For Buyers
Buying a home in the Lake Forest, the North Shore and surrounding areas, an agent who knows your needs and wants, knows the areas and their amenities and has experience to successfully negotiate the transaction will make your search go smoothly. Sue Beanblossom, a 25 year North Shore resident and national award winning agent is ready to put her expertise to work for you.
Finding the right house is all about YOU.
I listen to your needs.
I make recommendations.
I use every tool and my extensive network to find YOU just the right property.
I handle all the details including recommending lawyers, lenders, building inspectors and tradespeople if YOU need them.
I vigorously negotiate for YOU.
I follow through and communicate with YOU right through closing.
Set up an appointment now by calling me at 847-858-4131 or sending me an email .
Send me your search parameters Search Form
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What my clients say...
Sue
Thank you very much for spending so much time with Steve and I researching homes. Your suggestions and helpful information guided us and we'll retain it for future purchases. You certainly know real estate and locations.
Many, many thanks!
Steve and Jen
Sue
Just a small token to thank you for your time and energy spent to help our family. We are absolutely thrilled to have moved into our beautiful home, and to have made a wonderful friend (you!) in the process. Thank you.
Amy and Tom Fisher |
Buyers Resources
NEEDS AND WANTS FOR YOUR NEW HOME
Determine your needs and wants. The more you think about what you have to have and really want to have the better job I can do for YOU to find just the right property
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WORKING TOGETHER
As my client, you can and should confide in me. This is especially important when negotiating. I can help you reach your goal only if I know what that goal is.
Should you discover a property that I have not shown you, let me know about it right away. I will make every effort available to show that property to you.
If you go to an open house, give the seller/agent my card. This will help keep that agent from hounding you for feedback on property that doesn't interest you.
If other agents contact you, let them know that we are working together.
25 POSITIVE FEATURES TO LOOK FOR WHEN BUYING A HOME
1. Location: Still the most important to most people. What is around the property? Where are the busy streets? Do you need to be near public transportation? How close do you need to be to an expressway? Where is the nearest grocery store? What are the homes like in the neighborhood? Is this home one of the most expensive or least expensive houses in the neighborhood?
2. Curb Appeal: How is the exterior of the house, complex or building? Is the façade attractive and well maintained? Are the areas around the property clean and well maintained? How is the backyard? What direction does the home face?
3. Quality construction and finishes: Check for weather stripping on doors, well-insulated walls and windows, working plumbing and electrical outlets, sufficient water pressure, and adequate heating that is zone controlled for efficiency. Check for top quality finishes, if appropriate for the price of marble, granite, stainless, hardwood floors, baseboards and moldings. A home inspection can assist in checking construction and systems of the home you choose. Also, a sellers disclosure statement will be provided to you.
4. Backyard: How private is the yard? Is it fenced? Is there a patio or deck? If so what is the condition? What is the condition of the grass, trees and shrubs, and plants?
5. Light: What direction does the home face? How much natural light is there? Is there adequate artificial light. Are there ceiling fixtures?
6. Architectural Features: How high are the ceiling and base moldings? How about wainscotting or tray ceilings? Any other interesting features?
7. Clean, fresh looking and fresh smelling spaces: Are there any odd odors? Are you able to trace the source, i.e. something recently cooked, or something that recently died? Moldy smells are smells that can be investigated by experts in the field of mold remediation.
8. Floor Plan & Traffic Pattern: How functional or practical is the layout? Are you crossing through rooms to get to other rooms and how will the traffic pattern affect furniture placement?
9. Kitchen and eating area: Does it have a good traffic pattern? Are the appliances new enough for your needs? Has the kitchen been updated?
10. Family Room: (This is one of the most important rooms in your home.) Be sure it is pleasing to you - enough windows and light, fireplace, feeling of warmth, good conversation area, etc...
11. Bedrooms: How many? How large? How will you place furniture? Are there sufficient electrical outlets? Is the closet of adequate size?
12. Bathrooms: What is the conditions? Updated? How is the tile around the tub and shower area? Is there a linen closet? Is there a vent or window?
13. Fireplace: How many? Where is/are they located? What type, i.e. wood-burning, gas logs, or decorative? When was the last time the flu was cleaned out? What is the condition of the chimney?
14. Home Office: Do you plan to work from home? What sort of office space needs do you require? Are there sufficient electrical outlets and phone lines available?
15. Laundry: Where is it located? Are the washer and dryer included in the sale? If so, how old are the washer and dryer?
16. Basement: What's finished? How high are the ceilings? Is the basement dry? Is the basement full or is there crawl?
17. Windows: How old are there? Are they thermalpane? How much heat will they hold in during the cold winter months and how much sun light will the windows repeal during the heat of the summer? Is there any dry rot around the windows?
18. Closets: Are there enough for your clothes? Is there a guest closet? Have the closets been professionally managed?
19. Storage: This area is not just limited to closets, but other areas such as attic, basement, under stairs, above garage, cupboard space, etc...
20. Garage: It is attached or separate? Is there room for storage for tools or bikes or certain seasonal items? How old is the garage, the doors, the springs, the opener? How many cars will it accommodate and how long is the garage?
21. Electrical/Phone outlets: Are there enough? Are they positioned correctly?
22. Roof: What is the age of the roof? Have there been any noticeable leaks?
23. Security: What sort of outside lighting does the home have? Do the windows have locks?
24. Unpredictable Items: Unusual features of the home that could negatively impact its future sale.
25. Reasonable taxes and maintenance costs: This depends on many factors to include the subdivision, school district, and the city, incorporated or unincorporated, as well as the amenities of the community.
MY BUYERS FREQUENTLY ASKED QUESTIONS
Congratulations! You may be moving toward your dream home, or hoping to achieve the American dream. Owning your own home for the first time! In choosing a real estate agent, you deserve the assistance of a knowledgeable and candid professional. A friend in whom you can trust; a person who knows the market and who cares about you and your family. I have spent my career building relationships and working mainly on a referral basis from past clients and other Realtors.
I am honored and excited to have been chosen to represent you regarding this major event in your life. Below are some of the more frequently asked questions by buyers. I am here for you, please feel free to contact me at anytime with questions.
DO I REPRESENT YOU OR THE SELLER?
In our state we have a Buyer Agency, which means that I represent you not the seller when purchasing a home. There can be times that I have to become what is known as a Dual Agent. This is when my buyer is looking at a home that is my listing. In this case I can not work directly for either party. I best describe it as becoming like Switzerland, "A Neutral Party". I cannot tell you what the seller would take for the home, or tell my seller what the buyer would be willing to pay. However, I can still educate the buyer through comparable sales. Should this situation arise, I will go further into what I can and cannot do as a dual agent.
WHAT IF I AM LOOKING AT RESALE HOMES AND NEW CONSTRUCTION?
In our marketplace the builders welcome Realtors to accompany their clients. It is often better to have me accompany you on the first visit, or at least bring my card to give them. This lets them know that should you decide to purchase, you plan to have buyer's representation through your Realtor. Most builders want you to sign a registration card, often preventing the Realtor from assisting you should you purchase. Tell the builder representative that you want to make sure you can still work with your Realtor by signing the registration, or sign in using my name.
WHY SHOULD I HAVE A REALTOR REPRESENT ME BUYING NEW CONSTRUCTION?
You have to remember that the sales representative for the builder works in the BUILDERS best interests, not yours. You would not have any representation. The on-site salesperson's job is to sell not only the home, but also the upgrades that go in the home. I am there to help you pick and choose what is necessary to the resale of a home, or what can be added on at a lesser cost then what the builder would charge. We often know the reputations of builders, and are able to help you with the comparison of them. Too many major details can be left out that would affect you as a buyer. The compensation for the Realtors fees are already "built-in" the new home product. If no Realtor is involved in the transaction, the money is allocated for a marketing fee, received by the builder's salesperson, or is extra profit for the builder. You also still have a resource for any questions and problems that arise during the building process.
CAN I GO THROUGH THE HOUSE ONCE I HAVE AN ACCEPTED CONTRACT?
Typically, after a contract acceptance, the purchaser would go back through the house for the home inspection and the final walk through just prior to closing. If you need measurements it is a good idea to do this at the time of the home inspection. The seller is not obligated to allow you access to the home other than the two times stated. Should you have a special need we will try to make arrangements with the seller to allow you access.
WHAT UP FRONT COST WILL I HAVE WHEN I GO UNDER CONTRACT?
Be prepared to pay for your appraisal and credit check at loan application. Any inspections that you have on the home will be paid to the inspector upon completion of the inspection. Fire/hazard insurance will also be required to be paid prior to settlement with a copy of the paid receipt supplied to the lender prior to settlement. It is the purchaser's responsibility to purchase this insurance and provide it to the lender. This would apply to a purchase of a Single Family residence. If a town home was purchased, the insurance is typically included in the association fee. Your earnest money given at the time of contract will be applied towards your purchase at closing.
WHEN DO I APPLY FOR MY LOAN?
If you have not done so already, you will want to make a formal application as soon as possible and lock in your rate. Typically the contract allows you 30 days for an unconditional mortgage approval. The lender can take this long to process the loan so if you delay for a few weeks applying, you will not meet the date stated on your contract. If possible it is always best to go ahead and start your formal application process while you are looking; the lender is able to give you a full mortgage approval subject to the appraisal of the property you purchase. It is a benefit to you because you will be a much stronger buyer to the seller, and can often be the edge of getting a home if we were to have multiple buyers bidding on the home.
WHAT HAPPENS TO MY EARNEST MONEY DEPOSIT?
Your earnest money check is deposited into an escrow account on the following business day after the listing company receives it. So it is important that if you need to transfer funds to the account the check was written on you do so immediately. The earnest money is applied towards your down payment at the time of closing.
WHAT HAPPENS AT THE HOME INSPECTION?
This is your inspection. It is in your best interest to attend the inspection and I strongly recommend that you be there. In addition to doing a thorough inspection of the home, most home inspectors will explain the home's major systems and components to you as you go through. I will be there with you. The home inspection will last for 3-4 hours depending on the size and complexity of the home. Most inspectors will provide you with a written report and go over any deficiencies found with you upon completion of the inspection. I am there to help guide you with any questions you may have regarding the results. After you have taken the time to look over the report you will let your attorney know which items you are requesting the seller to repair. Remember however, that the contract does state that routine maintenance items are not a requirement to be fixed. Only items that affect the habitability of living in the home; such as electric, furnace, air, and plumbing. You generally will have 5 business days after contract acceptance to have a home inspection done, unless you have agreed on additional time.
WHAT IS THE ATTORNEYS REVIEW PERIOD MEAN?
The attorneys review period runs concurrently with the inspection period, and is within 5 business days of the binding agreement date on the contract. Both the seller and the buyer's attorney will review the contract and are able to send across any changes they feel necessary except for a change in the agreed upon price of the home. Typically if a deal is to fall apart it will happen within this time frame. The attorney will be the one to also go over all your loan documents with you as you sign them at closing. They will also be making sure the survey is correct and you are given credit for the correct amount regarding the real estate tax prorations.
WHEN DO I CHANGE THE UTILITIES INTO MY NAME?
Both the seller and the buyer should contact the utility companies prior to closing to arrange for transfer of services as of the day of closing. You can do this anytime from 1 week to 10 days prior to closing.
FINAL WALK THROUGH ON THE PROPERTY:
As the buyer, you are entitled to a final inspection of the property up to three days prior to closing. The best time frame is to do it as close to the closing day as possible even up to an hour or two before closing. The best way to see the home would be for it to be vacant, but unfortunately that is not always possible. The walk through is to check that the home is in the same condition as when you purchased it. We are also looking at this time to see that any items the seller had agreed to repair has been completed or a receipt must be given to you if it is not something easily seen by the eye.
THE CLOSING:
The seller's attorney designates the closing place, and will either be at your specific title company or the attorney's office. If Burnet Title is chosen, the closing can take place in my office, which is more convenient for you. The time is decided between the two attorneys. It's a good idea to let your attorney know as soon as possible if you have special accommodation needs. Whoever is signing on the loan must attend the closing, unless a power of attorney has been arranged prior to closing. Keep in mind that a closing can take anywhere from an hour to two hours. I attend all my closings if possible.
WHAT DO I NEED TO BRING TO CLOSING?
Typically a day before closing your attorney will call you with the amount you need to bring to closing. This is comprised of your down payment and closing costs. You will need to bring a Cashiers Check made payable to yourself. You will sign it over to the title company when you arrive. If your check is over the amount required, they would issue you a check at closing for the difference. I need to point out that it can be a bit frustrating getting the amount you need to bring to closing. There are many middlemen involved and your attorney gets the figure from the title company. They can often be behind, because of so many closings. Do not worry if you do not hear until a few hours before closing about the amount. If this scenario is the case, we will figure out an approximate amount on the higher side, in order for you to get your Cashier's Check. You will also need to have a photo ID, a copy of your homeowner's insurance policy, and a paid receipt for the insurance.
BENEFITS OF EXCLUSIVE AGENCY
1. You become a priority client. You will be the first on Sue's list. Sue will preview properties with your needs as a #1 priority.
2. Sue will E mail or call you as often as new properties that meet your needs become available.
3. If necessary, Sue will search neighborhoods, making phone calls and sending out letters to locate homes not currently on the market in the area.
4. Sue will use the latest technology to update you on every new listing that meets your qualifications.
5. Sue will search for and preview properties outside of the multiple listing service to find all available opportunities to include for sale by owner properties and properties that are not currently on the market.
6. Sue has a network of real estate professionals to assist in keeping you appraised of properties soon to be available and in turn you have an opportunity to view properties before the majority.
7. She will teach you how to compete in today's competitive real estate market.
8. She will use her negotiating skills to ensure that you will get the best possible price.
9. During the contract period, she will keep you on track with contingency dates, etc, so that costly errors are avoided and deadlines are not overlooked. In other words, she will manage the details so you can take care of your family and what matters most to you.
10. After the sale, she will send a postcard to the neighborhood introducing you.
11. She will provide you with labels at closing for all your change of address needs.
12. Working with Sue will save you time and decrease the stress of a home purchase and keep you well informed every step of the way.
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