Hope this helps!
New York state associate broker
Keller Williams landmark to
Serving Queens, Brooklyn & Nassau
The appliances normally included in the sale are the refrigerator, stove, washer and dryer, and any built-in units such as dishwashers, microwave ovens, wine-refrigerators, etc. Freezers are optional. Quite often the homeowner will leave it so they don't have to move it.
From contract to close is normally 60-90 days.
Unfortunately in this economy many homeowners have lost a great deal of equity in their property. I too struggled with a decision to sell my home over 3 years ago in order not to pose a burden on my family or the local economy.
Today, for a seller (let's face it, their lawyer) to ask for earnest money, especially on a VA purchase, is not only obnoxious, but arrogant as well. In most cases, where properties are depressed due to neglect or abandonment, how does the seller equate the earnest payment. If anything they should welcome any prospective buyer with open arms since these may be the individuals who rescue them from a foreclosure.
Then to all of my fellow veteran sisters and brothers, whether a first time or seasoned home buyer. If you are utilizing your VA loan status and confronted with a request for earnest money (down payment) from the seller, walk, there are many other available properties. Don't be bullied to think that this is the way business is done, you are, if anything, taking the highest risk.
As a matter of practice, and shifting risk, I don;t hold binder deposits. I request full down payment amounts to be delivered with contracts. By this point, any inspection issues would have been resolved and less likely that the transaction will be cancelled.
Remember, you still have the duty to account for client funds, but in this case, you have shifted and defered risk towards the attorneys in possession of funds and contracts.
The biggest concern regarding an inspection in New York is the upgrades to the electrical system, heating system, plumbing. Basements are a big deal in New York and can make or kill a deal.