Posts by Badger Peabody & Smith Realty

When closing day is right around the corner, it's natural to wonder what to expect. While each closing is a little different than the last, some things are universal to each one. Our real estate agents will help guide you through the process and ensure you're prepared when the "big day" arrives. 

After months of pouring through listings for Berlin homes for sale, you finally found the right home. What next? While you may assume it's as simple as handing over a check and taking the keys, a few more steps are involved in closing before you can take possession of your new home (or conclude the sale of your home.)

What Happens on Closing Day

Once a date and location are agreed upon, sellers and buyers have work to do beforehand. In most cases, the location will be the attorney's office, agent's office, or escrow agent's office. Before closing, sellers must complete any agreed-upon repairs and construction works. Or, in lieu of this, provide confirmation via a contract that the work to be done is scheduled at an agreed-upon date and standard (i.e., scope, materials, contractor selection, etc.)

Sellers will also need to make the home available for a home inspection, and just 24 hours before closing, make the home available for the buyer and their agent to conduct a final walk-through.

Buyers and sellers should bring government-issued photo IDs with them. Passports and driver's licenses are sufficient. Both buyers and sellers have to sign a bevy of documents and forms. Crucially, the buyer will make an earnest money deposit into the escrow account and confirm they have the homeowners insurance and other documents required for the underwriting. 

When everything goes to plan, the seller will transfer the deed to the buyer, and the buyer will transfer funds from their financial institution to the seller. Both parties will confirm that the title is free and clear of liens or encumbrances. And your agent, the escrow agent, attorney, and lender will answer any questions either party may have about the sale. 

Once the money is transferred, the home is officially sold, the buyers can move in, and sellers can move on. From start to finish, the closing process can take anywhere from two weeks to two months, depending on the sale and any conditions attached to it. 

Preparing for Closing

Before closing, sellers should remove their possessions from the property and clean the home so it's tidy when the new owners arrive. It doesn't have to be spotless, but it is a nice gesture. 

Sellers will also want to put in a change of address form with the post office and notify creditors, banks, and family/friends of the new address. Sellers should also set aside all the warranties and manuals for appliances, fixtures, HVAC systems, etc. Most homeowners do this by leaving these in a clearly marked bag in the kitchen. 

Sellers should also "shut down" the home. This means turning off water valves, adjusting thermostats so the house isn't too hot/cold, and ensuring that all doors, windows, etc., are tight and locked. 

We know you have many questions about the closing process, and we're happy to help guide you through the steps and stages. We encourage you to contact us to learn more about the many ways our real estate team can help you find the home of your dreams. 

New Hampshire's Grafton County is filled with dozens of cities and towns with gorgeous views, delicious restaurants, outdoor activities, and more. Some of its best locations for both residents and visitors are the charming small towns that often harken back to a simpler time.

To give you an idea of what to expect, our real estate agents have put together a list of our five favorite small towns in the area:

1. Lincoln
   Like other small towns found in New Hampshire, Lincoln is surrounded by the very best that nature has to offer. Many people who have visited the area in winter have come here for the Ice Castle attraction, consisting of hundreds of thousands of ice caves, an ice slide, and more created in the early winter by a professional ice building crew. Others search for Lincoln homes for sale because of the town's easy access to the White Mountains, some of which will end up staying at the Loon Mountain Resort during their first visit. Before winter arrives, however, you may want to hop on board the Hobo Railroad for a historical train ride that takes you into the White Mountain National Forest.
   
   
2. Sugar Hill
   What this tiny town lacks in population—at last count, it was just above 600 residents—it makes up for in quaintness and relaxation. Sugar Hill is mostly known for its annual Lupine Festival, yet you can always enjoy the sights thanks to its historical homes, wide-open fields, gorgeous farms, and natural beauty. Although we just barely missed it, every June brings blooming lupines that burst forth in pinks, purples, and whites. But don't worry—the rustic Polly's pancake parlor is another favorite for the region and is always serving up the tastiest flapjacks around. If you love small towns, be sure to check out Sugar Hill homes for sale.
   
   
3. Hanover
   Hanover has been on the map for a long time, thanks to Dartmouth College, the students of which make up approximately one-third of its population. What's funny, though, is that many people have no idea there's an Ivy League college near the many Hanover homes for sale. Some of the town's highlights include the lovely Nugget Theater, which offers an intimate theater experience, and the Dirt Cowboy Cafe, far from the normal Starbucks experience. If you decide to visit or live in the area, we suggest you stop by the Hood Museum of Art, which is home to works by Pablo Picasso, Georgia O'Keeffe, and others.
   
   
4. Littleton
   Popular with locals and visitors because of its identification as a river town, Littleton is filled with natural beauty and fun and thriving downtown area. There are many different restaurants and shops found close to Littleton homes for sale, including Chutters, which holds the world record for the longest candy counter at 112 feet. Other hotspots include the Opera House, Little Village Toy & Bookshop, and Lahout's Ski Shop, which is now on its fourth generation of family ownership.
   
   
5. Plymouth
   Last but certainly not least, we come to the college town of Plymouth. Although it's not an Ivy League school, Plymouth State University is a very popular college due to its incredible teachers, varied curriculum, and gorgeous White Mountains background. It simply screams "small town" thanks to its covered bridge, white-steepled church, and charming downtown area. While the town itself offers a variety of shops and cafes near many Plymouth homes for sale, residents and visitors love its proximity to outdoor activities found at hotspots like the Polar Caves, Newfound Lake, and Tenney Mountain.

Looking for your dream New Hampshire home? Contact us, and our real estate agents will get started for you today!

FRANCONIA, NH — During travels throughout North America and around the world, Vespar Duffy and her husband have always taken the time to explore the local architecture and real estate market.

"With my interest in style and design, including architectural and interior design for homes, real estate has always been a significant interest of mine," says Duffy, who recently joined Badger Peabody & Smith Realty as a sales agent in their Franconia office. "Location plays a big part in real estate, but I've always felt that a home's design is also essential to a compelling property and a satisfied client, so I'm very excited to share my knowledge with our buyers and sellers."

Born in Littleton, Duffy grew up in Jefferson and Gorham, has lived in the Mount Washington Valley and was the owner/operator of a hair salon/spa in North Conway for many years. Now residing in Franconia with her husband, Duffy says she looks forward to helping clients find their dream home.

Duffy notes that her experience as a cosmetologist and business owner has instilled in her "an ideal of being driven, listening to my clients' wants and needs and doing whatever I can to make them happy."
Outside the office, Duffy enjoys spending time with her family, travelling and playing golf.

"We are happy to welcome Vespar to our Badger Peabody & Smith team," says Andy Smith, Badger Peabody & Smith Realty President and CEO. "Her extensive customer service experience, understanding of architecture and design, and in-depth knowledge of the greater Franconia-Littleton region are invaluable. Adding her to our team enhances our ability to provide outstanding quality services for all our clients."

Vespar can be reached at (603) 823-5700 or VesparD@BadgerPeabodySmith.com

Visit Vespar's Agent Page

Jane has been involved in customer service since she was 12, working at her family retail store in Northern Maine. She is focused on helping people and is great with four legged friends too! Always willing to lend a hand, whether its helping a colleague or helping to deliver Meals on Wheels with the Littleton office, Jane is always there ready to help!

Discover more about Jane in this week's "Meet Our Agent":

Jane, how did you land in real estate? And how long have you been an agent?

I have had a desire to be involved in Real Estate since my early twenties, but was always apprehensive to give up the financial security that a "regular" job provided. A couple of years ago I decided that it was time for me to take a risk in life and to find a career that I could enjoy. One year into my new career I am the happiest I have ever been in my chosen path in Real Estate. I love meeting new people and helping them fulfill their Real Estate desires.

What did you do before you became a Real Estate agent?

I have been involved in various forms of Customer Service since I was 12.

Name a role model who has inspired you in your career.

To be honest, it isn't one person but the Badger Peabody & Smith Realty team. Everyone is always willing to lend a hand, answer questions and give advice. I couldn't ask for a better group of people to work along side of.

What do you like to do for fun outside of work?

Among the things I love to do outside of work are traveling, paddle boarding, hiking, skiing and spending time with my family, friends and of course my dog.

Where do you like to go for vacation?

I enjoy spending vacation time exploring the National Parks. At this point in my exploration I will say my favorite place is the South West.

What is your favorite local charity?

Having adopted my last 3 dogs, local shelters and rescues are high on my list of local charities including Survivor's Paws Animal Rescue.

*To learn more about Survivor's Paws Animal Rescue... Click Here

Contact Jane Swett for your real estate needs at:

JaneS@BadgerPeabodySmith.com •  Cell. (603) 986-1200   • Littleton Office (603)444-1294

____________________

Interviewed By:

Megan Landry
Executive Assistant

Our real estate agents know how important it is to you to sell your home quickly and with minimal fuss. Sellers, like buyers, tend to get the best deals when they move fast—and there are still plenty of people out there looking for the right Plymouth homes for sale.

Although it's important to present your property in the best light possible, there are also rules you need to follow. Your real estate agent is a crucial ally, ensuring your home's listing is accurate. A serious oversight can result in penalties or even legal liability down the line.

Details that absolutely must be communicated to a seller are called disclosures.

Disclosures vary from one place to another. For example, there are some parts of the United States where required disclosures include whether or not a crime has ever been committed in the home or whether it has ever been believed to be haunted. Luckily, this is out of the ordinary.

Disclosure laws are usually easy to understand. Not all states define disclosure rules, known as "Caveat Emptor" states. Here, it's primarily the buyer's responsibility to sleuth out anything that might be wrong with the home. This means the buyer must be especially diligent.

Even though New Hampshire features limited disclosures, sellers still have some obligations.

As a seller in New Hampshire, you must disclose the following:

• Type of Private Water Supply System
  Sellers are generally required to disclose the location, installation date, and any known malfunctions with the private water supply system. The date of the most recent water test and its outcome (especially negative) are also specified under New Hampshire disclosure rules.
  
  
• Private Sewage Disposal System
  Your septic or sewer system connection is another area of concern, and you must disclose much of the same information that applies to the water supply system. In addition, you'll need to include the date on which it was most recently serviced and the name of the servicing contractor.
  
  
• Roof and Wall Insulation
  The type and location of insulation in the home are covered under disclosure rules in New Hampshire.
  
  
• Responses to Specific Questions
  If the buyer or the buyer's agent asks a specific question to you or your agent, you must be truthful in your response. It is unlawful to lie, obfuscate, or conceal information that a "reasonable person" would rely on in deciding whether or not to buy a home.
  
  
• Additional Disclosures
  Since it's up to the buyer not to overlook information that might harm them in the long run, they often use standardized forms to gather certain facts. It's not unusual for a buyer to ask a seller to state that the property contains no underground storage tanks or certain toxic chemicals.
  
  
• Property Inspection Outcomes
  Listing a property "as-is" does not protect a New Hampshire seller from the possibility that the buyer will commission a home inspection at their own expense, usually for $100 to $200. This is a requirement for many lenders, who will not finance a home with significant electrical, roofing, or septic issues.
  
  
• Voluntary Information
  Any information you or your agent "volunteers" to a potential buyer isn't protected by disclosure laws and may be used as the basis of the buyer's decision. It's wise to get on the same page with your agent on what needs to be disclosed and what you will discuss in detail only at the buyer's request.

Have other questions about New Hampshire disclosures? Contact us to find out more or get started.

Is there anything better than an ice cream cone on a warm summer evening? After enjoying outdoor summer activities in the White Mountains, our real estate agents love wrapping up the day with a sweet treat from one of our favorite local ice cream parlors. Whether you enjoy soft serve, milkshakes, or sundaes, our local ice cream shops have it all. So grab your friends, family, and pets and head on over to one of these awesome local ice cream shops: 

• Trails End Ice Cream Shop (Streetside) - 1699 White Mountain Hwy., North Conway, NH 03860
  Delicious soft serve and a great selection of hand-dipped ice cream await you at Trails End Ice Cream Shop. This pet-friendly ice cream shop has tasty treats, friendly service, and affordable prices. We recommend trying a trailblazer—a cup of soft-serve ice cream blended with two of your favorite toppings. If you love this ice cream shop, you'll love these nearby North Conway homes for sale.
  
  
• Ice Cream Delights - 73 Main St., Lincoln, NH 03251
  This low-key ice cream stand has dozens of varieties of soft serve and regular ice cream. Choose from a cake, sugar, waffle, or dipped cone at Ice Cream Delights. There are plenty of outdoor tables with umbrellas, so it's easy to bring your dog along too! After enjoying your cone, be sure to drive by these Lincoln homes for sale.
  
  
• The Northern Frosty Bar - 356 Union St., Littleton, NH 03561
  This unique family-owned and operated ice cream shop/grill serves both delicious local seafood and some amazing sweet treats. The Northern Frosty Bar is definitely one of the best places in Littleton to get ice cream. We recommend trying the banana shake! There's a huge pet-friendly patio behind the building where you can relax. While you're out, go ahead and schedule a tour of one of these Littleton homes for sale.
  
  
• Scoggins Cool Shack - 133 Main St., Gorham, NH 03581
  This popular little ice cream shack has been serving a wide selection of  Hershey's flavors to the Gorham community since 2006. Walk on up to the window at Scoggins Cool Shack and order your favorite flavor. The Maple soft serve is a must-try! If you like this neighborhood, you'll enjoy visiting these Gorham homes for sale just down the street.
  
  
• Scoops on Main - 176 N Main St., Lancaster, NH 03584
  Enjoy delicious ice cream, great prices, friendly service, and a phenomenal brownie sundae at Scoops on Main. Both soft serve and hand-dipped flavors are available on this menu. Pet-friendly outdoor seating is available on the patio, and don't forget to swing by one of these Lancaster homes for sale while you're in town.
  
  
• Triangle Dairy Bar - Daniel Webster Highway, Whitefield, NH 03598
  For an excellent variety of Giffords Ice Cream, take a trip to the Triangle Dairy Bar. This window-style diner serves burgers, seafood, and of course, ice cream, making it a great one-stop-shop for both dinner and dessert. With an outdoor patio, it makes for a great summer hangout. There are also some quality Whitefield homes for sale just a couple miles away.

With plenty of outdoor fun and plenty of ice cream destinations, living in the White Mountains sure has its benefits. Contact us to explore local listings.

Badger Peabody and Smith Realty announces the addition of Shamar Whyte, REALTOR® to its North Conway, New Hampshire office.

Whyte attended Hobart and William Smith Colleges in upstate, New York, then went on to earn a master's degree from Dartmouth College.

Whyte had previously worked for 15 years as an educator and coach at Brewster Academy in Wolfeboro, and for the Appalachian Mountain Club, as a logistics specialist. His love of the White Mountains and all it has to offer was instrumental in his decision to begin a carrier in Real Estate.

When discussing his decision to become a REALTOR, Whyte said, "I have always enjoyed helping people as well as exploring the small communities of New Hampshire. As a Real Estate Agent, I get to combine both passions. I get to help people make one of the biggest decisions in their lives, and I get to do it in the state I have grown to love and call home."

In his spare time, Whyte mentioned that he enjoys spending time in the mountains with his family, listening to music from his native Jamaica, and is an avid investor in stocks, commodities, and cryptocurrencies. Whyte states, "I enjoy sharing my passion for investing with clients looking to invest here in the Mount Washington Valley."

In making the announcement, Vice President of Sales and Managing Broker of the North Conway office, Brendan Battenfelder said, "We're delighted to have Shamar Whyte join our team. Shamar brings such a strong work ethic to the profession. His desire to learn and his eagerness to help others is inspiring to those around him."

Shamar can be reached at (603)986-5030 or ShamarW@BadgerPeabodySmith.com

Visit Shamar's Agent Page

Badger Peabody and Smith Realty has welcomed Victoria Kidder to its North Conway, New Hampshire office. In making the announcement, VP of Sales, Brendan Battenfelder said, "It's been years since I have met a new real estate agent with such a desire to succeed.  Her drive to learn every day and her desire to offer her clients the highest level of service is inspiring."  

Kidder was born and raised right here in the Mount Washington Valley. She feels a strong connection to the community and to real estate. From a young age, she has always enjoyed touring properties. She looks forward to helping buyers find their own slice of heaven amongst the mountains. 

When asked why she decided to join Badger Peabody and Smith Realty, Kidder replied, "As a new mom and a new agent, Badger Peabody and Smith provides a level of support other firms cannot match. I get to be my own boss, grow my new business, and still spend time with my family because the entire company supports me." When further asked what she liked most about real estate, Kidder said, "Meeting new people and building relationships is what I like. My mentor and fellow REALTOR®, Linda Walker said it best; 'It's about people more than its about properties."

Victoria can be reached at (603) 662-4405 or VictoriaK@BadgerPeabodySmith.com

Visit Victoria's Agent Page