Alliance. Your trusted Real Estate Advisors

What we will do for you

• Coordinate an efficient and effective real estate search for homes that meet your specific desires and needs.
• Provide in-depth location information and analysis to identify the best available options to you.
• Provide pricing research and recommendations on every offer and counter-offer you make or receive.
• Present your offer to the seller and negotiate a final purchase agreement which protects your best interests.
• Assist you with all aspects of the mortgage approval process from pre-approval through final funding and occupancy.
• Provide post-closing information and ongoing consultation services moving forward.

What to do in the following situations

Attend an Open House

Make sure to tell any agent at an open house that you are working with ALLIANCE. Look around, take notes and prepare any questions you may have for us but, most importantly, let us deal with the seller's agent. Any information you reveal may be relayed back to the seller and provide them with negotiation advantages down the road.

For Sale Signs and Real Estate Ads

ALLIANCE has professional relationships with many of the area real estate offices, which means we can show you properties listed by us or any other area Broker. Always write down the address and any other available information for any home you see that interests you and ALLIANCE does the rest. We’ll provide pictures, neighborhood and property details, as well as other important information. In addition, we will obtain the MLS information sheet (provided directly to you via email) so that, by the time we schedule a showing, you are just as informed as the seller’s agent.

Come across a FSBO?

See something that interests you? Don’t contact the seller directly; give ALLIANCE a call first. We contact the seller on your behalf and obtain all necessary property and sale details so that, when we enter negotiations on your behalf, you have every available advantage.

Building or Buying a NEW Construction Home?

When it comes to buying or building new construction, ALLIANCE is an invaluable resource. We’re familiar with most local builders and can ensure that you select only skilled and trustworthy contractors for your home project. New home construction is a confusing and complicated process; let ALLIANCE show you the way 

5 Reasons to Get Pre-approval

• Determine what your price range is and search for homes accordingly.
• Know your estimated mortgage payment, closing costs and down payment ahead of time.
• An early start lets you to shop around and compare lenders to find the best terms and interest rates for you.
• Lend credibility and security to any offer you make.
• Personal piece of mind.

Consider the Advantages

By choosing a local lender you are choosing to invest in the community you live in. Because local lenders are a part of the community, they often go out of their way to assist and accommodate you throughout the lending process and beyond — because their business relies on local reputation. In addition, local lenders are likely to possess unique, first-hand perspectives of the local markets and can often provide advice on topics that other lenders don’t know about. 

Most importantly, with a local lender, you can always meet with a real person and avoid the gauntlet of automated phone menus and call centers that other larger, national organizations employ. To local lenders you’re more than just an account number — you’re a person — which can make the entire mortgage process easier and eliminate many of the typical hassles and frustrations.

Important Information

Should I Invest in an Inspection?

YES! A home inspection is an opportunity to evaluate the condition of the property before you assume responsibility from the seller. Although all sellers are required to disclose information about the condition of the property, they can only disclose what they know! An independent evaluation by a certified home inspector provides you with the most complete analysis of a property’s condition and is an essential step in the home buying process.

What You Want vs. What is Allowed

Section 23 of the Residential Real Estate Contract specifically outlines which items are subject to inspection as agreed to between the buyer and seller. It is your responsibility as the buyer to identify and request specific evaluations of all itmes that need to be inspected, such as plumbing, electric, HVAC, structural components and others.

Timing and Deadlines

Home inspections are the sole responsibility of the buyer and are often subject to strict deadlines. Order your home inspection as soon as possible and always make sure that the inspector you hire is aware of any existing deadlines. Be sure to instruct your inspector to deliver a copy of the final report to ALLIANCE, as well as you, so that any deficiencies identified can be addressed before the expiration of any contract deadlines.

Appointments, Access and Payment

Always instruct your inspector to contact ALLIANCE to make arrangements to inspect a home. An inspector should never contact a seller and/or listing agent directly. A licensed ALLIANCE realtor will provide the access to the property. Costs for the inspection are the sole responsibility of the buyer and most inspectors require payment upon completion, though some may agree to bill you or accept credit card payments.

Recommended Inspectors

The choice of an inspector is an important decision and should never be based solely upon advertisements or our recommendation. Our recommendation is not a guarantee of quality or satisfaction. A home inspection is the first of many investments in your new home and it is your responsibility to carefully interview these businesses, identify your required services, and then verify the requisite qualifications, licensure, certifications and insurance coverage.

The following is a list inspectors used by ALLIANCE clients in the past who were satisfied with the service they received:

WOOD-DESTROYING ORGANISMS (VA loans required Seller responsibility) 

American Pest
Management . . . . . . . . . 785-537-9188 

Best Pest Control
Company. . . . . . . . . . . . 785-776-5428 

Raney Pest Control. . . . . 785-456-2011 

WHOLE HOUSE INSPECTIONS / RADON 

Flint Hills Home Inspection: 

Dave Carrera (ASHI). . . 785-556-0238 

Lyn Troburen (ASHI). . . 785-539-8336 

At Your Service, Inc.. . . . 785-341-2921 

STRUCTURAL 

Mike Hageman . . . . . . . 785-565-0860 

Bruce V. Collins. . . . . . . 785-761-7301 

Central Kansas Engineering
Consultants. . . . . . . . . . 620-343-6621 

ELECTRICAL 

Roberts Electric. . . . . . . 785-776-0743 

AA Electric. . . . . . . . . . . 785-776-2384 

PLUMBING / HVAC 

Mid-State Mechanical . . 785-537-4343 

Bob’s Plumbing . . . . . . . 785-539-4155 

Henton Plumbing
& Air Conditioning. . . . 785-776-5548 

CHIMNEY / FIREPLACE 

The Energy Center. . . . . 785-776-5118 

SWIMMING POOLS 

AJ Pools. . . . . . . . . . . . . 785-317-2926 

Brickel Construction . . . 785-537-1717 

SURVEY COMPANIES 

Schwab & Eaton . . . . . . 785-776-0541 

Sloan & Meyer
Surveyors, PA. . . . . . . . . 785-776-0541 

HEALTH DEPARTMENTS 

Riley County Health
Department. . . . . . . . . . 785-776-4779 

Pottawatomie Health
Department. . . . . . . . . . 785-456-3302

Congratulations! The seller accepted your offer; you’ve secured financing and are ready to begin the closing process. Now what? Once a final purchase agreement has been negotiated, many steps need to be completed before the final closing can take place. An ALLIANCE Advisor will closely monitor and manage this entire process on your behalf, as detailed in the chart below: