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Replies (27)
- The Helderle Team, "st louis homes"
- Contributions:73
A licensed Realtor representing you will not cost you, the buyer anything. A Realtor knows the timelines and will use state approved forms, has been in many homes and can point out concerns or potential problems before you spend money on Inspectors and others.
Interview at least 3 agents and ask for references.
[content removed by moderator for being self promotional]
Interview at least 3 agents and ask for references.
[content removed by moderator for being self promotional]
Of course they cost the buyer. Where do you think they get their commission from? The proceeds from the sale of the home which come from the buyer.
Exactly, SoCal. And, then the buyer (usually) gets to pay mortgage interest on the commission dollars that were paid out.
sanjays,
Getting a realtor's help to buy a house will definitely cost a buyer but as always having someone to help you who knows more about this business will greatly eliminate problems that may arise when buying a property rather than just doing it all by yourself. Unless you are someone who is really adept in real estate, I highly suggest get a realtor who has good credentials from a reputable company. You can also interview several and have them present you what they can do for you if you will decide to seek their help.
Getting a realtor's help to buy a house will definitely cost a buyer but as always having someone to help you who knows more about this business will greatly eliminate problems that may arise when buying a property rather than just doing it all by yourself. Unless you are someone who is really adept in real estate, I highly suggest get a realtor who has good credentials from a reputable company. You can also interview several and have them present you what they can do for you if you will decide to seek their help.
- real estate mike
- Contributions:2001
No offense. Make sure the paperwork(contract) you use protects you. You need an option period so if the inspection turns up something big you have a way out. You also can have an "out" on financing if the lender can't secure funds. Frank is of course wrong. If you can negotiate out what would have been a buyers agent commission. Also don't forget to ask for at least some of your closing costs to be paid by seller. Other things to negotiate include(but not limited to: title policy,survey, home warranty. Good luck.
- sanjays
- Contributions:7
If I buy a $300,000 home. The seller has to pay $15,000 as commission assuming 5% is the commission. The buyers agent would get $7,500.
Why can't I buy from the seller at $292,500.
I agree with Socal and K101. We are paying for the buyers agent commission.
Why can't I buy from the seller at $292,500.
I agree with Socal and K101. We are paying for the buyers agent commission.
- Randolph Leslie Smith, "RandolphLSmith"
- Contributions:156
In a full service 6% "commission" charged, it is split between the listing office and buyer's office. 6 divided by 2 = 3.
3% goes to the listing office. After expenses for advertising, marketing, dues&fees deducted from each transaction, the remaining pittance is split between the Broker and Agent. The agents split with the broker might be 50% to 80 % but after taxes and deductions, fees, dues and reimbursement for expenses & time invested in selling your house, only receives a pittance for the work performed.....and only get paid if and when the deal closes. No close, no cash.
The OTHER 3%
Goes to the office that brings the buyer and the breakdown is about the same. Realtors get a pittance for what they do today.
This is another reason why cut rate operations try to con people into paying a "one time fee" to get listed. They charge you $5000. up front instead of paying 6% ($18,000.on a $300,000 sale) telling you are going to save a whopping $13K. by doing it yourself...WOW that's great !
You wind up signing a contract with them which promises to pay a 3% commission to whichever office brings a buyer which is exactly what you get with a full service realty.
HOWEVER,
the 3% you would have paid the full service listing office, in this example, 1/2 of $18,000. = $9,000., which you would not pay unless your house sells, has been replaced with a $5000. up front, non refundable fee, regardless if you sell or not.
The $4000. difference is about what it takes to cover what a full service listing office provide in properly marketing your home & getting it sold for you.
What incentive does the guy have who took your $5000. check, cashed it, and tells you to do it yourself?
You just paid some perfectly legal con more money to do less work than it would have cost to have an army of agents working to get your house sold if for no other reason than to recoup their time and investment while SERVING YOU, up front, before getting paid.....and getting paid less than the guy setting you up to do it yourself.
The full service system is set up to protect your interests and serve you. Strive to understand it and use it, in this market more than ever.
3% goes to the listing office. After expenses for advertising, marketing, dues&fees deducted from each transaction, the remaining pittance is split between the Broker and Agent. The agents split with the broker might be 50% to 80 % but after taxes and deductions, fees, dues and reimbursement for expenses & time invested in selling your house, only receives a pittance for the work performed.....and only get paid if and when the deal closes. No close, no cash.
The OTHER 3%
Goes to the office that brings the buyer and the breakdown is about the same. Realtors get a pittance for what they do today.
This is another reason why cut rate operations try to con people into paying a "one time fee" to get listed. They charge you $5000. up front instead of paying 6% ($18,000.on a $300,000 sale) telling you are going to save a whopping $13K. by doing it yourself...WOW that's great !
You wind up signing a contract with them which promises to pay a 3% commission to whichever office brings a buyer which is exactly what you get with a full service realty.
HOWEVER,
the 3% you would have paid the full service listing office, in this example, 1/2 of $18,000. = $9,000., which you would not pay unless your house sells, has been replaced with a $5000. up front, non refundable fee, regardless if you sell or not.
The $4000. difference is about what it takes to cover what a full service listing office provide in properly marketing your home & getting it sold for you.
What incentive does the guy have who took your $5000. check, cashed it, and tells you to do it yourself?
You just paid some perfectly legal con more money to do less work than it would have cost to have an army of agents working to get your house sold if for no other reason than to recoup their time and investment while SERVING YOU, up front, before getting paid.....and getting paid less than the guy setting you up to do it yourself.
The full service system is set up to protect your interests and serve you. Strive to understand it and use it, in this market more than ever.
- girouard property RE
- Contributions:981
I listed a home for sale.
The buyer was represented by his friend/lawyer..........He has been calling me for 4 months, because he didn't understand the process/sale
procedure. His lawyer???
In Japan on vacation
The buyer was represented by his friend/lawyer..........He has been calling me for 4 months, because he didn't understand the process/sale
procedure. His lawyer???
In Japan on vacation
Randolph, the current system may be set up to "protect" but it is also set up to force buyers to pay extra, even if they don't want or need protection. Furthermore, all the talk from agents about agents being "free" to buyers is deceptive, and meant to pull the wool over the eyes of the public in order to protect the industry's system.
- Christine Khoury, "ChapelHillRealtor"
- Contributions:3
You get what you pay for, and for the purchase of a home, it is wise to get the best representation you can, especially in these very complex times.
- Jeff Konstant, "jkonstant"
- Contributions:1970
Sanjays:
Yes you can work directly with the seller's agent. They will provide all the legal paperwork including disclosures. State laws vary, but you do receive some protection under state law. They are consitent in as much as agents must disclose known material defects and handle money according to state law. The code of ethics, while very flawed, also offers some protection to the unrepresented.
Buyer's Agency is a scam hidden behind consumer protection language. By design it causes commissions to remain high and increases the dues collecting base by spreading the wealth among realtors. All of this at the expense of the public. Representation is another term thrown around to impress the public. What does a listing agent do to represent a seller. Before a contract arrives, nothing really. A listing agent is compensated for marketing. A buyer's agent only gets involved in the representation aspect from the time an offer is drafted otherwise they are compensated for their escort services. As for contract law, there is a good reason we as realtors are required to advise our clients/customers to seek legal counsel. The paperwork is often ambiguous and those of us filling in the blanks seldom truly know what we're doing. We blindly go along with the norm and when confronted with a complex situation rely on our "clause editor" pull down menu in their contract software program.
Every real estate licensee should be required to perform appraisals, surveys, home inspections and title searches before being licensed. The fact is, most do not even look much beyond the commission line on the settlement statement before closing. They simply assume the pro-rations are correct. I would love to know how many dollars are incorrectly charged each year. A 50 hour class focusing on teaching you "HOW TO PASS" the simple state exam is a joke.
No you do not need a buyer's agent. I do believe you need a listing agent and only then because it's the only way to get into an MLS.
Yes you can work directly with the seller's agent. They will provide all the legal paperwork including disclosures. State laws vary, but you do receive some protection under state law. They are consitent in as much as agents must disclose known material defects and handle money according to state law. The code of ethics, while very flawed, also offers some protection to the unrepresented.
Buyer's Agency is a scam hidden behind consumer protection language. By design it causes commissions to remain high and increases the dues collecting base by spreading the wealth among realtors. All of this at the expense of the public. Representation is another term thrown around to impress the public. What does a listing agent do to represent a seller. Before a contract arrives, nothing really. A listing agent is compensated for marketing. A buyer's agent only gets involved in the representation aspect from the time an offer is drafted otherwise they are compensated for their escort services. As for contract law, there is a good reason we as realtors are required to advise our clients/customers to seek legal counsel. The paperwork is often ambiguous and those of us filling in the blanks seldom truly know what we're doing. We blindly go along with the norm and when confronted with a complex situation rely on our "clause editor" pull down menu in their contract software program.
Every real estate licensee should be required to perform appraisals, surveys, home inspections and title searches before being licensed. The fact is, most do not even look much beyond the commission line on the settlement statement before closing. They simply assume the pro-rations are correct. I would love to know how many dollars are incorrectly charged each year. A 50 hour class focusing on teaching you "HOW TO PASS" the simple state exam is a joke.
No you do not need a buyer's agent. I do believe you need a listing agent and only then because it's the only way to get into an MLS.
jkonstant,
You always impress me with your raw honesty and ability to break this issue down effectively and eloquently. Thanks.
You always impress me with your raw honesty and ability to break this issue down effectively and eloquently. Thanks.
- grt8day
- Contributions:144
Very nicely said JK.
- sanjays
- Contributions:7
jkonstant.........thanks for the info
I understood the part for the sellers agent to get the commission because they do the marketing, open house, paper work etc...
But I did not understand the part of buyers agent.
Again thanks everyone for all the information....
I understood the part for the sellers agent to get the commission because they do the marketing, open house, paper work etc...
But I did not understand the part of buyers agent.
Again thanks everyone for all the information....
- Linda Strasberg, "L Strasberg"
- Contributions:2315
Do you think you would benefit from having someone represent your interests versus the sellers?
- Diedra Roesijadi, "AgentDiedra"
- Contributions:1
No, you do not need a Buyer's Agent to purchase residential real estate. With research and energy you could most likely complete a transaction yourself. However, to many it's quite valuable to have a professional you trust to place the stones in front of you to step on. Unfortunately, it seems the perception of our profession has changed. There is an urge to "beat the RE Agent at their own game". It's "in" to feel like they are having a fast one put on them for asking for help to facilitate the process. It's unfortunate, because most benefit from our assistance.
Representation (or whatever you want to call it) is valuable. Buying real estate is an enormous decision. It is valuable to have someone who has the primary goal of facilitating your vision on your side.
I feel I am a fairly busy agent. I make an okay living, but far from a lavish life. At the end of the day, the amount of time that I spend with each client to help them find their home is quite a bit! From start to closing, usually a few months, what my pay divides by time makes my wage a moderate amount. We are a one car family, and make careful choices. It really pays just like any other job. I know that I could be busier and wealthier because of it, but to maintain a quality home life and to maintain quality service to the clients I have my workload is pretty full!
From meeting people involved and building a team for the transaction, many phonecalls, trips taken to investigate items about the property, delivering documents between parties, research on neighborhoods, construction, codes, pricing, history, etc it is boldly apparent that if I weren't doing these tasks my client would be!
How many of your friends think about the milita of considerations for deciding to buy a home you've found after months of searching. How many of them have been along with you every step of the way to know all the little choices that got you to where you were now in the process? How many of your friends would hang out with you in line at the city while you investigated permits to remodel a place you might buy? How many friends would you ask take you to multiple destinations miles apart and have the doors open and stats about the property ready at your disposal? Or would anyone you know take the time to preview all of the places you've expressed interest in and let you know if you can save the trouble?
If you know the home you want. You feel comfortable in the consequences of all the risks you are taking. You thoroughly believe you are aware of all risks and consequences. You feel that you are confident to ensure all legal documentation is in correct format and that you have coordinated all time lines to avoid penalty. You have successfully gathered all relevant information to confirm this place will suit your needs in present/future. You are prepared to negotiate all terms with the Seller while staying emotionally uninvolved. You are ready to coordinate any access to the property with the Listing Agent (it's not as easy as you think). You are ready to leave other obligations at the drop of a hat to deliver, call, pick up, meet something/someone. Aaaaaaaaaannnnnndddddddddddd you can still carry on with the rest of your life at the same time.....be my guest!
Technically, you are BOTH paying for BOTH agents. It's a cut in extra money to the Seller and a hard spot in discount for the Buyer. We are precious time, money, support, peace of mind, walking the white pages, doing the numbers, super duper help for you. Both sides have important reasons to believe that both agents are doing each other a great service of CYA.
And if one were to take care of all this themselves, and then hire a lawyer from the phone book to construct a contract with no defensive value of you or your experience....are they not "representing" you either?
Representation (or whatever you want to call it) is valuable. Buying real estate is an enormous decision. It is valuable to have someone who has the primary goal of facilitating your vision on your side.
I feel I am a fairly busy agent. I make an okay living, but far from a lavish life. At the end of the day, the amount of time that I spend with each client to help them find their home is quite a bit! From start to closing, usually a few months, what my pay divides by time makes my wage a moderate amount. We are a one car family, and make careful choices. It really pays just like any other job. I know that I could be busier and wealthier because of it, but to maintain a quality home life and to maintain quality service to the clients I have my workload is pretty full!
From meeting people involved and building a team for the transaction, many phonecalls, trips taken to investigate items about the property, delivering documents between parties, research on neighborhoods, construction, codes, pricing, history, etc it is boldly apparent that if I weren't doing these tasks my client would be!
How many of your friends think about the milita of considerations for deciding to buy a home you've found after months of searching. How many of them have been along with you every step of the way to know all the little choices that got you to where you were now in the process? How many of your friends would hang out with you in line at the city while you investigated permits to remodel a place you might buy? How many friends would you ask take you to multiple destinations miles apart and have the doors open and stats about the property ready at your disposal? Or would anyone you know take the time to preview all of the places you've expressed interest in and let you know if you can save the trouble?
If you know the home you want. You feel comfortable in the consequences of all the risks you are taking. You thoroughly believe you are aware of all risks and consequences. You feel that you are confident to ensure all legal documentation is in correct format and that you have coordinated all time lines to avoid penalty. You have successfully gathered all relevant information to confirm this place will suit your needs in present/future. You are prepared to negotiate all terms with the Seller while staying emotionally uninvolved. You are ready to coordinate any access to the property with the Listing Agent (it's not as easy as you think). You are ready to leave other obligations at the drop of a hat to deliver, call, pick up, meet something/someone. Aaaaaaaaaannnnnndddddddddddd you can still carry on with the rest of your life at the same time.....be my guest!
Technically, you are BOTH paying for BOTH agents. It's a cut in extra money to the Seller and a hard spot in discount for the Buyer. We are precious time, money, support, peace of mind, walking the white pages, doing the numbers, super duper help for you. Both sides have important reasons to believe that both agents are doing each other a great service of CYA.
And if one were to take care of all this themselves, and then hire a lawyer from the phone book to construct a contract with no defensive value of you or your experience....are they not "representing" you either?
- Jeff Konstant, "jkonstant"
- Contributions:1970
And for every long drawn out and or complicated sale there is an easy one that took little or no effort whatsoever. Why don't we hear more about those transactions? I have a ton of them. Yes I have lost a few, cringed my way through and otherwise worked my a$$ off for a few, but more often than not, it's pretty easy stuff. Where were all those great buyers agents a few years ago when prices and sales got out of control? We were all reaping the profits. Every time the phone rang it sounded like a cash register. There was no representation, no protecting the buyer's interest. Seems to me that the listing agents outdid their counterparts. Then there are those who only practice buyer's agency. How can one effectively do this if they don't understand things from the seller side of a transaction. And this brings me to dual agency and all the so called bad things that can happen. That's bs too. I have done it many times without adversely affecting one or either side of the deal. Some states have abolished the term but not the practice. Instead they now call it "Transaction Brokerage". Same thing, different term. The whole dual agency/transaction broker argument is ridiculous. When I list a home, the seller is hiring me to get it sold. Who is best qualified to sell it? I have listed homes and on my way to the office to enter it into the MLS I call any and all potential buyers I am working with to let them know about it. Why? It's my job to sell the home and to find one for the buyers I am working with.
Even today, buyer's agents are doing a dis-service to their buyers when they run the comps to determne what to offer. How many offer a true analysis of their market and so their buyers where prices are headed and likely to be in a year? It seems criminal to me to allow a buyer to pay close to asking price in say Phoenix, Vegas or Miami because todays comps say it is priced right knowing good and well that in a year they are likely to have declined another 10% or more. If we want to call that representation then I want no part of it because if anything it is bad representation.
Until such time that we are honest with ourselves and admit that we are well compensated for having MLS and lockbox access we will continue to looked at the way we are b so many. I could list and sell one $1 million dollar home this year and after all expenses earn more than the median wage for our county. And it might be one of those easy ones too.
Even today, buyer's agents are doing a dis-service to their buyers when they run the comps to determne what to offer. How many offer a true analysis of their market and so their buyers where prices are headed and likely to be in a year? It seems criminal to me to allow a buyer to pay close to asking price in say Phoenix, Vegas or Miami because todays comps say it is priced right knowing good and well that in a year they are likely to have declined another 10% or more. If we want to call that representation then I want no part of it because if anything it is bad representation.
Until such time that we are honest with ourselves and admit that we are well compensated for having MLS and lockbox access we will continue to looked at the way we are b so many. I could list and sell one $1 million dollar home this year and after all expenses earn more than the median wage for our county. And it might be one of those easy ones too.
- dacolan
- Contributions:1073
Q: Do you think you would benefit from having someone represent your interests versus the sellers?
A: Even today, buyer's agents are doing a dis-service to their buyers when they run the comps to determne what to offer. How many offer a true analysis of their market and so their buyers where prices are headed and likely to be in a year? It seems criminal to me to allow a buyer to pay close to asking price in say Phoenix, Vegas or Miami because todays comps say it is priced right knowing good and well that in a year they are likely to have declined another 10% or more. If we want to call that representation then I want no part of it because if anything it is bad representation.
Thank you for the candidness and integrity, jkonstant. You are a credit to your profession. It's posts like this that will begin to change the perception of the NAR-parroting self-parodies that give pros like you a bad name.
A: Even today, buyer's agents are doing a dis-service to their buyers when they run the comps to determne what to offer. How many offer a true analysis of their market and so their buyers where prices are headed and likely to be in a year? It seems criminal to me to allow a buyer to pay close to asking price in say Phoenix, Vegas or Miami because todays comps say it is priced right knowing good and well that in a year they are likely to have declined another 10% or more. If we want to call that representation then I want no part of it because if anything it is bad representation.
Thank you for the candidness and integrity, jkonstant. You are a credit to your profession. It's posts like this that will begin to change the perception of the NAR-parroting self-parodies that give pros like you a bad name.
- JimMcKee2
- Contributions:2
I know this is an old discussion, but I see so much that isn't true that I had to respond.
I live in Michigan, so I can't speak to other states, or their rules and regs.
Here, commission is 6%, that's standard. If you have a buyer's agent, they get half of that (3%). If you do not have a buyer's agent, the seller's agent gets the entire 6%. A buyer's agent costs the buyer NOTHING. The buyer's agent works for the buyer, keeps your personal & financial situation confidential from the seller's agent, finds homes for you to check out based on your parameters.
I know some people think you can do it yourself and save, but in this case, doing it yourself saves you nothing, and is all downside.
I live in Michigan, so I can't speak to other states, or their rules and regs.
Here, commission is 6%, that's standard. If you have a buyer's agent, they get half of that (3%). If you do not have a buyer's agent, the seller's agent gets the entire 6%. A buyer's agent costs the buyer NOTHING. The buyer's agent works for the buyer, keeps your personal & financial situation confidential from the seller's agent, finds homes for you to check out based on your parameters.
I know some people think you can do it yourself and save, but in this case, doing it yourself saves you nothing, and is all downside.
- Lisa Plushnick, "lplushnick"
- Contributions:10
I specialize as a Buye'ws Agent and it is imperritive that you use an Agent that represents you. The seller pays a commission to the Buyer's Agent and without one you have nobody in your corner. The Seller's agent will not give you direction on what to do as far as strategy. There are several ways to move around money to help you out in the buying process. In addition, to help with getting you a great home inspector, advice, negotiating,etc... In short, you will have a less stressful, smooth, and positive experience with someone looking out for your best interest. I cannot say enough about having the proper representation. Thanks, Lisa REMAX Town Center Park Potomac
- Brandi Hampton, "Brandi_Hampton"
- Contributions:34
Yes, you will need a Realtor to buy a house that is listed in the MLS. Even if you call the listing agent and use him/her to navigate through the transaction--- that is still considered using a Realtor. That agent will just receive the full commission (a.k.a. double sided deal) as opposed to splitting it with a Buyer's Agent. You will not save any money by using the Listing Agent since the commission the seller's pays out is negotiated when they sign with their Realtor.
- Tiffany Bond, "TiffanyBond"
- Contributions:3010
Jim, Lisa, Brandy -
This thread is from 2009.
Jim - If an agent EVER suggests there is a "standard" or "fixed" commission, they are risking the wrath of anti-trust law whomping them. There is no fixed or standard commission. All commission is negotiable, either by agency or agent.
This thread is from 2009.
Jim - If an agent EVER suggests there is a "standard" or "fixed" commission, they are risking the wrath of anti-trust law whomping them. There is no fixed or standard commission. All commission is negotiable, either by agency or agent.
- JimMcKee2
- Contributions:2
I'm referring to "what usually happens", not necessarily anything that is codified into a regulation. So, instead of "standard:, please replace with "typical". That said, I stand by my post.
- Brad Pratt, "Brad Pratt"
- Contributions:88
How many real estate transactions have you been a party to? A good full time buyers agent with the proper credentials and experience has been a part of hundreds. Every real estate transaction is different. A buyers agent services are free to the buyers. I cannot think of any reason why a buyer would not take advantage of the experience of a buyers agent. I am an accredited buyers representative by the National Association of Realtors. I also hold the highest designation that the National Association of Realtors has. CRS. Certified residential specialist. Combine these factors with my previous career in all aspects of home building, from site excavation to finishwork. I think I have made a pretty powerful case for the benefits of using a great buyers agent.
- sunnyview
- Contributions:25127
"A buyers agent services are free to the buyers."
Free is a loaded word. I think that buyers should choose an agent based on their professionalism, market knowledge and honesty. Buyers may not be paying an agent directly, but it is their purchase and they are the one bringing money to the closing table.
Choosing an agent that you would be willing to pay out of pocket to professionally represent your interests is bound to get you a better agent than looking at an agent as "free" when a commission is involved.
Free is a loaded word. I think that buyers should choose an agent based on their professionalism, market knowledge and honesty. Buyers may not be paying an agent directly, but it is their purchase and they are the one bringing money to the closing table.
Choosing an agent that you would be willing to pay out of pocket to professionally represent your interests is bound to get you a better agent than looking at an agent as "free" when a commission is involved.
- Nikki Dye, "Nikki.Dye"
- Contributions:6
It is in your best interest to work with a Buyer's agent, as the agent representing the home for sale is the Seller's agent and their fiduciary responsibility is to that Seller. A Buyer's agent will represent YOUR interests 100%, advising and negotiating on YOUR behalf. There are many agents who will work both sides of the deal (but remain a Seller's agent), leaving the Buyer with essentially no representation. The bottom line is, it is best to have your own representation instead of an agent that "wears two hats". Even though there are 2 different agents representing 2 different parties, they should both be working towards a win-win situation for all.
- Jarrid Echard, "Jarrid Echard"
- Contributions:59
"Of course they cost the buyer. Where do you think they get their commission from? The proceeds from the sale of the home which come from the buyer."
Actually, the commission in the listing contract (say 6% for easy math) is actually 3% for the buyer agent/broker and 3% for the listing agent/broker. If the buyer elects to not have a buyer agent the listing agent gets it all as he would be representing both as a dual agent.
Actually, the commission in the listing contract (say 6% for easy math) is actually 3% for the buyer agent/broker and 3% for the listing agent/broker. If the buyer elects to not have a buyer agent the listing agent gets it all as he would be representing both as a dual agent.
Do we need a realtor as a buyer's agent???
Can we just contact a seller's agent to ask her to show the house and do the offer , counter offer etc.
These are the things which I know we can do by our self.
1. Preapproval letter.
2. Price I am willing to pay
3. Home inspection will be done by the local expertise hired by me.
4. Paperwork (I know I can find but as of now I don't know)
5. Lawyer.
6. Getting loan from bank.
7. Price comparison with recent purchase.
I need to know if I am missing anything.
It's just a discussion and I am sorry if I have offended anyone in anyway so.
Well these are the expertise a real estate agent has if they become buyer's agent.
Code of Ethics
ExperienceNeighborhood
ExpertPrice Guidance and Market Conditions
Networking
Negotiating Skills
Paperwork
Post Closing Questions
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