Buyer's Guide
PRESENTED BY
6 reduce emotional decision-making and keep you in control
A proven partner
A buyer's agent is your advocate–not the seller's. Our fiduciary responsibility is to protect your financial interests at all times.
Buying a home isn't just a purchase, it's a financial strategy Purchasing a home is one of the largest and most important financial decisions you will make. You’re not just choosing a place to live – you’re making a substantial purchase. That’s why having the right partner matters. When you work with The Soby-Roberts Team, you're not simply touring homes, you're partnering with seasoned advisors who protect your interests, strengthen your negotiating position, and guide you through one of life's largest financial decisions with clarity and confidence. Throughout this process, you can count on unparalleled service and professionalism. Thank you for the opportunity to guide you through this journey—together, we will find the right home for you. The following pages outline how we will work together through every step of your homebuying journey.
4 navigate inspections, contingencies, and deadlines
7 manage timelines and paperwork flawlessly
2 Negotiate aggressively yet strategically
1 analyze value beyond asking price
5 structure winning offers that stand out without overpaying
3 identify red flags before they become problems
Essential Advantages of a Dedicated Buyer's Agent
A Team Built on Trust The Soby-Roberts Team As a husband and wife partnership, we understand the emotional and financial weight of purchasing a home. We do more than open doors. We position buyers to secure the perfect home. Nearly 30 years of combined real estate experience Over $300 million in closed sales Recognized leaders in Rhode Island's luxury market Construction and property evaluation insight to help you spot true quality (and hidden risks) Negotiation strategy that protects your money and strengthens your terms Calm, hands-on guidance from offer to closing so nothing gets missed Our clients value honesty, accessibility, and ability to simplify complex decisions. We treat your purchase as if it were our own – because to us, this is never just a transaction. It's your future. Powered by Sotheby's International Realty When you work with us, you gain access to a global real estate powerhouse – the Sotheby's name opens doors, literally and financially. 26,000+ professionals worldwide Presence in 86 countries & territories 1,100 offices worldwide International buyer network and referral power Elite marketing intelligence and market analysis Connection across Rhode Island, Massachusetts, and beyond Global reach unmatched by independent brokerages You benefit from a network most buyers never see. Experience the difference that strategy, expertise, and global reach can make.
A smooth process
Your advisors
Establishing Financing Defining budget, price range, purchase type (mortgage, cash, etc.) and more
Coordinate an Appraisal Valuating your future home
Initial Consultation Getting to know you and your goals
Home Inspection Examining the condition of the home. If necessary, negotiate any repairs
Pre-Closing Walk-Through Confirming of condition of the property prior to closing
New Home Awaits Welcoming you to your new home
The Homebuying Journey
Offer Submission Understanding market conditions
Mortgage Financing Communicating regularly with lender to stay on contract timelines
getting started Identifying your goals We will meet with you to discuss your needs, preferences, expectations, timeline, price range and other criteria for the property that will best suit you and your goals. We will review options in property type, neighborhood, architectural style, amenities, and more. To ensure our services meet your needs effectively, we would like to understand your previous homebuying experience and learn what went well and what could have gone better.
Settlement Reviewing and executing final purchase documents
Property Search Finding the perfect fit
Insurance Obtaining homeowner's insurance
Negotiation Working to secure favorable price and terms for your purchase
Property Search Resources The Sotheby’s International Realty® website, sothebysrealty.com, and app give you access to all public listings with detailed search capabilities. Beyond these tools, we can uncover additional opportunities through our company's private network and our personal contacts. Feedback It’s important that we understand your needs so we can focus on getting you exactly what you want. Each time you see a property, please consider how it might work for you and be sure to share your honest thoughts. Market Knowledge As we identify properties that interest you, we will share our thoughts on their value and provide insights into the neighborhood, current market climate, and unique aspects of the property. Viewing Houses Virtually Virtual tours allow you to explore homes remotely before scheduling in-person visits, helping you prioritize which properties are worth your time. Broker’s Tours We attend weekly broker tours to stay current on new listings and connect with other agents about upcoming properties, giving you early insight into what's coming to market. Attending Open Houses Open houses provide access to properties that may have limited showing appointments. When attending, let the listing agent know we are representing you and feel free to share positive feedback about the home. For any concerns about the property, we will address those with the agent directly afterward.
getting started Financial parameters Loan Pre-Approval Financing your purchase begins with reviewing your options alongside a qualified mortgage professional. We can provide a list of trusted lenders we’ve worked with to help you secure a loan pre-approval so you fully understand your financing options and associated costs. Assess Market Conditions & Value We will look at current market conditions and trends and how they will affect your home search.
Property search
Structural Pest Inspection A structural pest inspector will examine the home for evidence of termites, dry rot, earth-to-wood contact, water intrusion and beetle infestation. They will provide a written report and bid for any necessary corrective work.
Due diligence
Other Inspections Inspections by other professionals may be warranted based on the specific property and disclosures provided by the home seller. These include but are not limited to structural engineers, surveyors, soils, roofs, fireplaces, underground storage tanks and environmental hazards.
Review Disclosures Home sellers may be required to disclose any known information which would materially affect the value or desirability of the property. In some areas, they are also required to supply a number of reports and disclosures for your review.
Inspections Your offer might include an inspection period. During this time, you can conduct a variety of inspections to understand the condition of the property you are purchasing.
contract & due diligence Making an offer Comparative Market Analysis We will prepare a comparative market analysis to help you determine a competitive offer price. Offer Strategy We will discuss strategies to position your offer competitively to help increase your chances of acceptance. Negotiate Favorable Terms and Price We will negotiate favorable price and terms for your purchase based on our agreed-upon offer strategy. Get Offer Accepted.
Electrical Inspection An electrical inspection reviews the home's electrical system to ensure it is functioning safely. The inspector typically checks the main electrical panel, wiring, outlets, switches, and grounding. The goal is to identify any safety concerns, outdated components, or improper installations that may need repair or updating.
contract & due diligence Before closing Homeowner’s Insurance Prior to closing, the lender will require you to purchase an appropriate homeowners insurance policy for your home, whether a single-family home, condo, etc. Many insurances may take time to obtain, so it’s best to begin that research early in the process. Loan Documents After loan approval, the loan documents will be sent to the title company or attorney, where you will review and sign with other closing documents. They are notarized by the escrow agent and returned for lender’s final review and funding. Final Walkthrough Prior to the closing of your purchase, you will be able to conduct a final walkthrough. This is not an additional inspection, but it allows you to confirm the home is in the same condition as when you last saw it. Funding You will deposit the remainder of your down payment, plus closing costs into escrow. Once these final monies are delivered by wire or cashier’s check, the lender will fund the loan.
contract & due diligence Closing costs Title Insurance You may purchase an Owner’s Policy and a Lender’s Policy to protect you if any title issues arise after closing. Closing Fees These fees typically include recording fees, processing fees, notary fees, document preparation fees, couriers, and other administrative fees. Inspections and Reports You may have the option of conducting any inspections to satisfy you to the condition of the home, including home contractors' inspections, structural pest inspections, sewer lateral inspections, fireplace inspections, and more. Appraisal Cost, Loan Fees & Points Your lender will provide an estimate of these costs to you based on your loan product.
contract & due diligence Signing closing documents Holding Title You will need to decide how you will hold title to the property. Consult with a lawyer or tax consultant to help with this decision. Review Closing Statement The title company will provide an estimated closing statement with all costs necessary to close. Bring Valid Photo ID Your signing will be notarized and will require your valid photo ID.
contract & due diligence Close of escrow Recording Title will be recorded as you have designated. Funding You and the lender will deposit all remaining funds into escrow. Then funds will be distributed to the appropriate parties. Keys We will help coordinate an exchange of keys on your behalf.
before you move Transfer Services All utilities including gas, electric, water, phone, internet, cable, and garbage Address Change Notification Post office forwarding address Bank and other financial institutions (for example: loans, credit cards) Friends and relatives Magazine and newspaper subscriptions (may take several weeks) Insurance Notify carrier of new location for coverage of life, health, fire and auto Movers Arrange for moving company Plan ahead for the care of small children and pets during the move on moving day Transport jewelry and important documents yourself Double check closets, drawers, shelves and garage to be sure they are empty Leave all old keys needed by new owner your new address Confirm status of all utility services Check pilot light on stove, hot water heater and furnace Visit Department of Motor Vehicles to update driver’s license(s) and vehicle registration TIP: Make an appointment online before going Visit city offices and re-register to vote TIP: Save time and do this when you update records at the DMV
contract & due diligence Moving checklist Please note that these are only suggestions.
Advisory fees Our services are compensated on a commission basis. Your buyer agency agreement details the advisory fees, which may vary depending on the property you purchase. Seller Paid Brokerage Commission The seller has offered to pay a commission to the buyer's agent. If the seller offers only a portion of the commission you have agreed to in the buyer agency agreement, this would require you to pay any portion of our commission not paid by the seller, unless you condition your purchase offer on the seller paying your full commission obligation to us and the seller agrees. Shared Seller and Buyer-Paid Brokerage Commission The seller offers only a portion of the commission you have agreed to in the buyer agency agreement. This would require you to pay the remaining commission not paid by the seller. Buyer Paid Brokerage Commission The seller has not offered to pay a commission to the buyer's agent or is offering less commission than the fee agreed upon in your buyer agency agreement. You will be responsible for the fees not covered by the seller at closing.
marie b. Bridgette was a great Realtor-communicated well and represented my interests very professionally. I would recommend her to anyone looking to buy or sell.
Cynthia l. Working with Bridgette and Gary made our home search an absolute pleasurable experience. They treated us with dignity, utmost patience, and respect! They truly listened to our needs and followed through by showing us homes within our parameters. We would, hands down, recommend them to EVERYONE searching for their “sanctuary of peace” their new home! Thank you both!
LENDERS Michael Pelosi Citizens Bank 401.782.6616 michael.a.pelosi@citzensbank.com Deb Beauchamp Navigant Credit Union 401.235.6048 dbeauchamp@navigantcu.org Jennifer Larson Washington Trust 401.487.4462 jhlarson@washtrust.com INSPECTORS Home Safe Inspections, LLC 401.384.0832 HomePro Inspections 401.821.5446 Patriot Property Inspections 401.578.4878 ATTORNEYS Adam Thayer Sayer Regan & Thayer, LLP 401.849.3040 athayer@srt-law.com Todd McNamara DeAngelis & McNamara, PC 401.737.6877 Scott Denelle Priority Title | Kenyon Law 401.789.0276 scott@prioritytitlecompany.com Melissa D'Ellena D'Ellena Law Office 401.885.3800 melissa@dellenalaw.com INSURANCE PROVIDERS Carey, Richmond & Viking Insurance 401.683.3900 info@crvinsurance.com Gates Insurance Agency 401.789.3071 Starkweather & Shepley Insurance Brokerage, Inc. 401.435.3600
edward c. Gary Roberts is head and shoulders above most agents I've worked with in the past. I admire his tenacity, responsiveness, and professionalism. He is also very knowledgeable about building, building codes, and so on, so as a buyers agent for me, I learned a lot from him and trusted his judgements. I'd highly recommend Gary to anyone who needs a true partner in seeking for and purchasing a new home!
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Cheers to making your real estate goal a reality!
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Gary Roberts 508.333.4784 gary.roberts@mottandchace.com
BRIDGETTE SOBY 401.662.7969 bridgette.soby@mottandchace.com
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