As licensed agents we are able to help clients buy and sell real estate anywhere in South Carolina. We primarily focus our time and energy in the Midlands of SC. But if you have a property somewhere else talk to us first! We have helped clients in other SC markets before. And even if it’s not a property we ultimately can help with, we are part of a vast network, so we can connect you to a trusted agent in that market.

Buyer Closing Costs are a combination of the Buyer’s Lender and Attorney fees. These are additional fees that DO NOT go towards the purchase price or Buyer’s downpayment. During the negotiation period, some Buyers may request the Seller to pay some or all of their Closing Costs.

Earnest Money is money the Buyer puts down on the house to show the Seller how serious they are. It acts as a security deposit.

• If the Buyer successfully purchases the home this money is applied towards the Buyer’s expenses.

• If either the Buyer or Seller void the contract for a legal reason (such as the inspection, appraisal, or financing contingencies) then the Buyer typically gets this money back.

• If the Buyer breaks the contract for an illegal reason, then the Seller likely will get this money.

• If the Seller breaks the contract for an illegal reason, the Buyer will get this money back.

The amount typically depends on the price of the home, but on average expect around $1,000. In most transactions, this money is held by the Closing Attorney.

A Home Warranty is a contract that covers the repair (and sometimes replacement) on things within your home, such as plumbing, HVAC, and even certain appliances. These plans typically run between $400-$700, and must be renewed annually. In our experience, we’ve had some clients have success with getting things repaired/replaced under their warranty, while other clients’ requests were rejected due to the fine print. We recommend you do further research to determine if this is something you want. As with Closing Costs, depending on the market and your offer, sometimes a Seller may be willing to pay for a one year plan. Some popular warranty companies include 2-10, Old Republic, Choice Home Warranty, and American Home Shield.

If you require financing then it primarily depends on the lender and type of loan.

A conventional loan typically needs about 30 days. Loans such as FHA, VA, or Rural Housing usually need around 45 days.

A cash offer can close much quicker. This primarily depends on the attorney, which typically needs about 14 days.

Anything attached to the property (called a fixture) must remain (convey) with the property. If it’s not attached, then it does not convey. For example, curtain rods are usually attached, therefore the rods would convey. But the curtains on the rod are not attached, therefore they would not stay. Appliances, such as built-in microwaves, dishwashers, stove tops, and built-in ovens would convey because they’re attached. Slide in ranges, though not technically attached, commonly convey. Fridges, washers, and dryers tend to be the grey areas. If you see something in a house and are not sure if it would convey, it’s always better to ask about it, rather than assume. There is a section in the contract where we can add language to clarify if we want items, such as the kitchen appliances, to convey.

Furniture does not convey. However, anything is negotiable in real estate. So if you see furniture or items in the home you are interested in, we can also present a Bill of Sale to the seller to see if they’re willing to sell those items to you.

If your name is on the deed then you will be required to provide ‘wet signatures’ on certain documents. The simplest way to do this is to be physically present at the closing. If, however, you are unable to do this, there are 2 alternatives:

1. Power of Attorney (POA): You can give POA to someone (such as a spouse) to sign on your behalf. Setting up POA is an additional expense you would be responsible for. Please note, our company does not permit us as agents to have POA on behalf of our clients.

2. Mail Away: The attorney will mail documents to you to sign. This option requires several witness signatures, as well as a notary. Once you’ve provided the necessary signatures you would mail the documents back to the attorney. On the closing day you will need to be available via email in order to sign the final settlement statement (which can be signed digitally).

It depends on the loan. Many loans do not require any inspections to be completed. Some loans however, such as VA and some FHA, require a clean CL-100 (aka termite letter).

Even if inspections are not required, we always recommend having at least Home, HVAC, and Termite inspections completed.

Yes, it is most common for the Buyer to pay for the inspections. There may be sometimes exceptions:

• A Seller may offer an inspection allowance as an incentive to Buyers.

• VA Loans require a clear CL-100 (aka Termite letter). In the past the VA would not allow the Buyer to pay for this, so it was common for the Seller to pay for it. The VA recently changed their rule on this, now allowing Buyers to pay for it. However, it is still common for some Sellers to agree to pay for this. Termite inspections usually range between $75-100. Keep in mind, if the inspection fails then the letter is not clear, and therefore the VA will require that the noted problems are corrected in order to clear the letter.

Prices vary with inspectors, and other factors, such as the size of the home and the number of units (in the case of HVAC), can impact this amount. If you use the Home, HVAC, and Termite inspectors we recommend it will likely be in the ballpark of $700-$850. Additional inspections, such as well, septic, pool, would be an additional cost.

The Seller is not required to make any repairs. And while it is common for the average Seller to be somewhat negotiable and willing to make some repairs, it’s not guaranteed every Seller will.

In most instances, a Seller is required to disclose any known problems with the house. So if the Seller is unwilling to make any repairs, the Seller is assuming some risk because if you walk away, they will have to legally disclose the inspection reports you provided to any future Buyers.

With that said, we would not recommend asking the Seller to address every item on the inspection reports. Sellers may feel like you are ‘nickel and diming’ them, and this may cause them to become less negotiable regarding the more important things.

Common vendors involved in a real estate transaction include the Closing Attorney, Lender, Inspectors, and Contractors.

In most instances, unless otherwise agreed upon in writing, you are free to choose your own Vendors.

We have preferred Vendors we are happy to recommend to you, but you are not required to use them.