Buying in Calgary | Randy Merkley Real Estate


Along with helping all my clients list and sell their home, I also provide a full time service to my buyers looking to purchase a property. I love to sit down with my clients and get a blue print for what type of home they are looking for. We discuss all the  essential needs and wants such as: the areas/communities, amenities, commute distances, schools, style of home, number of bedrooms, house direction, type of street, timeline they need to buy in, and of course the most important, how much do they want to spend!  No details are left out. Time and urgency are often very important when looking for a very specific home in a specific area, and when a new property hits the market, we will often need to act quickly. I am ready to go when my clients want to see a property. I pride myself on knowing the ins and outs of the market, and not wasting my clients time showing them properties that don't meet their criteria. I come prepared to all the showings, and will have extensive knowledge of each and every property we view, along with thorough knowledge of the specific neighborhoods. I will set up all the times and routes for every house my clients want to view.  I put in countless hours researching the market trends, along with up to date comparable properties that have sold . I want to my clients to feel 100 percent confident in their home purchase, and get them the price possible on their new home. 

Five Reasons to buy your home with a REALTOR®

  1. Get access to all the listings.
  2. Know all the facts on properties you're interested in.
  3. Negotiate with the help of a real estate professional.
  4. Finance your home faster.
  5. Make a solid investment that pays off down the road.

  Search for homes

Home Buying Process - First Steps: How to Obtain a Mortgage Pre-Approval

 1.Do your research:Talk to a mortgage specialist to determine what your options are. Most people think of banks first, however, you might get a better rate through another lender. This could be a mortgage broker or private lender.You may even want to consider non-traditional lending options. Your REALTOR® can give you excellent guidance on how to get access to financing that meets your needs.

 2.Complete an application:Request a mortgage application from your preferred lender. You will be asked about things like your employment and credit history, living expenses, outstanding debts or obligations, total own payment available, and various other questions. This will determine your eligibility for borrowing funds and what terms your lender may be able to offer. 

 3.Submit your documentation for finalization:You will need to provide certain documentation for your mortgage application,including proof of income or verification of your down payment. These will be required before your mortgage pre-approval an be finalized. Your lender will let you know exactly what they need in order to process your application.

4. Obtain a copy of your finalized pre-approval:Once you have submitted all necessary documentation, and your pre-approval has been finalized, you need to obtain a copy from your lender. Your REALTOR® can use it as a negotiating tool when making an offer on a property. (Make sure you find out how long your lender will guarantee your rate for, in case the negotiation process takes longer than usual.) 

Services offered as your buyers agent:

  • Full access to all listings on MLS and off market listings. Including bank sales and For Sale by Owner sales
  • Complete, daily searches of homes appropriate to your needs and budget.
  • Availability to show you homes at your request
  • Set up and book all showings
  • Pre-possession walk through
  • Comparative market analysis
  • Custom property search
  • Professional service providers: real estate lawyers, mortgage brokers, inspectors, contractors, cleaners, various trades
  • Updated market reports
  • Obtain access to your new home prior to possession if needed
  • Coordinate all details prior to possession and on possession day once keys are released

Did you know…The services of a buyer's Real Estate Professional are usually free to the buyer, as the buyer's Real Estate Professional is normally paid by the seller's agent. In this typical real estate transaction there is no cost to the buyer for Real Estate Professional services. Your representation is secured, with no additional costs.

 Buyer Next Steps: 

What is your debt-to-income ratio?
This is something that lenders take very seriously. Your overall debt should not be more than 40% of your income, and your housing debt should not be more than 32%. What 32% of your income will buy depends on where you want to live. In rural or downtrodden areas for example, it can buy a very comfortable residence and ample acreage. In highly sought-after urban areas however, it may not even buy a 400 square foot bachelor suite.

Engage the services of a good real estate lawyer.
I will recommend several lawyers in the area who could be a good fit for you and your family. 

Make the offer
I will prepare the paperwork and go through it with you before submitting it. Remember, the seller may reject or counter your offer, so even at this late date, avoid setting your heart on the home you hope to own. You will have to write a deposit check to the seller's broker that proves the seriousness of your offer.

Get all necessary inspections done
A home inspector will check for signs of harmful materials like asbestos, lead paint and mold. They'll also check for evidence of pests, faulty wiring and leaks. This is a crucial part of the home purchase. Inspections will cost a few hundred dollars, but again, this is more than worth it in the end. I have a team of inspectors to recommend.

Do a final pre-possession walk through
Before closing the deal. Most walk through’s happen 24 hours prior to possession. This is to make sure the home is in the same conditions as when you viewed the property, and that any work or repairs have been completed as agreed upon. I will walk through the home with you at this time.

Closing Day
Closing day is the day when all the parts of buying and selling a home come together. Each party’s lawyer will have successfully completed the details required to ensure all legal aspects are covered. On this day, you will take possession of the home, get the keys and perhaps even move in.

Lawyer review
A lawyer represents your interests, and ensures that the legal documentation is properly completed. Your lawyer receives a copy of the offer. He or she reviews the conditions of the sale, the contract and the information for title transfer and registration. Every condition on the offer must be met by closing date.It is your lawyer’s responsibility to search the title of the property (at the registry office) to ensure that the home is purchased without any legal problems and that there are no liens on the home or the personal property of the seller that forms part of the agreement. Your lawyer also needs to contact the municipality for taxes, zoning compliance (permits, use, setbacks, pool, fencing, compliance with subdivision agreements, etc.) and public utilities (hydro, gas, etc.) within the time stated in the offer, to ensure that no taxes are outstanding and the home meets with established guidelines. 

Surveys and Inspections 
Your lender requires an up-to-date land survey. This document records the location of the home on the lot as prepared by a certified land surveyor. It records any changes to the exterior of the home since construction. Any additions such a deck or building additions could affect your taxes, property assessments and zoning restrictions. 

Utility Services

Contact utility, cable and phone companies to ensure connections are in place on your moving day.

Update your insurance policy so coverage begins on your new home and property upon closing. Your lawyer also needs a copy of the policy before closing.

Completing the contract.
On closing day your lawyer pays the vendor, registers the home in your name and delivers the title and keys. Be sure you have all the keys, including side door, garage door, shed, mailbox, garage door opener, etc. You may want to change the locks or have them re-keyed.

Identify Your Wants and Needs
By understanding your wants, needs and timeline, I will suggest your best plan of action.

Qualification Process

Upon request I will suggest a lender that would be most suitable for your needs. Working with my lenders will guarantee you search for and find a home in the price range that is best for you. You get full access to our private on-line network of`properties that fall in your price range.