Dear David,

We bought our first house directly from the builder and now we’re ready for something bigger.  We met a young agent at an open house a couple of months ago. He’s been very accommodating showing us properties we find online. Unfortunately, the homes we’re seeing seem to miss the mark. We’re not one hundred percent sure of our budget, but want to move in the spring. How can we get focused? –  NOT SURE WHAT’S MISSING

DEAR MISSING: If you plan on moving this spring, your timing is just about perfect. Purchasing from the builder the first time around means you may lack some of the market experience most move-up buyers bring to the table. Approaching this search as if you were a first-time buyer may help you be successful. If you’re consistently missing the mark when it comes to seeing the right properties, your agent needs to have a better understanding of your criteria rather than following your lead and showing only the houses you suggest.

I meet with my new clients before we see any homes, so I can get a feel for what they’re after. I typically spend about an hour delving into their lifestyle, from work demands and commuting, to school preferences and pets, along with the lifestyle and entertainment activities that fill their time at home. If you haven’t had a conversation like this with your agent, it’s time to do so. Before you meet, create a “top ten” list outlining the most important features you want in your next home. One buyer may feel the kitchen is a top priority, while another wants the flexibility of a finished basement. Speaking as a Realtor, the better we get to know our clients, the more successful we will be.

When it comes to wants and needs, budget is the most important determining factor. Running the numbers with a mortgage specialist is something you need to do now to establish your price range. You, your partner and the bank may have differing opinions regarding what you can comfortably spend. Ultimately, your bank will draw the line in the sand when it comes to setting a budget.

If you don’t have one already, you need a formal buyers agreement with your agent. This contract is required by the Trust in Real Estate Services Act (TRESA), which came into effect a year ago. When you have a signed agreement with your agent, they are able to help you find financing pre-approval, offer information about neighbourhoods, and check on zoning for that garage you may be planning. Most importantly, they’ll be in a position to negotiate the best terms for you, and guide you through a successful transaction.

PRO TIP: No matter where you are in the buying/selling process, it’s never too late to get back on track. Buyers are often anxious to get started when they see something they like. Fortunately, most can get their financial ducks in a row in a matter of days. As a buyer, surrounding yourself with professionals will help you find the best home in the shortest period of time. Experience and a proven plan is the quickest path to “happily ever after”. #Advice #AskDavid #TheNegotiator

David is a top-selling Broker in Kitchener-Waterloo Region. He works personally with you when selling or buying your home. Call or text today for your free home evaluation! 519-577-1212.