Rent To Own Homes Rock Hill Sc


Rent To Own Homes Rock Hill Sc

If you’re like most home buyers, then you’ll need a mortgage to finance buying a brand new property.  Rent To Own Homes Rock Hill Sc

To be eligible, you should have a good credit score and cash for a deposit.

Without all these, the traditional path to home ownership may not be an option.

There is an alternative, however: a lease agreement, in which you lease a home for a particular amount of time, using the option to purchase it before the lease expires.

Rent-to-own agreements consist of 2 parts: a standard lease agreement plus an choice to buy.

Here’s a rundown of things to look for and how the rent-to-own procedure functions.

It is more complex than renting and you will need to take more precautions to safeguard your interests.

Doing so will help you figure out if the deal is a good alternative if you’re looking to get a house.

You Need to Pay Option Money

In a rent-to-own arrangement, you (as the buyer) pay the vendor a one-time, normally nonrefundable, upfront fee called the option fee, alternative money or alternative consideration.

This cost is what provides you the option to purchase the house by some date later on.

The option fee can be negotiable, as there’s no standard pace.

Still, the fee typically ranges between 2.5% and 7 percent of the cost.

In some contracts or some of this option money may be put on the ultimate purchase price at closing.

Read the Contract Carefully: Lease Option vs. Lease Purchase

It’s important to be aware that there are various sorts of rent-to-own deals, with some becoming more consumer friendly and more flexible than many others.

Lease-option contracts supply you with the right — but not the obligation — to buy the house when the lease expires.

Should you opt not to buy the property at the end of the lease, the choice simply expires, and you can walk away with no obligation to keep on paying rent or to buy.

Look out for lease-purchase contracts. With these you could be legally obligated to get the home at the close of the rent — whether you can afford to or not.

To have the option to purchase without the responsibility, it has to be a lease-option contract.

Since legalese may be difficult to decipher, it is almost always a great idea to review the contract with a qualified real estate lawyer before signing anything, and that means you know your rights and exactly what you are getting into.

Establish the Purchase Price

Rent-to-own agreements must specify if and how the property’s cost is determined.

Sometimes you and the vendor can agree on a cost once the contract is signed — frequently at a greater price than the current market value.

In different situations the price depends upon when the lease expires, based on the home’s then-current market value.

Many buyers want to”lock ” the buy price, especially in markets where home prices are trending upward.

Know What Your Rent Buys

You will pay rent through the lease term.

The issue is whether a portion of each payment is applied to the ultimate purchase price.

As an example, if you pay $1,200 in rent every month for 3 decades, and 25 percent of this is credited in the purchase, you are going to earn a $10,800 rent credit ($1,200 x 0.25 = $300; $300 x 36 months = $10,800).

Usually, the rent is a little greater than the going rate for the region to make up for the lease credit you get.

But be sure you understand what you are getting for paying for that premium.

Maintenance: It May Not Be Like Renting

Based on the details of the contract, then you may be liable for maintaining the house and paying more for repairs.

Because sellers are ultimately accountable for any homeowner association fees, insurance and taxes (it is still their home , after all), they generally choose to pay these costs.

In any event you are going to require a renter’s insurance coverage to cover losses to personal property and supply liability coverage if a person is injured while in the house or if you accidentally injure somebody.

Make certain that maintenance and repair needs are clearly mentioned in the contract (ask your lawyer to explain your duties ).

Keeping up the home — e.g., mowing the yard, raking the leaves and cleaning the gutters out — is quite different from replacing a damaged roofing or bringing the electrical up to code.

Whether you will be responsible for everything or just mowing the yard, have the house inspected, arrange an assessment and make sure the property taxes are up to date prior to signing anything.

Purchasing the Home

What happens when the contract ends depends upon which type of agreement you have signed.

If you have a lease-option contract and wish to buy the property, you will likely have to get a mortgage (or alternative financing) so as to cover the vendor in full.

Conversely, in case you choose not to purchase the home — or are unable to secure financing by the close of the lease duration — the choice expires and you move from the house, just as if you were leasing any other property.

You’ll likely forfeit any money paid to there, for example, option money and any rent credit earned, but you will not be under some obligation to keep on leasing or to buy your house.

When you’ve got a lease-purchase contract, you might be legally bound to obtain the property when the lease expires.

This is sometimes problematic for many reasons, especially if you aren’t able to secure a mortgage.

Lease-option contracts are almost always preferable to lease-purchase contracts because they provide more flexibility and you do not risk getting sued if you’re unwilling or not able to buy the home when the lease expires.

Who’s|Who is|Who Is} an Ideal Candidate for Rent-to-Own

A rent-to-own arrangement may be an fantastic option if you’re an aspiring homeowner but aren’t quite ready, financially speaking.

These agreements provide you with the chance to receive your money in order, improve your credit rating and save money for a down payment while”locking in” the home you’d love to own.

In case the alternative money and/or a proportion of the rent goes toward the purchase price — which they frequently do you get to create some equity.

While rent-to-own arrangements have traditionally been targeted toward individuals who can not qualify for repaying loans, there is a second set of applicants who have been mainly overlooked by the rent-to-own industry: those who can not get mortgages at expensive, nonconforming loan markets.

“In high-cost urban property markets, where jumbo [nonconforming] loans will be the norm, there is a sizable demand for a better alternative for financially viable, credit-worthy men and women who can not get or don’t need a mortgage however,” says Marjorie Scholtz, founder and CEO of Verbhouse, a San Francisco–based start-up that’s redefining the rent-to-own industry.

“As home prices rise and more and more towns are priced from conforming loan limits and pushed into jumbo loans, the problem shifts from customers to the house finance business,” says Scholtz.

With strict automated underwriting guidelines and 20% to 40% down-payment needs, even fiscally competent folks can have difficulty obtaining financing in these markets.

“Anything unusual — in earnings, for instance — frees good income earners into an’outlier’ status because underwriters can not fit them neatly into a box,” says Scholtz.

This includes individuals who have nontraditional incomes, are self-employed or contract employees, or have unestablished U.S. charge (e.g., foreign nationals) — and those who only lack the huge 20% to 40% down payment banks require for nonconforming loans.

High-cost markets are not the obvious location you’ll find rent-to-own possessions, which is exactly what makes Verbhouse unusual.

But all possible rent-to-own home buyers will benefit from trying to compose its consumer-centric attributes into Monetary contracts:

The alternative fee and a portion of each lease payment price down the buy price dollar-for-dollar, the rent and purchase price are locked in for as much as five years, and participants can build equity and catch market appreciation, even if they decide not to purchase.

Based on Scholtz, participants may”cash out” in the fair market value: Verbhouse sells the house and the participant retains the industry appreciation plus any equity they have accumulated through lease”buy-down” obligations.

Do Your Homework

Even though you’ll rent prior to purchasing, it’s a good idea to exercise the same due diligence as though you were buying the home outright.

If You Are Thinking about a rent-to-own home, be sure to:

  • Pick the Correct terms. |} Input a lease-option agreement as opposed to a lease-purchase agreement.
  • Get help. Hire a qualified real estate attorney to spell out the contract and help you understand your rights and obligations. You may want to negotiate a few things before signing or prevent the bargain if it’s not favorable enough for you.
  • Research the contract. Make sure you know:
    1. the deadlines (what’s due when)
    2. the alternative fee and rent payments — and how much of each applies towards the cost
    3. how the buy price depends upon
    4. the way to exercise your option to purchase (by way of instance, the vendor might need you to offer advance notice in writing of your intent to purchase )
    5. whether pets are permitted
    6. who’s responsible for upkeep, homeowner association dues, property taxes and such.
  • Research the home. Order a different evaluation, obtain a home inspection, be sure that the property taxes are current and ensure there are no liens on the house.
  • Check the seller’s credit report to search for signs of financial trouble and receive a title report to learn how long the seller has owned it — the longer they have owned it and the greater equity, the better. Under which circumstances can you reduce your option to buy the property? Under some contracts, then you drop this right if you’re late on just one lease payment or if you are unable to notify the vendor in writing of your intention to buy.

The Bottom Line

A rent-to-own agreement allows would-be property buyers to move into a home straight away, with several years to work on improving their credit scores or saving to get a down payment prior to attempting to have a mortgage.

Of course, certain provisions and requirements have to be met, in agreement with the rent-to-own agreement.

Even if a real estate broker helps with the process, it’s crucial to speak with an experienced real estate attorney who can explain the contract and your rights before you sign anything.

Just like anything, always consult with the proper professionals before entering into any kind of agreement.

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