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| Scott Wilkinson and Associates | |
| 8604 Cliff Cameron Drive | |
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Charlotte Communities |
Charlotte, North Carolina 28269 |
| 704-847-3826 OFFICE/CELL | |
| Toll Free 866-371-7581 | |
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Why do I need representation buying a new home, or condo is a question often asked. About half of the new home buyers have agents, why? so many reasons... Because...
1) Builder Agents represent the Seller: Their first and only obligation is to maximize the profit to the seller (employer/builder) and their only obligation to you is to tell you the truth-- sometimes not even the whole truth. See below for the kind of answers they give that hedge or leave out very important information. WE REPRESENT YOU! 2) Your chance of negotiation with the builder/agent? Almost none- remember they represent the builder. You have no representation, it is an un-level playing field. Plus, I know where the deals are! If you can buy an Inventory home (see green column to the right) --we may be able to deal. Just like any other negotiation, information is key. Most builders are easier on options than sales price. Most builders don't negotiate unless it's spec/inventory. You'll need to be qualified and able to close in 30-45 days or less- but if you can, these are some of the best deals in new homes! More details here. 3) Very simply, The toughest fights we get into for our clients are with builders. Why? They are pro's trying to maximize their profit-- meaning in their view there is no gray area, every thing, I mean everything, favors them. Why? Every "extra" item/need/ "given" to you costs the builder money. So even when common sense demands it, even when you have inspectors require it, you can often expect a fight. In their sales office they are most agreeable-- most of them are nice- but when you need something the builder doesn't want to provide, you are in for a fight. I've had builders of $500,000 homes fight my purchasers over $200 needed items. Let's Get Started! Ok so how much does it cost me? How do we know all of this? Click for the answer. 4) We will also be able to look at homes for sale in new home communities by some of the first residents. Transfers, and other emergency's can make better lots available than what the builder has absolutely new and make a lot of sense. Said another way: What will you, Terry or one of your team of Buyer's Agent's , do for me? We'll represent your interests and what that means to you is we'll help you to make a better informed decision; we'll work with you to find the best lot( see 23 recommendations here), or best unit; negotiate the best deal, and be the person you can rely on for full and complete answers! And we level the playing field of experience: they've sold hundreds of homes. You've bought 2, 3 or 10--who has the advantage? We've negotiated more than 500 contracts buying, selling or building! Of course the real benefit is having someone you trust watching out for your interests in this very large financial decision. The best part? If you need more understanding of these issues read on, if not then lets get started! To understand the many additional ways this benefits you you'll need to consider agency law in North Carolina and human nature. Under Agency law, the "Builder Representative-Agent" represents the builder. You may have seen the signs in builder offices stating this fact. This is fulfilling their Disclosure requirement. Regardless, the "default setting" in NC agency law is that if you don't represent the buyer, you represent the seller. That is why they are called "Seller Agents." The key question is, What is the Sellers's agent's obligation to the Buyer? the Answer? Not very much. Truthfulness is the only requirement. Narrow truthfulness is OK as long as they answer the question. They are under no obligation to mention the negative sides of any house or lot or community if you do not ask. They will disclose the things they are legally required to disclose and not one thing more. in Another new home agent, selling a $350K home told one of my customers that finger-jointed studs were better because they were straighter than an average 2 x 4. Well they are straighter, but better? Hmmmm.. You will hear this over and over again inside the answers of questions they don't want to answer. For example, and this exact scenario happened last month, there is a large piece of property adjacent to the community and the builder rep has "heard" it is zoned commercial. They've heard that but they don't take 2 minutes on the computer to check into it because they really don't want to know know. Then when you ask, "What is going on that property?" They say, minimally truthfully, "I don't know, it is owned by others so I'd assume future development." Truth but not the whole truth as the Super Wal-mart moves in 12 months after you buy. I would know the answer or find the answer! Another question you'll probably ask, "Does the builder negotiate prices? or Are these prices firm?" Since they must represent the seller, they are obligated to answer, "Yes they are firm." The complete truth? Some are and some are not. Inventory homes are rarely firm. Certain neighborhoods and builders are almost always firm. Some builders will not negotiate house price but will negotiate options or other terms. And remember the cost of my representation to you? $0 In fact *I pay a purchaser rebates discounting every house. Will they tell you if there issues on a particular house/lot? Not legally required? (in their opinion) In a word, NO! Did you know that's one of the many reasons builders only "release" a certain number of lots.. ever wonder why? See below on how at times they create a false sense of urgency On the human nature part, what does the salesman want to do? To sell you a home, absolutely. Who pays him? The builder. So is he nice to you? Of course he is nice. Does he want you to feel obligated to him because he/she is nice? YES! Will you be able to get what you want from him? If it is in his or her menu. Too often the answer is no, because that will be another department, the construction department for example. And make that an emphatic No if it costs the builder $100 or more. I mean it-many will fight over $100 items. They are not afraid of the $100, just the precedent they are setting. Getting the right lot- Why do builder only "Open" 15-20 lots at a time? Ever wonder that? They act like they are under lock and key. The reality is that it is the only way to have their sales staff sell the bad lots is to sell the bad with the good. If all were open, the good lots would go quickly and the bad ones would sit, because everyone could see they were bad. Opening a 15-30 at a time, they actually create urgency at the end of each section, with typically the worst lots in the bunch! "Can I sign up somewhere and get started searching on-line?" Yes, at my Wilkinson and Associates Search Site Or you can E-mail me, but let's get it started. I've been negotiating on behalf of buyers or sellers for more than 25 years; I've been the builder and 25 years ago I started my career in New Home Sales. Frequently Asked Questions Q. Will I get a better price if I don't use an Agent? A: Absolutely not. One Half of their business comes through agent's and they won't jeopardize their relationships equaling half their business, to give you a discount. The word gets out on things like that. They just don't do it, won't do it. Q. I've already registered, is it too late to have you represent me? A: No, not usually, because the Law is on our side (They can not deny you representation) and because builders don't want to anger agents. Q. Can I only go out and see them with you, or can I go on my own? A. Of course you can go on your own, just give them our card. Q. What are the details of your Purchaser Rebate? A: On homes priced to 150K, we pay a rebate of $500. 150,001 to 250,000, we pay $750. 250,001 to 350,000, we pay $1,000 and over 350K we pay $1,500. These are offered in the form of gift cards paid outside of closing. This is what I call win/win! These is paid on a new or resale home. Q. Are the Builders really that bad...? A: No, actually I think the majority of them are quite good. Still, all of them only show their product in their best light because they are looking after their builder's interests. That's OK, because the law provides you the opportunity to have a professional look after your interest- Us! It really is that simple. Representation costs you nothing, gives you more protection by leveling the negotiating field, doesn't limit you, and we pay you a rebate. Once people understand, it is an easy decision. And if you don't know, the seller agent will not tell you. :) So how do we get this started? If you are in the market now, the easiest and best way is just to call us. 704-847-3826 We'll answer any more specific questions, and we'll get started. If it is a little ways in the future, you'll want to register on my Search Site- this allows you to search and save listings and us to communicate via e-mail. Just click Here: Wilkinson and Associates Search Site If you need more understanding of these issues read on, if not just give me a call and we'll get started: 704-847-3826 Can I sign up somewhere and get started searching on-line? Yes, at my Wilkinson and Associates Search Site |
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