Shopping for a home

Once you know what you can afford it will make it easier for a local real estate agent to help you find homes in the area of your choosing.

Making an offer

This process you should discuss with your real estate agent. If the seller does not accept your offer and makes a counter offer (rejects all or part of your offer), you may need to bargain until you both agree to the terms of the sale. When you plan to finance the purchase of your home with an FHA loan, your sales contract will include the FHA amendatory clause. This clause states that if the appraisal (the estimate of the property's fair market value) comes in at a price below the sales price, you can decide not to proceed with the purchase.

Getting a home inspection

Buying a home is one of the most important purchases you will make in your life, so protect yourself by making sure that the home you want to buy is in good condition. A home inspection is an evaluation of a home's condition by a trained expert. During a home inspection, a qualified inspector takes an in-depth and fair look at the property you plan to buy. The home inspector does not estimate the value of the house

The inspector will:

Evaluate the physical condition: the structure, construction and mechanical systems

Find and list items that should be repaired or replaced

Estimate the remaining useful life of major systems (such as electrical, plumbing, heating, air conditioning), equipment, structure and finishes

After the inspection is complete, you will receive a written report of the home inspector's findings, usually within five to seven days.

Home inspections are not appraisals. A property appraisal provides an estimate of a property's market value. Lenders require appraisals on properties before loan approval because they do not want to loan more than the property is worth. The FHA requires lenders to obtain appraisals of properties backing FHA-insured loans. The FHA requires appraisals for three reasons:

To estimate the market value of the property

To make sure that the property meets FHA minimum property requirements/standards (health and safety)

To make sure that the property is resalable.

The appraisal will note problems that are easy to see with the property and non-compliance with HUD's minimum property requirements/standards. These problems may not be the same as those items noted in a home inspection report.

FHA does not guarantee the value or condition of your future home, and FHA does not perform home inspections. If you find problems with your new home after closing, FHA cannot give or lend you money for repairs, nor can it buy the home back from you. It cannot help you with the builder or seller.

That's why it is so important for you, the buyer, to get an independent home inspection. Ask a qualified home inspector to thoroughly examine the physical condition of your future home and give you the information you need to make a wise decision.

When making a written offer on a home, you should insist that the contract state that the offer is contingent (dependent) on a home inspection conducted by a qualified inspector. You will have to pay for the inspection yourself, but it could keep you from buying a house that will cost you far more in repairs down the road. If you are satisfied with the results of the inspection, then you can proceed with your offer.

As the buyer, it is your responsibility to carefully select a qualified inspector. The following sources may help you find a qualified home inspector:

Your real estate agent. Most real estate professionals have a list of home inspectors they recommend.

State regulatory authorities. Some states require licensing of home inspectors.

Professional organizations. Professional organizations may require home inspectors to pass tests and meet minimum qualifications before becoming a member.

Phone book Yellow Pages. Look under "Building Inspection Service" or "Home Inspection Service".

The Internet. Search for "Building Inspection Service" or "Home Inspection Service."

Radon Gas testing:

Found in some homes Radon is a natural radioactive gas. Strong concentrations of it can cause serious health problems. The Surgeon General of the United States and the U.S. Environmental Protection Agency, recommend that all houses should be tested for radon. For more information on radon testing, call the National Radon Information Line at 1-800-SOS-Radon or 1-800-767-7236. As with a home inspection, if you decide to test for radon, you can do it before or after signing the contract, as long as your contract states your purchase depends on your satisfaction with the results of the radon test.

National Lead Information Clearinghouse:

Many homes built before 1978 have lead paint, and some ingredients can threaten your health. To protect your family, you should be sure to get a lead-based inspection and/or risk assessment. For more information, contact the National Lead Information Clearinghouse at 1-800-424-LEAD or 1-800-424-5323.

The bottom line: Spending hundreds of dollars on inspections may save thousands in the future!

The FHA Loan:

Why ask for an FHA mortgage loan? There are many reasons to ask your lender for an FHA loan instead of a conventional loan or an expensive, risky sub-prime loan.

Lower cost - FHA loans have competitive interest rates because the Federal Government insures the loans. Always compare an FHA loan with other loan types.

Smaller down payment - FHA offers a low 3% down payment, and that money can come from a family member, employer or charitable organization. Many other loans don't allow this.

Easier to qualify - Because FHA insures your mortgage, lenders are more willing to give loans with lower qualifying requirements, so it's easier for you to qualify.

Less than perfect credit - Even if you have had credit problems, such as bankruptcy, it's easier for you to qualify for an FHA loan than a conventional loan because FHA insures your mortgage.

More protection to keep your home - FHA has been around since 1934 and will continue to be here to protect you. Should you encounter hard times after buying your home, FHA has many options to help keep you in your home and avoid foreclosure.

Applying for your FHA loan:

The loan officer will help you complete a loan application and have you sign a several forms authorizing the lender to verify (check on) your employment, income and savings. Using that information, your lender will order an FHA case number, an identification number specifically for your loan application.

The lender will also order an appraisal to find the value of the property and its condition. An FHA appraisal is no different than other appraisals.

The lender will also review the appraisal, to determine if the value of the property supports the sales price and to see if any property repairs are required. The lender then makes a decision on your application.

Signing Closing papers:

You're finally ready to go to "settlement" or "closing." Be sure to read everything before you sign. In addition to signing a lot of documents, you may need to bring some extra money for certain closing costs.