Your Path to Closing in Hampton Roads

We put you in touch with reputable lenders if you're not already working with one, so they can compare loan types and rates to help you choose what's best for your situation. Once you know the loan you want to qualify for and the lender you wish to work with, you then make a formal loan application to find out exactly what you're approved for — this is what makes your offers competitive. If you qualify for a down payment grant or CCA program, we make sure your lender tries to qualify you for it as part of this application. It's important to know that not every lender works with every grant or CCA program, so we confirm that upfront.

• We'll compare loan types and rates together — conventional, VA, FHA, USDA
• You'll submit a formal application once you know which lender and loan you want
• If you qualify for a down payment or CCA grant, I'll make sure your lender actually works with that specific program

With your Buyer Representation Agreement signed and your financing plan in place, we start touring homes that fit your criteria. Download my mobile search app for full MLS access — point your phone at any property to instantly see listing details, search near places like schools or transit, and pull up parcel dimensions, tax details, flood zone information, and an estimated value (AVM) on the spot.

• Tour homes matching your criteria
• Narrow down to serious contenders
• Track what you like and don't like at each showing
• Watch new listings in real time using the mobile app

We build your offer around comparable sales, your lender's fee sheet, and a current pre-approval letter — setting the price and terms that make it competitive. That means locking in your earnest money deposit (EMD) — often around $1,000 or more, depending on the property and offer — and building in the contingencies that protect you: financing, HOA, home inspection, and termite/moisture. If the property is in a flood zone, this is also the right time to request the seller's elevation certificate — knowing your real flood insurance cost before you offer can shape your price and terms, not just your closing budget.

Now the seller responds — accepting as-is, countering on price or terms, or, in a competitive market, weighing your offer against others at the same time. I handle the back-and-forth for you: reading what the seller's actually negotiating on, advising when to hold firm and when to flex, and keeping you competitive without overpaying. If we don't reach agreement, that's not a setback — we keep looking and stay ready to move fast on the next good fit.

• Seller response: acceptance, counter-offer, or multiple-offer situation
• Negotiation strategy on price & terms
• Contract signed by both sides (ratification)
• EMD delivered upon ratification

A professional inspector examines the home's condition — structure, systems, and anything coastal Hampton Roads homes tend to flag, like moisture. This is your chance to understand exactly what you're buying. All buyers should attend, or have a family member attend in your place if you're not able to be there.

• Schedule with a licensed inspector
• You (or a family member on your behalf) should attend
• Due diligence period: typically 7–10 days, negotiated in the contract
• Home inspection fee is non-refundable

Your lender orders an appraisal to confirm the home's value supports the loan. It typically takes 10–14 days, though it can come back sooner. There are three possible outcomes: it matches the price, comes in low, or comes in high — each has a different next move, and we'll talk through yours if it comes up.

• Appraisal ordered by lender
• Appraisal fee is non-refundable
• Seller works on any negotiated repairs
• You provide any remaining info to your lender

With your mortgage clear to close, we lock in your closing time and you take care of a few things on your end: hazard (homeowners) insurance, flood insurance if your property requires it, and setting up utilities in your name, effective the day of closing.

• Set closing time with settlement company/attorney
• Obtain hazard insurance
• Obtain flood insurance, if required for your property
• Set up utilities in your name for closing day
• Review your Closing Disclosure when it arrives

One last walkthrough to confirm any repairs were completed and the home is in the condition you agreed to — then it's time to sign, and the keys are yours. Bring a valid photo ID, and confirm with your settlement company/attorney ahead of time exactly how they want your closing funds — usually a cashier's check or a wire transfer, never a personal check.

• Re-inspection for repairs, if applicable
• Final walkthrough
• Bring valid photo ID
• Bring closing funds as instructed (cashier's check or wire — confirm which with your settlement company)
• Sign & get your keys