A Guide to Buying your Home
Personally Prepared for
Mr.
&
Mrs.
Buyer
About Us
Passion. Vision. Purpose.
These words are synonymous with the Foster Beckman Group and the service we provide
our clients!
Passion
Mary Kay Beckman, along with her life partner, Tom Foster, founded the Foster Beckman
Group in 2006. New to real estate and new to Las Vegas, they took a leap of faith when
they joined Keller Williams Realty Las Vegas and took a crash course on being successful in
real estate. Their passion and dedication were obvious, and they quickly rose the ranks of
top achievers in their Market Center and in the Las Vegas valley.
Vision
In 2009, Tom Foster passed away unexpectedly, leaving Mary Kay to carry on with the
business. Although the next several years brought much turmoil and heartache for Mary
Kay, she never lost site of the vision she and Tom shared; making each and every real
estate transaction as easy and painless for their clients as possible. Despite nearly dying
herself from a brutal attack and subsequently spending months in the hospital recovering
from multiple surgeries, Mary Kay continued to stay near the top of the ranks at Keller
Williams Realty Las Vegas, and eventually moved on to a leadership position at the Market
Center.
Purpose
In 2014, Mary Kay rediscovered her love for working real estate and moved back into her
business full time. She brought on Beth Sandland, who was new to real estate but brought
with her 14 years of successful print and electronic marketing experience, allowing Foster
Beckman Group to not only help clients sell their property, but mass market it for the
quickest sale at the best price.
Foster Beckman Group wants to be your real estate team in Las Vegas! You can count on
Mary Kay and Beth to help you sell your home for top dollar and to get the best possible
Your Agents
Mary Kay Beckman
Beth Sandland
Mary
Kay
is
the
principle
in
the
Foster
Beckman
Group,
and
represents
all
of
our
home
sellers.
If
you
need
to
sell
property,
please
contact
Mary
Kay.
Phone/Text: 702.686.2695
Email: [email protected]
Visit www.FosterBeckmanGroup.com
Phone/Text: 702.672.6791
Email: [email protected]
Visit www.FosterBeckmanGroup.com
Beth
is
the
Buyer
Specialist
for
Foster
Beckman
Group
and
will
represent
you
during
your
home
buying
Our Services
Seller Representation:
We
provide
professional
brokerage
services
for
sellers
of
residential
real
estate.
Property
types
of
focus
are
single
family
homes,
condominiums
(low,
mid,
high
rise),
town
homes,
patio
homes,
multi
‐
family
properties
(duplex,
triplex,
fourplex),
vacant
land,
and
equestrian
properties.
Buyer Representation for Owner Occupants:
We
provide
professional
brokerage
services
for
homebuyers
of
residential
real
estate.
Our
thorough
knowledge
of
the
Las
Vegas
Valley’s
communities,
amenities,
and
lifestyle
offerings
is
an
asset
to
our
homebuyer
clients.
We
monitor
the
market
daily
for
trends,
opportunities,
and
to
understand
the
constant
evolution
of
our
market.
Why Keller Williams
Technology
Leading‐edge tech tools and training give us the edge in effectively marketing your
property online, 24 hours a day, seven days a week! Through KW’s exclusive Keller
Williams Listing System (KWLS), your property is fed to more than 350 online search
engines and available on KW’s Web network of more than 76,000 sites.
Best of all, because of Keller Williams Realty’s “My Listings, My Leads” philosophy, every
single Internet inquiry on your property will come directly to Foster Beckman Group so
that we can follow up quickly on potential buyers for your property.
Teamwork
Keller Williams Realty was designed to reward agents for working together. Based on the
belief that we are all more successful if we strive toward a common goal rather than our
individual interests, we’re confident that every Keller Williams professional shares the
common goal of serving you, my client, in the best way possible.
Knowledge
Keller Williams Realty helps us stay ahead of trends in the real estate industry through its
comprehensive, industry‐leading training curriculum and research resources. It’s what
prepares us to provide you with unparalleled service.
Reliability
Founded on the principles of trust and honesty, Keller Williams Realty emphasizes the
importance of having the integrity to do the right thing, always putting your needs first. It
reinforces our belief that my success is ultimately determined by the legacy we leave with
each client we serve.
Track Record
Foster Beckman Group is proud to work for the fastest‐growing real estate company in
North America and the LARGEST real estate company in the United States (in agent
Buyers Brokerage Agreement
One
of
the
most
important
components
of
the
Buyer’s
Broker
Agreement
is
that
it
is
required
in
order
for
us
to
represent
a
Buyer
as
their
Agent.
This
contract
is
important
because
it
explains
things
in
such
a
way
that
you
will
always
have
a
clear
reference
to
what
you
have
agreed
to.
It
also
outlines
your
responsibilities
in
this
process,
including
the
fact
that
you
agreed
to
work
exclusively
with
me
to
buy
your
next
home.
The
Buyer’s
Broker
Agreement
also
spells
out
what
we
are
obligating
ourselves
to
do
for
the
Buyer,
as
well
as
what
the
Buyer
is
obligating
themselves
to,
and
finally,
it
spells
out
our
compensation.
Do
you
know
how
Real
Estate
Agents
work?
Prior
to
1995,
all
Real
Estate
Agents
worked
for
the
Sellers.
You
may
have
thought
that
the
Agent
who
drove
you
around
for
weeks
on
end
was
working
for
you.
They
weren’t.
They
were
legally
obligated
to
work
for
the
Seller.
In
1995,
rules
came
into
effect
that
allowed
Buyers
to
have
their
own
Agent.
The
Buyer’s
Agent
looked
out
for
their
best
interests
and
now
all
Buyers
who
look
at
homes
can
have
an
Agent
represent
them.
It
doesn’t
cost
the
Buyer
anything
99%
of
the
time
because
the
Agent
is
paid
out
of
the
commission
the
Seller
pays
the
listing
company.
The
only
other
situation
is
when
you
as
a
Buyer,
want
to
buy
one
of
our
listings,
we
then
transition
to
something
called
Dual
Agency.
This
means
that
we
have
a
contract
with
you,
the
Buyer,
as
well
as
with
the
Seller.
In
that
situation,
we
have
to
disclose
any
material
facts
that
may
affect
your
decision
to
buy
the
property.
We
are
not
allowed
to
disclose
any
of
your
motivations
to
the
other
party.
If
you
want
to
look
at
any
of
our
listings,
we
will
disclose
that
we
are
representing
the
Sellers
and
you
should
not
tell
me
anything
you
don’t
want
the
Sellers
to
know.
If
you
look
at
that
home
and
you
decide
it
is
not
for
you,
then
we
will
become
your
Exclusive
Agent
and
give
you
full
individual
representation..
All
of
this
is
explained
in
the
Exclusive
Representation
contract
called
the
Buyer’s
Broker
Agreement.
Read
through
the
contract
and
if
you
have
any
questions,
feel
What we deliver
Communication
Your
needs
always
come
first.
I
provide
the
service
we
agree
to,
in
the
ways
that
work
for
you.
Whether
once
a
week
or
once
a
day,
by
phone,
or
text
message.
That’s
how
we’ll
do
it.
You’ll
always
be
kept
in
the
loop.
From
our
first
meeting
until
keys
are
in
your
hand,
you’ll
know
the
status
of
our
home
search
and
escrow
process
efforts
and
the
steps
leading
to
a
successful
closing
once
we
find
the
right
house
for
you.
We’ll
agree
on
the
communication
method
that
works
best
for
you.
Experience and Expertise
The
complexities
of
your
real
estate
transaction
will
be
well
‐
handled.
Smoothing
the
way
for
your
purchase,
my
team
and
I
will
capably
remove
many
potential
challenges
before
they
have
the
opportunity
to
appear.
Home Search
We
utilize
all
the
search
methods
available
to
us
to
find
the
right
property
for
you;
not
just
the
MLS
as
other
agents
use.
We’ll
illustrate
our
thorough
and
effective
home
search
strategies
during
our
initial
consultation.
Offer Negotiation
We
offer
professional
knowledge,
skill,
and
tactics
in
negotiating
with
the
seller
(and
seller’s
agent
to
get
your
offer
accepted,
with
as
little
hassle
to
you
as
possible.
Satisfaction
I’ll
guarantee
your
satisfaction.
Our
relationship
is
dependent
on
meeting
and
exceeding
your
needs.
We
identify
those
needs
together,
and
my
cancellation
guarantee
protects
your
right
to
end
our
relationship
if
you’re
disappointed.
Rent Vs Buy
The
average
rent
in
Las
Vegas
is
$1150
per
month.
Renting
offers
you
no
equity,
no
tax
benefit,
and
no
protection
against
regular
rent
increases.
If
you’re
paying
rent,
you’re
really
just
paying
someone
else’s
mortgage.
Let’s
compare.*
Rent vs. Own
Monthly Payment $1,000 Monthly Payment $ 855
Insurance $ 30 Insurance $ 50
Taxes $ 0 Taxes $ 260
MIP Insurance $ 45
Total Payment $1,030 Total Payment $1,210
Savings
Interest Deduction $ 0 Interest Deduction $ 175
Tax Deduction $ 0 Tax Deduction $ 75
After Tax
Net Monthly Payment $1,030 Net Monthly Payment $ 960
*
Approximate
Payment/Cost
Comparison
based
on
estimated
annual
tax
results.
Based
on
2.5
tax
bracket
and
on
estimated
first
year
interest
and
taxes.
Recommend
consulting
with
tax
expert.
Payment
based
on
FHA
30
‐
year
fixed
rate
loan
with
7%
interest
rate,
sales
price
of
$125,000
and
a
loan
balance
of
$121,250.
Interest
rate/rental
rates,
prices,
terms,
and
availability
subject
to
Buying Your Home
Our real
estate
business
has
been
built
around
one
guiding
principle:
It's
all
about
you,
our client.
Your needs
Your dreams
Your concerns
Your questions
Your finances
Your time
Your life
Our entire
focus
is
on
your
complete
satisfaction.
In
fact,
we
work
to
get
the
job
done
so
well,
you
will
want
to
tell
your
friends
and
associates
about
it.
Maybe
that's
why
more
than
75
percent
of
our business
comes
from
repeat
customers
and
referrals.
Good
service
speaks
for
itself.
We’re looking
forward
to
the
The Home Buying Process
There
are
a
lot
of
details
to
be
handled
when
purchasing
a
home.
This
overview
is
designed
to
summarize
the
various
steps
along
the
path
of
qualifying
for,
finding
and
buying
a
home.
It
is
our
job
to
streamline
the
steps
for
you,
ensuring
everything
is
completed
according
to
plan.
In
addition
to
this
summary,
we
have
included
additional
information
and
worksheets
to
make
sure
we
find
the
right
home,
negotiate
the
best
price
and
terms,
and
take
care
of
all
the
details:
1.
Consultation
to
analyze
your
specific
needs
and
wishes
2.
Financial
pre
‐
qualification
or
pre
‐
approval
3.
Select
and
view
properties
4.
Write
an
offer
to
purchase
5.
Negotiate
the
purchase
offer
6.
Final
mortgage
application
7.
Underwriting
8.
Loan
approval
9.
Title
company
10.
Closing
The Home Buying Process
Buyer
Consultation
Loan
Pre
‐
Qualification
Home
Search
Write
an
Offer
Earnest
Money
Negotiate
the
Offer
Open
Escrow
Submit
Loan
Application
Inspections,
Repair
Requests
Appraisal
&
Underwriting
Get
Homeowners
Insurance
Loan
Approval
Loan
Documents
to
Title
Bring
Down
Payment
and
Sign
at
Title
Loan
Funding
Process
Deed
Recordation
Get
Keys
and
Move
In!
This
checklist
will
help
you
stay
on
track
during
the
home
buying
process:
Your Lifestyle Interview
A home is about more than the number of bedrooms or bathrooms. It's about how you
feel when you're in it. To really pinpoint the type of home you're looking for, consider the
following questions:
1.What makes you comfortable in your current home? Is there anything in particular you'd like to duplicate?
_________________________________________________________________________ _________________________________________________________________________ 2. What is your primary reason for searching for a new home?
_________________________________________________________________________ _________________________________________________________________________ 3.Do you have children? What are their ages, interests and activities?
_________________________________________________________________________ _________________________________________________________________________ 4.Do you entertain a lot? What areas of your home will you primarily use to entertain? ________________________________________________________________________ ________________________________________________________________________ 5.How long do you expect to live in the home?
________________________________________________________________________ ________________________________________________________________________ 6.Do you have any pets that stay in the house or outside?
________________________________________________________________________ ________________________________________________________________________ 7.Would you consider yourself to be more casual or formal?
________________________________________________________________________ ________________________________________________________________________ 8.When you imagine your dream home, what do you see? What images come to mind? ________________________________________________________________________ ________________________________________________________________________
Home Wish List
Creating
a
list
of
the
desired
features
and
amenities
for
your
new
home
will
help
me
target
the
properties
that
meet
your
criteria.
Please
consider
the
following
and
record
any
notes
or
preferences:
Other
requirements
or
comments
:
____________________________________________________
____________________________________________________
____________________________________________________
____________________________________________________
House Style __________________________ Kitchen _____________________________
# of Bedrooms __________________________ Garage _____________________________
# of Baths __________________________ Lot Size _____________________________
Formal Living
Room
__________________________ Pool _____________________________
Dining Room __________________________ Spa _____________________________
Family Room __________________________ Property
Age
_____________________________
Fireplace __________________________ View _____________________________
Your New Neighborhood
Any additional items to consider when selecting our target neighborhoods:
__________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________
More
than
just
the
home,
it’s
important
to
think
about
the
type
of
neighborhood
that
is
right
for
you.
Please
consider
the
following
and
record
any
notes
or
preferences:
1.Neighborhoods you like ________________________________________________ ________________________________________________
2.Specific streets you like ________________________________________________ ________________________________________________
3.School district(s) you prefer ________________________________________________ ________________________________________________
4.Your work location(s) ________________________________________________
________________________________________________
5.Your favorite shops/conveniences ________________________________________________
________________________________________________
6.Recreational facilities you enjoy ________________________________________________
Funding your Home Purchase
Funding
your
home
purchase
is
a
5
step
process
1. Mortgage pre‐approval
• Application & interview (may be over telephone)
• Buyer provides documentation (income verification, tax returns, bank
statements, more)
• Credit report is requested 2.Underwriting
• Loan package is submitted to underwriter for approval 3.Loan Approval
• Parties are notified of approval
• Loan documents are completed and sent to escrow 4.
Escrow
/
Title
Company
• Title exam, insurance and title survey conducted • Borrowers come in for final signatures
5.Funding
• Lender reviews the loan package • Funds are transferred by wire
Why get pre-approved?
We recommend our buyers get pre‐approved before beginning their home search.
Knowing exactly how much you can comfortably spend on a home reduces the potential
frustration of looking at homes beyond your means. Pre‐approval is different than a
simple pre‐qualification. We’ll discuss this at our initial consultation.
It's all here
The Foster Beckman Group at Keller Williams Realty Las Vegas strives to offer the CORE
services that will meet your needs throughout the home buying process. Enjoy the
convenience of one‐stop shopping through our preferred partners, which meet our
rigorous standards in the following areas:
Integrity Experience Operations Customer service
Your Home Search
We
love
helping
buyers
find
their
dream
home!
That's
why
we
work
with
each
client
individually,
taking
the
time
to
understand
their
unique
lifestyles,
needs
and
wishes.
This
is
about
more
than
a
certain
number
of
bedrooms
or
a
particular
zip
code.
This
is
about
your
life.
And
it's
important
to
us.
When you work with the Foster Beckman Group, you get
:
Knowledgeable and professional REALTORS®
Committed allies to negotiate on your behalf
The backing of a trusted company, Keller Williams Realty
We
have
the
systems
in
place
to
streamline
the
home
buying
process
for
you.
As
part
of
our
service,
we
will
commit
to
helping
you
with
your
home
search
by:
Previewing homes in advance on your behalf
Personally touring homes and neighborhoods with you
Keeping you informed of new homes on the market
Helping you preview homes on the Internet
Advising you of other homes that have sold and for how much
Making Offers
Once you have found the property (or properties) you want, we will write a purchase
agreement (also known as the “offer”). It is common in our market, at times, to write
offers on more than one property, due to the competitive nature of the Las Vegas home
buying climate. We’ll discuss this more in our initial consultation. While much of the
purchase agreement is standard, there are a few areas that we can negotiate:
The Price
What you offer on a property depends on a number of factors, including the comparable
closed sales in the area, the property’s condition, length of time on the market, buyer
activity, and the urgency of the seller. While some buyers want to make a very low offer,
just to see if the seller will accept, this often isn't a smart choice, because the seller may
be insulted and decide not to negotiate at all.
The Move-in Date
If you can be flexible on the possession date, the seller may be more apt to choose your
offers over others.
Additional Property
Often the seller plans on leaving major appliances in the home, however, which items stay
or go is
often a matter of negotiation.
Typically you will not be present at the offer presentation; we will present it to the listing
agent and/or seller. The seller will then do one of the following: • Accept the offer
• Reject the offer
• Counter the offer with changes
By far the most common is the counter offer. In these cases, our experience and
negotiating skills become powerful in representing your best interests.
When a counter offer is presented, you and I will work together to review each specific
area of the counter offer, making sure that we move forward with your goals in mind and
Closing
Prepare for it
Closing
day
marks
the
end
of
your
home
buying
process
and
the
beginning
of
your
new
life!
Your
signing
appointment
at
the
escrow
company
will
happen
1
‐
3
business
days
before
the
closing
occurs.
To
make
sure
your
closing
process
goes
smoothly,
you
should
bring
the
following
to
the
signing
appointment:
•
An
insurance
binder
and
paid
receipt
•
Photo
IDs
•
Social
security
numbers
•
Addresses
for
the
past
10
years
•
Be
prepared
to
take
the
escrow
company’s
wiring
instructions
to
your
bank
for
the
wire
transfer
of
your
closing
funds
Own it
Transfer
of
title
(also
known
as
“recording”
of
the
deed)
moves
ownership
of
the
property
from
the
seller
to
you.
The
two
events
that
make
this
happen
are:
Delivery of the buyers funds
This
is
the
check
or
wire
funds
provided
by
your
lender
in
the
amount
of
the
loan
Delivery of the deed
A
deed
is
the
document
that
transfers
ownership
of
real
estate.
The
deed
names
the
seller
and
buyer,
gives
a
legal
description
of
the
property,
and
contains
the
notarized
signatures
of
the
seller
and
witnesses.
At
the
end
of
closing,
the
deed
will
be
taken
and
recorded
at
the
county
clerk’s
office.
It
will
be
sent
to
you
after
processing.
Beyond Closing
Coordinating Your Purchase to a Successful Closing
We
will
negotiate
the
details
of
your
transaction
with
the
other
agent
and
the
title
/
escrow
company.
Closing
will
be
prepared,
coordinated
and
finalized
for
you.
Beyond
the
Purchase
Do
you
need
assistance
you
in
your
relocation?
Need
a
recommendation
for
a
moving
company?
Would
a
moving
checklist
help?
We’re
happy
to
refer
you
to
great
providers
of
other
real
estate
‐
related
services.
We’re
here
to
make
your
home
purchase
as
smooth
and
stress
‐
free
as
possible.
Questions for other agents
•
Are
you
a
full
‐
time
or
part
‐
time
agent?
•
What
is
the
average
number
of
homes
you
show
your
buyers
before
they
buy
one?
•
Will
you
service
our
transaction
personally
or
will
we
be
working
with
your
assistants?
•
How
many
buyers
and
sellers
are
you
currently
representing?
•
What
is
your
experience
in
the
Las
Vegas,
Summerlin and
Henderson
markets?
•
What
is
your
policy
on
responding
to
phone
calls/emails/text
messages?
•
How
much
of
your
business
is
generated
by
referrals?
•
What
references
can
you
provide?
•
Do
you
offer
an
“easy
exit”
agreement
so
that
I
can
end
our
agreement
if
I
am
not
satisfied?
When interviewing agents, make sure they will be working hard for you buy asking
them the following questions:
Homework
Questions for you
Your
answers
to
these
questions
will
guide
me
in
how
to
best
serve
you.
We’ll
discuss
them
at
our
initial
meeting:
1.
What
is
the
most
important
thing
you
are
looking
for
in
your
listing
agent?
2.
What
prior
real
estate
transaction
experiences
have
you
had??
3.
How
would
you
like
to
be
communicated
with?
(please
circle)
Phone
Text
Other
(explain)
4.
Please
list
what
you
are
most
concerned
about
in
the
buying
process
(mortgage
qualification,
showing
procedures,
possession,
making
offers,
negotiations,
other
issues.)
FAQs
How will you tell me about the newest homes available?
We don’t only use the Multiple Listing Service website, which provides up‐to‐date
information for every home on the market as most other agents do. We also have an
arsenal of other strategies we use to find you the right home, which we’ll discuss at our
initial consultation. On the MLS, we constantly check the New on Market list so we can be
on the lookout for my clients.
Can you help me find new construction homes?
Yes, our team works with all builders in the Las Vegas valley and we will provide you with
all the information you need to make a decision. On your first visit with the builder, we
will accompany you. By using our services with a new construction home purchase, you
will receive the services we offer, as well as those provided by the builder, at no additional
cost. There is no financial advantage to not use our services with new construction.
How does for sale by owner (FSBO) work?
Homeowners trying to sell their home without agent representation are usually doing so
in the hopes of saving the commission. If you see a FSBO and want the advantages of our
services, let me contact the owner for you and make an appointment. Most times the
homeowner will work with an agent, even though their home is not listed, since the agent
is introducing a potential buyer to their property.
Can we go back through our property again once an offer is made, but before possession?
Usually we can notify the seller and schedule a convenient time to visit the property
again. Immediately before the closing, we will schedule a final walk‐through and
inspection of your new home.
Once
my
offer
is
accepted,
what
should
I
do?
Celebrate and focus on moving into your new home! You will want to schedule your move,
pack items, and notify businesses of your address change. We will provide you with a
moving checklist to help you remember all the details. We will also give you a good faith
estimate and HUD statement, which will indicate the amount you will need to bring to
Testimonials
“This process has been relatively painless, and I will continually recommend you in the future. We're closing on the target date, my closing costs are at the expected amount, and everything has gone incredibly smoothly. Thanks so much... for your diligence, attention, and service! I definitely made the right choice when I stuck with you after our first meeting last summer! That being said, plan on working with me in the future when I sell this one or put it up for rent to move into a larger home!” ‐J. Akers
“Communication was a major plus, you always stayed in contact with me, even though I was out of state. And you did many extras, too many to list. You made buying a house a very pleasant experience.”
‐R. Gonzalez
“You did everything well, You both went above and beyond with your help. We really appreciated all that you did and your gifts were so thoughtful, Thank you!”
‐M. Gonzalez
“You were always available. We are so thankful that you suggested we try for a mortgage. We are so happy to be in our own home! You have been a blessing!”
‐The Ackerman’s
“We were very pleased with your service. We can’t think of anything that you should change. Always followed through on everything! Always kept us informed and updated on everything that was going on, stayed on top of others involved who weren’t following through.”
