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!

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 >>

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!

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!

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!

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!

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).

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).

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!