Buyers rely on Joske’s decades of experience working in challenging markets. He advises them on crafting offers where price and terms net the result they will be satisfied with long-term. Invaluable knowledge of San Francisco’s diverse neighborhoods comes from Joske’s 39 years of successful transactions. With every client no matter the price point he diligently shares his time and expertise.
01) Buyer consultation
02) Sign Buyer Representation Agreement
03) Get Pre-Approved
04) Find properties that fit your criteria
05) Submit and negotiate offer
06) Sign Contract
07) Home inspection, disclosures, reports, and repairs
08) Loan application and appraisal
09) Closing & welcome home!
01) Buyer Consultation: First, we will connect for an initial consultation to discuss what you are looking for in your next home so I can help guide your search.
02) Buyer Representation Agreement: We will establish a mutual business agreement. This document is designed to increase transparency by laying out my obligations to you, in addition to details on term length, compensation, termination, exclusivity, representation, and property criteria. Once we are both aligned with the terms of the agreement, you will be asked to sign before I can show you or send you any properties.
03) Get Pre-Approved: If you are obtaining financing, getting a pre-approval letter from a lender before submitting an offer is important because it shows you are more likely to meet the proposed settlement date. A pre-approval letter and a good faith estimate from a lender will also give you insight into the projected down payment, closing costs, and expected monthly payment.
04) Find Properties That Meet Your Criteria: Using the Compass CMA tool, I will run market analyses on comparable properties in the area to give you a clear understanding of current market value. Together, we will identify your ideal home's location and amenities, and attend open houses in a range of areas. I will listen to your continued feedback and activate a 'collection,' or specialized search for properties as they hit the market until we find a home you love.
05) Submit and negotiate offer: Once we find the right home, we will collaborate on a competitive offer. The offer is an agreement to pay a certain price for the home if accepted and may include other terms, such as whether you are waiving any contingencies or in how many days you are willing to close. It is my job to guide you through the decision-making process to ensure you are confident with our offer.
06) Sign Contract: Your contract is the agreement between you and the seller to purchase the property for a specific price. Also defined in the contract of sale is the settlement company, date of settlement, and earnest money deposit amount. If required, an Escrow Deposit is the amount of money that the buyer will put in an escrow in good faith to demonstrate to the Seller that they are serious about purchasing the property. The money will only be deposited if the contract is signed and agreed by both parties.
07) Home Inspection, Disclosures, Reports, and Repairs: It is my responsibility to coordinate all desired home inspections within the agreed timeline and contractual contingencies. We will also review and discuss the disclosures and preliminary title report. You may approve or negotiate credits and/or repairs. Prior to closing, remember to schedule a final walk-through of the property to verify property is still in acceptable condition and any negotiated repairs were done.
08) Loan Application and Appraisal: If you are obtaining financing, your lender will let you know the list of financial documents necessary to provide to the lender, including a couple months of bank statements, tax records, pay stubs etc. Typically, you will have a mortgage contingency of the agreed upon length to obtain a mortgage commitment. Once your lender has all of your documents, they will review them and issue a Clear-to-Close, which means your loan is complete and the file will be sent to the title company for closing. Your lender will have an appraisal done on the property.
09) Closing: Congratulations! You are now a homeowner. Welcome home!
Before we start seeing properties, I ask clients to sign this agreement that allows Compass and me, as your agent, to legally and exclusively represent you and your interests. It establishes a formal relationship between us and outlines the terms and conditions under which I will represent you with your property search.
Essential Components of the Buyer Representation Agreement:
01) Scope of Services: Defines the services I will provide you including property search, property showings, negotiation, and assistance with the purchase process.
02) Property Type and Location: The agreement may include details about the type of property you are interested in (e.g. single family, condo, commercial property, etc.) and the geographic area where you are looking to purchase.
03) Duration: The agreement specifi es the period during which you are committed to working exclusively with me (typically 6 months).
04) Compensation: The agreement specifies how Compass will be compensated as it relates to your representation. We can have a conversation at the start of your search to discuss payment scenarios so we can memorialize it in writing in this agreement. Commissions are negotiable.
Licensed real estate broker since 1983.
Trusted counselor. Skilled negotiator. Expert facilitator.
Joske works equally well with property sellers and those looking to buy property in San Francisco, primarily because he never loses sight of their goals. He has established a solid reputation for adeptly representing luxury real estate buyers, sellers, and developers from across the globe.