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
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.
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.
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)
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
Mike Hageman . . . . . . . 785-565-0860
Bruce V. Collins. . . . . . . 785-761-7301
Central Kansas Engineering
Consultants. . . . . . . . . . 620-343-6621
Roberts Electric. . . . . . . 785-776-0743
AA Electric. . . . . . . . . . . 785-776-2384
PLUMBING / HVAC
Mid-State Mechanical . . 785-537-4343
Bob’s Plumbing . . . . . . . 785-539-4155
& Air Conditioning. . . . 785-776-5548
CHIMNEY / FIREPLACE
The Energy Center. . . . . 785-776-5118
AJ Pools. . . . . . . . . . . . . 785-317-2926
Brickel Construction . . . 785-537-1717
Schwab & Eaton . . . . . . 785-776-0541
Sloan & Meyer
Surveyors, PA. . . . . . . . . 785-776-0541
Riley County Health
Department. . . . . . . . . . 785-776-4779
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: