THE AGENCY CLEVELAND NORTHCOAST
BUYER PLAYBOOK Your Guide to Buying a Home.
WHERE EXPERTISE MEETS EXCELLENCE
The Agency Cleveland Northcoast Difference Strategic Guidance at Every Step Our agents are trusted advisors known for their strategic acumen and integrity. Their boutique approach to representation means every buyer benefits from thoughtful guidance, data-driven insight, and skillful negotiation—ensuring not just a successful purchase, but a smart investment aligned with long-term goals.
A Collaborative, Boutique Culture Our brokerage prioritizes quality over quantity—cultivating a hands-on, collaborative culture where agents share insights, strategies, and market knowledge. This teamwork translates into a better experience for buyers, ensuring every client benefits from the collective expertise, resources, and personalized attention of an entire network—not just a single agent.
A Global Brand with Local Expertise The Agency combines the power of a globally recognized brand—150+ offices in 14 countries—with deep local market knowledge, giving buyers and sellers unparalleled exposure and service.
Luxury Isn’t a Price Point—It’s an Experience We redefine the standard of luxury—treating every client and every property with the same level of care, creativity, and attention to detail. We deliver a high-touch, customized experience for every transaction, ensuring that exceptional service isn’t reserved for the few, but expected by all.
Buying with The Agency Cleveland Northcoast
OUR BUYER SERVICES We will provide expert guidance, strategic negotiation, market insight, and unwavering support to help you navigate every step of your home-buying journey with confidence. We provide invaluable support and help you make informed decisions based on current market trends. We guide you through complex situations like multiple offers, inspections, and the appraisal process to support your intended results. We will guide you through market strategy, offer structure, negotiation, and inspection decisions, helping you focus on what truly matters and avoiding costly missteps.
Even if you aren’t sure when you’ll be ready to purchase a home, it’s never too early to set up a complementary consultation to learn what to expect from the process. Whether you’re a first- time homebuyer or a seasoned investor, we’ll craft a personalized strategy tailored to your unique needs.
What to Expect
When You Work With Us INVENTORY, MARKET, & NEIGHBORHOOD EXPERTISE
STELLAR NEGOTIATION
PERSONALIZED CONCIERGE-STYLE SERVICE
CLEAR COMMUNICATION
INTEGRITY & INSIGHT
1
SIGN WITH THE RIGHT AGENT Signing a buyer representation agreement to define our professional relationship.
2
ORGANIZE YOUR FINANCES AND GET PRE-APPROVAL Assess your budget and secure a lender’s pre-approval to strengthen your buying power.
3
DETERMINE YOUR SEARCH CRITERIA AND PARAMETERS Define your ideal location, features, and price range to focus your home search.
4
RESEARCH AND TOUR HOMES Explore listings online and in person to find the right fit.
HOME BUYING PROCESS
6
5
MAKE AN OFFER Submit a competitive offer based on market insights and property value.
NEGOTIATE THE CONTRACT AND NAVIGATE ESCROW Finalize terms, complete inspections, and manage paperwork during escrow.
7
FINAL WALKTHROUGH AND CLOSING Confirm the home’s condition and sign final documents to officially become a homeowner.
Our relationship doesn’t end here. I am always available for recommendations, home maintenance tips, and my list of trusted area vendors.
8
MOVE IN Celebrate your purchase and settle into your new home!
GETTING FINANCING PRE-APPROVAL When it comes to real estate, money talks.
Unless you’re purchasing in cash, determining the loan amount you qualify for is essential. We can connect you with a mortgage professional, who will determine how much you can borrow. Lenders have different words for it: “pre-qualified,” “pre-approval,” or “a fully underwritten preapproval.” They’ll help you understand financing programs, what your down payment and additional closing costs will be, and place you in a better negotiating position. Once you have your price range, you need to take into account closing costs, moving costs, taxes, and possible HOA fees.
We’ll walk you through it.
QUALIFYING FOR A LOAN
Here’s what matters to lenders. Your Credit
Establishing a good credit score will help you secure more favorable financing terms.
Job History & Stability
A consistent job history within the same company/industry is ideal, but career advancement may also be acceptable.
Debt-to-Income Ratio
The lender looks at all aspects of your income and debt, as well as factors in your anticipated new principal and interest loan payments, your property taxes, your insurance costs, and any other relevant housing costs.
Money, Money, Money
This is where the lender verifies your funds for your down payment, your closing costs, and your cash reserves.
Property Security
The lender may require an appraisal by a certified appraiser to verify the property’s condition and value, ensuring sufficient collateral for the loan.
Don’t worry if you don’t meet all of the guidelines. Lenders work through a variety of circumstances and different loan products. And we’re here to help.
PREPARING YOUR FINANCES
Applying for a home loan can be a sensitive process. Don’t Make Big Purchases A large payment or other significant purchase, such as a car, furniture, or appliances, can impact your debt-to-income ratio and prevent you from qualifying for a loan.
Don’t Pay Off Debt Talk to your loan officer about your best strategy. They may prefer you keep the debt and maintain higher cash reserves vs. deplete your cash reserves to pay down debt balances.
Don’t Move Assets or Consolidate Bills Transfers from one bank to another appear as new deposits, which can complicate the application process. If you do need to move money around or adjust your finances, speak to your lender first.
Don’t Change Jobs Your lender will do one last employment verification just before funding your loan. Any undisclosed changes to your employment can jeopardize your loan, your deposit, and your ability to buy a home.
Don’t Run Your Own Credit Report It will show up on your lender’s credit report and needs to be explained in writing.
Even small changes can impact your loan approval at the final stage. When in doubt, check with your loan officer—protecting your approval is just as important as finding the right home.
S
HOPPING for your HOME
Let the home tours begin.
Refining your search As we shop around and get clearer on your wants and needs, we’ll further refine the search based on your decisions.
Tapping into our network We will leverage our tools and connections with fellow agents to actively identify potential homes in your desired location to find the right property.
We’ve found it. Just like we knew we would. Once we’ve found the one for you, we prepare an offer.
MAKING AN OFFER We provide expert advice. You pick the offer price.
THIS IS WHERE STRATEGY MATTERS Lay Out The Market Conditions When it’s time to negotiate, we’ll advocate for you to get your desired price and terms. And in a competitive market, our experience and strategy will help you navigate multiple-offer situations with confidence.
Review All of The Homes Disclosures We’ll carefully review all disclosures and property details with you, making sure you fully understand the home’s condition and history. Our goal is to help you make an informed decision and move forward with confidence.
Develop a Strategy for Your Offer We will work with your entire team, from your attorney to your mortgage lender, to walk you through the contract, disclosures and other agreements to protect your interests.
Discuss Offer Terms We’ll walk through every component of your offer, from price and contingencies to timelines and potential concessions, so you understand how each piece impacts your offer.
Submitting The Offer Once the seller approves and we have a signed contract, you’re one step closer to being a homeowner. Here we go.
When you submit an offer, expect one of the following:
Accept
Counter
Reject
1Congratulations! You are officially in contract. There is still a lot to accomplish, but you are one very large step closer to achieving your goal.
2Sellers may push back on the price and/or other specific terms of your offer. You can choose to accept, counter, or reject their counteroffer.
3This means they’re saying “thanks, but no thanks.” There is always the possibility that you may try to reopen negotiations and re-enter the conversation with adjusted terms.
YOU’RE NOW
IN CONTRACT
Earnest Money Deposit. The Earnest Money deposit is a deposit placed into an escrow account in accordance with the contract terms upon offer acceptance to demonstrate commitment to the transaction. Typically ranging from 1% to 3% of the purchase price, it is held in escrow and applied toward closing costs or the down payment if the sale closes.
Inspections. You will receive advisories and reports about the home and community for your review. Home inspections help you understand the property’s condition, but it’s your responsibility to do your own due diligence. The seller is responsible for completing their own due diligence and disclosing any known issues.
Loan underwriting. Your lender will review your financial history, credit, and ability to repay the loan, often requesting documents like tax returns, pay stubs, and bank statements. They will also require a home appraisal, where a licensed appraiser evaluates the property’s condition and market value to ensure it meets the lender’s requirements.
Appraisals. An appraisal is a professional assessment of a home's market value, conducted by a licensed appraiser to ensure the property is worth the loan amount the lender is providing. In some cases, a buyer may receive an appraisal waiver, meaning the lender does not require a formal appraisal if the property's value can be validated through automated data.
Title & Escrow. Title and escrow are neutral, third-party services crucial for secure real estate transactions. Escrow holds funds and documents, ensuring contractual obligations are met, while Title verifies ownership rights and transfers the property safely. Together, they prevent fraud, manage payments, and ensure a clear, legal transfer of property
We conduct a final walk-through. The final walkthrough is your last chance to confirm the home is in the agreed-upon condition and any negotiated repairs are complete. Check that appliances and systems are working, look for new issues, and verify included fixtures or property. While not a full inspection, it ensures that the property is still in the agreed-upon condition as outlined in the offer.
The lender gives clear to close. The last documents are signed, final deposits made, and escrow closes. Keys are delivered, and move-in begins. My network is at your disposal. I’m your resource moving forward for whatever you may need, such as contractors, designers, painters, plumbers, or even house-sitting recommendations.
IT’S CLOSING TIME
QUESTIONS TO ASK YOUR AGENT Why am I being asked to sign an agreement? Written buyer agreements are now required nationwide for many real estate professionals following the National Association of REALTORS® settlement related to broker commissions, effective August 17, 2024, and in Ohio, this is also enforced under state law.
What is the purpose of written buyer agreements? Clarity and transparency. Written buyer agreements lay out the services your real estate professional will provide and what they will be paid. Buyers should not sign anything that includes terms they do not agree with or do not understand. You are in the driver’s seat with these agreements, which are always fully negotiable.
Is it okay for me to go to an open house without my agent? It’s strongly recommended that you don’t attend an open house without your agent; they’re there to protect your interests and provide expert guidance. If you plan to go, coordinate with your agent ahead of time so they can reach out to the listing agent, confirm your representation, and pre-register you if possible. If you do attend on your own, be sure to let the hosting agent know you’re already working with an agent and share your agent’s name, then loop your agent in right after your visit so they can take it from there.
Is the closingn date on my contract guaranteed? No. The dates in the contract are usually “on or about” or “on or before”. Throughout the process, we will be in constant contact with the lender and escrow agent to monitor our dates.
If there are issues from the home inspection that I do not want to accept, what happens? Normal aging and wear and tear exist in all houses. Your focus should be on any major structural health or safety issues. If there is something discovered that causes you concern to withdraw from the purchase, we will assist you with a mutual release that must be signed by the sellers to allow you to exit the purchase agreement.
Are there cameras or recording devices in homes during showings or open houses? Yes—it's very common for homes to have video and even audio surveillance in place during showings and open houses. Many sellers use doorbell cameras, security systems, or interior devices for safety and monitoring. As a buyer, it’s best to assume you may be recorded and avoid discussing strategy, pricing, or personal reactions inside the home. Save those conversations for after you leave and can speak freely with your agent.
QUESTIONS TO ASK YOUR LENDOR How much down payment do I need? You don’t always need 20% down like most think. Most buyers today put down between 0% and 5%, depending on the program. Some loans even allow 0% down if you qualify, while 3%–5% is very common. A larger down payment can lower your monthly payment, but the right amount is simply what fits your comfort level and financial goals.
What types of mortgage loans are available? There are several loan options depending on your goals and financial situation. The most common are Conventional loans, FHA loans, VA loans for eligible veterans, and USDA loans for certain rural areas. Lenders also offer jumbo loans for higher-priced homes and specialty programs for self-employed buyers or unique scenarios. The right fit depends on your income, credit, and long-term plans, and we’ll guide you to the best option.
How do I know which loan is right for me? The right loan comes down to your goals, finances, and how long you plan to stay in the home. Lenders look at your income, credit, savings, and long-term plans, then walk you through the options in plain terms so you can make a confident decision that fits your comfort level.
How much are closing costs? Closing costs typically range from about 2% to 5% of the purchase price. Many of these costs are tied to the home itself, the title company selected in the contract, and the homeowner’s insurance you choose. Your lender will break everything down clearly upfront so there are no surprises at closing.
How do I improve my chances of getting a mortgage? The best way to improve your chances is to keep your finances stable. Pay your bills on time, avoid taking on new debt, keep your credit card balances low, and maintain a steady income. It also helps to get pre-approved early so you know exactly where you stand before making an offer.
Do I need a co-signer for my mortgage? Not always. Most buyers qualify on their own, but a co-signer can help if your income or credit is a little tight. It can strengthen the application and potentially improve your approval or terms, but we’ll first see if you can qualify on your own before exploring that option.
How much house can I afford? How much you can afford depends on your income, debts, credit, and how much you’re comfortable spending monthly. Your lender will look at the full picture and give you a clear range so you can shop confidently without stretching yourself too thin.
GLOSSARY Appraisal
Earnest Money
Market Value
Equity
Mortgage
An evaluation of a property's value performed by a licensed appraiser, typically required by a lender before approving a loan.
A deposit made by the buyer to show serious intent to purchase, held in escrow until closing.
Certificate of Title
A document signed by a title examiner stating that a seller has insurable title to the property.
The value of a property owned by the property owner – purchase price plus appreciation and improvements, less mortgages and liens.
Clear to Close
Escrow
A final approval from the lender indicating that all conditions have been met and the loan is ready to move forward to closing.
Closing Costs
Fees and expenses paid by buyers and/or sellers during the final step of a real estate transaction.
Commission
The compensation earned by real estate agents upon the successful closing of a property sale, typically calculated as a percentage of the final sale price.
Comparative Market Analysis An assessment of the attributes and selling prices of comparable properties recently sold or on the market, used to determine current market value.
Contingency
a specific condition or event that must be met in a contract.
Contract
A binding legal agreement between two or more parties that outlines the terms and conditions for the exchange of value. Also known as the Purchase Agreement.
Deed
A physical legal document that formally conveys the title of a property from a seller to a buyer.
Down Payment
An upfront payment made by a buyer at closing which reduces their loan amount.
A neutral third-party account where funds or documents are held until specific conditions are met.
Fixed-Rate Mortgage
Interest rates for this mortgage type remain the same over the life of the loan.
Fixture
A recognizable object, such as a kitchen cabinet, permanently attached and belonging to a property when it is sold.
Hazard Insurance
Compensates for property damage resulting from specific hazards such as fire and wind.
Homeowner’s Insurance
Insurance coverage that provides limited coverage for property damage or liability resulting from accidents.
Home Warranty
A service contract that covers the repair or replacement of major home systems and appliances if they fail due to normal wear and tear.
Interest Rate
The cost of borrowing money, expressed as a percentage of the loan amount, charged by the lender.
Lien
A security claim placed on a property until a debt is satisfied.
Market Price
The actual price for which a property is sold.
The price established by current economic conditions, location and market trends. A security claim placed on a property by a lender until the debt is satisfied.
Origination Fee
An application fee for processing a proposed mortgage loan.
Principal
The amount of money borrowed for which interest is charged.
Private Mortgage Insurance Insurance required by lenders when the buyer’s down payment is less than 20% of the purchase price.
Title
A “bundle of rights” to a property transferred from a seller to a buyer. These include the rights of possession, control, exclusion, enoyment, and disposition.
Title Insurance
A form of indemnity insurance that protects lenders and buyers from financial loss sustained from defects in a title to a property. Owner’s title insurance protects the buyer’s equity in the property and is typically paid for by the seller.
Survey
A map or description of the property’s boundaries, features, and easements.
Underwriting
The process a lender uses to evaluate the buyer’s financial information and determine loan eligibility.
Walkthrough
A final inspection of the property by the buyer before closing to ensure it meets agreed-upon conditions.
GET TO KNOW YOUR REALTOR ®
Santosh Bhandari Originally from India and now proudly serving the Cleveland market, Santosh brings a uniquely creative and relationship-driven approach to real estate. With a background that spans graphic design, photography, project management, operations, and international procurement, she offers clients a rare combination of artistic vision, strategic thinking, and exceptional attention to detail. Santosh began her professional journey after earning a Bachelor’s degree in Graphic Design and later owning and operating a successful design studio in India for nine years. After moving to the United States in 2005, she expanded her expertise across multiple industries, working as a photographer, project manager, and operations manager. Each role strengthened her ability to communicate effectively, manage complex projects, and deliver elevated client experiences. Her transition into real estate was a natural evolution of her passion for homes, design, and connecting with people. Santosh quickly built momentum, earning the Quantum Leap Award within her first two years in the industry. Known for being personable, outgoing, confident, and deeply committed to her clients, Santosh believes real estate is about far more than transactions; it’s about understanding lifestyles, emotions, and longterm goals. Her creative eye helps clients envision the potential of a space, while her calm, patient, and clientfocused approach ensures they feel supported every step of the way. Passionate about community involvement, Santosh is actively involved with the Cleveland Moms 4 Moms Group and designs the quarterly newspaper for the Federation of India Community Association (FICA). She values building lasting relationships and takes pride in helping clients not only find a home, but discover a place that truly reflects who they are.
READY TO FIND YOUR DREAM HOME? We can take you there. THEAGENCYCLEVELANDRE.COM
Santosh Bhandari SANTOSH.BHANDARI@THEAGENCYRE.COM 440.360.0927
The Agency Cleveland Northcoast AN INDEPENDENTLY OWNED AND OPERATED FRANCHISEE OF THE AGENCY REAL ESTATE FRANCHISING, LLC If your property is currently listed with a REALTOR®, please disregard. It is not our intent to solicit the offerings of other REALTORS®.