Buyer Loop Cheat Sheet

If you just opened your email and thought, “Crystal, why have you sent me enough paperwork to purchase a small country?” - I promise, it's not as scary as it looks.

Your documents will come through Dotloop, so signing them is actually the easy part. You can do it right from your phone. Understanding what you're signing is the part I care about.

These forms are written by attorneys, government agencies, and people who apparently have never once said, “Could we make this a little less intimidating?” So below is your Buyer Paperwork Cheat Sheet: what each document is, why you're receiving it, and what I actually want you to know.

And as always: please, please, please call or text me if you have questions. My job isn't to get you to sign paperwork. My job is to make sure you understand the decisions you're making.

Standard Agent Exclusive Right to Represent Buyer Brokerage Agreement

This is the big one. It's the document that officially establishes me as your buyer's agent and spells out what we're agreeing to do for each other.

On my side, I'm agreeing to represent your interests, help you find properties that fit what you're looking for, help you strategize and negotiate offers, keep your confidential information confidential, disclose material facts I actually know about, and help you navigate your responsibilities from house hunting through closing.

On your side, you're agreeing to work exclusively with my brokerage during the term of our agreement and to keep me in the loop before visiting properties or contacting listing agents and sellers directly. Translation: if you see something you like, send it to me. Zillow at 11:47 p.m.? Send it. Open house sign while you're driving around? Send it. Your aunt's neighbor's cousin might sell their house? SEND. IT. 😂

This agreement also explains how buyer-agent compensation works. Brokerage fees are negotiable, and while a seller may agree to contribute money that you can use toward your brokerage fee, sellers aren't required to do so. We'll talk about compensation before you sign so you understand exactly what you're agreeing to and how we can structure offers accordingly.

There's also language about what happens if my brokerage happens to represent the seller of a home you want to buy. That's called dual agency or dual representation, and there are specific choices and additional disclosures involved if that situation ever comes up.

Basically: this is the document that says I'm officially on Team You.

Virginia Residential Property Disclosure Summary (CH-7)

Welcome to one of the most important concepts to understand when buying a house in Virginia:

Virginia is a “buyer beware” state.

That doesn't mean sellers are allowed to lie or hide things they're legally required to disclose. But Virginia generally does not require a seller to hand you a giant checklist telling you the condition of every component of their house.

Instead, buyers are expected to do their own due diligence. The disclosure specifically advises buyers to investigate the property and consider things like inspections before settlement.

And “due diligence” goes beyond whether the HVAC works. Depending on the property, it can include things like lot lines, zoning, flood zones, septic systems, easements, historic-district restrictions, radon, defective drywall, and more.

In other words: we don't just fall in love with the kitchen and hope for the best.

When we find the house, we'll talk about what we should investigate based on that particular property.

Consumer Disclosure Information Form (CDIF)

This is the document that makes buyers say, “Wait. Are ALL of these things going to happen to my house?!”

No. 😂

Think of the CDIF as a giant “Things a Buyer Should Know Exist in the World” document.

It covers a huge range of topics that could matter depending on the property you're buying: associations, environmental concerns, mold, lead-based paint, insurance, flood zones, title insurance, aircraft noise, permits, restrictive covenants, roads and transportation plans, septic systems, solar panels, surveys, waterfront rights, termite and moisture inspections, and more.
The point isn't for you to become an expert in every possible real estate issue before we tour our first house. The point is to remind you that you have a responsibility to investigate the things that matter to you before buying.

There are also some surprisingly practical nuggets buried in here. For example, the form reminds buyers to be careful discussing offer terms while touring a house because the seller may have surveillance equipment. So maybe don't stand in the kitchen and loudly announce, “I WOULD PAY $50,000 OVER ASKING FOR THIS HOUSE.” We'll save that conversation for the car. 😉

It also confirms that you have the right to choose your own settlement agent, inspector, lender (unless otherwise specified in the purchase agreement), insurance provider, and other professionals involved in your purchase.
Basically, the CDIF is long because houses are complicated - not because your transaction is already complicated.

“For Your Protection: Get a Home Inspection”

If you're using FHA financing, you may see this very official-looking HUD form telling you something I will already have said approximately 47 times:

An appraisal is NOT a home inspection.

A home inspection is for you. A qualified inspector takes a deeper look at the home's physical condition, including its structure, systems, components, and items that may need repair or replacement.

An appraisal has a different job. It primarily helps the lender evaluate the property and its value. It does not replace your home inspection.

And here's the really important part: you have to choose to have a home inspection.

This form is basically the federal government's way of saying, “Please investigate the very expensive thing you're about to buy.”

And on this particular topic, the federal government and I agree.

Protect Your Family From Lead in Your Home

This one looks like an entire book because...well, it kind of is.

If we're considering a home built before 1978, federal lead-based paint rules come into play. Sellers of those homes are required to disclose known information about lead-based paint or lead hazards, and buyers receive information explaining the risks and their opportunity to investigate.

That does not mean a pre-1978 house definitely has a lead problem.

It means lead-based paint was commonly used before it was banned for consumer use in 1978, so buyers need to be informed - especially if there are young children in the household or if you're planning renovations that could disturb old painted surfaces.

And yes, the pamphlet is long. You do not need to memorize it for a pop quiz from me.

The important takeaway is: older house = something we need to be aware of and investigate appropriately.

Affiliated Business Arrangement Disclosure

This is another transparency document, and you've probably noticed a theme here: I want you to know when someone involved in your transaction could financially benefit from a recommendation.

OWN Real Estate has business relationships and/or ownership interests with certain companies that provide services buyers may need, including mortgage, title, insurance, and termite/moisture services. Because of those relationships, the brokerage or agent may receive a financial benefit if you choose one of those affiliated companies.

Here's the part I care about most:

You do not have to use them.

You are absolutely free to shop around, compare lenders, title companies, insurance providers, inspectors, warranty companies, and other vendors and choose whoever makes the most sense for you. The disclosure specifically acknowledges that competing providers exist and that you're free to shop for the services and rates you want.

I will happily give you recommendations when you need them, but recommendation does not equal requirement.

Your house. Your money. Your decision.

One More Thing: PLEASE Be Careful With Wire Instructions

This warning appears in your paperwork for a reason.

Real estate wire fraud is very real. Criminals can impersonate agents, lenders, title companies, and settlement attorneys and send fake wiring instructions designed to make you send your closing funds to the wrong account.

So here's our rule:

Never wire money based solely on an email.

Before sending funds, personally verify the wiring instructions with your settlement company using trusted contact information. The buyer brokerage agreement specifically warns buyers to confirm routing and account numbers directly with the intended recipient before wiring money.

If you ever receive an email changing wiring instructions at the last minute, your immediate reaction should be:

“Well THAT seems suspicious.”

Then call.

The Big Picture

Yes, it's a lot of paperwork.

But most of these documents are really trying to accomplish three things: define who represents you, make sure you understand your rights and responsibilities, and remind you to investigate the very expensive house you're about to purchase.

You are not expected to memorize all of this.

You are not expected to suddenly understand Virginia real estate law.

And you are definitely not expected to figure everything out by yourself.

My job is to know the process, point out what matters when it matters, help you ask the right questions, and make sure you understand the decisions you're making along the way.

Your job?

Read what you're signing, ask me questions, and start sending me houses you love.

We'll handle the rest together. 🎉