Hawaii VA Loans & Real Estate Transaction Process

About the Hawaii VA Loan Process- Your Realtor® can refer you to seasoned loan officers who know the Hawaii VA Loan Process. Beware of the loan officer that is advertising as if they are part of the Veterans Administration. They are part of a loan company but NOT part of the Veterans Administration based at Tripler Army Hospital.
Having experienced and straightforward professionals rather than ones who claim to be ‘experts’ or advertise as if they are part of the Veterans Administration is a better choice.

Putting Up Barriers versus Selling Your Home



No matter where you are our United States of America…. it IS a BUYER’S market. That means buyers can negotiate for a better price, maybe a credit to go towards closing costs. Maybe they just transferred to Hawaii with the military and are staying in a hotel and need to close quickly.

It is NOT a seller’s market like it used to be. If sellers need to sell their home  or condo they need to change with the market in their local area. There are no ifs, ands or buts about it.

It IS a BUYER’S market.

The following points listed should give sellers a clue that it is more of a buyer’s market when listing their home for sale:

  • You are getting fewer showings than you would have two to three years ago.  In fact, it is REAL slow today.  (one showing every couple of days is a far cry from 5-10 a day and four contracts overbidding) As time goes on the showings decrease even more.
  • Your Realtor® showed you comps from six months ago up to the present and the prices have declined a little in that timeframe. (3% for Hawaii)
  • The number of sales declined drastically over the past year because the financial institutions cracked down big time on lending criteria. GOOD!  (had to throw that in) Buyer’s are also being very cautious.
  • Buyers have a BIG inventory of homes and condos to choose from. It’s literally Christmas every day for them!  They can have their pick and most certainly will choose one they do not have to upgrade and all they have to do is…..MOVE IN.

Healthy Boundaries are good for any individual to have but when a seller tries to protect themselves by putting up big barriers (conditions and demands) and burns bridges along the way it becomes a losing battle for not just the seller; but the Realtor® who has invested a lot of time, hard work and effort to market a property. 

This Realtor® spends countless hours to prepare your home for marketing:

  • Research and pull up tax records, building permits and documents pertaining to the property.
  • Prepare the listing agreement & profile sheet and go through all of the contract with you before signing.
  • Prepare the Sellers Real Property Disclosure Statement and answer any questions you may have while you fill it out. (we have a four page detailed itemized questionnaire and it does take time to go through the whole thing and then answer any yes questions in detail on the last page)
  • Creating a specialized flyer and property portfolio to display in your home for potential buyers during regular showings (with their Buyer’s Agent) or during Open Houses. This is no couple of minute job because it can take me up to an hour to get the flyer “just right” and the portfolio up to three hours!
  • Take pictures of your home for the listing sites.
  • Advise you on what you can do to get your home ready for showing (so please don’t take it personal like I’m criticizing your home…I’m doing my job!)
  • Enter the listing into our MLS system and Century 21 site and add photos and make slide shows. (Lots of time)
  • Creating specialized Real Estate Shows and burn them to printable cover cd’s. (this take some time!)
  • Entering your listing on countless sites that I subscribe to and post your photos. (this takes LOTS of time) and enhance your listing on Realtor.com (this takes some more time) 

And this is JUST THE BEGINNING! I set up showing appointments, do Open Houses, refresh and update all the listings I submitted to sites as time goes by, I present all offers to you and advise you on your options. I give you sound advice and remind you of the market conditions and the current comps.  I go through the whole transaction with you, order condo docs, surveys and termite inspections. I accompany you to signing and help you with anything to do with the sale of your home.

The only thing I am unable to do is MAKE someone to buy your home.

There are contingencies in our contract that protect the buyer if they need to back out of the contract. It could be that the buyer lost their job. (they are NO LONGER qualified for a loan) Maybe they didn’t like something they saw in the home inspection. There are contingencies to protect the buyer to NOT buy your home. There are also contingencies to protect the seller but the bottom line is that if the buyer has a valid reason it does not automatically entitle you to their deposit. 

Remember, when you signed that Exclusive Right to Sell Listing Agreement? It specifically states that the “Seller agrees to consider all offers presented by the Brokerage Firm and to act in good faith to sell the property”.

If you REALLY want to sell your home:

  • You make your home appealing to the buyer who is coming in to view your home
  • You allow your Realtor® to do their job and give you their expert advice. You don’t take their suggestions as a personal attack on you but letting the Realtor® do what they are trained to do.
  • You realize that when a Realtor® is working for you it involves giving you advice. Working for you does not mean you are telling the Realtor® to do it YOUR way even though the market, circumstances and comps say otherwise.
  • You don’t assume your home is the best on the market and therefore should be priced as high as the others…… if you did NOT upgrade anything at all.
  • You keep an open mind and allow your Realtor® to go through the CURRENT market conditions and current comparables in your immediate area and trust that they are NOT lying to you.
  • Be willing to negotiate with the buyer to sell your home when it IS a buyer’s market. Maybe you could make demands a couple of years ago but the market has changed in favor of the buyer. There are MANY other homes and condos on the market to choose from.  (this does not mean give it away by all means. But fighting over a couple thousand will cost you more when months down the line your home is still sitting on the market.)
  • That you, the seller, do not hold a Real Estate license and it is advisable to LISTEN to the direction, advice and opinions of your Realtor®.  A seasoned agent KNOWS what they’re talking about and is thinking in your best interests to get you a fair market price and get your home SOLD.

This Realtor® is going to tell you the truth and will NOT tell you just what YOU want to hear.

If you choose not to listen to your  Realtor® it could cost you the sale of your home.



© 2009 Celeste “Sally” Cheeseman, All rights reserved 


HAWAII VA LOANS | Hawaii Military Relocations |This Realtors® Process

Active Duty or Veterans of the Armed Forces have VA Home Loan benefits for their home purchase that have proven beneficial for when it comes to little or no money down loan program. (provided their credit is satisfactory) VA guarantees the Local Lender that they will reimburse the lender a percentage should the veteran default on their loan. The following brochure What VA Does For the Home Buying Veteran should be very useful guidelines and loads of information.
*Across the Ocean to Paradise: Military Relocations Hawaii* has loads of information for your Military Relocation to Hawaii so you will have pertinent information on what to expect in your relocation to our island paradise.
Currently, I have one VA Loan client in contract and the other one has already been prequalified and coming to Honolulu Hawaii next month specifically to put in an offer during their 5 day house hunting trip so they can return back to the mainland and pack for their Hawaii Relocation in February. VA Loans are abundant here due to our high volume of military personnel and presence on Oahu, Hawaii.
The following steps are what this Real Estate Professional does in order to make your Relocation to Hawaii as smooth as possible concerning your real estate transaction and VA Loan Process.

Speak to a Local Hawaii Lender (if you do not have one I can refer you to a few who are well qualified in the State of Hawaii) to submit your information and get prequalified.

  • While talking to the Loan Officer make sure and let him/her know what you are comfortable with for monthly mortgage payments. After getting prequalified your Realtor® will now know in what price range to search for properties for you.
  • Let your agent know what other criteria you are looking for as far as # bedrooms/ # of baths, sq. ft. interior/land, parking, single family or condo/townhouse. Just remember to go over the *Across the Ocean to Paradise: Military Relocations Hawaii* because this gives pertinent information on what to expect in your Hawaii Relocation.
  • Get all your financial paperwork together so you will have it with you when you arrive.(Do not pack your bank statements, W-2’s, LES’s and important documents you will need to submit for your loan!)
  • If you have a couple of months to spare you may order your Certificate of Eligibility from the Veterans of Affairs office. It is not necessary to do so though, because our lenders order them online once you start your loan process and if anything is held up we have a VA office centrally located on Oahu for your convenience and it takes just minutes.
  • Start your loan process before you get here so you will have everything in place when you submit an offer for a loan. The loan process is the lengthy and of course an important part of the transaction so it is better to be proactive in your process. Your closing costs can be included with your loan so you will have minimal costs to come in with and to close with.
  • Appointments are made and off we go in search of your new home! When you decide that you would like to put in an offer we will go through the whole 12 page (plus addendum’s) contract and submit it to the sellers agent to present to the seller.
  • After the offer is accepted the loan process begins. You will meet with your Loan Officer to submit your complete application and submit all documentation needed for your VA Loan process packet. Then it goes to Underwriting to process the initial packet and order the appraisal with their VA approved appraisers.
  • The Condominium and/or Subdivision Association Documents should be ordered immediately after acceptance of the offer and in the buyer’s hands within 10-14 days after acceptance. This agent will make copies of the Budget, last three Association minutes and the Property Information form (RR105C) and submit it to the lender. They need this for the VA Loan Guidelines and process for your loan. (these documents will show how the Association budgets their money in reserve. % of owner occupants, any pending concerns or litigation going on and so forth.
  • Provided your loan process goes smoothly you should have a Conditional Loan Commitment Letter within the first three weeks in contract. This is an approval of your loan with Conditions. Maybe you need to submit a couple of more documents or the appraisal is not in yet or the survey and termite inspection are not done yet. These are the types of conditions that will be listed on this letter.
  • Within two weeks after the Conditional Loan Commitment letter is issued all the conditions should be complete for signing documents with escrow and the loan officer. Not to worry! I attend all signings with you.
  • In Hawaii, we do not sign at the same time as the Seller due to conflict of interest and we sign approximately four days before recording. After the signing, the loan officer takes the notarized and signed documents to go through processing and within 2.5 days the Lender should have funded the money for your loan to the escrow company. When escrow receives all monies then they will take the documents to the Bureau of Conveyances in Honolulu to record. By the next business day it will record and we usually get word between 8-10am. At that time, the home is legally yours and I will have already made arrangements and have your keys in hand to open the doors to your new home.
    It’s not easy moving across the Pacific Ocean let alone to a totally different “world” of people but you can do it with effort, motivation and a great Realtor®!
    Call me for a Relocation Packet and more info!
    Celeste “Sally” Cheeseman, Realtor Associate ®
    Century 21 Liberty Homes
    95-221 Kipapa Drive, Mililani, HI * (808) 375-1404


    Royal Kunia Hawaii Home for Sale- Open House

    Royal Kunia Home for Sale! 94-1063 Hoohele Street, Waipahu 96797 Picture of House Stunning! This home in paradise awaits you. With a tropical flair the professionally landscaped property beckons you to enter.

    Immediately through the front door you feel the cool air from the 'Carrier' high efficiency central air conditioning system and walk straight into a spacious and open floor plan on the first floor.

    With wood laminate flooring throughout the first floor you glide through the living area...to the dining area and a 'to die' for open kitchen. Complete with an island and tons of cabinet and counter space this is definitely the dream of a culinary kitchen artist!

    Through the dining area doors you step on to the roofed patio nook ...perfect for your morning cup of java and while watching the sun rise.

    Kick your shoes off after a long days work and view the tropical flora with a backdrop of a sunset in paradise and you most definitely will relax immmediately. Rainbird sprinkler system is the choice for liquid nourishment for this wonderous landscaped yard.

    On the landing of the second floor is the open area loft/office with lots of natural lighting coming through the giant picture window.

    BONUS! CAT 5 wiring throughout the home in living area, all bedrooms and the loft/office area....so convenient for all your online needs!

    Royal Kunia's Association Center park is just down the road with picnic areas, tennis, basketball and more! An upcoming Recreation Center is soon to arrive to bring more ammenities to this exceptional community.

    Minutes from Schofield Barracks, Wheeler Army Air Field and the Naval Security Group Activity Kunia, Hawaii Military PCS'ing to the islands 'have it made'.

    Come join us for our FIRST OPEN HOUSE on SUPER SATURDAY, January 31, 2009 from 2-5pm!

    Why search further? This is the home for you! Click to View Show

    Details Contact Info Asking Price:

    Sq. Feet:
    Lot Size: 3250
    Bathrooms: 2.5
    # of Floors:2
    HOA/Maintenance Fees:30
    Garage Size:422
    Subdivision:Royal Kunia
    Year Built:2003

    List Price: $559,000

    Celeste "Sally" Cheeseman- (RA) e-PRO
    Hawaii Relocations & Real Estate

    Cell (808) 375-1404
    Dir (808) 375-1404
    Email | Website
    Other Shows

    Property Amenities - Range/Oven
    - Sink Disposal
    - Full Refrigerator
    - Dishwasher
    - Kitchen Island
    - Patio
    - Grass Lawn
    - Yard
    - Fenced Yard
    - Central A/C
    - Living room
    - Office/den
    - Breakfast nook
    - CAT 5 wiring throughout bedrooms, living and office loft areas
    - Rainbird Sprinkler System
    - Loft Office on Second Floor
    - Fully Insulated Home!
    - "Carrier" High Efficiency Central Air Conditioning
    - Integrated Underground Drainage System
    Community Amenities - Basketball court
    - Tennis court(s)
    - Golf course
    - Playground