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Specializing In Boston's Historic Neighborhoods Since 1995!
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Closing ±345 properties totaling over a
±quarter of a billion dollars since 1995, the single most important thing I
could do as your broker is
to identify the best property for you and your needs at the lowest possible selling price! My commitment is to provide you with Successful Negotiating & Positioning Strategies combining all of today's technological advances with the traditional real estate services. My Valued Client Savings Program affords the unique flexibility to provide a superior level of high-touch personalized service with all the market expertise, resources and tools of the large firms...along with a significant cash bonus! Please review my strategies: |
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Specializing in Downtown Boston's Historic Neighborhoods, my firm is an independent sole proprietorship allowing me to better serve my client's needs without being hindered by office politics. My goal is to provide you with a superior level of high-touch personalized service with the feel of a small boutique...yet with all the market expertise and tools of the large real estate firms. As your exclusive buyer agent, I
offer the unique flexibility of
a cash bonus equivalent to your ±1st mortgage payment, regardless of whether you are financing the entire purchase or paying cash.
I accomplish this by crediting you 20% of the compensation paid by the seller to me as your buyer's agent!
Please review my
Exclusive Buyer Agency Agreement, your Estimated Closing Costs and various Legal Updates. If you are considering selling property, please review how to receive a combined 30% cash bonus enlisting my services as your Exclusive Seller Agent!
All The Benefits, Tools & Resources Of A Full Service Brokerage |
Successful Buyer Agent Negotiating Techniques & Closing Strategies
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Specializing In Downtown Boston's Historic Neighborhoods Since 1995 |
Closing ±350 Properties Totaling Over A ±Quarter Of A Billion In Sales |
My Company Mission Statement: More than ±95% of my business has been from existing clients and the referrals of their friends, relatives, neighbors and business associates. This unique strategy allows me to focus 100% of my energies on your property and not spend my time looking for new business. In turn, my hope is to prove worthy of your referrals. My client base speak for themselves expressing their opinion of my services for which I am proud to share: "What separates Rich Haen from your average realtor is intelligence and intuition, two things that can't be taught. Combine this with a strong knowledge of the market and you have an ally in residential search that is difficult to discover; anywhere!"...read more testimonials >>
For a private consultation please feel free to contact me directly:
Please call my cell (617) 283-5044 or email: Rich@RichHaen.com
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All Properties Listed For Sale On MLSpin
Populate All Websites & Search Engines
Guaranteed by The National Association of Realtors
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Plus Hundreds Of Other Websites & Search Engines!
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MLSpin.com is the Live-Feed for All
Real Estate Websites & Search Engines!
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My goal is to provide you with total access to this transaction and the confidence knowing that everything possible is being done to help secure your new home! My promise is to personally assist you every step of the way providing a superior level of high-touch personalized service until your property closes...you will not interact with a team of inexperienced assistants. I am typically available weekdays, evenings and most weekends...I'm always available for my valued clients with mobile cell, text and email!
Your Real Estate Tool Box! |
Experience + Knowledge + Honesty = Targeted Results!
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My automated systems afford you 24/7 global on-line access to all the real estate tools necessary to research the market and perform your transaction totally web-based! You will have secure access to all Available Properties as well as the most up to date Sales Data...and so much more! My website also features my preferred list of Trusted Legal Counsel, Trusted Lenders and Home Inspectors. Once we secure your new property, I will create a secure Buyer On-line Transaction outlining the next steps and the closing documents. When the time comes, my website also provides extensive Closing Info & Moving Tips!
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A mortgage commitment is a very common contingency for the purchase of most properties. All buyers should obtain a written mortgage pre-approval prior to searching for any property as sellers do not even entertain offers that are not accompanied by a written mortgage pre-approval! A mortgage pre-approval informs the seller exactly how much a buyer will qualify to borrow in addition to their cash down payment, and that the buyer's credit, employment and funds have been verified. I will be in touch regularly with the lender throughout the entire transaction in an effort to monitor the process, prepare and submit all requested closing documents, meet with the appraiser, secure the written mortgage commitment and to generally assure the process proceeds smoothly and ultimately closes without incident!
The absolute best recommendation I can provide is to research the mortgage market thoroughly so that you have truly educated yourself with this process...trust me, it will make a huge difference when it comes time to close! This process is based primarily upon your income, credit history, credit score, and debt to income ratios. Accurate, reliable and realistic information will prove to be your best asset when negotiating with lenders. Feel free to call me if you would like to discuss this in person as the wrong mortgage could cost you hundreds of dollars a month in this market. Also, it would be good to note that many loan programs have become more difficult to secure especially in the jumbo loan mortgage market!
Federal Lending Standards require your lender to supply you with a "Good Faith Estimate" of your estimated closing costs within days of your formal application! Request a written list of all required documents that are to be submitted with your application. Current legislation also requires lenders to supply the buyer with a copy of their credit score which may assist you in negotiating a better interest rate as well as the overall financing package. Request a copy of the actual appraisal as you have paid for this as part of your actual loan application fees.
Depending upon the closing date but typically within fifteen to thirty days after executing the Purchase and Sales Agreement or "P&S", the mortgage company will issue the final written mortgage commitment. The mortgage commitment verifies to the seller and buyer that the lender has secured an independent appraisal of the property, verified the accuracy of the P&S and has begun the initial title search. Time is of the essence in an effort to secure the financing in a timely fashion, so please submit all required documents as the actual underwriter of your loan does not begin processing your loan until all "i"s are dotted and "t"s are crossed! Please keep in mind that the lender usually does not begin processing the closing documents, deed and funds until the last week just prior to the closing date. So be prepared for a few last minute details...see more information in regards Closing Information.

Recommendations
I have been involved in many real estate transactions, and I can impart the names of the following lenders with confidence. These people are all well versed in Boston's mortgage market and possess the necessary skills to help navigate you through the entire process. The vast majority of my client base have hired their services. Consult with your friends, relatives, neighbors and business associates for their recommendations. However, not all lenders are the same and each buyer's portfolio is somewhat different, therefore any one lender may not be the right one for you? Please feel free to start a conversation with me in regards to this process...there are many tips I could offer and reasons why to choose a particular lender that will best fit your needs...rates are only the beginning of a great mortgage!
Please note that www.Richhaen.com nor it's agents assume any responsibility for the services of the aforementioned parties. This list is simply a matter of courtesy, consult your yellow pages for additional companies. We strongly suggest that you contact the Better Business Bureau @ 617 426-9000 or write The BBB @ 20 Park Plaza, Suite 820, Boston MA 02116-4404 (www.bbb.org).
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Total Access To MLSpin Property Search! |
Total Access To The Most Up To Date Sales Data!
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Multiple Listing Service or MLSpin is the nation's largest real estate database! As your exclusive Buyer's Agent, I can register you to receive automatically generated daily emails from MLSpin.com with your chosen criteria as they hit the market including new property listings, price reductions and properties that come back on the market...the absolute best way to keep an eye on the market. You will also have total access to the most up to date Sales Data!
MLSpin.com is the Live-Feed for All
Real Websites & Search Engines!
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My guarantee is that if you are searching for an agent who will enthusiastically encourage unrealistic offers, I am not the right broker for you! Closing ±345 properties totaling over a quarter of a billion dollars, I provide the experience, honesty and a willingness to do what it takes to negotiate the best price possible. An experienced buyer's agent can represent your best interests; navigating to avoid many of the pitfalls that you may experience in your pursuit to purchase real estate. If we position ourselves properly we should be able to secure an offer that will satisfy your needs and one that will consummate at the true market value or less. As your buyer's agent, I would be more than happy to share the litany of strategies and experiences I've witnessed negotiating hundreds of offers to purchase real estate in Downtown Boston. In this market, I highly recommend that you focus on new inventory that has been either priced attractively and/or properties that have been appropriately reduced...and hold steadfast to the adage "location, location, location"! I believe that identifying the best possible property at the lowest possible price is the single most important thing I can do as your buyer's agent!
The absolute best advice I can give is to focus on
Location, Configuration & Structural Integrity...
Everything else can be fixed!
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I am regularly asked if this a Buyer's Market? I am very confident that the answer always depends upon whether or not the property in question has been priced appropriately...if the seller prices their property clearly better than the competition, that property will most likely sell at or near the listed price and within a few short days or weeks. However, I have been in this business long enough to know that prices are ultimately dictated by "how much the market will bare" which is always based solely upon the current level of market activity and the particular seller's motivation. In addition, capturing the current interest rates is the balancing act that only you can answer? I believe that now is a truly a great time because the current mortgage rates are still at all time historic lows...and there has never been a better time to negotiate a good deal in the past decade!
10 Steps to a Successful Negotiation:
1. Is this the property you want if purchased at the current market value?
2. How long has this property been on the market?
3. What is the true value given the current market conditions?
4. Do we know everything about the property and do we trust the answers?
5. How well do we know the agent that has the property listed for sale?
6. What do we know about the seller/developer's true level of motivation?
7. Have we structured our offer to be conveyed as a win-win situation?
8. Have we positioned ourselves to respond with an appropriate counter?
9. Have we allowed ourselves emotional flexibility to work this to the end?
10. If we consummate this offer are you ready to close this transaction? |
Next rate your answers to these questions 1 to 10:
1. How much do I really like this property?
2. How much do I really want to own and live in this property?
3. Is the property priced relative to the current sales & market conditions?
4. Do I like the location of this property...address and location in building?
5. Is the condition of the property relative to the price?
6. Does the property have the amenities that I am willing to accept?
7. Can I picture myself and my family in this property for a few years?
8. Will my family and friends be happy for me and my choice of property?
9. Do I think this will be a desirable piece of real estate when I want to sell?
10. Am I completely comfortable with my decisions and ready to buy a home? |
If we are not successful securing the property
at the price you want to pay...we'll start over!
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A "Home Inspection" is a very common contingency for the purchase and sale of most properties. Customarily the home inspection which is not mandatory but highly recommended, should be completed within the next seven (7) calendar days. A home inspection covers mechanical defects as well as an overview of the current condition of the facade, roof, windows, basement, heating, air conditioning, electrical, plumbing, outside spaces, parking, etc. All appliances as well as the kitchen and bathroom fixtures are assumed to be in "good working order" unless otherwise disclosed. A home inspection is not intended to cover cosmetics and/or routine maintenance, unless the property is new construction. Typically, you will receive a written report either on the spot or within 24 hours. We will then discuss the report and all issues or concerns you may have at that time. As a regular practice, I believe if there are serious issues you should seek legal advice and then possibly a structural engineer. I respectfully suggest that all major home inspection issues be negotiated by your legal counsel, not the real estate agents...this policy keeps this process strictly business!
Current legislation requires home inspectors to be more accountable to consumers. The State has also created a board of registration to issue state licensed requiring home inspectors to attend yearly continuing education and carry errors and omission insurance coverage. Please check out The American Society of Home Inspectors www.ashi.com which offers information in regard to home inspections,
building defects and various issues you may want to review. A list of licensed home inspectors can be found by searching the Division of Professional Licensure website at www.state.ma.us/reg/boards/hi. You might also like to read the Legal Update in regards to home inspection issues as well as the State of Massachusetts Facts for the Consumer in regards to Home Inspection issues.

Recommendations
The experiences of most buyers have shown that the home inspector should be familiar with condominiums as well as single family homes, and have a good working knowledge of real property. It is a good idea to consult with friends, relatives, neighbors and business associates for home inspection recommendations. Alternately, most attorneys would also be a good resource for an unbiased recommendation. More importantly, you will learn many things about your new property such as regular maintenance schedules, location of all mechanicals and a general sense of understanding the basics of your new home.
With all due respect, Sellers really should not be present at the time of the home inspection, but all buyers should absolutely be present for the home inspection
which usually takes anywhere between one to three hours depending upon the square footage and the number of questions you may have. Please call me with at least 24 hour notice and I will schedule the appointment with all the other necessary parties and provide access to whatever is applicable: systems and/or basement, utilities, roof, facade and rear of building, outside space and parking. Please schedule weekdays only between 8:00am to 4:00pm...this allows for convenient access during the daylight!
The cost is customarily between
$250.00 and $500.00 (depending upon the square footage of the property)
and would be non-refundable should the buyer not proceed with this transaction. An inspection can usually be scheduled with a 2-day advance notice and most home inspectors will submit the written report on the spot or within 24 hours. If I am representing you as a Buyer's Agent I can recommend licensed home inspectors...the following is my personal favorites. Please allow at least 24 hours for return phone calls:
Please note that www.Richhaen.com nor it's agents assume any responsibility for the services of the aforementioned parties. This list is simply a matter of courtesy, consult your yellow pages for additional companies. We strongly suggest that you contact the Better Business Bureau @ 617 426-9000 or write The BBB @ 20 Park Plaza, Suite 820, Boston MA 02116-4404 (www.bbb.org).
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Once you have an accepted and signed Offer To Purchase the property is considered "Under Agreement". Please note that recent changes adopted by the MA Superior Judicial Court has determined that
Offer to Purchase Real Estate Documents Are Legally Binding provided all contingencies have been satisfied. Customarily, the Purchase and Sale Agreement (commonly know as the P&S) is usually executed within the next fourteen (14) calendar days. The balance of the five to ten percent (5-10%) cash down payment is also customarily collected and submitted for deposit into the Seller's Real Estate Agency's Escrow Account (a personal check made payable to the listing agency is sufficient at this time). If this transaction is in conjunction with a 1031 tax-free exchange, please seek legal and/or tax advice. Take the time to review the
Estimated Closing Costs and Registry of Deeds Recording Fees, as well as the many Legal Updates and Offer To Purchase Real Estate Documents!

The Process
If you intend to be represented by legal counsel in your real estate transaction which is not mandatory but highly recommended, you might start by asking your current attorney for a recommendation if she/he does not practice real estate law. It also is a good idea to consult with your friends, relatives, neighbors and business associates for their legal counsel recommendations. However, the experiences of most of my clients have shown that it is usually best to hire an attorney who regularly practices real estate law and are familiar with the local real estate community.
Additionally, buyers applying for a mortgage might ask their attorney if she/he can also represent the lender as this should lower your overall legal expenses; and visa versa as your lender may already have your attorney on their list of authorized legal counsel. Please discuss any possible conflict of interests representing both parties. I strongly recommend that you consider The Homestead Protection Act and Homeowner's Title Insurance to further protect your primary home.
Please discuss the benefits and costs with your legal counsel.
I will be available to you and your attorney throughout the entire process and will coordinate the distribution and execution of the final Purchase and Sale Agreement and collection the escrow funds. However, I truly believe that this is an opportunity for you and your legal counsel to discuss any and all of your concerns in regards to this transaction. You will be advised on many issues and will need to fully understand and agree to the final draft of the P&S. I strongly suggest that you read your entire P&S prior to execution. If your P&S is not executed on time, I respectfully suggest that your attorney request a written extension from the seller's counsel. Again, I respectfully suggest that all major home inspection issues be negotiated by your legal counsel...this policy keeps this process strictly business!
Recommendations
I have been involved in many real estate transactions, and I can impart the names of the following attorneys with confidence. These attorneys are all well versed in Boston's real estate transactions, and the vast majority of my client base have hired their services.
Consult with your friends, relatives, neighbors and business associates for their recommendations. Please feel free to call me to discuss your choice of legal counsel:
Please note that www.Richhaen.com nor it's agents assume any responsibility for the services of the aforementioned parties. This list is simply a matter of courtesy, consult your yellow pages for additional companies. We strongly suggest that you contact the Better Business Bureau @ 617 426-9000 or write The BBB @ 20 Park Plaza, Suite 820, Boston MA 02116-4404 (www.bbb.org).
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Prior to the actual closing, I will contact all the parties to discuss the final Closing Information and to coordinate your closing schedule. I will be in touch with you and your legal counsel regularly updating you on an as needed basis. I will also be in touch with your choice of lender throughout the entire transaction in an effort to monitor the process, prepare and submit all requested closing documents, meet with the appraiser, secure the written mortgage commitment in a timely fashion and to generally assure the process proceeds smoothly and ultimately closes without incident.

When the time comes, you will also have access to on-line Moving Tips with various recommendations and suggestions for moving companies, on-line transfer of your utilities and much more. If you are considering any repairs please visit my Trusted Vendors list, I would be more than happy to help coordinate and oversee any and all repairs. I hope to prove that after-sale service should not be an unexpected bonus, but rather another opportunity to earn your trust and your future business through relationship and referral. My aim is to focus on your needs so that you may go about your busy life and feel comfortable calling me for all you real estate transactions!
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For a private consultation please feel free to contact me directly:
Call or text my cell (617) 283-5044 or email Rich@RichHaen.com |
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Refer to a friend | Suggestion box | Contact
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