Making an Offer

A written proposal is the foundation of a real estate transaction. Oral promises are not legally enforceable when it comes to the sale of real estate. Therefore, you need to enter into a written contract, which starts with your written proposal. This proposal not only specifies price, but also all the terms and conditions of the purchase. For example, if the seller offered to help with $2,000 toward your closing costs, make sure that's included in your written offer and in the final completed contract, or you won't have grounds for collecting it later.

Diane and I as REALTORS® and members of the Multiple Listing Service have standard purchase agreements that conform to all state and local laws and incorporate all of the key items.  These standard agreements contain significant legal protections for both the buyer and the seller.  Using these stnadard forms, we will help you put together a written, legally binding offer that reflects the price as well as terms and conditions that are right for you.  Then we will act as your real estate coaches to guide you through the offer, counteroffer, negotiating and closing processes. In many states certain disclosure laws must be complied with by the seller, and we will ensure that this takes place.

After the offer is drawn up and signed, it is usually presented by us as your agents to the seller's agent, and sometimes to the seller directly.  If we are competing against another buyer and their agent, we will include a cover letter on why this house would be ideal for you and why you are a very well qualified buyer, and we will ask to present the offer directly to the seller. 

 

What is in an Offer?

The purchase offer you submit, if accepted as it stands, will become a binding sales contract as a purchase agreement.  So it's important that the purchase offer contains all the items that will serve as a "blueprint for the final sale." The purchase offer includes items such as:

  • address and the legal description of the property
  • sale price
  • terms: for example, all cash or subject to you obtaining a mortgage for a given amount
  • seller's promise to provide clear title (ownership)
  • target date for closing (the actual sale closing date for transfer of wonership)
  • amount of earnest money deposit accompanying the offer, whether it's a check, cash or promissory note, and how it's to be returned to you if the offer is rejected - or kept as damages if you later back out for no good reason. 
  • method by which real estate taxes, rents, fuel, water bills and utilities payments are to be adjusted (prorated) between buyer and seller
  • provisions about who will pay for inspections, surveys, etc.
  • type of deed to be given
  • other specific requirements such as disclosure of specific environmental hazards and other state or local specific clauses
  • a provision that the buyer may make a last-minute walkthrough inspection of the property just before the closing
  • a time limit (preferably short) after which the offer will expire
  • contingencies, which are an extremely important matter and that are discussed in detail below

Contingencies - “Subject to” Clauses

If your offer says "this offer is contingent upon (or subject to) a certain event," you're saying that you will only go through with the purchase if that event occurs. Here are two common contingencies contained in a purchase offer:

  • The buyer obtaining specific financing from a lending institution: If the loan can't be found, the buyer won't be bound by the contract.
  • A satisfactory report by a home inspector: for example, "within 10 days after acceptance of the offer." The seller must wait 10 days to see if the inspector submits a report that satisfies the buyer. If not, the contract would become void, unless the buyer and seller can negotiate a mutually acceptable settlement. Again, make sure that all the details are explicitly stated in the written contract.

Negotiating Tips

You're in a strong bargaining position, that is, you look particularly welcome to a seller, if:

  • you're an all-cash buyer
  • you're already have a preapproved mortgage and you don't have a present house that has to be sold before you can afford to buy
  • you’re able to close and take possession at a time that is especially convenient for the seller

In these circumstances, you may be able to negotiate some discount from the listed price.

On the other hand, in a "hot" seller's market, if the perfect house comes on the market, you may want to offer the list price (or more) to beat out other early offers.

It's very helpful to find out why the house is being sold and whether the seller is under pressure. Keep the following considerations in mind:

  • every month a vacant house remains unsold represents considerable extra expense for the seller
  • if the sellers are divorcing, they may want to sell quickly
  • estate sales often yield a bargain in return for a prompt deal

Earnest Money

This is a deposit that you give when making an offer on a house. A seller is understandably suspicious of a written offer that is not accompanied by a cash deposit to show "good faith."  Earnest money is an indication to the seller of how serious you are about wanting the property and completing the sale - typically in the Seattle area the earnest money is expected to be about 3% of the purchase offer price - you should have that amount of money readily available prior to making an offer. Once your offer is accepted on all terms, i.e. "signed around" the check will be deposited with the escrow company, and it will become part of your down payment.

 

Seller's Response to Your Offer

You will have a binding contract if the seller, upon receiving your written offer, signs an acceptance just as it stands, unconditionally. The offer becomes a firm contract as soon as you are notified of acceptance. If the offer is rejected, that's that - the sellers could not later change their minds and hold you to it.  If the sellers rejection is only verbal, it is considered good practice for you and your agent to send a written offer-withdrawal notice just to ensure that there are no later mis-understandings.

If the seller likes everything except the sale price, or the proposed closing date, or the basement pool table you want left with the property, you may receive a written counteroffer including the changes the seller prefers. You are then free to accept it, reject it or even make your own counteroffer. For example, "We accept the counteroffer with the higher price, except that we still insist on having the pool table."

Each time either party makes any change in the terms, the other side is free to accept, reject or counter again. The document becomes a binding contract only when one party finally signs an unconditional acceptance of the other side's proposal.

 

Withdrawing an Offer

Can you take back an offer? In most cases the answer is yes, right up until the moment it is accepted, or even in some cases, if you haven't yet been notified of acceptance. If you do want to revoke your offer, be sure to do so only after consulting a lawyer who is experienced in real estate matters. You don't want to lose your earnest money deposit or find yourself being sued for damages the seller may have suffered by relying on your actions.  Be aware that as soon as the seller accepts your offer, his home is effectively off the market, and if you later withdraw, he has lost valuable marketing days and potentially another legitimate buyer.