Meeting with Realtor tomorrow to discuss Lease with Option to Buy on my dream home?

Question

Ok so here is the deal. My boyfriend I am are ready to buy, but our credit is poor. We have found our dream home and had given up the idea that we could have it... So I called the realtor that owns the property, as she and her husband built this entire neighborhood, and asked if she had any rental property available, (because she has discriminating taste and I know she would have something to suit my taste. ) She asked if we would be interested in a lease with an option to buy, I said possibly and we scheduled a time to meet with her, which is tomorrow. We need about 2 years to get our credit in order and we also WANT to sign a 2 year lease as we both have stable jobs and want out of the city. This house is in a suburb in which he works as a police officer, in a gated community which means I will feel 100x more safe at night while he works 3rd shift. What I need to know is what I can expect to be discussed and what is standard in these types of deals. Any help is appreciated. Thanks

I forgot to mention this Realtor may be the seller as well, but she is the one I would have used if our credit was high enough to purchase. She is excellent. I will however still have an attorney look at the paperwork before I sign anything... I learned that lesson a long time ago, and it was not an easy one to learn
!! :)

Answer 1

This is what you need to do.

First, you need your OWN Realtor. You are dealing with an experienced professional...and you are not. The Realtor is NOT your friend...they are there to protect their own interests..not yours.

Second, the Realtor you are speaking with appears to also own the property...which means that she is an investor...again, she is protecting HER PROFIT, she is not interested in saving you ANY money.

Third, would you want the seller to write the contract and trust them to explain it to you, and would you trust that the information that you are getting is accurate and true?

You would be foolish to do so.

Fourth, how do you know the property is even worth what she says it is? Because she said so?

That is why you need your OWN Realtor.

There are alot of scams with Lease with Options to Buy. There is no consistencies to the contracts. Usually the seller has their attorney to draw up the contract on those, and since I am a Realtor, and not an attorney, I always recommend a client to get their OWN attorney to review the contract before signing anything.

An attorney will catch something fishy in a heartbeat.

Answer 2

The price of the home will be set when you sign the lease so if property prices drop before you buy it, you will still have to pay the higher price. Also if you are paying a high rent (half going towards a deposit) if you decide for some reason, not to go ahead with the sale, you will loose all that extra money you saved. Be very careful, and read everything twice.

Answer 3

You are, of course, taking a calculated risk by entering into such an agreement. What will you do if your credit scores do not improve sufficiently to gain a mortgage at the end of two years? That's a gamble.

As well, you need to insure that the current owner is making the mortgage payments. You don't want to get a year and a half into this, only to discover that the property is facing foreclosure.

Consider all the angles before you venture into such an arrangement.

Answer 4

Hello, Congratulations on finding your dream home, and you are smart to wait and work on your credit. One thing to remember on a Lease Option to Buy......ALL WAYS PAY BY CHECK - AND PAY ON TIME. Why????? When you are ready to refinance out of the Purchase Option -

#1. Lenders will require copies of 12, or 24 months of canceled checks - copies of front and back. This is proof that you paid it on time, and also paid it to whom you need to pay it too. It is called a Paper Trail.

#2. The Contract needs to be RECORDED at the court house. You are basiclly taking over the home (as a mortgage) and you are responsible for the homeowners insurance and for property taxes. Lenders will want it to be recorded. Yes, there are some lenders that will refinance it if it is not recorded - but it is harder to get it thru a Underwriter.

#3 - Live there for 12 months to 24 months or longer (between you and the contract holder) than wheh you are ready to get out of the contract - You do it as a REFINANCE. The seller (contract holder) will have it listed in the contract the contract price, the interest rate, payments due, date of payment, that you need to maintain (taxes, insurance) and if you have a association dues, etc.

#4 - ask ask ask ask QUESTIONS IF YOU do not UNDERSTAND ANYTHING. YOU TAKE THE CONTRACT HOME, READ IT OVER, AND IF YOU WANT TO, HAVE A ATTNY LOOK IT OVER. Since this is a binding and legal contract. Have a exit clause in it - if when you refinance it, and property value has decreased, and if value is not there, that you are not obligiated to refinance it - but be able to stay in the lease option contract. Calculate how much your payment each month is going on principle and how much is interest. See if they will give you amorization schedule. Here is a link of one that works.

http://finance.move.com/homefinance/calculators/mortgagepayment.asp?source=a12661&refcd=goa609601s_amortization_calculator&gate=google&supads=pup,pun&tsacr=go844893565&s_kwcid=amortization%20calculator|844893565&poe=homestore

A lease option gives would-be buyers the chance to purchase a home, apartment, or condo space after renting it for a certain amount of time. There’s usually an extra fee paid at the beginning of the lease term that will allow you to enter into the lease-purchase option. Lease-purchase options are sometimes offered when the housing market is slow, in part to entice people who may not otherwise be interested in or capable of purchasing a home. Depending on your situation in life and your home-owning aspirations, a lease-purchase option may be appropriate for you. Some of the pros and cons of the lease-purchase concept are covered below. Some agreements put part of your rental payments toward the purchase price; others might only give you first option to buy if the owner decides to sell the property. Keep in mind that the situation will vary with individual contracts and agreements, so make sure you understand the full terms of the deal before signing anything.
Pros
At a basic level, a lease to buy option is attractive because it allows you to build home equity with every rent payment you make. These payments get you closer to owning your own home or living space, and can help alleviate concerns about “throwing away” money on rent. If you’re on the verge of being able to buy your own home but aren’t quite there yet, a lease to buy option may be the thing for you.
A lease-option can be something for you to explore if you are not eligible for a home loan for some reason, perhaps a bad credit history. You may enter into the lease-purchase arrangement thinking that you can, over time, improve your credit rating enough to purchase a house at the end of the lease period. If you work hard to pay off any outstanding debts, make all payment on time, and obtain additional lines of credit, you may be able to turn the lease-purchase arrangement into a great opportunity to buy your own home.
Since lease options are often offered in slow housing markets, it may be possible for a renter to enter into a lease-purchase agreement that offers the option to buy the home for a relatively low price. If the real estate market improves, the renters can then purchase the home for less than it’s worth, and then sell for a high price.
Cons
If a portion of your monthly rental payments is set aside toward the purchase price of the property, your rent will most likely be significantly higher than it might be under a normal rental agreement that doesn’t involve an option to buy. While this is a good way to start accruing funds toward buying a home, it can also be rather expensive. Be sure that you have the financial resources to make your payments before entering into an agreement of this nature.
In addition to monthly payments, you’ll have to make a down payment of some sort to enter into the lease-option agreement. If you’re strapped for cash, this may be difficult for you to handle, and you’ll only have to pay more money later on if you’d like to buy the space. Be careful when entering into a lease-to-purchase agreement, as you can ultimately end up spending more money than you would have allowed for just rent. If you’re not able to purchase the home or apartment at the end of the lease period, you’ll be out a lot more money than you would have been otherwise.
Although a lease-purchase option may sometimes be a good option for people with a bad credit rating who couldn’t buy a home under other circumstances, the arrangement could be disastrous if you don’t end up qualifying for a loan to pay for the rest of the property at the end of the lease term. You’ll have paid far more for rent than you would have otherwise spent, and you will probably have paid additional fees to qualify for the lease-purchase option. If your credit rating is truly troubling, you should wait a while and improve it before entering into a lease to buy agreement.
As with all things, lease-purchase options have distinct pros and cons. If you are almost but not quite ready to enter into the world of property ownership, have a decent credit rating, and can predict with some certainty that you qualify for a home loan, a lease-purchase option may be the right thing for you.

Good luck to you and your boyfriend.