Your Ultimate Homebuyer Checklist & Timeline:
Signing with Kyle Null at Coldwell Banker Realty Through Closing in Greater Cincinnati (Loveland, Mason, Maineville, Landen Farm, Blue Ash & Beyond)
Introduction This comprehensive checklist and timeline outlines every step when you partner with Kyle Null, Coldwell Banker Realty, as your exclusive buyer’s agent.
Ohio law requires clear agency disclosure and a written buyer representation agreement before substantive work (showings, offers, negotiations) can begin. All processes comply with Ohio Revised Code Title 47, Ohio Admin. Code 1301:5-6, HB 466 (2024), NAR 2026 Code of Ethics, Coldwell Banker policies, and Fair Housing laws.
Phase 1: Initial Consultation & Document Signing (Day 1–3) Checklist
- Schedule free 30-minute strategy call or in-person meeting (have an office in Loveland and Montgomery).
- Review and sign the following documents (required before any property showings, substantive search, or negotiation work).
- Discuss your goals, budget, timeline, and neighborhood priorities.
- Provide pre-approval letter or lender referral.
- Discuss required documents that will need signed before showings.
Required Documents –
| Document | What It Is & Purpose | Required by Ohio Law? | Timing & Notes | Key Source/Link |
|---|---|---|---|---|
| Ohio Consumer Guide to Agency Relationships | Explains agency types and agent duties (loyalty, confidentiality, disclosure, etc.). Informational only. | Yes – ORC §4735.56 & Admin. Code 1301:5-6-05 | Given at first substantive contact. Acknowledge receipt (initials only). | Ohio Guide |
| Agency Disclosure Statement | States who represents whom (e.g., buyer only). Confirms your representation. Discloses any personal relationships. | Yes – ORC §4735.72 | Signed at initial consultation before showings or negotiations. Binding. | Ohio Forms |
| Ohio Exclusive Buyer Representation Agreement | Contract making Coldwell Banker your exclusive agent. Covers term, scope, compensation. | Yes – HB 466 (2024) | Signed before any property showings or substantive work. Standard for full representation. | Ohio FAQs |
| Single Property Buyer Representation Agreement (optional) | Same as exclusive but limited to one specific property. Shorter term (default 120 days). | Yes – Qualifies under HB 466 for single-property focus | Use only if targeting one home; otherwise use exclusive version. | Coldwell Banker internal form. |
Key Notes
- No showings allowed until buyer representation agreement is signed (HB 466 rule).
- Consumer Guide = info only; the other two create the legal relationship.
- Compensation in Agreement = Commitment to pay $425 Fee to Coldwell Banker + Buyer Agent's Commission %
- Sellers are not required to offer compensation to buyer’s broker.
- Any offer of compensation from seller/listing broker is voluntary and negotiable.
All commission terms are fully negotiable and disclosed per Ohio law and NAR guidelines.
Phase 2: Financing & Pre-Approval Lock (Week 1)
Mortgage Checklist
- Submit full loan application (30-day typical commitment for conventional financing).
- Order credit, income, and asset verification.
- Secure pre-approval letter (required for financed offers; lender issues after review).
Cash Offer Alternative
- Provide proof of funds letter/statement instead of pre-approval.
- Proof of funds = current bank/investment statement(s) showing liquid assets ≥ purchase price + closing costs (typically 2–5% extra).
- Must be dated within 30 days; redacted account numbers acceptable but full balance visible.
- Title company/escrow may require verification of source of funds (e.g., recent transfers, sale proceeds) for compliance (anti-money laundering rules).
- Cash offers skip appraisal contingency in many cases (higher risk if value lower than price) but close faster (14–21 days typical).
Cash vs. Financed – Simplified Comparison
| Aspect | Financed Offer | Cash Offer | Winner / Key Trade-off |
|---|---|---|---|
| Proof Required | Pre-approval letter | Proof of funds (bank statement) | Cash simpler, but must show full amount |
| Closing Timeline | 30–45 days | 14–21 days | Cash much faster |
| Contingencies | Financing + appraisal included | Often waived | Cash stronger offer, higher buyer risk |
| Earnest Money | 1–2% typical | 5–10% common | Cash shows more commitment |
| Seller Preference | Standard | Preferred in competition | Cash wins ~70% of multiple offers (2026) |
| Buyer Cost/Risk | Interest + possible PMI | Full upfront, no interest | Cash ties up capital, no loan costs |
Phase 3: House Hunting & Neighborhood Deep Dive (Weeks 1–6) Checklist
- Weekly curated tours (MLS + AI Enhanced Searches + Pocket and Off Marketing Coldwell Banker Listings)
- Compare sold comps via CMA.
- Fine tuning your search criteria as you learn what you want and don't want from showings.
- Maintain a rating scorecard after each showing, so we can continue to refine your search criteria.
Phase 4: Making an Offer (When Ready) Checklist
- Draft Ohio Residential Property Purchase Contract.
- Documents are signed and kept tract of through a digital portal called Dotloop.
- Include: price, earnest money (typically 1–2%), contingencies (inspection, appraisal, financing, title), closing date, possession.
- Submit pre-approval letter + proof of funds.
- I'll present the offer (in-person or electronic).
- Negotiation rounds until mutual acceptance.
Phase 5: Post-Acceptance Timeline with Mortgage (Days 1–45 Typical)
| Day Range | Milestone | Your Checklist Items | Responsible Party | Key Documents / Actions |
|---|---|---|---|---|
| Day 1 | Offer accepted & signed | Deliver earnest money to escrow (title company) | Buyer / Agent | Mutual acceptance email + contract |
| Days 1–10 | Inspection period | Schedule professional home inspection + additional services | Buyer (you hire) | Inspection report delivered to seller |
| Days 3–14 | Appraisal ordered | Lender orders (you pay unless negotiated) | Lender | Appraisal report |
| Days 7–21 | Title search & insurance | Review title commitment for liens, easements, survey | Title company | Title policy issued |
| Days 10–21 | Repair negotiations | Request repairs or credits based on inspection | Agent negotiates | Amendment to contract |
| Days 21–30 | Final underwriting | Lender clears conditions | Lender | Clear-to-close letter |
| Day 30–45 | Final walk-through | Verify repairs completed, no changes | Buyer + Agent | Walk-through form |
| Closing Day | Closing | Sign Closing Disclosure, wire funds, receive keys | All parties + title company | Deed recorded, keys transferred |
Phase 5: Post-Acceptance Timeline – Cash Offer Version (Typical 14–30 Days)
| Day Range | Milestone | Your Checklist Items | Responsible Party | Key Documents / Actions | Notes / Cash-Specific Considerations |
|---|---|---|---|---|---|
| Day 1 | Offer accepted & signed | Deliver earnest money to escrow (title company) | Buyer / Agent | Mutual acceptance email + contract | Earnest often 5–10% (stronger signal than financed) |
| Days 1–10 | Inspection period | Schedule professional home inspection + optional radon/sewer scope | Buyer (you hire) | Inspection report delivered to seller | Still recommended; cash buyers rarely waive fully |
| Days 1–14 | Title search & commitment | Review title commitment for liens, easements, survey issues | Title company | Title commitment + exceptions list | Same as financed; cash still needs clear title |
| Days 7–21 | Repair negotiations | Request repairs or credits based on inspection | Agent negotiates | Amendment to contract | Cash buyers often have more leverage in negotiations |
| Days 10–20 | Final underwriting | Confirm funds transfer readiness | Buyer | Proof of funds update if requested | No lender underwriting → faster; verify source if large transfer |
| Day 14–25 | Final walk-through | Verify condition unchanged / repairs done | Buyer + Agent | Walk-through form | Critical; no lender walkthrough requirement |
| Closing Day (14–30) | Closing | Bring certified funds / wire instructions; sign documents; receive keys | All parties + title company | Deed recorded, keys transferred | Cash closes faster; no lender funding contingency |
Phase 6: Closing & Beyond (Day 45+) Checklist
- Review Closing Disclosure 3 days before closing (TRID rule).
- Bring certified funds or wire instructions.
- Attend closing at title company (typically 30–60 minutes).
- Post-closing: change locks, utilities transfer, file homestead exemption if applicable (Ohio).
- 30-day follow-up call for any warranty or move-in issues.
- Optional: enroll in Coldwell Banker Realty CARES Foundation donation (voluntary, $0 default).
Phase 7: Post-Closing Support (Ongoing)
- Any real estate problem solving help you need.
- Vendor referrals (movers, painters, repairmen, landscapers, etc.)
- Annual market update and equity reports.
- Home-iversary Gift.
- Giving exceptional real estate service & support to anyone you refer.
