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KW BEVERLY HILLS
439 N Canon Dr
Beverly Hills,
CA 90210
info@email.com
Mobile: (323) 493-2617
Office: (310) 432-6400
Your Comprehensive Relocation Roadmap
Buyer Seller Guide
Steps to buy
- Get pre-approved: California lenders issue pre-approvals; use this when writing offers.
- Choose a local agent: Pick one familiar with your target county, city ordinances, HOA practices, and wildfire/earthquake risk zones.
- Prioritize needs vs. wants: Include commute, school district, water restrictions, HOA rules.
- Search & tour homes: Use MLS, neighborhood drives, open houses.
- Make an offer: Agent prepares CMA and California Residential Purchase Agreement; include appropriate contingencies (loan, inspection, appraisal).
- Open escrow: Deposit earnest money once the offer is accepted.
- Due diligence & inspections: Schedule general home inspection, termite/WDI, roof, sewer scope, septic/well, and wildfire/vegetation risk review.
- Review seller disclosures: Verify the Transfer Disclosure Statement (TDS), Natural Hazard Disclosure (NHD), local addenda (sewer lateral, lead paint, water heater bracing), and HOA documents if applicable.
- Appraisal & underwriting: Coordinate with lender; avoid major credit/asset changes.
- Final walk-through & close escrow: Sign documents, fund, and receive keys.
- Move in: Change utilities, address, and insurance.
California‑specific checklists & items
- Pre-approval letter and proof of funds: For down payment/escrow.
- Request and review: TDS, NHD, Seller Property Questionnaire, Title Report, HOA docs (CC&Rs, financials), and preliminary title report.
- Recommended inspections: Termite/WDI, general home inspection, sewer line scope (older CA homes), chimney, roof, well/septic, HVAC, and wildfire risk assessment.
- Energy/water items: Check for solar systems, HERS ratings, California Title 24 compliance, water conservation devices, and local water restrictions.
- Safety items: Smoke/CO detectors, water heater bracing, and earthquake gas shutoff info (if provided).
- Consider Proposition 13/Property Tax basis: Verify tax rate/proration and potential reassessment under Prop 19 rules when applicable.
Contingencies & timelines
(common in CA)
- Inspection contingency: Usually 7–17 days (negotiable).
- Appraisal contingency: Tied to lender timeline.
- Loan underwriting: 21–45 days typical.
- Escrow length: Commonly 30–45 days; can be shorter in competitive offers.
Tips & negotiation
- Competitive offers: Include earnest money and a strong pre-approval, but never waive essential contingencies without consulting counsel or your agent.
- Sewer scope: Consider a sewer scope in older California neighborhoods, as underground repairs can be extremely costly.
- Transfer taxes: Factor in local city and county transfer taxes (rates vary significantly by location) and typical seller costs when evaluating overall affordability.
- Wildfire zones: If buying in wildfire zones, check for fire hardening compliance, defensible space (Zone 0 requirements), insurance availability through the FAIR Plan or private carriers, and permit history for any retrofits.