How do you find lease with purchase option homes? Is it easier to go this route if you have poor credit?

Asked by Holly Berg, Dunwoody, GA Sat May 19, 2012

I had to file for bankruptcy (discharged this past October). I have been renting for over 2 years. i am trying to move into the Dunwoody area for family reasons and recently found a home that is ideal that we would love to purchase but I know my credit is less than desirable right now. Is there a way to approach a seller to see if they are interested in a lease purchase?

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Michael Hamm…, Agent, Suwanee, GA
Sat May 19, 2012
.A Lease/Purchase/Option is a 3 tiered contract in which you find a home you want to buy, but for whatever reason cannot presently do so. You pay an Option up front to convert the fixed term Lease into a Purchase at a specified time in the future. If the market rises, you have locked the price in and the seller cannot change it. If the market falls, you will have to make up the difference at closing, unless you have added an Appraisal Contingency to the deal. They can indeed work if the Agents/Brokers for both sides know what they are doing and advise their clients accordingly. We include the following points with other information when starting the process.

•Buyer pays the seller option money for the right to purchase the property in the future. This option money may (should) be substantial.

•Buyer and seller agree on a purchase price, often at or slightly higher than fair market value.

•During the term of the lease, the buyer agrees to rent the property from the seller for a predetermined rental amount.

•The term of the agreement is negotiable, but the common length is generally from one year to 36 months, at which time the buyer will apply for bank financing and pays off the seller in full.

•The option money generally does not apply toward the down payment and is non-refundable.

•A portion of the monthly lease payment typically applies toward the purchase price.

•No other party may purchase the property unless the buyer defaults.

•The buyer typically cannot assign the lease purchase agreement without seller approval.

•Buyers may be responsible for maintaining the property and paying all expenses associated with its upkeep, including taxes and insurance.

Bottom line, if you decide to travel this road, get a good agent to help with the Lease/Purchase/Option; it will likely save many headaches and more than a few dollars. Good Luck!

Michael Hammond
SellsRealty@gmail.com
404-538-5499

http://www.georgiamls.com/agentsite/index.cfm?SiteID=HAMMONDJOHNM

http://www.chapmanhallprofessionals.com

http://www.SellsRealty.org

http://www.city-data.com/
1 vote
Chuck Green, Agent, Norcross, GA
Sun May 20, 2012
Holly.....Have you contacted a lender to see when you may be viable to obtain a mortgage as this info will be critical when drafting and negotiating a lease purhase contract?
If not now is the time to find out how long it will take before a lender would be willing to consider you a good risk. This will also be important to any seller willing to lease purchase their home.

Chuck
770-714-7077
0 votes
Fred Yancy, Agent, Woodstock, GA
Sat May 19, 2012
While it may be easier to get into a home it is not recommended as too many things could go wrong and you would not be the benefactor if things go south. It is highly recommended that you work on repairing your credit before seeking to purchase a home.
0 votes
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