Buying a Home in NJ

What to Expect When Buying a Home?

Click to Get Our Buying Home Guide Winter 2023 Edition

In today’s internet-based world we live in there are so many ways to find a home from running a Zillow search for Tenafly homes to running an MLS search or a Google search or using any of the other platforms and it can get confusing.

As a consumer, you may get bombarded with emails if you register to get updates on various websites. You will find yourself wondering how you would know which realtor to work with and to help you navigate through the process.

At Team Eisenberg  we guarantee you this:

1. We will always be available to show you homes on your schedule. Someone from our team will always be available to accommodate your schedule.
2. We live in the markets we service and are experts in these markets.  We have first-hand knowledge of our communities, schools, transportation, dining and social activities in addition to MLS information. You’ll know in a few seconds you are talking to the local market experts and we will help  you with all of your options
3. We are your advocates, advisers, and consultants. Our job is to help you get what you are looking for. You will always hear from us nothing but the truth and we will provide you all the necessary information to make an educated decision.
4. We are proactive in our approach. We have the insiders knowledge of what is in or about to come to market before it hits the MLS. When we meet we will explain how we do it.

The process of buying a home in NJ is not only a major financial decision. It involves emotional considerations as well. Here are the main considerations you have to consider, and the steps required to reach your target of buying a new home.

1. What are you looking for in a home?

   Type of Home – Modern, Traditional, “Turn-Key” condition, “Fixer-Upper”
   Features – Number of bedrooms, baths, type of kitchen, garage etc.
   Lot size – Do you prefer a large yard? small?
   Commute – How much time are you willing to spend commuting to work?
   Community – Are you looking for a town with a great schooling system? Urban, rural?
   Price Range – How much do you want to spend?

2. The Legwork – Looking at homes

   Now that you have a clearer idea as to what you are looking for, I will take you to see properties that meet your criteria. All the towns mentioned in this website are towns I know very well. I will provide you with information such as taxes, schools, property values, recreational facilities. Finding the home you like may take time. However, I will watch the market closely and advise you at once of any new property/house that comes out. Also, if you see any property of interest let me know at once so that I can arrange for you to
   see it.

3. Getting Pre-Approved

   
   It is wise to obtain a mortgage pre-approval from the mortgage company. Pre-approval is a document from the mortgage company, stating that based on the financial information you furnished, you are pre-approved for a mortgage of a certain amount at specified terms. Having a pre-approval on hand gives you a better bargaining position when you will make the offer on the property/house of your choice.

   Later on when the buyer applies for a mortgage commitment the lender will provide the buyer with a Loan Estimate Document 

4. Making an Offer

   You have found the home you like. At this point, you have to make an offer. Offers are made in writing and are usually accompanied by a deposit to show seriousness. Your deposit is kept in a trust account. If you and the seller will sign a contract, this amount will be applied towards your down payment. If you & the seller do not materialize a contract, then, your check will be returned to you. Keep in mind that in a “hot” market, making a low offer on a property may result in losing the house to another bidder!

5. The signing of a Contract

   Once the seller and you agreed on the price, a contract will then be signed specifying all terms and contingencies. Residential real-estate contracts are prepared by the buyer’s agent. Each party has three business days, during which their attorneys may review the contract. There are certain standard elements covered in the contract.

   Closing Date – Settlement – This is a set future date when all parties (seller, buyer, agents, attorneys & mortgage company representative) get together for the signing of all documents and you the buyer takes title to your new home.

   Mortgage Contingency – The buyer undertakes to obtain a mortgage within a specified time. If unable to get the mortgage the contract is then null & void.

   Inspections – Certain inspections are required by the mortgage company. These are carried out by certified home inspection companies and cover all aspects of the house. If repairs are required, who pays for them is negotiable. Remember no property/house is perfect! The home inspection is paid by you – the buyer.

   Further Deposit – Based on the size of the mortgage you have negotiated, the contract will specify the amount of down payment you will have to pay and when. This additional deposit will also be placed in the trust account.

6. “Walk Through” and Other Items

   In between signing of the contract and the closing date, several other “mini-procedures” have to be attended to.

   Obtaining Homeowners insurance.
   Obtaining Title insurance.
   Performing the final “Walkthrough”  is the last thing that the buyer does before closing. The buyers, plus the real estate agents, walk through the empty house to check that it is in the same condition as inspection day — except that the seller has moved out. I advise clients to do it immediately before closing. This gives the seller the most time to move out properly.

   Closing costs – you will be advised by your attorney of the costs and checks you will be required to bring to the closing. Closing costs are usually 2% to 3% of the buying price.

7. The Closing – Settlement

   This is the date when all parties get together, usually at the buyer’s attorney’s office, for the settling of all accounts and signing of documents.

   Participants in this meeting are usually; Seller, Buyer, Real Estate Agents, Attorneys and at times a Mortgage company representative.

   During this meeting mortgage is being signed, checks are exchanged, adjustments are made for such items as property taxes, the seller is paid and, you the buyer get the title and the keys to your new home!

   All the payments to the various parties are recorded by the attorney on a standard form called Closing Disclosure which itemizes the debits and credits of the seller and buyer. Effective August 1st, 2015 this form will have to be provided to the buyer at least three business days before closing.

   If the creditor makes certain significant changes between the time the Closing Disclosure form is given and the closing – specifically, if the creditor makes changes to the APR above 1/8 of a percent for most loans (and 1/4 of a percent for loans with irregular payments or periods), changes the loan product, or adds a prepayment penalty to the loan – the consumer must be provided a new form and an additional three-business-day waiting period after receipt of the new form. Less significant changes can be disclosed on a revised Closing Disclosure form provided to the consumer at or before closing, without delaying the closing.

8. Typical Closing Costs

   Printable Buyer’s Closing Costs

   Legal & Title Costs

   Attorney Fee $800 – $2,000
   Survey (Condo $150 to $250) $450 – $800
   Recording Fees with Mortgage & Deed $200 – $400
   Title Searches/Title Policy Endorsements $250 – $500
   Title Insurance Premium – see schedule below (NJ Rates for Title Insurance)

   Various Inspection Costs

   Home inspection $450 – $900
   Radon Inspection $120 – $300
   Wood Destroying Insect Inspection/Certification $60- $150
   Septic Inspection (if applicable) $750 – $1,000
   Oil Tank Inspection (if applicable) $250 – $450
   Homeowner’s Insurance – 1-year premium $400 – $1,200
   Flood Insurance (if applicable) $750 – $2,000
   Prepaid Tax Adjustment (calculated by an attorney at closing)
   Mansion Tax when Zoned for Residential Use – 1% of Consideration when Sales Price is Over $1,000,000

   Mortgage Costs

   Application Fee – (Includes credit report & appraisal) $300-$600
   Appraisal $400 – $600
   PMI (Private Mortgage Insurance) usually required if mortgage is more than 80% of purchase price
   Points – Fee paid to lender to “buy-down” (lower) interest rate on mortgage. One point equals 1% of the mortgaged amount.
   Miscellaneous Mortgage Costs $100 – $600

   Title Insurance Premiums

   Value Amount	Basic Rate	Reissue Rate
   $50,000.00	$262.50	$212.50
   $75,000.00	$393.75	$318.75
   $100,000.00	$525.00	$425.00
   $125,000.00	$625.00	$506.25
   $150,000.00	$725.00	$587.50
   $175,000.00	$825.00	$668.75
   $200,000.00	$925.00	$750.00
   $225,000.00	$1,025.00	$831.25
   $250,000.00	$1,125.00	$912.50
   $275,000.00	$1,225.00	$993.75
   $300,000.00	$1,325.00	$1,075.00
   $325,000.00	$1,425.00	$1,156.25
   $350,000.00	$1,525.00	$1,237.50
   $375,000.00	$1,625.00	$1,318.75
   $400,000.00	$1,725.00	$1,400.00
   $425,000.00	$1,825.00	$1,481.00
   $450,000.00	$1,925.00	$1,562.50
   $475,000.00	$2,025.00	$1,643.75
   $500,000.00	$2,125.00	$1,725.00
   $525,000.00	$2,193.75	$1,781.25
   $550,000.00	$2,262.50	$1,837.50
   $575,000.00	$2,331.25	$1,893.75
   $600,000.00	$2,400.00	$1,950.00
   $625,000.00	$2,468.75	$2,006.25
   $525,000.00	$2,193.75	$1,781.25
   $550,000.00	$2,262.50	$1,837.50
   $575,000.00	$2,331.25	$1,893.75
   $525,000.00	$2,193.75	$1,781.25
   $550,000.00	$2,262.50	$1,837.50
   $575,000.00	$2,331.25	$1,893.75
   $600,000.00	$2,400.00	$1,950.00
   $625,000.00	$2,468.75	$2,006.25
   $650,000.00	$2,537.50	$2,062.50
   $675,000.00	$2,606.25	$2,118.75
   $700,000.00	$2,675.25	$2,175.00
   $725,000.00	$2,743.75	$2,231.25
   $750,000.00	$2,812.50	$2,287.50
   $775,000.00	$2,881.25	$2,343.75
   $800,000.00	$2,950.00	$2,400.00
   $825,000.00	$3,018.75	$2,456.25
   $850,000.00	$3,087.50	$2,512.50
   $875,000.00	$3,156.25	$2,568.75
   $900,000.00	$3,225.00	$2,625.00
   $950,000.00	$3,362.50	$2,737.50
   $1,000,000.00	$3,500.00	$2,850.00
   $1,125,000.00	$3,843.75	$3,131.25
   $1,250,000.00	$4,187.00	$3,412.50
   $1,500,000.00	$4,875.00	$3,975.00
   $1,725,000.00	$5,493.75	$4,481.25
   $2,000,000.00	$6,250.00	$5,100.00
   $2,500,000.00	$7,375.00	$6,100.00
   $3,000,000.00	$8,500.00	$7,100.00
   $4,000,000.00	$10,750.00	$9,100.00
   $5,000,000.00	$13,000.00	$11,100.00

9. Finally

   From tracing the home of your choice to closing, usually takes from several weeks to months. The process involves many details, patience and dedication. As your agent, my job is to find you the right home in Bergen County NJ at the best possible price, get you the best available financing and, guide you along the way with the least inconvenience to you.

Call or email me today!