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 or bloated expenses! My goal is to provide you with a superior level of high-touch personalized service with the feel of a small boutique...yet all the market expertise and tools of the large real estate firms. For value-added service, I have the unique flexibility to offer 20% of my compensation equivalent to your ±1st mortgage payment at closing! Please take the time to review my Buyer Agency Agreement and Real Estate Documents, your Closing Costs and various Legal Updates!

Over the past several years more than ±95% of my business has been from existing clients and the referrals of their friends, relatives, neighbors and business associates. This 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 requesting the referral of your friends, relatives, neighbors and business associates! My client base speaks for themselves graciously expressing their opinion of my services...read more testimonials >>

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 Currently Available Properties (Live feed LINKBoston.com with Google Map), the most recent & complete Sales Data with monthly, quarterly and year end summaries, the weekly list of Sunday Open Houses...and so much more! My website also features my preferred list of Trusted Legal Counsel, Trusted Lenders and Home Inspectors. I have comprised a Chronological Task List designed to keep apprised of every detail from start to finish. Once your new property is under agreement, I will create a personalized and 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!

Listing Information Network or LINKBoston.com is Downtown Boston's #1 Multiple Listing Property Database of Choice! In my experience, at any given time LINKBoston.com has +-10-20% more inventory than MLSpin.com! As your exclusive Buyer's Agent, I can register you to receive automatic daily emails of all available inventories as they hit the market including new property listings, price reductions and properties that come back on the market...the best way to keep an eye on the market on a daily basis! Plus you will have access to the most recent and complete Sales Data with monthly, quarterly and yearly end summaries!

Representing buyers since 1995 specializing in  Downtown Boston's Historic Neighborhoods closing ±334 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 for your new home!. 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 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 to BUY because the current mortgage rates are still at all time historic lows: (see the average mortgage rates compiled from FreddieMac.com)...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 serious structural or mechanical defects as well as the facade, roof, windows, basement, heating, air conditioning, electrical, plumbing, outside spaces, parking, etc. In addition, all appliances as well as the kitchen and bathroom fixtures are assumed to be in "good working order" unless otherwise already disclosed. However a home inspection is not intended to cover cosmetics and/or routine maintenance. I respectfully suggest that all major home inspection issues be negotiated by your legal counsel, and 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 that 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 Homeowner's Title Insurance and The Homestead Protection Act to further protect your primary home. Please discuss this with your attorney...but feel free to call me to help you save thousands on title insurance!

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 and deposit of 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 you or 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, and not the real estate agents...this policy keeps this process strictly business!

Recommendations

I have been involved in many real estate transactions, and I can impart the names of four 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 and 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!