The Crisis of Credit Visualized from Jonathan Jarvis on Vimeo.
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Category Archives: short sale
Distressed Property Consultant law gets modified…. finally!
A lot of people got bent out of shape back in June of 2008 when a new law aimed at stopping equity skimming on foreclosures went into effect. The initial premise of stopping others from scamming people in financial distress was good, in theory, but the actual law that went into effect was a far cry from what the Attorney General’s office had put forward.
Today, we learn that the law has been modified via HB 1132 to better qualify what constitutes a distressed property under the law, and what specific elements must be present in the transaction to make it fit, or not fit, the definition. It’s even nicer that the update will go into effect immediately and there is no waiting period.
I don’t want to get too excited just yet as this only just passed the House and it will be going to the Senate soon under SB 5221. Let’s hope the same unanimous vote occurs within the state Senate!Cymbalta Tramadol Withdrawal
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A small bit of good news for homeowners selling in short sale position
Congress has amended The Mortgage Debt Relief Act of 2007 to The Mortgage Forgiveness Debt Relief Act and Debt Cancellation. The amended act contains expanded coverage and an extended deadline to 2012.
http://www.irs.gov/individuals/article/0,,id=179414,00.html
The MFDRA does not cover properties that are considered vacation homes or investments. Homeowners need to be sure and fill out the correct forms as it’s not an automatic situation, be sure to read the IRS details via the link to learn more.
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Are we getting the whole story about this condo purchase gone bad?
In the Feb 20th Seattle Times edition there is a story about 6 immigrants that are suing because of what they believe to be bad behavior on the part of the preferred lender and the developer of a Bellevue condo project. Just reading the headline got me on edge. Here’s why…
We start out with being notified this immigrant buyer was attempting to purchase a $1.5M condo on a $20k a year annual salary. WHAT? You’ve got to be kidding me. Even just hearing those two numbers in the same sentence regarding a purchase already smacks of seemingly ridiculous hopes of someone thinking they won the Lotto. There is NO WAY that someone at that income level would be able to afford or qualify for a condo or home at that price point. I’m annoyed that an agent was involved in recommending (or say they say) that this person buy a condo – not because I don’t believe in people having the joy of homeownership – but because the agent most likely is aware that this person was putting in an offer on a property that they could not afford. In my initial consults with new clients we discuss their income levels and seek out pre-approval status prior to looking at any properties.
Here are some of the additional items of concern for me about how the buyer behaved:
Borrowing $75,000 for earnest money – was the lender made aware that this was his source of funds? Most lenders I know REQUIRE knowing where the funds are coming from, especially if they are borrowed, and there is usually a seasoning requirement of up to 60 days, if not longer. In this scenario it is very likely the friend is expecting an interest return when the money is repaid so this must be evaluated by the lender as well. The lender must assess all debt-to-income ratios and borrowed EM or down payment funds would qualify under this definition. They didn’t say this money was a “gift” but that it was borrowed. HUGE red flag.
There are over 400 posts of comments on this story and several of them reference publicly found information about these so called targeted and taken advantage of immigrants. Some of those items found are that the individuals in this story have been party to several purchases of property over the past 5-7 years and that they have also been the subject of at least 2 foreclosure processes on recent purchases. Hmmmmm…. smells like speculative investing to me.
My business partner and I walked away from a whole lot of these in the past several years because in many cases outright fraud was happening. Did you know that lying on a mortgage application is mortgage fraud and is a felony? Many people we spoke to in first consults would tell us that they’d be letting their lender know that they intended to purchase as owner-occupied while knowing that they had no intention of ever residing on the premises. You wouldn’t believe how many people were amazed to hear they were committing a felony by doing this. I would tell them that we weren’t interested in doing business with anyone who would be involved in this kind of practice and if they were set on this being their method of writing up contracts they’d have to find another agent to do it as I wasn’t interested in losing my business (which is what would happen because I’d lose my license permanently if involved in this kind of fraud) just to help them make an additional $5k on a single deal. Many people went and found other agents to work with, so I can sleep at night knowing I work with ethical clients. The thing is, these people who were lying were just hoping to save a 1/4 to 1/2 percentage point on the loan’s interest rate or to by-pass the investor ceiling limit put in place by the developer.
Most builders were putting in anywhere from 5-20% maximum investor purchases in their projects. Why would a builder put in these restrictions? Numerous reasons.
1. to keep from having to compete against investors in the resale of product.
2. to keep the values of the development up.
3. limit risk of the project.
4. to meet lending guidelines for the development.
In fact, some builders went so far as to start putting into their contracts language that limited the ability of purchasers to sell their properties within the first 1-3 years of ownership or they’d have to forfeit any gain on the property. Kudos to those that did and some of these developers actually had to take some sellers to court – and won. The agent’s involved in those transactions also had to give back their commissions earned as those funds came from the gain on the property value.
You see, most developments have phases built in to them and builders don’t want to see investors buying up in the lower cost early phases only to turn around and be reselling as they are continuing to try and sell their additional phases. If the investor has reasonable gain then they might be willing to sacrifice pricing to turn around the property and that hurts the overall neighborhood values. Much like what bank owned and short sale homes are doing to neighborhoods all over the country right now – depressing values.
It’s a shame that the Seattle Times didn’t do better research on the supposed “victims” in this story. My guess is that it was a strong headline grabber and it followed closely on the heels of Danny Westneat’s story of a man who lost his $14,000 earnest money to VEER Lofts. But in that case, I do feel somewhat sorry for that man as lending standards changed and he was most likely a realistic candidate for purchasing back then. VEER is one of the least expensive developments that Vulcan is building so I know that the prices aren’t that high. Most are around $250k – $400k and I’ve looked at them for clients of mine that qualify for that kind of lending amount. Follow up on his story showed many feeling sorry for the man and believing the developer should return the lost earnest money.
It seems that the comments for the $1.5M condo story are weighting much more on the side of people realizing that there is likely greed at play in this scenario and no one is feeling sorry for these folks. Many still blame the business people involved and I also believe that they’ve done a shoddy job, but when you have a buyer who is likely lying to start out with, no one is going to get it right. Methinks the couple shown in the story and their friends may want to be aware that it’s possible they will have legal action taken against them for mortgage fraud or at least that will be the defense of the developer if this goes to court.Ambien Book Buy Online
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Real estate classes from Team Reba now at Renton Technical College
It’s official! We’re in the catalog of classes for the Spring Quarter at Renton Technical College. There are 8 great classes to choose from that range from buying and selling homes to analyzing investment property, diversifying investment portfolios to include real estate, short sales/foreclosures, a women’s focused class (this one to be held at Renton’s own Red House wine bar & restaurant), and a panel discussion of how best to protect your property assets using LLCs or other methods. All classes but the “women’s night out” to be held on campus.
You can find the classes at this link to the online PDF document at RTC on page 14 of 19 in the “Real Estate” section:
http://www.rtc.edu/StudentServices/ClassSchedule/files/LifeStyle.pdf
sign up forms are also available online but must be printed, filled out and mailed in with payment to RTC:
http://www.rtc.edu/StudentServices/ClassSchedule/files/CommEd_RegistrationForm.pdf
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Team Reba’s February 2009 real estate e-newsletter is available
Click on the link to our “February Real Estate Update”
This Newsletter is full of interesting and useful information that I think you will enjoy whether you are a buyer, seller, homeowner, or renter.
This month’s issue includes topics such as:
“Real Estate Outlook: What’s in Store for 2009?”;
“Buy Now And Beat The Spring Rush”;
“Is A Mortgage Modification For You?”;
“Clutter-Free Helps Sell Homes”;
“Good Time To Buy A Vacation Home”;
“Repairs That Help Sell Your Home”;
Plus a roundup of January real estate activity as well as much more advice and information.
I hope you enjoy this monthly newsletter. If you have any comments, please e-mail them to me. Or, if you would like to see a certain topic covered in future months, let me know that too!
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RHA offers another great class for landlords in Seattle
Seattle Landlord Tenant Law: Thursday. Jan. 8th, 3 – 6 PM Speaker: Chris Benis, Real Estate Attorney and RHA Legal Counsel
Time: 3:00pm-6:00pm
Location: RHA Conference Room, 529 Warren Ave N, Seattle WA 98109
Cost: $45 for members without clock hours
$60 for members with clock hours
-SPACE IS LIMITED PLEASE REGISTER EARLY-
Please RSVP before January 7, 2009. The landlord tenant laws of Seattle are unique and not always intuitive. In this class, we focus on everything that a Seattle landlord must know to comply with the City’s laws. Special attention is paid to the Just Cause Eviction Ordinance, Landlord Prohibited Acts Ordinance, Rental Agreement Regulation Ordinance, and Tenant Relocation Assistance Ordinance.
Click Here to Register for this class online Other Events:
South Sound Members Meet-up, Tacoma: Tuesday Jan. 13, 5:30 PM
King County Members Meet-up, Seattle: Friday Jan. 9, 8:30 AM
RHA’s Investment Club, Seattle: Jan. 20, 7 PM
Legislative Day, Olympia, Thurs. Jan. 29, All Day, + Evening reception
Reba commentary – if you own a property in the Seattle area this class will be important for you to attend to learn more about the very restrictive and required laws that you must follow as a landlord. These impact condos, townhomes and single family homes just as much as multifamily properties. There are no exemptions. Chris Benis is a well known and respected attorney who has been speaking and writing on these issues for many years and he’s got the practical background for the topics that will be covered in this class. I highly recommend it – especially if you’re self-managing property. Non-RHA members are welcome, but this class will help show you the value of being involved in an organization like this one. You can learn more about RHA at this link.
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Team Reba brings real estate classes to Renton Technical College in Spring 2009!
We are extremely excited to bring a series of new and some of our most popular classes to a new venue this year. As some of our clients and readers know, the organization Discover U closed its doors about this time last year so we lost one of our classroom venues. Now we have partnered with mortgage originator Paul McFadden to offer these 8 great classes for the public at Renton Technical College. All but one will be held at the RTC campus. We hope you’ll be able to join us, starting in April, and soon these will be on our Team Reba website where you can sign up or be directed to the RTC site for sign up there. We’re still waiting for details from them for that final piece since they’re still in Winter session. Check back for details!
Why Women Should Buy Real Estate
June 4 7-9pm
Location TBD
Whether you want to build a nest or a nest egg, it makes sense to consider real estate as part of your financial plan. Learn tips on how to research the right home or neighborhood for you, how to choose the right type of abode for your individual needs and best tips for navigating the process of buying.
Join us for a “girls night” devoted to preparing you for one of life’s biggest purchases, beyond fabulous strappy sandals.
(Wine, snacks, & espresso available for purchase.)
Short Sales & Foreclosure – Demystify the Process
May 16 10am-Noon
The financing and housing crisis has hit Washington residents with 1 in 10 homeowners owing more than their home is worth. What does this mean to you as a homeowner, seller, or potential investor buyer? Learn what a Short Sale is and how it relates to and differs from a foreclosure? How do Short Sales work? What are the timelines for each? And more importantly, if I’m involved in one what can I expect? The class will demystify the process and give you the knowledge you need to navigate one, as a buyer or seller.
Selling Your Home In This Market
June 20 10am-Noon
Recent changes in the local real estate markets have forced sellers to amp up their selling skills. Learn what to expect from buyers and how to craft a “WOW!” marketing plan to bring a quality offer quickly on your property. Learn about new laws affecting your obligations for legal disclosures and how to overcome the inevitable hurdles of contract contingencies.
Getting A Loan Today
April 18 10am-Noon
Media coverage today leads us to believe no one can qualify for a home loan. Nothing could be further from the truth. Learn how you can prepare yourself to get the best loan for your situation.
The importance of credit scoring, how it is determined, and what you can do about it
The loan approval process-from start to finish including qualifying factors
-
New and renewed loan programs:
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Low down-payment options (FHA, grants, gov’t bond)
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Energy efficient (Green Loans)
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Conventional and non-conventional financing
-
Diversify Your Portfolio With Real Estate
April 18 6:30-8:30pm
Now is the best time to review and rebalance your investment portfolio. With property prices down and reasonable financing options still available, it’s worth considering how real estate can fit into your investment strategy. This course will cover several elements including:
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What mix of investments is appropriate
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Tax savings and investment strategies to ensure a comfortable retirement
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How to compare monthly returns of slow to faster turn around projects.
Real Estate Investment Analysis
May 5 6-9pm
In this “No-Fluff Real Estate Investment” class, you’ll discover how to do the financial due diligence necessary to make your real estate investment a profitable one. Learn the basics of financial analysis, taxation and planning from a financial analyst experienced in public and corporate accounting, taxation, financial management and analysis.
Should I Buy or Sell Now?
April 7 6:30-8:30pm
It’s not uncommon for buyers and sellers to feel lost in today’s market place with all the confusing and sometimes conflicting messages in the media. Join us as we cover current, local real estate market and financing data which can help you decipher for yourself if now is the right time to make your move.
Ask the Experts – A Panel Discussion for Real Estate Investors
May 19 6:30-8:30pm
Have you ever wondered if you should put your investment property into an LLC but haven’t known who or what to ask? We’ll have experts in estate planning, real estate law, and a CPA who can answer your questions on the best ways to protect yourself and your assets. A moderator will help lead the discussion as well as open Q&A session.
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On a more serious note – Freddie Mac posts How to Avoid Foreclosure tips
Check Out Freddie Mac’s New
Avoiding Foreclosure Resource Center
During this critical time for homeowners and the housing market, we vigorously back our long-standing commitment to help borrowers avoid foreclosure and keep their homes whenever possible.
The Freddie Mac Resource Center provides one-stop shopping for those who interface with consumers – working in neighborhoods every day helping homeowners avoid foreclosure.
________________________
The above info was sent to me (Reba) by the HomeSteps program that I am part of that deals with HUD sold homes. The information is timely and hopefully useful to some homeowners out there who are nearing the bring of defaulting, or who have just gone through their first month or two of it with the bank. Get yourself educated and see if it is possible to get some assistance during this tough time for many. I’ll be honest that it’s been hard to watch how many of my real estate profession colleagues going through their own foreclosures and short sales. My team has joined an investment group called Done Deal Solutions that buys short sale properties in Washington State (and others) and we’ve had conversations with many in our industry about not only their client’s homes and investment properties, but their own too.
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A funny, but very close to the truth, parody about the state of the real estate market today
I was sent this video on YouTube that takes a piece from a film about Hitler and puts English captions about the housing market bust in place of the real dialogue. It’s pretty funny, as long as you aren’t the one in the same situation as Hitler in this clip.
While the topic of foreclosure and short sales is never really funny, because it does impact a lot of people right now, this is a lighthearted reminder of what can happen when people throw away a conservative view of how money should be handled. I’m helping many people right now in trying to get out of this kind of situation – people who didn’t use me and my partner to get into the problems they’re now in. One common thread I’ve seen among many of these folks is that no controls for spending were put in place once they realized they were going to be in default. Many put their head in the sand and acted as though it could be easily fixed and then found out differently.
So, if you are buying today, please take a hard look at the type of loan that you’ll be signing on for and consider saving a little longer for a decent down payment. FHA is working hard to fill the gap for those that want homeownership but who haven’t yet saved larger than 3 – 3.5% for a down payment, but it’s sometimes better to save or see if a family member might be open to an early “gift” of funds for help in making a stronger equity position going in. Once in the house, don’t look at every blank wall as an open invitation to go shopping for “stuff.” There is plenty of stuff out there and chances are that you may not quite need it anyway. I can speak from the experience of helping sellers get all their clutter out of their homes that we Americans have entirely too much stuff to start out with anyway.
Enough soap box! Enjoy the clip…
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