Q: WILL MY OFFER BE PRESENTED?
A: Absolutely and always according to State guidelines, subject to any Seller instruction telling us not to.
Q: WHEN WILL THE OFFER BE PRESENTED TO THE BANK?A: Offers are presented as soon as possible, subject to us having a viable submittable offer, Seller restrictions and other factors. Your offer must be complete however. Submitting an incomplete offer will simply delay it's delivery.
Q: WHAT DO I NEED TO INCLUDE WITH MY OFFER?
A: Your office's Purchase Agreement is fine. Of course the better your back up information such as an up to date Pre-appvoral of proof of cash funds (Proof of funds for cash offers must be cash in the bank and not a credit line) will greatly increase your chances of success. Many of our listings require our CFC representative "Ryan Riddle" to pre-approve your buyer *if their offer has a mortgage contingency. They are never obligated to utilize his services for a loan however any buyer obtaining new financing with CFC will receive a very competitive rate as well as a FREE appraisal and Credit Report! Ryan may be reached at: 248-534-9137. **We have also streamlined the process for you to download our offer instruction form and property disclosures. Those can be found at: www.InTheHillsDisclosures.com
Q: WILL YOU CALL ME TO LET ME KNOW THAT MY OFFER WAS RECEIVED?
A: No. If you have included an email address our system will send you a message confirming that it has been received and is being processed. Therefore supplying an e mail address is critical. If you don’t have one…get one or find one. Naturally if you fax your offer, keep a copy of the fax receipt as your submission record. Offers could be as many as 7 days or more (depending on possible multiple offers situations) for an answer.
Q: DO YOU HOLD OFFERS BEFORE SUBMITTING THEM?
A: Never. All complete offers are presented as they come in.
Q: WILL I FIND OUT WHAT THE SELLERS RESPONSE WAS?
A: Always. If your offer is accepted or rejected, if the bank has a counter or if they are asking for highest and best we will contact you immediately. If we have not yet called you, then the bank has not yet responded.
Q: WHEN WILL I HAVE AN ANSWER?
A: Response time depends on how many files our clients are processing at any given time. In rare occasions we have seen responses within a few hours. More typical response times range from several days to a week or two. Some of our clients will not look at any offers the first two weeks on the market by their own company policy!
Q: SHOULD I CALL TO GET UPDATES ON MY OFFER?
A: No. Please allow us time to hear from our corporate Seller, however, a call – an email to Offers@CarloGobba.com – after 7 business days is appropriate.
Q: WHAT DOES HIGHEST AND BEST MEAN?
A: At the discretion of the Seller your Buyer may be asked to submit the highest and best offer. You may stand firm with your previous offer or you may submit any changes to your offer, including price, down payment, financing type, closing date. They will typically require a response within 24 hours. Please let us know either way. Again, email is the preferred method of contact, and may be sent to: Offers@CarloGobba.com
Q: IF AN OFFER HAS ALREADY BEEN ACCEPTED, CAN I SUBMIT A BACKUP OFFER?
A: Yes. Kindly scan and email the offer. Remove any recission date for obvious reasons. Your client can always withdraw their offer.
Q: CAN I SUBMIT AN OFFER CONTINGENT ON THE SALE OF MY BUYERS HOME?
A: No, unless the property is pending and getting ready to close. All offers need definitive, timely closing dates.
Q: CAN THE BUYER SUBMIT AN OFFER WITH FHA FINANCING?
A: While FHA loans are not explicitly excluded, please bear in mind that FHA may require repairs to be made prior to closing. Our clients rarely allow repairs prior to closing. If the property qualifies for FHA as is, or with light repairs, then it may be possible to present an acceptable offer. IF You are submitting an FHA Offer please include an FHA Addendum and ask the buyers lender for the FHA Amendatory clause up front and with your offer. Not doing so qualifies your offer as being incomplete and may delay its submission.
Q: WHAT DOES "COMMISSION TO BE BASED ON NET SALES PRICE MEAN?"
A: The net sale price is calculated by subtracting any concessions from the purchase price. For example, if the purchase price is $200,000 less $5,000 in seller concessions the commission will be calculated against $195,000.
Q: I HAVE OTHER QUESTIONS.
A: Your best source is your Broker or Manager. Always consult with them first. For the Carlo GobbaTeam, e-mail is the preferred method of contact. Please address your questions to Carlo@CarloGobba.com
*Thank you for showing our listings. We look forward to doing business with you real soon!
