1. Get a pre-approval
In a hot real estate market, pre-approved home buyers get preferential treatment when negotiating home purchases.  Why?  Because pre-approved buyers are financially qualified to purchase the home and are considered more serious than buyers who are not.  Nothing feels worse than finding the ideal home in the perfect area, and then not being able to get the financing to close the deal.  A pre-approval will provide as a reality check prior to mapping out your life in a home that you cannot afford.

2. Meet for a home buyer�s consultation
Also a very important step in the process, this is when you and your Realtor meet with each other to discuss your needs and decide on next steps.  

3. Look at homes
This is the fun part. It is important to limit the number of homes you�re looking at in a day.  If you look at too many homes, they begin to run together, and you can�t remember one from another.  It�s a good idea to use a checklist form to help you track the properties you have seen.  It is also helpful to actually break down the properties after each visit, such as the likes and dislikes. 
 
4. Select a home
Once you have narrowed your search down to the homes that you really like, your Realtor will do whatever research necessary to help you make your decision, but the decision will ultimately be yours. And surprisingly enough, it�s going to be a pretty easy decision to make.  

5. Making an offer and negotiation
When making an offer on real estate, it is important to decide ahead of time how much you're willing to pay for the property and and at what terms.  You will already know what fair market value is as your Realtor will have supported any suggestions on price with comparibles close to what you are looking at. Now you have to decide what price you will offer, how much deposit you will offer, what personal property you wish to have included, when you plan to move in, and what inspections you want to have conducted.

6. Get inspections and remove conditions
If, as part of your offer, you asked for time to be allowed to have inspections conducted on the property, you should have this written into the contract of purchase ans sale, what is called a conditional offer.  Offers can be conditional upon financing, inspections, strata information, sale of a home,and many other conditions. It is important that all deadlines are met and that all conditions are removed exactly the way the contract describes. When getting an inspection I suggest hiring a professional that is certified to inspect homes. Inspectors are insured and have a error and omission insurance for issues that may arise.

7.  Select a notary or lawyer
If you do not have a lawyer or notary already, then Mike can help you find one that specializes in real estate transactions at a very reasonable price. Your Realtor will be able to provide you with a list of known Lawyers and Notaries, and can assist in heading you in the correct direction.

8.  Walk through
Most sales agreements will give the buyer the right to one pre-closing inspection.  This is your last chance to find any problems and have the seller correct them.  Read the contract carefully, but most contracts read that all electrical systems, plumbing, appliances, heating and air conditioning need to be in working order at the time of closing.  There are the items you checking for at walk-through.

9.  Closing your home
Upon completion of the home sale, you will be signing all of the mortgage documentation, which can seem never-ending.  The lawyer conducting the settlement should be able to explain every document to you in a satisfactory manner.  

You will also  have to present the down payment and closing cost funds you were expected to pay. Banks are fairly busy toward the noon-closing so don't get caught in line ups on closing day! Not a good thing, no money no house...

10.  Moving day
The is the last and probably the hardest step in the home-buying process.  With a little bit of planning and forethought though, it can be a fairly smooth process. You will want to make arrangements with a reputable moving company as soon as you can.  If you don't already have someone in mind it is recommended that you call at least two in order to get competitive quotes.  They will usually ask to come to your home to get an idea of how much they will be moving and the distance they will need to travel. Also be sure to change your address with your post office, your banks and any creditors at least 30 days in advance.