In addition to what is being said below, I recommend educating the listing agent on the parameters of the CalPERS loan as well. This way, they will have a clear understanding of the use of seller funds for closing costs. Use the form FVA (a closing cost addendum) that will delineate your CalPers costs.
ABR, CDPE, eAgent, CSP, SFR, HRC, CRE
(O) 310-571-1364 DIRECT
Your offer will include a clause that will simply state "subject to inspection". The walk through should be scheduled immediately upon acceptance of the offer and before escrow is actually opened. You (the buyer) have no idea whether you will want to move forward with the purchase until you have viewed the interior of the property, opening and then having to cancel an escrow is just silly until the buyer has decided to move forward.
I hope you found this information helpful.
Main Street Realtors
Then add an Addendum stating "Offer is being made subject to interior viewing & inspection"
Not all Sellers with this condition have something to hide, they may just prefer not having the "lookie loos" traipse though their kitchens...
It can also play to your advantage, fewer buyers willing to jump through hoops means less competition to get the house.
Allan S. Glass
ASG Real Estate Inc. Â®
149 S. Barrington Ave, Suite #660
Los Angeles . CA 90049
Direct: 213.973.8637 (213.97.FUNDS)
CA License: 01154002
Visit Allanâ€™s Blog: http://allanglass.featuredblog.com
Make sure that you make the offer contingent upon you viewing and approving the interior of the property. This can be handled under the physical inspection contingency umbrella. Your Realtor should be able to help you with this. If you need assistance feel free to contact me. Good luck!
Coldwell Banker Residential Brokerage