make minimal down payment. The seller is often doubtful of the stability and reliability of the buyer if the buyer is only capable of making a down payment of 10% or less. This can cause the buyer to forfeit a significant amount of negotiating flexibility, by being perceived as soft buyer rather than a strong one. This is why it is very important to get full loan approval in the beginning and provide a written confirmation of the loan approval when an offer is provided. This shows it is a done deal, and you are perceived to be a cash buyer.

The contract period is the duration of time in which all necessary items must be completed, including receiving loan approval, property appraisal, home inspection reports, termite inspection, etc. Give yourself enough time for all due diligence to be completed for this significant purchase you are about to make. Typically, purchase contracts are drafted for a period of 30 days, 45 days or 60 days. However, it is really not uncommon for a purchase contract to be written with terms greater than 60 days if the parties associated require that long of a grace period to complete all aspects of due diligence.

As part of the negotiation in your purchase contract, you and the seller will together agree upon the amount of time required to complete all the home inspection procedures that are required. Utilizing an external third party service to carry out these inspections is highly suggested, especially for a first home buyer in Colorado. You will be provided with a report by the home inspection company that you should review very rigorously to make sure there are no material problems in the property that you were not aware of, and which could subsequently have an impact on the worth of the property. If there are material defects, you should return to the negotiating table and discuss an ample reduction in the purchase price to recompense the cost of any necessary repairs. Once your home inspection contingency has run out, you no longer have the leverage to go back and renegotiate the purchase price to resolve any issues revealed by the home inspection.

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