TImberowl,

I recently had a problem with a VA because the roof had 3-4 years useful life (from a roofing contractor's report) but the VA appraiser required a brand new roof to go on "before" closing. The Seller didn't have funds or credit to replace the roof before closing and the VA would not allow it to be "escrowed".

Also if the property was built before 1978 then if there is any "peeling" paint inside or out it will have to be scraped and repainted.

VA is pretty picky about roof and paint. If those are not issues with this property then you will probably get an acceptance soon.

Let us know if you get a signed contract.

All the best,
Alma
Alma Rose Kee PA
Future Home Realty
813.244.9898 http://www.SoldOnTampa.com

Timberowl. I am very sorry you are experiencing this problem with your offer. There are many misconceptions regarding VA loans. Years ago VA and FHA loans were very nit picky about houses. Drove many sellers a little batty. They are a lot better. I am not saying there will not be some almost silly requests on the inspection report but most of the time they are harmless repair requests. Have your agent ask what the issue is - probably the inspection - then what about the house could be the issue. You can also offer to make the repairs yourself - totally allowable with VA. Emphasize that the VA loan is more lenient on the borrow requirements making it easier for you to get approval but as a trade a little more concerned about the house. If you are asking for closing costs with your full price offer - offer a little over asking to give the seller more money only if there is enough market value.

Home Buyer,
As the other responders have noted, there are many issues that can influence a timely response from the seller. Often the ownership and status of the property will reflect this complication.
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When my sellers receive a VA or FHA offer, I recommend a little delay. Any offer not involving VA or FHA will be more beneficial to the seller. That is simply the reality of the situation. It isn't prejudiced, which by definition has no basis on fact, but is an economic and expediency decision. There are ways to mitigate this disadvantage but such action has not been disclosed in your question.
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Be consistent in communicating with the seller or seller agent. Keep them aware of your high interest in the property and that you are willing to be flexible to remove any complications. Try to get a commitment from the listing agent that you would truly appreciate being made aware of any additional offers as they are received. Don't allow yourself to be removed from the negotiation table.
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If however, you have already taken a 'this is my last and only offer' stance, you may find yourself in a bit of a pickle. If you have already beat the seller up on the price, again, a pickle.
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Some investor minded agents who believe any offer that is not embarrassingly low, can lead their buyers into a real pickle where all the bridges to compromise have been torched. I do not believe, through the context of your question, that this applies to your situation.
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As Ron stated, it is time to "Make nice." Express your continued interest, willingness to resolve problems, and expectation of starting a new life in the wonderful home you are about to buy. Make a friend.

Best of success in buying your new home.
Annette Lawrence
Broker/associate
ReMax Realtec Group
Palm Harbor FL
727. 420. 4041

Hello Tim, Try not to worry too much. Are you sure there is only ONE seller? I had transaction where the sellers were going through a divorce and both parties needed to sign the purchase agreement. If this is the case , and one of the parties no longer lives at the property communication can be tough.

If your heart is set on this property have your agent submit your BEST AND FINAL offer with a firm time line in place for a response from the seller. You may want to omit the washer and dryer request. If the seller is truly selling the home for less than what they paid for it, they may not be in a position to offer any buyer incentives.

I wish you success

Best Regards,
Kawain Payne

Tim: All very good solid advice. You have NO contract. Home Owners do have an avesion to VA loans as do some Realtors if unfamiliar with the VA regulations. We are seeing more VA Buyers and that will continue. Might be a"stall" waiting for a better offer. Your time for response may already be over. Ask for an extension of time for Sellers response. Review a comparative analysis prepared by your Agent. Is the washer / dryer a must? I've seen deals fall apart for less. Just because it's less than what Owner paid means nothing in any market place. Do a CMA. Good Luck to you and your Agent. This business is sometimes, suspect at best.
Jim Soda .. TheSodaGroup.com
Sodasells@gmail.com
Keller Williams Realty
Sarasota-Lakewood Ranch

Timberowl,

Verbal is not binding in Florida. Until both sides have signed and agreed to all terms it is not a ratified contract! It is an offer. Usually there is a response time in the contract...which you may already be past.

Decision time...do you want to move forward with this offer or withdrawl it?

If you want to move forward your agent needs to find out what the delay is and how can they help to move it forward...or as Ron said, "Make Nice". Are they balking at the VA because of the tax service fee they will need to pay??? That is only $78 and they will need to pay for your termite inspections which is usually $75-85. Did your agent do a market analysis to make sure this will appraise? Maybe they are concerned about that and looking for a cash buyer. Have you agent see what your side can do to alleviate any concerns they have. You may also need to have them change the acceptance time frame which both sides need to initial and date the change.

The other concern is have you agent ask if they have received another other ...maybe they have not returned it because they either have or are expecting another offer and they are stalling.

Constant communication and follow up are essential for your agent right now. Good luck to both of you and we hope it works out.

Sincerely,

Pam Cohn
Broker Associate, GRI, SFR, NHS
Real Estate Consulting, Marketing & Sales
Prudential Tropical Realty
2539 Countryside Blvd #3 Clearwater, FL 33761
pcohn@prutropical.com
727-204-7155

My guess is the only aspect of your offer that you could change is to change from a VA loan to another type of loan. There is a prejudice among home sellers against VA loans due to past issues. However whether a buyer is using VA financing (other than the seller requirement to pick up some expenses) should be irrelevant as the majority of todays buyers use FHA loans and they too have some stringent appraisal requirements.

You don't have a contract.
You have no leverage.
You've got to make NICE.
Have your Agent ask her Agent for her wants and needs. Nicely!

Oh, and you didn't say what your research determined the Market Value of the house was?
You did do a CMA?
And you know that you are close to Market?
And you know that there will not be a problem with the Appraisal?
Right?

Good luck and may God bless