Lambros Realty, LLC
Lambros Realty, LLC


After an offer is accepted on a home, a period of vulnerability in unleashed for both buyers and sellers.  It is important to understand different milestones that need to be passed as discussed in yesterday’s Consumer Tip Tuesday.  It is also important to understand that all sorts of unforeseen circumstances can arise in between these milestones and that is why we urge potential clients to ALWAYS use an agent!  You need someone who is familiar with these hiccups as well as someone who knows what that means for the deal.  Almost always terms will need to be adjusted to remedy hiccups.  Let’s go through some together.

Major Inspection Hazards

This tends to be the first hurdle to jump for both sellers and buyers.  Say a buyer paid to have a home inspection (as they should) and the inspection report reveals issues such as polybutylene pipes, large amounts of mold, a moist and shifting crawl space, or an electrical panel that is not up to code.  These are all significant safety concerns that would cause issues and would need to be addressed in order to pass lender standards.  This is where your agent comes into play with negotiating a new sales price, a buyer credit for future repairs (if repairs do not need to be done in order to secure financing) or some other creative option to keep the deal alive.  This is also when an agent can help give realistic pricing and recommendations if the deal is still worth pursuing. 

Home Does Not Appraise
This is a less likely scenario but it still happens often.  As discussed in previous blogs, not all appraisers are created equal.  Say the buyer is trying to secure FHA financing, the appraiser/inspector will have a more detailed list of requirements and they will most likely use a more conservative figure.  Conservative appraisals are used when they are government backed or if a home owner is trying to secure additional funds for construction and home improvements.  These lenders want to lower their level of risk.  Very understandable but it can put a seller in a pickle.  Your agent will structure your offer with an appraisal contingency.  This means that if the house does not appraise within a certain amount of time (typically a 21 day period), the buyer has the right to walk away from the deal and still get their earnest money back.  The deal can be renegotiated to the appraised price and continue as normal, but expect pushback from sellers.  Again, your agent is the person that will get this sorted out for you.

Contingency to Sell Buyer’s Home Before New Purchase

This contingency is seen often especially when dealing in a more suburban area.  A lot of times, buyers will need the funds from the current house they own in order to qualify for the new house they want to purchase.  Sellers are agreeable to this unless they know they have other potential buyers.  As a buyer, your agent will help you create a strong offer in order to negate this potential headache.  This is another contingency that has a time-frame.  If the buyer cannot meet this obligation, it is time to renegotiate.  A seller would have a lot of time vested at this point and may ask for additional earnest money or a price increase.  This is not something you would want to negotiate on your own.  A lot of emotions are involved in situations such as this.  Agents from both sides will work together to come up with a creative solution. 

Underwriting Extension

So the inspection looked great, the appraisal came back fine but now the lender has set conditions on the buyer that no one was anticipating.  This setback could cause the deal to not close on its original proposed closing date.  THIS HAPPENS A LOT!  While some buyers and sellers are flexible with their moving arrangements, other times people are squeezed for time.  A buyer might have a lease that ends and they will be out of a home, a seller might be trying to purchase another home and now that closing will be affected and the same can happen with the buyer in regards to selling their current home.  More negotiations for the agents to work out.

Are you beginning to see how valuable your agent is to the success of your transaction?  They are not just paper pushers.  There are so many other unknowns that can come into play, but these are some of the more common ones to keep in mind.  Buying and selling real estate is an exciting adventure.  If you equip yourself with a great agent and a basic foundation of what to expect, you can and will be successful!

-Published by guest writer, Jana Lambros


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What our clients are saying  

I was having very little success selling my house, that is until a friend told me about Michael Lambros. In addition to being an excellent communicator, he's extremely knowledgeable, professional, and recommends the best strategy for the client. I can't thank him enough for all he did! I would recommend him over anyone!!!


~ zuser20180524103420763

Michael did a great job working with my wife and I on buying our first home. He consistently made himself available and worked around our schedules to see houses, always had useful insight with each place we looked, and made the process a lot easier by chasing down any leads we found as well as finding them for us. He was always very friendly and professional with us and was very accomodating and endlessly patient with us seeing as we often had our infant daughter out with us when we would go househunting. When we finally did get under contract Michael proved even more useful, successfully negotiating all the repairs we wanted and terms we asked from the owner and by the end of it we even paid below the price of our original offer. Even through closing he was helping us navigate what became a little bit complicated of a closing due to issues on the owner’s end. Now my family and I couldnt be happier in our new home and I know we couldn’t have done it without him!


~ Jordan C.

I worked with Michael Lambros when I moved from Savannah to Buford. Not only is he an excellent real estate professional he is a good man too. He was very patient with me and my wife during the process. I wanted to use my VA home loan but it was tied up on my other house. He was able to get me a lease purchase option on the house that I wanted in Buford. Hopefully I don't need to buy or sell a house again but if I do Michael will be the first person I call. Thank you Michael!


~ William S.

I was relieved I could get somebody like Michael representing me as a home buyer. Michael’s professionalism and counseling was a breath of fresh air in an extremely stressful process. Michael continuously provided me with extraordinary advice, always thoroughly evaluating the pros and cons to my options. Michael Lambros has made me a lifetime customer and I’d be quick, with no hesitation, to refer any of my friends or family to his business.


~ Josh T.

We had a limited budget and a lot of requirements for the house we were looking for. Narges found the perfect house for our budget that matched pretty much all of our requirements. She was able to negotiate a great deal for us. I strongly recommend her if you are looking for a professional real estate agent.


~ bakhtiar2

In the past 6 years working with more than a dozen real estate agents across the country, working with Narges has been by far the best experience I have ever had. Her knowledge, dedication, responsiveness and level of professionalism amazed me in every step of the process.


~ Farakish B.

My spouse and I decided to buy a house. Our first contract agent was Michael Lambros of Lambros Reality, LLC. We explained to Michael our needs and discussed with him our criteria for the range of prices, the number of rooms and our preferences of locations. From the beginning, Michael started providing us with lists, pictures and descriptions of available houses based on our criteria we provided. We went through the lists, made our selection for Michael to show us the houses. In a single day of appointment, we used to look at four or five houses. During those hours of appointments, Michael was readily available- always in time- and showed the various facilities of the selected houses and answered our questions and inquiries patiently with professional manner and understanding, making suggestions and recommendations without unduly pressing or pushing us to arrive at a decision. It was Sellers’s market and competition was very stiff and when offers failed, Michael was understanding...


~ Atsede W.

Narges is very patient in showing all the possible options when i was buying my house, honest and also she is very good at negotiating, I would never work with no one else other than her.


~ M Ashtari

My first experience selling and buying a home was excellent with Lambros Realty! The sellers market was thriving, and buyers had to be quick and negotiate well. Michael and his team were so helpful and efficient! This being my first time, I had much to learn and plenty of questions. Also, with 2 kids and one on the way, we had to be fast and smart about these decisions. The Lambros team was quick with responses, very knowledgeable and professional. The whole process of showing and selling our home was made with ease and we ended up getting a full asking price offer after the FIRST day of showings! We got a great offer and a full month to be able to find our new home and move.


~ Val R.

Finding and buying our new home had to be aggressive because homes were going fast! We ended up offering and buying on one of the homes we looked at the first day of showing appointments. Michael negotiated well and we got the home $17,000 under their asking price! Overall, this process with Lambros Realty was great! I expected some high stress and was pleasantly satisfied to find out it did not have to be that way :) I would definitely recommend them to anyone looking for realty help! Excellent, hard working, honest and effective business. We are so happy with our new home!!


~ Chris J.

My experience with Michael and his team has been nothing short of exceptional. He is extremely knowledgeable of the market, what to look for, what not to look, etc. Specifically with selling our home, I was nervous. It was an older home, though in good condition, but I struggled with the idea of someone else coming in and living in my house. Michael made it easy to stage our house so that you could see someone else buying it. He made me feel at ease with the questions I had. He was completely confident he could get what we listed the house for. He was 100% on point with everything. We even got above asking price! I would highly recommend Michael and his team hands down to anyone needing a realtor.


~ Jennifer B.

Working with Michael was great. Not only did he help me find the perfect investment property for my budget, more importantly, he helped open my eyes to issues in other homes, and prevented me from making a huge mistake.


~ Theo L.

Narges is great! She takes her time with the showings and is always prompt and courteous. We are picky buyers yet she took her time in showing us homes at different hours of the day and never said no and finally she helped us buy our dream home.


~ Mandy M.

Narges is one the best agents I've ever seen. I would highly recommend her to anyone looking for a realtor. She always took the time to answer my questions, and gave me all information about them. Specially she had a good financial knowledge about real estate. She was very patient in guiding me to find my perfect house and she's never pushy. Availability was one the best points of her. She was really flexible about my time scheduling. She is a successful real state agent because her honesty, responsiveness, communication skills, and negotiation skills.


~ Amir R.

Narges is such an easy and great person to work with! Very professionally and easy to get a hold of when i needed her. Made the purchase of our land so much smother for us.


~ rms8209

It is my immense pleasure to recommend "Narges" as a real estate agent for any individual or family searching for the ideal home for their unique situation.


~ zuser20150104081528518

Michael at Lambros Realty helped us find our dream house last summer. Through an inspection we found out the house had polybutylene pipes. This would usually be a deal breaker. The seller would not budge. We thought we were going to have to walk away from my wife's dream house. Michael went to work and negotiated with the seller and made it happen. We got the pipes replaced and were able to close. I recommend Lambros Realty to anyone who is in the market looking to buy a new home.


~ Gary J.

Michael Lambros sold our previous house for us and managed the purchase of our current home. The sale of our previous house falls into the realm of "a normal, fast, happy transaction". The purchase of our current home falls into the extraordinary category. Our offer with contingency was rejected. A second offer invited months later by the seller was also rejected. The seller took the house off the market. In the mean time, we realized there was no other house for us. Michael made a third offer on the house which was no longer on the market. With some super negotiation, Michael was able to secure a deal more favorable to us! And we now have our dream home! Thank you, Michael!


~ Leanne J.

I would highly recommend Michael Lambros as a real estate agent to anyone because of his professionalism and his caring attitude toward his clients. Hassle free and simple are how I would describe my time purchasing a home with Michael Lambros.


~ Liz J.

Listed and sold my previous home. Guided me through the purchase of my new home. Very knowledgeable and professional. I highly recommend Michael Lambros of Lambros Realty for all of your real estate needs.


~ Gary Sr.

I enjoyed working with Lambros Realty to sell my house. Michael answered every question I had along the way. Thank you so much for everything. I would definitely recommend Lambros Realty to anyone who is looking to buy or sell their home.


~ Minako W.

I highly recommend Lambros Realty. They walked us through the buying process with ease. They saved us thousands in negotiating the price. They were very patient with us as we drug them through house after house. They saved us a ton of money and heart ache with the decision of changing the pipes before we signed. This is our second house buying experience and it was soooo much better than the first. You need a company that treats you like you are the only home buyers that exist, instead of treating you like a heard of cattle... just moving you through line.


~ -Amy J.

Jana and Michael were the ABSOLUTE best to work with when selling my mom's house!! Since I'm no longer in the Atlanta area it was very important I me to find someone that I could trust to help my mother sell our Lilburn home. They were so patient and responsive to every question we had and did an amazing job with keeping me in the loop. I would absolutely recommend them to anyone looking to buy or sell in or around the Atlanta area. Thanks, you two!!


~ Amy R.

Narges was wonderful and patient with us as we saw many homes for over 8 months. Once we found the home we love, she helped us with every little detail and getting the price that was exceptional. Thanks for all your help.


~ f1smyrna

As a first time home buyer, we chose Lambros Realty to represent us in purchasing a home. Michael and Jana were extremely helpful and made the process stress free for us, which it had not been prior to their services. Never pushy, they searched and searched until they found exactly what we wanted. I would recommend Michael and Jana as they are the best. When it comes time to move, Lambros Realty will once again be my agent.


~ David J.

Michael at Lambros Realty helped us find our dream house last summer. Through an inspection we found out the house had polybutylene pipes. This would usually be a deal breaker. The seller would not budge. We thought we were going to have to walk away from my wife's dream house. Michael went to work and negotiated with the seller and made it happen. We got the pipes replaced and were able to close. I recommend Lambros Realty to anyone who is in the market looking to buy a new home.


~ Gary J.

One of the best agents I've had the pleasure of working with. Extremely diligent and respectful of my time and schedule. Helped me tremendously in finding the perfect home I was looking for. I highly recommend Narges!!!


~ Matthew M.

The experience has been truly amazing and highly recommend using such an intellectual informed agent for all aspects of Real Estate. Narges has not only been knowledgeable, professional, sedulous, conscientious, industrious, resourceful, competitive, persistent, strategist, courteous, committed, compassionate, considerate, courageous, affectionate, and caring but has put our needs above all else and has treated us with utmost respect.


~ Hm11285

You will not find any realtor around who is more hard working and dedicated or who has his finger on the pulse of Metro Atlanta!


~ Leanne J.

People you can trust!


~ Paul G.

SO looking forward to working with Lambros Realty to sell our current home and buy a new one-- thus far it has been a wonderful experience! Michael has been there to answer every single question I could possibly have, and very quick to return emails. Couldn't ask for anything more!


~ Kelly R.

He's my realtor and I highly recommend him and his hard working staff for all your real estate needs.


~ Gary J.

Lambros Realty completely came to our rescue in the middle of a discouraging and unsuccessful home search. After having no luck with an indifferent agent from a large real estate company, working with Michael was a breath of fresh air. We found the perfect house the day it was listed, and Michael made it a priority to get a showing scheduled for that same day. We fell in love with it, and Michael didn't delay in putting in our offer, negotiating, and getting a contract drawn up. Michael was always accessible for questions, concerns, and advice throughout, which we greatly appreciated as first-time buyers. He checked in frequently with us about the home inspection, appraisal, and loan approval processes to ensure that we would get our dream home. Michael is personable, dependable, and sincerely has his clients' best interests at heart. We were so satisfied with our experience with Lambros Realty and cannot recommend them more highly!


~ Eli J.

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