There are thousands of books and articles and web sites for buyers about the process of purchasing a home. Some are more informative than others, some are tied to mortgage lenders and some are connected to real estate sites.

Here is a brief discussion about the process of purchasing a home on the South Shore of Massachusetts, things I have observed countless times with hundreds of buyers. Whether you are a first time buyer or have bought many homes, there are (in my opinion) main things common to all in the purchasing process. At first, you may think this is a negative list, in some ways it is. Buying a home is right up there on the stress level with death and divorce. But take heart, it is also one of the most satisfying and secure things you can do to create the kind of lifestyle and environment for a happy life! I urge you to persevere in your plan and be aware that almost everyone encounters some or all of the following:

• It is stressful! and often emotional
  
  When you get serious and decide this is it, you must move, many things come up that you may not have expected. The price of the homes you would like always seem higher than the homes you can afford. In this area there is never a large amount of inventory and you may feel you will loose out if you don't act right away, thus creating pressure and anxiety. First time buyers may be worried about what parents may think if they purchase a home the parents don't approve of, especially if they live out of the area and don't know anything about this market. You may feel overwhelmed when you think of the commitment of a mortgage and the responsibility of keeping up all those payments. You may feel pressured by an agent who doesn't understand your needs and with whom you can't communicate. You may doubt your ability to sort out all your options (or lack of options) and give up. You may be waiting or the perfect house with unrealistic expectations and the market may pass you by.
  
  Try to be realistic about price. Review your income, decide what you can afford and get pre-approved by a mortgage lender before you even begin looking. Get an overview of the market, look at a number of homes in your price range. Most buyers know after a few trips out whether a home is priced right for the area. If you see a home you like (really like) make an offer subject to a home inspection and mortgage commitment. Don't wait in this market. If it feels right, it probably is.
  If you are really unsure about the market and what you should pay, engage a buyer's agent (one you have interviewed and feel confident about working with) Sign a contract and put her to work for you. A buyer's agent can give you a great deal of information about the area and pricing. If you are from out of the area, it is the best way to go.
  If the thought of a mortgage overwhelms you, review the amount of money you have paid in rent for the past years and remember you always were able to pay it. Also think about how you have nothing to show for all those payments. Figure out the (after income tax savings) amount of your mortgage payment and think about the equity you may be building in your home. Think of the security of owning something where you (and the bank, and the tax collector) are in charge.
  If you can't communicate with your agent (buyer or seller agent), get a new one. Be sure to inform your agent what you are doing. It is cleaner and fairer all around to be off with the old before you are on with the new. It may be difficult to "fire someone" but you both will be better off.
  As I said above, act. Don't keep waiting for the perfect situation. There never is the perfect house (or the perfect mate). If you keep waiting you may be passing up opportunities that will help you build equity for the next step in your search.
  
  My Advice
  
• Interview and choose a Buyer Agent to represent you, one you feel comfortable with and is easy to understand. The trend is for the buyer to have an agent representing them in the showing and purchasing process. Some states require it by law. Traditionally a real estate agent took instructions from the seller and represented the seller's interest only. (although agents are required to be honest and ethical to all parties), they are prohibited from presenting any information that would not be beneficial to the seller's interest such as lower priced comparable sales, opinions about the asking price of the offered property, opinions about the neighborhood, etc. They are required to point out defects that may influence the buyer's decision to buy, such as water in cellar, failed systems, legal problems, however. An agent working for the buyer can research the property you are interested in and advise you about values in the area and any other factors that may indicate what a reasonable offer should be for the property. The agent works solely for you. You should choose an agent that has also represented sellers, has been in business for a while and knows the market extremely well. The fee paid to a buyer agent often is included in the offered price and is not paid up front by the buyer but at the closing as part of the funds.
  
• Beware of the "Really Tough" home inspector
  
  O.K. You have found the home, made and offer, it's been accepted and you are ready for the home inspection, and other inspections required.
  Don't hire a home inspector who has a reputation for being "really tough". These people have an ego problem. They make a point of guaranteeing you will not purchase the home you have chosen. No mater what the condition of the property, they will find huge faults that cannot be corrected and imply that the property is unredeemable. I have often recommended that the buyer get a second inspector after one of these "really tough" inspectors have had a go, and the results have been quite different. Often the problems are not real or can be corrected without great cost. Separate expert contractors can be hired to give specific details and estimates. Unfortunately the "really tough" inspector has often already left a bad impression in a buyer's mind and turned their dream home into a nightmare. You, the buyer, will loose a home that might be just right for you. Avoid these people!
  Look for an inspector with a good reputation who is known be an expert in his field, who points out present conditions and suggests ways to correct any found problems and tells a new buyer just how important each problem is on a scale of one to ten. (I once had a buyer who was very upset when they were told there was a missing electrical junction box cover. They thought from the way the inspector stressed it's importance, that it must be a major flaw and the whole electrical system needed repair. A rational inspector would have pointed out that a cover was needed and told them it was a $1.50 item and could easily be done.)
  Have a termite/pest inspection by an inspector who doesn't do the treatment. It's amazing how treatment companies always find evidence of "pests".
  Have radon, water testing, and any other inspections that seem indicated and insist on complete explanation of the results before you decide how they impact your decisions.
  
• If you want Legal Advice, Hire a Real Estate Attorney
  check out www.lawyer-referral.com
  
  Notice that I said "Real Estate" attorney, I did not just say attorney. You, the buyer might like to have an attorney to protect you interest. He/she will review the Purchase and Sales agreement before you sign it and may attend the closing or do anything else you may need during the course of the sale. Find an attorney who specializes in real estate. This will save you a lot of time and possibly even the sale. Someone familiar with real estate transactions, zoning, regulations, etc. in the area where you are purchasing the property is necessary. They know exactly what may or may not be a problem, usually know the bank conveyance attorneys and can give you relevant advice. If your offer has a date for the signing of the purchase and sales agreement (and they all do) make sure your attorney has the time to review it and make recommendations before the signing date. Ask specifically about this. You cannot afford to wait until your attorney is ready. Dates must be met on time. Be aware that the attorney for the Bank (that you pay for) represents the Bank's interest to the amount of the mortgage, not yours.
  
• Expect Delays, Bureaucratic Red Tape and Paperwork
  
  Don't get frustrated when confronted with requests for documents you have already given the mortgage company that got lost, delayed deadlines for inspections or information, missed appointments by repair men and town officials or the hundreds of other forms, reports and papers that are needed. The average closing file is about 2 inches thick and contains approximately 100 documents for you to sign. Continue along, in a timely fashion and relax, Call your agent, get information and reassurance, picture yourself in your new kitchen having coffee with the sun shining in on a beautiful spring day three months from now.
  
  Good Luck and Happy House Hunting