Most of our clients have done some home shopping using one of the real estate sites, such as realtor.com. or austin home search.com. You may have selections for us to include when we look at homes, and we are happy to include them.

We can help you to tailor your online search to areas and parameters that meet your needs, based on our discussion with you. Feel free to ask us to set up an automatic update of new listings sent to you each morning using our own MLS database.

If you are an "in town" client you may prefer to drive by homes before we make an appointment to see the inside. In this case, the auto emails of new listings work well. You will get these faster and more consistently than going through a public database. In some situations, acting quickly may be necessary.

It is crucial to have a builder with skill, experience and financial stability. It is worth the extra time to interview past clients and look at the builder's work. We will share all the information we have.

Many builders provide their own contracts for the purchase of their homes. These contracts vary in form and content. I would advise that you have a real estate attorney review your contract, especially on a large, complex transaction. The more time you spend up front, understanding every detail, the better the outcome will be.

• Rule #1: Put everything in writing.
• Rule #2: Allow more time than predicted.
• Rule #3: If you do not have title to the real estate (if the builder owns the lot) do not pay for the house to be constructed. A reasonable deposit may be required at contract and most builders require payment in advance for upgrades to the house. Pay for the home when it is complete and the deed is transferred to you. Another option is to buy the lot from the builder and hire him to build the house. In this case, you would pay in increments as the home is completed.

Here's a checklist to review when buying a new home:

• Have you seen samples of the builder's homes and talked with some past clients?
• Have you carefully reviewed the builder's model and understand which parts are "upgrades"?
• Have you received a copy of the builder's warranty?
• Would you like to have your own inspector during construction?
• Is your contract contingent on the sale of your home? If so, is your deposit refundable if your home does not sell?
• Who is paying for the policy of title insurance?
• Are the builder's incentives (e.g.: covering some closing costs) tied to using a particular loan or title company?
• Have you received a utility district disclosure or mandatory HOA information, if relevant?
• Is the property to be conveyed by general or special warranty deed?
• What is the builder's policy toward changes during construction?
• How are upgrades to be paid?
• Are cash deposits required prior to starting construction?

Buyer Representation

As your agent, we will represent your interests throughout the process of selecting and purchasing a home.

Although we will be representing you, the seller's agent pays our fees.

You can expect:

• Time and attention to your needs.
• Loyalty to you as a client.
• Disclosure to you of any information that might affect your decisions.
• Confidentiality.
• Integrity in dealing with you and others on your behalf. Professional capability, education and knowledge.

Intermediary Relationship

If you select a home listed by anyone in our company, Coldwell Banker United Realtors, this creates an "intermediary relationship."

There are certain guidelines for handling the intermediary transaction. Briefly, these are:

• The agent may not disclose that the seller will accept a lower price, or that the buyer will pay a higher price than each has proposed in writing.
• The agent may not disclose any confidential information regarding the buyer or seller, unless the information relates to the condition of the property.
• The agent must treat all parties fairly and comply with the Texas Real Estate License Act.

If the home you select is listed by another agent within the Coldwell Banker Company, the other agent will provide opinions and advice to the seller during negotiations. We, in turn, will do the same for you.

If you select a home that we personally have listed, we may communicate with both you and the seller to facilitate the transaction, but may not give advice during negotiations to either party. In this case, we would facilitate the purchase, and would not advocate the advantage of one party over the other. Providing factual information about the property and market data is permissible. Communicating confidential information is not allowed.

If you have questions about the intermediary relationship, let's discuss them thoroughly.