Buyers Real Estate Agent Laura Boyajian: Historic Homes Specialist in Downtown, Central and Metro Phoenix
Buying Historic Phoenix homes can be a complex art that requires a different skill set. It takes a very special type of real estate agent like Laura Boyajian.
It involves a completely different depth of knowledge and understanding.
Whether you’re buying a starter home or are an experienced buyer, hiring an agent who understands the complexities that come with historic home purchases is a must.
The same is true for all pricing points in a purchase. The same skill set is necessary whether you’re buying a $350,000 home or a multi-million dollar luxury historic home.
Hire 22-Year Experienced Buyers Agent Laura Boyajian When Buying a Historic Phoenix Home
It’s super important to have an experienced buyers agent when you’re buying a historic home. For 22 years, I’ve been representing buyers in all 36 historic Phoenix districts and surrounding areas. Each district and their neighborhoods are different and so are their homes.
Having a real estate agent who knows the ins and outs of these neighborhoods and their values is crucial. Buying historic homes does not compare to buying cookie-cutter homes.
No Room for Error When Buying Historic Phoenix Homes
Real estate is serious business and there are severe consequences for fraud or mistakes. You don’t want your real estate agent pretending to know how to do things and get you in trouble.
State of Arizona Real Estate Agents Fiduciary Duties and Ethics When Representing Buyers and Sellers
Hiring Laura Boyajian Real Estate to buy a home means getting solid legal protection and the benefit of Fiduciary Duty in a real estate transaction. This is absolutely imperative for buyers. There’s more than meets the eye and having the right buyer’s agent cannot and should not be underestimated.
In the State of Arizona, licensed Realtors must abide by and are bound by this duty, which in many ways is very similar to Attorney-Client privilege. Arizona also gives agents a unique role by allowing us to prepare and complete certain legal documents connected with a real estate transaction. Yes, I’m a law geek. I study law extensively and use that education for every single client.
Also, hiring an ethical real estate agent is very important. There are Code of Ethics standards and duties we owe not only to our clients, but to other agents. Many of these agents blatantly disregard these ethics.
Real Estate Law and Fiduciary Duty for Buyers
I’m a HUGE stickler for protecting my Buyers legally with my fiduciary duty. I study law as a hobby as I love it.
But I also believe there is an obligation to understand real estate law when practicing real estate and handling such important documentation for what is usually one of the most important transactions you will be making in your lifetime.
Laura Boyajian Licensed Arizona Buyers Real Estate Agent With HomeSmart Elite Group For Historic Phoenix Homes
My experience and approach to representing buyers go well beyond finding the right home.
What I Bring to Every Home Buyer:
- I take the law and our Fiduciary Duty very seriously
- Offer solutions based on previous results
- Anticipate problems before they occur
- Enjoy a solid reputation with other agents
- Have extremely strong negotiation techniques
- Refer time-tested vendors such as mortgage lenders, title companies, home inspectors, general contractors, pest inspectors
- Understand the complexities of changing real estate markets
- Provide statistics and crucial market data to you
- Professionally guide you to a smooth closing
I’ll hold your hand and guide you through the entire process from our first encounter all the way through closing and afterward.
Yes, right up to the point where I hand you the keys to your new home.
Why is Hiring an Arizona Licensed Realtor® Crucial?
Hiring a licensed Arizona real estate agent is one of the most crucial decisions you will make when buying a Phoenix home for sale, or any home. Experience matters.
Buying a home is about much more than finding a place you love. Homeownership can also play an important role in building long-term financial security and personal wealth.
Homeowners Typically Have a Higher Net Worth
Owning a home has long been one of the clearest paths to building personal wealth. While home values rise and fall with the market, homeowners are steadily building equity, gaining stability and creating an asset that can grow over time. That is one reason homeowners typically have a much higher net worth than renters.
But the value is not only financial. A home can create roots, security, pride and options for the future. It becomes more than a place to live. It becomes part of a person’s foundation.
A Few of the Many Steps I’ll Guide You Through As Your Historic Phoenix Homes Buyers Agent
You’ll also discover solutions I have that are working wonders for many buyers. Buying a home involves many moving parts, and buying an older or historic home can add another layer to the process. I’ll be there with you to identify what to look for, ask the right questions and recognize what deserves closer attention along the way.
How Can You Buy a Home With a Lower Interest Rate?
You can read some basic info below and/or call me at (602) 400-0008 and I’ll tell you how we’re navigating purchases to make buying a home affordable.
It’s working for many, many people and we can make it work for you.
Information on Interest Rate Buydowns
Interest rate buydowns can be a useful strategy when buying a home, especially in a rising interest rate environment. Here’s some information:
1. What is an Interest Rate Buydown?
An interest rate buydown involves paying an upfront fee to the lender in exchange for a lower interest rate on your mortgage. This fee is typically paid at closing and can be funded by the buyer, seller, or a combination of both.
2. How Do Interest Rate Buydowns Help in a Rising Interest Rate Environment?
By buying down the interest rate, you can secure a lower rate for the initial years of your mortgage. This can result in lower monthly mortgage payments, making homeownership more affordable, especially when interest rates are rising.
3. Short-Term vs. Permanent Rate Buydowns
There are different types of interest rate buydowns. A short-term buydown, such as a 2-1 buydown, offers a reduced interest rate for the first two years, gradually increasing in the third year and beyond.
A 3-2-1 buydown temporarily reduces your mortgage payment based on an interest rate 3% below the note rate during the first year, 2% below during the second year and 1% below during the third year. Beginning in year four, your payment is based on the full note rate for the remainder of the loan.
A permanent rate buydown is another option. By paying discount points upfront, the interest rate can be reduced for the life of the loan rather than just the first few years.
4. Considerations and Costs With Interest Rate Buydowns
It’s important to evaluate the costs and benefits of an interest rate buydown.
The upfront fee can vary depending on the desired rate reduction and the length of the buydown period. Calculate the potential savings over the buydown period and compare it to the upfront cost to determine if it aligns with your financial goals.
5. Seller Contributions and Concessions For Homebuyers
In many cases and especially in a buyer’s market, sellers may be willing to contribute towards an interest rate buydown as part of the negotiation process. This is known as a seller concession.
This can be a win-win situation, as it benefits both the buyer and the seller by making the home more affordable for the buyer while potentially attracting more offers for the seller.
6. Consult With a Mortgage Professional
To fully understand the implications and benefits of an interest rate buydown, it’s fundamental to consult with a mortgage professional.
They can provide guidance on the specific costs, savings, and potential risks associated with this strategy. I can refer you to some amazing, experienced lenders who do use this strategy daily.
Interest Rate Buydowns Can Be Very Effective
Interest rate buydowns can be an effective tool to mitigate the impact of rising interest rates and make homeownership more affordable in the early years of your mortgage.
However, it’s important to carefully evaluate the costs and benefits to ensure it aligns with your financial situation and long-term goals.
Finding the Right Historic Phoenix Home to Buy
Buying is about finding the right house to call home or the right place to escape and a quality investment in the right location.
Whether a primary residence, vacation home or income property, I have personally gone through the buying process many times as both an investor and purchaser, so I know what you need and expect.
Assessing Property Values In Buying Historic Phoenix Homes
I adeptly advise buyers on value, growth potential, lifestyle and, of course, renovations. Assessing property values is critical when buying a home. You have to see the actual data showing you’re not paying too much.
I bring these skills and experience to each client and every real estate transaction, whether it’s a straightforward sale or a flip renovation.
Patience is Sometimes a Virtue when Buying Historic Phoenix Homes
No matter what your price range is, especially if you are a first-time home buyer or purchasing a second home, I will help you be choosy when looking for a home to buy. Patience is often warranted.
In fact, I talk more people out of buying homes and am never, ever a pushy agent trying to convince you to buy a home for the sake of buying a home.
To Buy or Not to Buy a Historic Phoenix Home?
If you want to buy a home that has a lot of flaws (fixer-uppers excluded) that I see, feel and know may be or will be expensive or even potentially expensive, I will discuss it with you and try to talk you out of buying it.
I won’t let you buy a home with hidden problems and defects.
Yes, there is some intuition on my end involved, too, along with my experience having looked at thousands of historic homes.
I Understand and Respect That Every Home Buyer’s Needs are Different
You are unique. You have your own buying needs and wants and I completely understand and respect that. I’m not going to let your desires, needs, hopes and dreams for your new home not come to fruition with a bunch of expensive repairs that you may not notice.
But I do notice. Of course, we always get a professional home inspection and I’m getting to that below.
How Will You Know the Historic Phoenix Home You’re Buying is the Right One For You?
I truly believe with all of my heart that you will know which historic home you’ll want to buy when you see it and I am the catalyst to make that happen.
Whether we have to look at a few homes, a few dozen homes or more, it doesn’t matter to me. It’s your choice, your money and you will be living there, not me.
Choosing the Right Historic Phoenix Home is Your Decision
I insist that you choose the right historic Phoenix home for you without interference. It’s not my choice to make. It’s your decision.
But as I mentioned before, if I think the house might have hidden problems or defects, or even it’s a good value, I’ll discuss it with you so you can make an educated decision.
I’ll show you as many as it takes to find your perfect dream home.
I’ll Hold Your Hand Through the Whole Process
Even if you have purchased homes before, it’s not an everyday task for you unless you’re a regular investor.
I understand that and make sure there will be nothing that can come back and bite you in the you-know-what. I hold this same standard of care to my investor clients no matter how many transactions they’ve been through.
Thoroughly Combing Through Paperwork
ALL paperwork, whether it’s initially executed by me or the other agent, is thoroughly gone over by me with a fine-toothed comb. The legal rights Arizona Real Estate Agents have are often not taken seriously by a high number of agents who as a result are constantly putting their clients at risk.
I believe this is as irresponsible as it gets and I make sure their paperwork is also up to par in order to protect you. I understand, respect, take seriously and abide by the fiduciary responsibilities given to licensed agents.
Keeping Buying a Home Simple
Buying a home for the first time or even the second or third time can be overwhelming for many people because few home buyers know where or how to begin the search to buy a home, especially in these changing times that have become regulated to death.
I help simplify the process for you, guide you through every single step of the way while handling all the important, time-factored elements that go into buying a home.
What I Help My Buyers With When Buying Historic Phoenix Homes
The following sections cover some of the many ways I help my buyers throughout the home buying process:
Get a Quality Loan with a Top Local Mortgage Lender
- Determine your pre-qualification / Pre-Approval amount
- Determine a Down Payment and your Monthly Payment
- Get a Pre-approval Letter
- Order The Appraisal and Understand The Appraisal
- Comply With Lender Requirements
- Order Homeowner’s Insurance Policy
Searching For the Right Historic Phoenix Home With a Customized Search
I’ll set up a customized search with all information based on the type of home you want to purchase. This includes its location, square footage, number of bedrooms and bathrooms, laundry, parking, and all the many features that are important to you.
You’ll have a custom and private website made just for you called a portal. There you can search and view all active homes for sale tailored to everything you want and don’t want on your own personal site.
Writing a Purchase Offer Contract, Counter Offers and Addendums
Once you find a home you want to make an offer on, I’ll write all the paperwork that goes along with the Purchase Contract including any counter offers we may have to submit. As the transaction moves along, I’ll compose any Addendums that may be necessary.
It will be all filled out perfectly, accurately and thoroughly with all of the legal protections the contract and other documents contain.
There are a lot of little items on the contract that many agents ignore.
Negotiating Price and Terms When Buying Historic Phoenix Homes
When buying a historic home, there’s a lot that can be negotiated in addition to price and terms. I have a proven track record of negotiation skills with price, terms and repairs that may be needed.
One of my many strong qualities is finding out what the seller’s motivation and weaknesses are.
In addition, I discover what the seller’s agent’s negotiation weaknesses are as so many agents have little to no negotiation skills and I use that to my advantage when representing you as the buyer.
Making an Earnest Money Deposit
Once we have a fully executed Purchase Contract, I will guide you in writing the earnest money check and arrange for it to be picked up. This can be at whatever location is convenient for you so we can open escrow.
Opening Escrow and Ordering the Property’s Title Report
After escrow is opened, I work closely with the title and escrow company to get the preliminary title report so I can review it with you. This verifies the chain of ownership and makes sure the title is free of liens or judgments.
If there are any issues, I work closely with the title company who acts as the liaison to remedy any potential title issues which is part of their job.
I work with the top dog title and escrow company in town! They are the “go-to” title company when experience, expertise and getting things done right really matter.
Making Sure All Parties Have Required Paperwork on a Timely Basis
This is another area where I am a huge stickler. It is imperative that all parties have the specific and required paperwork mandated in each transaction in accordance with the contractual timelines.
The parties include not only the seller’s agent, but also your lender, the title company, my office and even the appraiser. There are timeline requirements on all of the documents and they cannot be missed.
Approve Seller Disclosures and Title Company Documents
I’ll guide you through reviewing any and all seller disclosures, title company documents, and documents you, as the buyer, must review and sign. These are separate from the documents the seller must provide and sign. For example:
- The Preliminary Title Report provided by the title company
- The Lead Based Paint Disclosure: for homes built 1978 or prior
- Seller Property Disclosure Statement (SPDS) where sellers must legally disclose known material facts about the property they’re selling on Arizona Association of Realtors paperwork
- Seller Insurance Loss History, also provided by the Seller
- Mold Disclosures and Addendums provided by the Seller
- The Buyer’s Advisory which you the Buyer must review and sign
Conduct Home and Termite Inspections When Buying Historic Phoenix Homes
I consider a home inspection and termite inspection non-negotiable when you’re buying any home, especially a historic home. I’ll coordinate the home inspection, where we all meet the inspector at the property to go over his findings in great detail. This begins the process of discussing and negotiating any repairs we may be asking for.
Using the Time Allowed In the Purchase Contract
Using the time allowed in accordance with the Purchase Contract is very important and I never rush this. I encourage using the time if and when necessary.
I work closely with you to make sure all questions are answered in detail. And I help you determine if we need to obtain additional inspections and/or estimates for any work that may need to be performed.
Asking For Seller Repairs When Buying Historic Phoenix Homes
After the home inspection is complete and we review it in great detail, we have an opportunity to ask the seller for repairs. Historic homes almost always have repairs needed even if they’re in good condition and have been well-maintained.
I write up the official request for repairs on what’s called the Buyer’s Inspection Notice and Seller’s Response. This is an entire additional level of negotiation that requires negotiation skills, one of my specialties.
Laura Boyajian Negotiates and Issues Requests for Repairs For All Buyers of Historic Phoenix Homes
As mentioned, this is an entirely new round of negotiations. Depending on what is found during the home inspection, and there’s always something, I work closely with you to make sure you’re getting all the repairs necessary.
At a minimum, I’ll help address code-related issues by requesting necessary repairs. Sometimes, there are other items requiring repairs, for example: roofing, plumbing, appliances and/or air conditioning units.
I work VERY hard to negotiate those items as well. If they need repair or replacement, I’ll fight to get it addressed.
Additional Inspections Needed?
When necessary, I will help you in getting any additional inspections and bids which we’ll provide to the seller’s agent when asking for repairs.
I understand how these contingencies are covered in the purchase contract and make sure you don’t end up carrying any surprising financial burdens.
Doing a Final Walkthrough When Buying a Historic Phoenix Home
About a day or two before we meet at the title company to sign your paperwork, we go to the property you’re buying and perform a final walk-through.
We make sure all requested repairs are complete and that the house is in at least the same or better condition as it was before and that nothing was unlawfully removed in any way.
Signing Loan and Escrow Documents
I am present with you when it’s time to sign your closing documents at the title company. Additionally, I review any and all documents I am privy to before you sign.
Deposit Your Closing Funds
I work with you and the title company to make sure you are properly and securely instructed on how to go about depositing your closing funds into your escrow account. I make sure this occurs on or before the funds need to be deposited.
Closing Escrow on Your New Home
After all parties have signed their paperwork, I coordinate very closely with your lender, the title company and the other agent to make sure everything’s moving forward properly.
I diligently continue to oversee everything making sure all stays on track so we can close escrow on your new home as scheduled.
Handing You the Keys to Your New Home
As soon as I get notified from the title company that the County Assessor’s Office has officially recorded you as the legal homeowner, I call you so we can meet at your new home.
Then I’ll proudly and happily hand you the keys to your new home and we’ll celebrate!
After Closing on Your New Historic Phoenix Home
I am ALWAYS here for you before, during and after you close on your new home. I’m not one of those agents who just disappears after closing.
If questions come up or you need a trusted resource, recommendation or help with something related to your home, you can always call me. My relationship with my clients doesn’t end when I hand them the keys.
What Laura Boyajian Does Differently for Buyers
When buying historic Phoenix homes, finding the right home and what I do differently is unique and critical. Be sure to read my client and peer testimonials and Laura Boyajian In The Press.
A Few Examples of Lengths I Go Through for Clients Buying Historic Phoenix Homes:
- When I say, “I’ve got your back as a Real Estate Agent, before, during AND after a transaction,” I mean it!
Look how I helped an 82-year-old client AFTER we closed and after her movers ended up being a fraudulent company. This story aired on Channel 3, KTVK’s 3-On-Your-Side on 9/25/2018. You can also read the text version in the Adobe.pdf below. Or, click the direct link to the story on KTVK Channel 3 On Your Side’s website. Follow up story below. - Part 1: 9/25/2018 – Direct VIDEO Link to Channel 3, KTVK, 3 On Your Side story: VIDEO: Woman caught in moving day debacle – Laura Boyajian Helps Her 82-Year-Old Client with Channel 3 News On-Your-Side – azfamily.com
- Part 2: FOLLOW UP STORY: 10/3/2018 – VIDEO Update: Moving company finally delivers household goods. Laura Boyajian Helps Her 82-Year-Old Client with Channel 3 News On-Your-Side – azfamily.com
Central Phoenix Homes and Property Searches for Buyers
You can also search every single Central Phoenix real estate listing, and downtown Phoenix condos, lofts and townhomes for sale.
Additionally, search all properties for sale in surrounding valley cities. Looking for a fixer-upper? You can search for those, too.
I’m a firm believer that there is no such thing as a stupid or irrelevant question. You can ask me anything: If you’re ready for a no obligation consultation or just want to get some questions answered, I’m just a phone call away at (602) 400-0008. You can also email me at HistoricCentralPhoenix@cox.net.
Buying Historic Phoenix Homes Additional Assistance:
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Whether you’re buying a historic Phoenix home or selling a historic Phoenix home in Central or Downtown Phoenix, or just have questions about anything in any of the historic districts in Phoenix, I’m very happy to help you! Just contact me on my cell at (602) 400-0008 or email me at HistoricCentralPhoenix@cox.net anytime.