Free buyer playbook
Before you fall in love with the house, understand the decisions you’ll make to buy it.
You don’t need to do your Realtor’s, lender’s or attorney’s job. You need to know when the choice is yours, what to ask and what you are agreeing to.
Start with decision 1A listing can make buying feel urgent. Pause to look at your income, available cash, existing obligations, credit, timing and the life you want the home to support. Being ready to search, ready to qualify for a loan and ready to own the property are different questions.
Ask yourself: What will I have left after the down payment and closing costs? What repairs, moving costs or changes in income could affect my plan?
Find out whether the person showing or discussing a home represents you, the seller, both parties where allowed, or neither as your agent. A friendly conversation does not settle that question. The duties owed to a client and the services provided to a customer can differ by state and by agreement.
Ask the professional: Who is your client in this transaction? What will you do for me, what information remains confidential and what agreement would establish representation?
Choosing an agent is a business decision. Interview for local knowledge, availability, negotiation approach, experience with your kind of property and how they handle concerns. Read any buyer representation agreement before signing: scope, term, exclusivity, cancellation, duties and compensation all matter. Ask who pays the agreed compensation and what happens if a seller offers less; do not assume it is automatically free to you.
Ask the agent: How do you advise buyers through inspections, financing and contract deadlines? What exactly am I agreeing to pay, and when can the agreement end?
You may consider a referred lender, a builder’s preferred lender and lenders you find yourself. Ask what each preapproval actually reviewed and what conditions remain; it is not a final loan approval. Compare the full loan, including the amount financed, monthly payment, cash needed to close, rate, discount points, lender credits, mortgage insurance and fees. A lower rate may cost more up front. Request comparable written Loan Estimates when available and ask whether the rate is locked.
Ask the lender: What information has been verified? Which costs and payments could change, and what am I paying to obtain this rate?
The maximum loan you might qualify for does not set your personal budget. Consider the whole monthly housing cost: loan payment, property taxes, homeowners insurance, mortgage insurance where applicable, association dues, utilities and upkeep. Estimate cash needed for the purchase while keeping a reserve you are comfortable with.
Ask yourself: What payment leaves room for my other goals, and what happens if taxes, insurance or maintenance rise?
Price is one part of an offer. Decide on earnest money, the requested closing date, seller contributions, what stays with the property and which protections you need for inspections, financing and appraisal. An appraisal shortfall is a possible event; your decision now is what protection to request and how much extra cash, if any, you could contribute later.
Ask your team: Which offer terms are negotiable, which risks am I taking, and what would I do if the appraisal is below the price?
Read the actual agreement, not just the price line. Identify the property and parties, purchase price, deposit amount and holder, financing and appraisal terms, inspection or due diligence rights, contingencies, notice rules, deadlines, default, termination and obligations at closing. Earnest money is tied to those terms: when and how you terminate can affect whether it is returned. Forms and legal effects vary by state. Have a qualified real estate attorney explain contract language or consequences you do not understand.
Ask before signing: What must I do by each deadline? Under which terms could I cancel, and what could happen to my deposit?
Review inspections, seller disclosures, title information, insurance quotes and any association documents available to you. A finding is information; the decision is whether to proceed, seek clarification, request a repair or credit, obtain a specialist’s opinion, renegotiate where possible, or exercise a contractual right to terminate on time. Which choices remain open depends on your agreement and deadlines.
Ask your team: What is known, what still needs investigation, what will it cost and when must I respond?
Choose a homeowners insurance professional or company after comparing coverage, exclusions, deductibles, premiums and claims service, subject to your lender’s requirements. Title work examines ownership and possible claims; title insurance addresses covered title risks. Settlement or escrow coordinates documents, funds and closing. Ask which services you can shop for, who selected the provider, what the agreement says and what each service costs. A referral can be useful; you can still ask about your options.
Closings involve a Georgia attorney responsible for the legal closing. A title or settlement company may coordinate services and work with that attorney. Ask who is performing each role, who the attorney represents and how the closing provider is selected under your agreement.
Escrow holds funds and coordinates the conditions and paperwork; a title company researches title and may provide title insurance. Some title companies also perform escrow. Escrow and title selections can be negotiated with the seller, and local practice varies.
Ask your team: Which providers and fees are already named in my contract and Loan Estimate? Which alternatives can I compare?
Compare the final loan terms and cash to close with your Loan Estimate, contract and expectations. Review the Closing Disclosure, title and settlement details, final walkthrough findings and unresolved conditions. For most covered mortgages, the lender must give you the Closing Disclosure at least three business days before closing. Raise discrepancies promptly; ask your lender, closing professional or attorney what a change means before you sign.
Ask yourself: Are the property, payment, cash required, ownership terms and obligations still acceptable to me?
Your next step
This free playbook helps you spot decisions and ask better questions. A private strategy conversation can help you apply the ideas to your own goals and circumstances. Loan origination, legal advice and insurance advice are separate professional services.
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