Purchase contracts in Southwest Louisiana real estate are usually written anywhere between 30-45 when a buyer is obtaining financing. The first two weeks of the purchase contract is generally when the buyers home inspection and appraisal are completed. After that time it is usually full speed ahead with two weeks in underwriting until a clear to close is obtained for the buyer. There is never a guarantee with loan approval until Final loan approval is obtained. The Louisiana Purchase contract also contains a final loan approval date for the buyer which is usually anywhere from 1-7 days before the Act of Sale Date.
If you have your Lake Charles Home for Sale, chances are you are relocating to another home and have to sell your home, as opposed to listing your home for sale just to test the market or keeping your options open. So it is a good idea to begin packing household items that are not necessaities. Your Lake Charles Home for Sale will show better if you de-clutter and remove some of your personal photos or displays. Use the listing time to pack those itmes safely away and you will be one step ahead of the game!
I am frequently asked by sellers “when should we start packing?” There is no clear answer that I can give the seller. Realtors keep a clear line of communication and the lender will update the Realtor when they have a status to share. Many times the buyer’s loan will take longer in Underwriting or there are conditions that need to be met until a lender will give final approval. That is what I call the la-la time period, where we are all waiting and have no control.
- What if I tell my seller to go ahead and pack and for some reason, the buyer does not obtain loan approval and the purchase contract falls apart?
- What if final loan approval does not come until 1-2 days before closing?
Ownership transfers at Closing. The Louisiana Purchase Contract states that Occupancy takes place at Act of Sale:
Coordinating the timing of closing and moving can be frustrating. Sellers have to be pepared to be packed to move on that Act of Sale Date. So my best advice to Sellers is to have a plan in place and be prepared to be out of the home at closing. If this is not an option then a Post-Occupancy Agreement will need to be negotiated between the Buyer and the Seller.
Post Occupancy Agreements are not popular in Southwest Louisiana and if negotiated the Seller will have to pay a pro-rated rent to the Buyer for the days they remain in the home.
A Hold Harmless Agreement will also need to be signed by Buyer and Seller
Copyright 2012© Marilyn Boudreaux
Marilyn Boudreaux, REALTOR® 337-499-9592
Century 21 Mike D. Bono & Co.’s
4410 Nelson Road
Lake Charles, LA USA 70605