Purchasing your Omaha home "long distance" isn't too much different from purchasing if you were here. Most of the documents can be faxed, as an electronically duplicated signature is now accepted on legal documents.

Once you've made the decision to purchase, you and I will discuss the price and other details on the phone. Then I'll fill out the purchase agreement and fax, e-mail, or Fed Ex it to you - whatever is most convenient for you. Be sure to read the entire document to make sure there have been no mis-communications and the terms and conditions are exactly as you want them. Then sign, date, and return the document, being sure to initial each page and any items in the body of the form that ask for initials.

Once I receive the signed purchase agreement, I'll forward it on to the seller's agent. Assuming the seller accepts your offer and signs his or her (or their) acceptance, I will send it back to you to get your final signatures on the bottom of the 6th page. This is a "Purchaser's Receipt" acknowledging that you know your offer has been accepted and you are on your way to owning a home in Omaha!

The completed document can be faxed back, but you do need to mail your deposit check. I'll let you know who the check should be made out to.

Next I will send a copy of the signed agreement to your lender, one to the title company, and one back to the seller's agent to be delivered to the seller. I'll keep one copy in my file, as well.

We have several Omaha home inspectors, so I will consult with you to see who you would like have me schedule for the home inspection. As your representative in Omaha, I will meet with the home inspector and accompany him (or her) during the inspection. Then I'll review the report. He or she will send you a copy and speak with you on the phone to discuss findings. Then you and I will discuss them and determine our next step. If the inspector finds problems that classify as "Major Repairs," your lender may require that they be done before closing. If repairs are minor the choice will be yours. Either way, I will type up a report to the sellers, either indicating that you accept the house as is, or stating the items you wish repaired or replaced. This will, of course, go to your for your signature(s).The seller is under no obligation to repair anything, but if they do not agree to work with us on fixing the items you will have the option to fix them yourself or walk away from the contract and receive a refund of your earnest money.

Acceptance of the condition of the house is one of the contingencies in your purchase contract, so if you don't accept the condition, you have no further obligation. Most generally everyone works together to get the repairs done and keep the contact together.

During this time we will also have the home tested for Radon. If the home is above the recommended “Safe Level” then we send a copy of the report to the seller and request per the contract that they take appropriate measures to mitigate. Typically they drill a six inch hole in an inconspicuous spot in the basement floor and install a pvc tube with a fan/suction motor to vent the substrate gases out of the home. See Radon.com for more detailed info. Radon is a new phenomenon and is easily taken care of.

Next is the termite inspection. Termites are not a common problem in Omaha homes - In fact, I haven't seen a home with termites in about 3 years - but they can be present if someone leaves firewood in the garage, uses a lot of untreated wood in landscaping, etc. Typically the cure costs less than $1,000.

Once the inspections are out of the way and all parties are in agreement, I'll follow up with the lender and the title company to make sure they have all the documents they need. Often a lender calls for "one more thing" from a borrower - this is normal, so if it happens, don't let it upset you. The title company will have run a report to assure you that the title is clear and the sellers have the right to sell. You and your lender will get a copy, as will I, and we'll go over it together. Sometimes we do find things that need to be cleared up before your lender will proceed to closing. If that's the case, I'll get busy seeing that it's done.

When the lender feels confident that they will go forward with the loan, they will order an appraisal of the property and call me to get access to the home. Depending upon the workload, it can take a week or more for the appraiser to send their report to the lender. So don't get nervous when you don't hear their report immediately.

At this point you are getting very close to ownership of your new Omaha home… Before closing we'll do another walk-through of the house to make sure things are still the way they were when we wrote the contract. We'll make sure the furnace and air conditioning still work, no windows have been broken, the chandelier is still hanging in the dining room, etc. If you've asked for specific items to be left with the house, we'll make sure they're there. Usually everything is fine, but if there's anything wrong, we want to catch it now - not after you've signed the closing papers. If you are closing long distance, I'll do this walk through on your behalf. If you've already arrived in Omaha, I'll accompany you.

Your lender or the closing agent will typically wait until a day or two before closing to let you know the exact amount you need for closing. If you are closing long distance and Fed Exing the documents back, that's not a problem. You can go to the bank and get the check the same day you send back the documents. But if you are traveling in the days prior to closing, you need to plan ahead. Closing agents don't take personal checks and banks that don't know you are not apt to give you a large certified check in exchange for your personal check. I recommend contacting your lender several days before you plan to leave and ask for a ball-bark closing figure. Then get certified funds or a cashiers check for a greater amount. Have the check made out to you. At closing you can endorse the check over to the title company and they can give you back any excess.

Since you'll want utilities running when you close on your new home, be sure to call ahead to get things set up. I'll give you a list of websites and/or Omaha phone numbers and will supply you with account numbers and other information you'll need. (Remember also to turn off those services as you leave your prior home!)