Finding a new home can be as close as a few clicks away, as you search for homes on the Internet. You can check classified listings, find out home and neighborhood values, use a site's finance and mortgage calculators, learn about loans, and read articles about buying a home. You can even find local real estate agents and information about child care and schools.

Once you have identified the home you want, you'll find yourself following a long-standing ritual that takes you from initial offer to deposit. The clearer you are about what's ahead, the easier your home buying process should be.

Most buyers contact a real estate company when they're looking for a home, in part because most sellers put their property on the market that way. You may work either with a broker, who is licensed to operate a real estate firm and collect a fee for arranging a sale, or with a licensed agent who works for the broker. A Realtor is a broker who belongs to the National Association of Realtors, a trade organization.

Working with a broker or agent can simplify your search because he or she knows what's available in your price range. The broker or agent will show you a range of properties and give you a sense of what different communities are like. Most experts agree that location -- specifically a desirable neighborhood -- is one of the most important factors in choosing a home. They argue that you can always make individual home improvements, but it's hard to change a community.

Traditionally, brokers and agents represent the seller and are paid a commission based on the selling price of the home, although in fact they spend most of their time working with potential buyers. In most states, they're required to reveal any existing problems with the home, but their goal is to get the best possible price for the property.

Some shoppers choose to work with a buyer's agent instead, expecting to see more homes, avoid potential conflict of interest, and have an advocate who will press for concessions from the seller.

As you move through the buying process, you may trip over some unexpected obstacles:

• House inspections that reveal serious existing or potential problems
• Limited availability of mortgages or a sharp jump in interest rates
• Changing lending rules, such as requiring more money down or greater income to qualify
• A lender appraisal that is less than the purchase price so you can't borrow enough money
• The need to sell your old home before you can finalize the purchase of the new one

Buying a home can be a speedy process, or it can involve lengthy negotiations. But while every buyer's experience seems unique, the path to ownership is reassuringly consistent across the country.

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When you finally decide to buy, you make a bid or price offer. If the bid is accepted, you pay a fee (sometimes called a binder or earnest money) to secure your offer. If the deal goes through, the binder amount counts toward the purchase price. If it doesn't, you usually get it back.

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You should arrange for a licensed building inspector to examine the property. If there are any serious problems, like cracks in the foundation, water damage, or a leaky roof, you may lower your offer, or withdraw it altogether.

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Real estate agents sometimes agree to a reduced commission to close a sale that has gotten stalled over price. The chances of negotiating a reduction are better if the agent who is negotiating the sale works for the broker that listed the property, so the commission won't have to be split between two firms. Owners may also agree to a reduced price or to holding part of the mortgage, especially if they're eager to sell.

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The contract is the first legal document you and the seller sign. Contracts are standard, but are modified to reflect the details of your purchase price, date of sale, and items included in the sale (such as appliances). Also included are the conditions of the sale, such as free and clear title, which means no one else has any legal claim to the property. Contracts often are also contingent on your ability to arrange a mortgage.

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Signing the contract requires a cash deposit, figured as a percentage of the purchase price. This amount is held in escrow, or reserve, and becomes part of your down payment. You usually get the deposit back if the deal falls through. However, some sales contracts are noncontingent, which means you could lose the deposit if the deal doesn't go through.