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How We Handle Offers
Pricing: We advise buyers to make their initial offer their best offer or very close to it. If you offer less than the asking price you will need to leave room to negotiate as you will receive a counter offer. Do not send low ball offers, they will not be considered. A low ball offer is defined as an offer less than 80% of the asking price. Our average listing sells for 98% of the asking price therefore, we do not want you to waste your time with a low ball offer.
Receipt & Response: We prefer to receive all of our offers in electronic format. (PDF). Emailed offers and electronic signatures are strongly encouraged for an expedient response. Due to the high volume of offers we receive on our listings, Email is the best form of communication with questions. Please do not telephone unless absolutely necessary. If email is not available, fax the offer to 858-720-1166
Multiple Offers: We do our best to be as transparent as possible with all competing offers so that we are fair to everyone. We do keep the exact offering price confidential for any offer we receive. If you send an email outlining your buyer’s situation before you write your offer we can help you put together a strong offer.
Traditional Sale (not a short sale) Contract Terms
Please read the terms below specifically for Traditional transactions. Following these steps will ensure the highest probability of your offer being accepted. If you are writing an offer on one of our short sales, then see the section below for short sales.
C.A.R. Form RPA-CA, Residential Purchase Agreement
Paragraph 1.D. = Close of escrow: "Seller’s discretion." Note: (Press spacebar in Winforms to type text and override the default date)
Paragraph 2.A. = Deposit must be at least 2% of purchase price.
Paragraph 2.D. = In additional remarks write: Interest Rate & Terms to be at prevailing rate
Paragraph 3.B. = Occupancy to be Close Of Escrow + 2 days if occupied. Close of escrow if vacant.
Paragraph 4.A.(2) = Seller to pay for termite. Section 1 to be paid by Seller. Section 2 to be paid by Buyer.
Paragraph 4.B.(3) = Seller to pay for natural hazard disclosure report. “Seller's Choice”
Paragraph 4.D.(1) = Buyer and Seller split escrow fee 50/50. Escrow holder to be “Seller's Choice” or Chicago Escrow in La Jolla.
Paragraph 4.D.(2) = Seller to pay for owner’s title policy issued by “Seller's Choice” or Fidelity Title.
Paragraph 4.E.(5) = Seller to pay for home warranty. No more than $300 for condo $500 for home, $750 for estate. “Seller choice” or CRES.
Paragraph 8.B/C.(3) = Sale includes items listed in MLS remarks only.
Paragraph 14.A.(1) = Buyer has no more than (17) Days after acceptance to remove contingencies.
Paragraph 25.B. = SPQ is included .SBSA is included, but does NOT need to be attached with your offer.
27.C. = Andrew Arroyo Real Estate is the listing agent.
Listing Firm: Andrew Arroyo Real Estate, License # 01862781
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Short Sale Contract Terms
Please read the terms below specifically for Short Sale transactions. Following these steps will ensure the highest probability of your offer being accepted. If you are writing an offer on one of our traditional sales, then see the section above for traditional sales.
C.A.R. Form RPA-CA, Residential Purchase Agreement
Paragraph 1.D. = Close of escrow: "Lender discretion". Note: (Press spacebar in Winforms to type text and override the default date)
Paragraph 2.A. = Deposit must be at least 2% of purchase price.
Paragraph 3.B. = Occupancy to be Close Of Escrow + 2 days if occupied. Close of escrow if vacant.
Paragraph 4.A.(2) = Buyer to pay for termite. “Buyers Choice”. Buyer to pay for Section 1 and Section 2.
Paragraph 4.B.(3) = Seller to pay for natural hazard disclosure report. “Seller's Choice”
Paragraph 4.D.(1) = Buyer and Seller split escrow fee 50/50. Escrow holder to be “Seller's Choice” or Chicago Escrow in La Jolla.
Paragraph 4.D.(2) = Seller to pay for owner’s title policy issued by “Seller's Choice” or Fidelity Title.
Paragraph 4.E.(5) = Buyer to pay for home warranty if desired.
Paragraph 8.B/C.(3) = Sale includes items listed in MLS only. No fridge, washer, dryer or any other personal property is included.
Paragraph 9.B. = If the home is not occupied and the utilities are turned off then you will need to revise the final sentence of this paragraph. Cross out 'Seller' and change to 'Buyer' so that it reads "Buyer will have utilities turned on for Buyer's Investigations"
Paragraph 14.A.(1) = Buyer has ten (10) Days after lender's short sale acceptance to remove contingencies.
Paragraph 25.B. = Short Sale Addendum (see terms above) included in agreement. SPQ is included. SBSA is included, but does NOT need to be attached with your offer.
Paragraph 27.C. = Andrew Arroyo Real Estate is the listing agent.
Listing Firm: Andrew Arroyo Real Estate, License # 01862781
Note About Short Sales: Homes will remain Active on the MLS until we receive lender approval. Once we receive lender approval and after escrow receives the initial deposit, only then will the status in the MLS be changed to “Pending.” No other offers will be considered at that point.
C.A.R. Form SSA, Short Sale Addendum
Paragraph A - Date needs to be blank or at least three (3) months from the day you write the offer.
Paragraph B.1. - Time periods (ii) shall begin the Day After the Seller delivers to Buyer written notice of lender's approval of the Short-Sale.
Paragraph B.2. - Deposit checks will be deposited to escrow once the lender has approved the short sale.
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