who needs a buyer broker?

Get a lawyer now, because all the brokers are idiots.
They cheat and lie.
Especially if they are from Prudential Douglas Elliman.

Axa
Get a lawyer now and ask for every little thing in your offer. ie walls painted floors cleaned fridge and oven everything and anything you want and need. Even ask for them to pay for lawyer fees.

no good broker will ever give you there offer plan.

axa, you need an attorney now, but not because all brokers are idiots. I don't cheat and I don't lie and I'm a broker, and my services are appreciated by my clients--but that's another story.

You need an attorney yesterday for reasons that will become abundantly obvious as you go along. Just get one. The listing broker should have a list of attorneys from you to choose from; hard to imagine otherwise. I suggest a flat-fee attorney unless you're buying over a million or so, and even then I personally think the flat fee approach has the advantage of predictability. Whatever--just get an attorney.

The seller's broker creates the deal sheet, normally, that's part of their job. You do not want or need to do make out the deal sheet. However, you certainly want to see it once it's done. It's for your attorney and their attorney and goes immediately to them. Look it over carefully and make sure the details about window treatments, etc., are in there. A lot of stuff is boiler plate (the fridge stays) but many things can be contentious (the crystal chandelier).

Johndegree sounds like he had a bad experience with a dirty apartment. This outcome can happen if it's not in the contract. If the place if filthy right now, then professional cleaning can be negotiated as part of the deal, but you might rather have the money and clean the fridge yourself. If it's not filthy then you don't really need to worry, IMHO. They're not going to trash their home before closing; in fact most people try to leave it nice for you.

The seller's broker is willing to take a commission cut which means a lower price and a better deal for all, and that's good for you.

You and Kinko's are responsible for preparing the co-op board package on your own, however. Find out what kind of binding is required for the documents, by the way--spiral binding is required by some buildings, perfect binding won't be accepted. If you're smart you will let the seller's broker look at your package before you submit it--why not take advantage of their experience? The broker wants you to pass the board.

All the best to you!

Oh, one more thing--the initial offer can be by phone or by email. I strongly prefer, in fact require, email.

In your email put your offer, a little about why you can afford this place (your job title, how long on job, your down payment plans, any other impressive things), the fact that you are pre-approved for a mortgage loan by X bank (of course you are) and the name and full contact details of your attorney. Especially for a buyer without a broker, the attorney details help convey you're serious.

thanks every1. I thought the initial offer has to be written and signed with a token deposit (of $500 to $1000).
Fluter - you are saying the iniitial offer could be just an email?

axa - no money is exchanged until you sign the contract.