The Kombrink Team Difference

Contact lenders (banks, credit unions, or mortgage brokers) to secure a pre-approval letter, which shows sellers you’re a qualified and serious buyer.

Choose an experienced buyer’s agent familiar with your desired area and market dynamics.

Sign a buyer’s agency agreement.

Identify preferences such as location, neighborhood, style, number of bedrooms and bathrooms, etc. 

Act quickly in low-inventory areas, be ready to bid competitively. 

 Submit a written offer through your agent, including price, contingencies (inspection, financing, appraisal), closing date and earnest money (1–2% of purchase price in Illinois).

 In Illinois, offers are typically made via a standardized Residential Real Estate Contract. In hot markets like The Fox Valley, it may be necessary to offer 1–3% above asking with appraisal gap waiver or include escalation clauses to compete in multiple offer situations.

Respond to counteroffers, if necessary, and negotiate terms (price, closing date, contingencies). Execute the contract via both parties completing final offer draft.

In Illinois, attorney review is common (5–10 business days post-acceptance), where you complete inspections with your agent and your lawyer reviews terms. Sellers may push for fewer repair requests or post inspections credits/repairs in competitive markets.

Continue working with your lender toward final underwriting. Lock in your interest rate if not already done. Stay in close contact with your lender to avoid delays.

Review the Closing Disclosure (CD) (provided 3 days before closing) for loan terms, fees, and cash needed. Conduct a final walkthrough (24–48 hours before closing) to ensure the home’s condition.

Be sure to notify your new utility companies before the day of closing to transfer utilities into your name. 

In Illinois, closings typically occur at a title company, with both buyer and seller (or their attorneys) present. Bring a cashier’s check or send wire to appropriate title office for closing costs (2–5%, ~$6,000–$15,000 for a $300,000 home) along with down payment. 

Confirm these figures with your lender and real estate attorney before closing day. 

Sign all documents, including the mortgage note, deed, and Illinois-specific disclosures. Pay closing costs and receive the keys.

Illinois requires a transfer tax ($0.50/$500 of sale price). Funds are wired, and the deed is recorded with the county.

Schedule movers in advance. Closing typically takes 1–2 hours.

Update your address, and file for Illinois’ homestead exemption.