From Offer to Contract

1. Make an offer. We'll sit down together and write the offer, making sure the price, terms, deadlines and contingencies say exactly what you want.
2. Counter offers. The seller can accept, reject or counter. Don't be surprised if there's some back and forth. We'll help you decide whether new terms work for you.
3. Offer accepted. Once you and the seller both sign, you have a binding contract and the clock starts on your deadlines.

After You're Under Contract

Earnest money. Your earnest money deposit is due by the deadline in your contract, usually within a few days of acceptance. It's often around 1% to 3% of the price, though it can be more. You'll get secure instructions from the title company, and the deposit is credited toward your down payment and closing costs at closing.

Inspections. You have the right to inspect the home during your inspection period. A thorough inspection helps you know exactly what you're buying. If it turns up problems, we can negotiate with the seller for repairs, a credit or a price reduction. Common inspections include:

• General home inspection
• Radon test
• Sewer line scope
• Roof inspection
• Structural or foundation
• Mold
• Well and water testing
• Septic inspection
• Lead based paint (older homes)
• Soils

The appraisal. If you're getting a loan, your lender will order an appraisal to confirm the home is worth the price you're paying. It protects the lender, and it also protects you from overpaying. You may need to pay the appraisal fee when it's ordered.

Title insurance. The title company searches the property's records to make sure there are no liens or other claims against it. Your lender will require a lender's title policy, and an owner's title policy protects you for as long as you own the home with a one-time premium at closing.

Final loan approval. Your lender finishes underwriting. This is when it really matters to keep your finances steady. See our do's and don'ts.

Getting Ready to Close

• Set up homeowner's insurance and send the policy information to your lender.
• Do a final walk-through shortly before closing to check the condition of the home and make sure any agreed repairs are done.
• Review your closing figures. You'll get a statement showing your final costs and exactly how much to bring to closing. We'll go over it with you.
• Arrange your funds. Follow the title company's instructions for sending your money, usually by wire or cashier's check. Always confirm wiring instructions by calling the title company at a number you know is real, since wire fraud scams target home buyers.
• Bring a photo ID to closing.

Closing Day

In Colorado, closings usually happen at the title company. Your closing officer will walk you through the documents, you'll sign and once everything is funded and recorded, the home is yours. Time to get the keys!