Sandra/s Tips to Smooth Closings

Practical advice for buyers and sellers on contracts, offers, and closing. Sandra Nichols shares tips to simplify the real estate process

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Sandra/s Tips to Smooth Closings 44 Buyer Outs #15 – How Conventional Loan Buyers Can Back Out After a Low Appraisal With a large down payment, buyers can terminate the contract if the property doesn’t appraise—depending on the appraisal waiver terms they choose.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest? 44 Buyer Outs #14 – What Happens If the Seller Isn’t Honest? by Sandra Nichols If the seller misrepresents the property, the buyer can cancel the contract and get earnest money back-or sue to force the seller to fix the issue.     Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 […]
Sandra/s Tips to Smooth Closings 44 Buyer Outs #13 – When Disaster Strikes After Contract Signing 44 Buyer Outs #13 – When Disaster Strikes After Contract Signing By Sandra Nichols If the property is damaged after the contract starts, the buyer has the right to cancel, delay closing, or accept the damage with insurance compensation.     Related Articles 44 Buyer Outs | Sellers Beware! 44 Buyer Outs #15 – How […]
Sandra/s Tips to Smooth Closings 44 Buyer Outs #12 – FHA, VA & VLB Rules Limit What Buyers Can Pay Buyers using VA, FHA, or VLB loans can cancel if charged a fee they’re not allowed to pay. If it’s not in the contract and not approved, they’re protected.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #11 – Special vs. General Warranty Deed Explained If the seller doesn’t deliver a general warranty deed as agreed, the buyer can cancel the contract and get their earnest money back.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #9 – Walk Away If Major Repairs Raise Red Flags If lender-required repairs exceed 5% of the sales price, buyers can cancel the contract—even if the seller agrees to pay for the work.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #8 – Buying a Home Built Before 1978? This Disclosure Matters Homes built before 1978 require a special lead-based paint disclosure. If it’s missing—or lead is found—buyers may cancel and get their earnest money back.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #7 – What Happens If the Seller’s Disclosure Is Late? If the Seller’s Disclosure isn’t delivered in the agreed upon time in the contract, the buyer can cancel at any time — even outside their option period.
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Sandra/s Tips to Smooth Closings 44 Buyer Outs #6 – Are You Stuck with the Builder’s Propane Tank? Some homes are tied to a shared propane system—and buyers must be warned with a special addendum. Without it, they can cancel the contract before closing.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #5 – What You Need to Know About PIDs A PID can mean thousands more in property taxes. If it’s not disclosed before contract signing, buyers may cancel and get their earnest money back.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #4 – Missed a MUD Disclosure? The Buyer Can Undo the Sale Buyers must be notified of special tax entities like MUDs before closing. If not, they can reverse the sale—even after signing the contract.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #3 – How to Cancel If the Property Doesn’t Meet Your Needs What if the property can’t be used the way you hoped? From livestock to fences to flood zones—this clause protects buyers when objections arise.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #2 – Leases That Can Break the Deal | Sandra Nichols REALTOR Leases can sink a deal fast. Whether it’s a solar panel contract or a tenant lease, here’s how this clause protects buyers in Texas.
Sandra/s Tips to Smooth Closings 44 Buyer Outs #1 – Let the Seller Beware | Sandra Nichols REALTOR 🎥 **44 Buyer Outs #1 – Let the Seller Beware** This is the first video in my 44 Buyer Outs series! I explain a key part of the Texas real estate contract and what sellers should watch for.  
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