I put in an offer with TTS and didn't hear back all day... then heard back mid day the next day that the contract sold that day and they emphasized that it sold at full list price several times, with apologies.... the sales person/broker did emphasize that he made repeated attempts to convey my offer but it is frustrating, since they were apparently able to reach the seller with that full price offer.
I never had an accepted contract so it's not as though the rug was pulled out but I really expected to hear back with at least a counter (it was not a total lowball) rather than hearing back over a day later that it sold.
Light annoyance is the current result.
I'm not an expert here, but as I have experienced is if a seller is not able to be reached AND a full price offer is received, the full price offer satisfies the sellers terms and would go directly to contract. I've been a seller several times and some contracts we sold didn't we receive a call presenting the offer; the full price offer went right to contract as the full term/price was satisfied.
If any request for change outside the norm (i.e. extended closing period) are requested, the revised terms will need to be presented and agreed by the seller. Another potential delay... It may seem like an insignificant requests, but the realtor are required to present the revision.
My advise to the "spouse is in a meeting": Establish your purchase parameters together well in advnace of finding your ideal contract. As soon as you come across the ideal contract satisfying your terms, pull the trigger. If you hesitate on prime contracts for a few dollars or indecision, the contract could slip away. It is human nature to want to haggle a bit and better the position with a slightly better deal. This could also lean to a loss...
For the small contracts, weigh the closing costs, absence of points, and dues to establish the true point-cost. Sometimes a point cost may seem higher but the current year points are available, though the seller is paying these costs. The higher point cost will be overall reduced at closing.
Example: 150 point Vero contract with all 2013 points available and the seller pays 2013 dues is $1,111.00 less the buyer has to pay at the closing table. If the seller is asking $3 more than the average contract without paying the dues, you are saving $661 in the end.
This example isn't intended to discuss Vero dues vs SSR or anywhere else. Just an example.
Also establish your value of banked points. A loaded contract with banked, current and future points may mean a lot to you, or nothing.
We recently purchased two great small contracts because we had the parameters set and bought as soon as listed.
Best of luck and happy hunting!!