Know the house before you love it.

Yes. A pre-approval tells you what you can actually afford, and you will need the letter to submit an offer. Looking at homes first tends to lead to falling in love with something outside your range, or losing a home you could have had because you were not ready to act. It costs nothing and usually takes a day or two.

Earlier than you think. Most buyers wait until they are ready to tour homes. Meeting three to six months out gives us time to help you prepare, connect you with the right lender, and watch the market together before you are under any pressure. There is no obligation attached to a conversation.

Compensation is negotiated and agreed to in writing before we tour homes together, so you will know exactly what our services cost and how they are paid before anything begins. In many transactions the seller agrees to cover some or all of the buyer's agent compensation as part of the deal. We walk you through this at the consultation, in plain terms, before you sign anything.

Contingencies are conditions written into your purchase agreement that must be met for the sale to move forward. Common ones cover financing, appraisal, and inspections. They exist to protect your deposit. If a contingency is not met, you can typically walk away with your deposit intact, as long as you act within the deadlines in the agreement. We track every one of those deadlines for you.

Beyond your down payment, plan for closing costs, which in Louisiana generally run two to four percent of the purchase price. These include lender fees, title fees, insurance, and prepaid taxes. You will also pay for your inspection out of pocket during the option period, typically a few hundred dollars. You will also place a deposit when your offer is accepted, held in accordance with the purchase agreement and credited toward your purchase at closing. Your lender provides a detailed estimate early in the process, and we review your closing disclosure with you before closing day so the settlement sheet holds no surprises.

No. Twenty percent is the threshold for avoiding mortgage insurance on a conventional loan, not a requirement to buy. Conventional loans go as low as three percent down, FHA requires three and a half, and VA and USDA loans can be zero down for those who qualify. Rural USDA eligibility covers more of Southeast Louisiana than most people expect. The right answer depends on your situation, which is exactly what the pre-approval conversation is for.

Private mortgage insurance. It is a monthly charge added to conventional loans with less than twenty percent down, and it protects the lender, not you. It is not permanent. Once you reach enough equity, it can be removed. Whether it makes sense to pay PMI now or wait and save a larger down payment is a math problem, not a rule, and we can walk through it with you.

In most Louisiana transactions, yes, and it is worth knowing before you write an offer. Your agent will have title companies they trust, and their recommendation is usually a good one. If you want to compare, fees differ from one company to the next, and quotes are easy to get. In certain situations, such as a succession or a relocation, the circumstances decide instead. If you want to understand what a title company actually does and what to compare, our conversation with a title professional covers it.