You are down-sizing from your 4 bedroom, 2 ½ bathroom, 2 car garage home that you have lived in for 30 years. You don’t like the stairs anymore or the amount of cleaning and upkeep needed. You’re getting ready to retire and the three kids you had have all moved away and have their own family.
It would be nice to move further away from the city and get a one story home that is newer.
You’ve done a good job updating your home with a new kitchen, updated master bathroom, and some great landscaping.
You reach out to a REALTOR® and ask for help selling your home and finding a new one in another town.
The REALTOR® brings you three people who are very interested in buying your property.
John and Sally
John and Sally are both hard-working people with one child. They are planning on growing their family and the apartment they have been living in is just too small. They really like your house and the neighborhood. They are ready to make an offer. Good news! They have a prequalification letter from a bank.
Mark and Susan
Mark and Susan are a little older than John and Sally. They have two kids in grade school. Mark is the main breadwinner and Susan works part-time at the school where their kids go. They grew up in the neighborhood and want to relocate back to where they grew up. Great News again! They have been preapproved by a lender.
Karen is a single mom of three kids in middle school and high school. Unfortunately, her husband, Dan, passed away from a car accident six months ago. She’s fortunate that they had a will and life insurance so she is ok financially. She needs the room for the stage of life she is in. Great news a third time! Karen has been pre-underwritten from a lender.
Who would you choose?
John and Sally have written you a nice letter. They say they love the upgrades to the house and how much the kids loved it when they went by to look at it. They even included a photo of their family. Oh look – they have the cutest little puppy that the kids wanted so bad. What you don’t know is that they have five credit cards that are maxed out and a loan they defaulted on.
Mark and Susan noticed that there were a few items that needed to be fixed and they don’t want any hassle. They expect the items to be fixed or they may look for another house. They really like the neighborhood though and would love to be back close to family.
Karen just wants something safe and secure. She knows the neighborhood a little and even though there are a few minor repairs needed, she can handle having a contractor come in to have them looked at during the contract option period.
This is a tough call for anyone. They all sound really good for the most part. If you were trying to sell your home what criteria would you use in choosing which buyer you wanted to sell to? Would it be the young growing family, the established family, or the widow? Would you want to make repairs or work with a person who is ok with the small defects in the property?
Thanks to my friend, Paul Nolte from Home Team Mortgage, I have some definitions for you to consider before making your final choice.
Prequalification – A prequalification letter simply states that there has been a discussion between the potential home buyer and a lender or bank. There is a verbal verification of assets and income. A credit report has been pulled and it seems ok on the surface. The credit score is verified but at this point, we are relying on what the potential buyer is saying about the details of their credit report, their job history, and bank account balances.
Preapproved – A preapproval means that all the information provided by the potential buyer has been verified based on what they have said. W-2’s, paystubs, tax returns, bank statements, etc. have been verified. This is done at the local lender level only but there is certainly a better feel for the state of the potential buyer’s finances.
Pre-underwritten – This is the best you can get. It combines all the efforts of the prequalification, preapproval but also the information has been given to an underwriter to make sure nothing has been missed. Work verifications and IRS checks of the tax documents provided have been verified. The potential buyer is qualified to get the loan they need for the purchase. All that is uncertain at this point is the property (title work and appraisal).
With this new information, it’s easy to see that the best choice would be the person who is pre-underwritten. They are qualified. The property still needs to be approved. That includes inspections, repairs, and appraisal but at least you know the person can get the loan.
The second choice would be the preapproved persons. All their information looks right. They should be able to get the loan without an issue but it is unknown if there are IRS issues, back tax issues, or if they are still working where they said they were.
The last choice would be the prequalification letter. There has been little background work done on this potential buyer. Lots of things could go wrong along the way.
If you are in the market to put your house on the market to sell, the next step would be to contact me at Ebby Halliday, REALTORS® and set up an appointment so we can review your property and take care of things that might get in the way of selling your home. If you are looking to buy, again, reach out to me so that we can get you pre-underwritten and be in the best position to move on the property you want as soon as possible.