Inspection needs to cover such as:
Water heater, how many years left of live, roof, AC, Heating, asbestos and led in paint.
good luck, Let me know if I can help
I have been here for over two years, when first moved in I looked for USED houses. What a disaster. All the used houses have had work done (additions) to it improperly in violation to building codes. When a homeowner does a remodeling here they get a handy man to do staff they are not license to do. Example: Electrical work was all wrong, AC conduits were installed improperly form the outside AC unit to a outside hole to the second floor, Every house I did looked I came up with a list of about 30 building violations by the building code. Pluming a disaster (Missing P-traps on bath rooms) etc. big tress growing next to the house foundation (soon to crack house and brake building sewer), roofs w lots of problems.
You will find some very friendly realtors in this area, some even will tell you they are â€œCRISTIANS and We do support the militaryâ€ (those are the ones you need to be very cautions, because they are used to illegal games) but the problem is that used house is nothing but junk houses in this area. Also lots of realtors will play trick (illegal games) to you such as:
Home Appraisal: every house need one before back approves loan. Well, They will get their buddy to do it and comparisons they look are the high houses for sale only. Then They will tell you that the house you want to buy already has an equity of 30,000 to 50,000 dollars, so if you buy the house by the time you PCS you can sale it and move on with cash on your packets. A lot of my army friends had fallen in this traps. By the time PCS come they put it for sale and no one will pay the amount they were told. I have seen NCO and even officers sell their home less the amount they paid. Also these area is well known for soldiers losing their homes and guess who buys the foreclosures here; the same realtors/ investors who sold you the house and they will sell it to another soldiers and you are back in the cycle.
Also another game they play is let see you like a used housed and you put an offer, and they take it. Then you have second thoughts because that was the 1st house you saw. Well you want to walk the house again & you feel kind of surprised they took your offer (you offer to highâ€¦.). When you go to the house the realtorâ€™s dad is going to open the door. The firs thing he tells you is that he told his daughter that if a house like this came up at that price range that he wanted to buy it. He will ask you how much you offer and then he would say â€œWHAT that is cheapâ€ he want it for him. He calls his daughter on the cell in front of you and tells her that he wants the house, how come he did not know about it. And of course the realtor will tell dad she already sold it to you. You get excited and now you want it even more.
Also beware on NEW CONTRUCTION HOMES: CONT...
You said you gave a buyers response to the seller and she was given 72 hours to respond but she waitied 2 weeks. Your Realtor should have given her Realtor a Notice To Seller To Perform. I'm assuming that didn't happen. Since you have a financing contingency up to the date of closing and you haven't removed the contingency, I would think you would not be in breach of contract - however, since I am not a Real Estate Attorney, I would suggest you contact one to see if this is indeed the case.
I am wondering if there is a slight communication breakdown?? This is all it takes to make a transaction go south. I would also recommend discussing this with an attorney. I wish you all the best of luck!!!
Your realtor should have submitted a termination if the seller didn't respond. Otherwise you may have to buy the house anyway. Your financing period should be specific number of days from the execution date. If you passed that date then you have to find another source of financing if you didn't withdraw/terminate. Really sad, but you can be required to buy a home even if you you don't qualify if the terms of the contract were met by all parties. She can sue for specific performance.
I use time/date stamps such as your realtor but part of my job is to watch those timelines and if not met then I have my clients withdraw. Does the seller have an agent? You may want to meet with your realtor and the broker of the other company to see what you can work out.
Green Home Realty
You will have to consult your contract to see what happens is the seller does not respond, but contracts in our area give the seller 3 days and a lack of response means they agree to the terms.
It sounds like you have an issue with the house that must be resolved and the seller is not being cooperative. It sounds like the seller is in breach of the contract, but regardless of who is at fault, you need to find a way to get this done if you want to buy your new house.
I would have your agent ask for an extension of the financing contingency and the closing and make sure the seller knows that they are the bottleneck in the process. Hopefully the seller's agent understands this, but it is possible they are getting bad advice from her agent.