If you’re gearing up to buy a home consider these potential missteps buyers can make, and work to avoid them if possible!

#1 Looking at Homes Before Getting Pre-approved

Unless you’re paying cash, you’ll need to borrow money to buy your home, most likely from a bank. Working with a lender to secure a home loan is a process that takes time so get started as soon as possible. You can do the preliminary part early on and get what’s called a “pre-approval” letter— a document prepared by your loan officer after getting an accurate picture of your finances and creditworthiness. When you make an offer on a house, you (actually your agent) will submit this pre-approval letter with offer. You will not be taken seriously as a buyer without it, so get the financing ball rolling if you’re determined to get your dream home.

I recommend getting pre-approved before you even start looking at homes. There’s nothing more frustrating than finding the perfect home then losing it to another buyer because you weren’t prepared. Sure, it’s smart to get out there and get a feel for the market in your price point — look online, stop by open houses, etc. But when you start dialing in and scheduling private showings with your agent, be prepared! Have a pre-approval in hand or your loan officer on the line ready to write.

#2 Not Seeing Past the Furniture and Decor

Do not let a good staging job fool you. It’s easy and common to react emotionally to decor and furnishings. If it’s the stager’s style or seller’s impeccable taste you love, don’t equate that with love for the home. The giddy feeling of having found the perfect home can be of value — it might reassure you it’s “the one” and boost your motivating for making it happen, and it’s fun to get excited about such a big life purchase. But just make sure you look past the furniture to other aspects of the home like condition, location, minimum features needed or wanted, etc.

On the flip side, don’t let bad furniture and decor deter you. You might hate the curtains, outdated sofa and dusty knick-knacks, but don’t let those prevent you from seeing through to the home and its potential. Just remember, those furnishings will be long gone on closing day. Unless negotiated, anything that doesn’t require a tool to be removed, will need to be cleared away for the new owners.

#3 Not Working with a Realtor

Reasons for working with an agent to buy your home are many. In a nut shell, you have a professional on your side. The seller has one so why shouldn’t you? Realtor are experts in the process, have necessary resources at their fingertips and can share insight on the market to maneuver and negotiate successfully. And the list goes on!

As a buyer working with a Realtor you will most likely be asked to sign a Buyer Representation Contract but do not fear, signing this type of contract secures your relationship as a client rather than a customer. It means your Realtor legally owes you much more than Confidentiality, the sole fiduciary duty owed to customers. As a client under contract your agent owes you not only Confidentiality but Loyalty, Obedience, Disclosure, Reasonable Care and Accounting as well. Check the Agency Relationship Disclosure to learn more about these duties, client relationships and your rights under contract with an agent.

*Many brokerages around the Twin Cities now charge a “Broker Admin” or “Retainer” fee to both buyers and sellers. In these cases, a buyer would pay for service (I’ve seen fees range from $400-$600.) Lynden Realty, however, does not!

Heidi Swanson is a Realtor® based in St. Paul, Minnesota. She writes a blog to share information on variety of topics including buying and selling, market conditions, homeownership trends, local events and more. Reach her at heidi@lyndenrealty.com or 651-503-1540.