Offer to Purchase and Closing Issues...
Right to Cure
Right to cure may be advantageous because the seller may look more favorably on an offer which provides this opportunity. The seller may feel more comfortable if he/she adds a provision to set a dollar limit on potential repairs. The buyer enjoys the right to receive a report from the seller detailing the corrective work done and to inspect that work in a pre-closing inspection established at lines 99-102 of WE 13. Disadvantages include the fact that the buyers may distrust the sellers to adequately perform repair well and feel that disputes over what constitutes a "good and workmanlike manner" are inevitable. The buyer may also be hesitant to accept corrected or "cured" property if safety of health issues are involved, i.e. radon, asbestos, or lead based paint abatement.

Qualified Inspectors
All inspections should be done by third party, "arm's length" inspectors. For well & septic, use licensed well drillers, pump installers, septic installers. If 3rd party inspectors are used, potential liability of sellers and brokers is greatly minimized and the buyer can rely upon the expertise of the professional inspector.

An Offer's Ground Rules
You should deal with the offer as soon as possible. The buyer has committed by writing the offer. Give the courtesy of responding promptly.

Regardless of whether it is a buyer's market or a seller's market, the seller is always in control until the property is under contract.

Concentrate on the Main Issues It's simpler than you think: How much money will you get and when will you get it.

Change Any Item on the buyer's offer and there, in essence, is no offer. Make wise, important choices when shaping any counter offer. Don't change anything that is not important.

Never Be Offended by any offer. Every buyer is important and every offer is a compliment to the property. Never, Ever Set a Price based on how much money you need. Your need has no relationship to value.

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