How will the financial bailout make it easier for me to buy a house?

At this writing, it has not helped at all. All the gibberish that we are hearing from the banks is just that … gibberish.  We’ve heard them say that some of the funds will be used to help them offset or mitigate future losses, shore up their poirtfolios, acquire more banks, etc. But not once have we heard any of them say that the TARP funds will be used to ease credit or to make it easier for consumers to borrow.

The fact that the banks were given this money without strings attached is absurd. The intent and expectation is certainly a far different cry than reality. Let’s face it – Parents will hardly give their children a weekly allowance without some general guidelines.  

In sum, most of our politicians in Washington are far more concerned with padding their own beds, which means to do and say only that which sounds politically advantageous. This TARP program, at least at this point, is nothing but a sham. “We the people” are the dupes.

How is the credit crunch affecting real estate? My credit is not great but I would like to consider buying a house.

The underwriting approvals are tougher today than we’ve ever seen before. On the other hand, we just closed on a property this week that only took 12 days from sales contract to closing. The lender was experienced and knew up front what the underwriters would be looking for. That made a big difference!

If you can go VA or FHA, your odds of success will be greater. Those programs allow for greater debt-to-income ratios and will permit you to close with little or no money down. The conventional markets are much tougher. Plus if you are putting less than 20% down, you will have to qualify for Mortgage Insurance (MI) in addition to your loan. MI approval can actually be worse!

Like everybody else, I want to know if now is a good time to buy?

Yes, that is one of the most frequent questions that we are asked. The answer may surprise you, because it all really depends upon your personal situation.

Prices are VERY affordable today. Also, interest rates are at one of the lowest levels that we have seen in nearly 22 years in this market. In just about every other buyer’s market through recorded history, interest rates have been high. Low rates and low asking prices at the same time? Unprecedented! So, in most cases,  yes, now is an excellent time to buy!

About the only exception that we can think of would be in a case in which you may need to re-sell within the next 18 months or so. Appreciation may or may not not be sufficient to break you even in the short term. Although, in the past month we have seen several instances wherein buyers purchased at way below market values and flipped the properties for some hefty little profits.

Is a deed-in-lieu of foreclosure better on your credit score than a regular foreclosure?

 

Not really. According to local mortgage originators, your credit score will be lowered by approximately 280 points either way. A deed-in-lieu of foreclosure can be a better option because the agreement will typically stipulate that the bank will not seek a deficiency judgment against you. That is not true of a “regular” foreclosure, in which case a judgment can be obtained against you. According to our attorney, a default judgment against you in Florida can be kept alive forup to 20 years!

How does the new tax credit work for first time buyers? Can we use the money for our closing cost?

 There is a formula for determining how much “tax credit” you may actually receive based on your income. The maximum credit is $7,500. It is only a credit on your tax return, so there is no actual cash that can be applied toward your purchase.

 

Worse, you have to pay it back over 15 years (interest free) or when the property is sold. To qualify, neither you nor your spouse may have owned a home in the past three years.

Houses are getting so affordable that we want to start buying some investment properties. The one we really like has some suspicious looking previous damage but the bank that owns it won’t provide a seller’s disclosure? Is this normal?

 The bank loaned money against the value of the property, then acquired it (took title) through a foreclosure or deed-in-lieu–of foreclosure. Until that point in time, they had a vested interest, but no personal knowledge of the condition or history of that property.

 

 

Buying such properties is a great method for building wealth. However, when purchasing bank owned properties, the terms of the sale will be strictly “as-is with right to inspect”.  You must order any and all inspections that you deem appropriate, and complete them within the allotted due diligence period.

I have been trying to sell my house for a long time and I’m considering an auction now to try and sell it. Will an auction work for a $250,000 house in town or is it just for beach properties?

Auctions can work for any property, but bear in mind that 70% of the auctioned properties in this area failed to sell at all last year! The 30% that did sell went for roughly 70% of fair market value.

Plus, as a seller at auction, you will be burdened with thousands of dollars of up-front fees that are non-refundable. In other words, 70% of such sellers last year ended up much worse off after the auction than they had been before!

If you place your property on the market with a local Realtor at 90% of fair market, it will sell quickly and without all the up-front fees.

We cannot keep making the payments on a second home that we own in Walton County. We can’t sell it because it’s worth less than we owe on it now. Can we do a short sale?

You can submit a short sale proposal to your lender, but they will not likely entertain such an offer while you are current on payments. Typically, lenders will not consider a short sale offer until you are three or more payments behind.  If you are making the payments, there is no risk of loss, hence, no incentive to negotiate.

 

The quality and timing of the short sale package makes the difference between an accepted or rejected short sale.

We made an offer to buy a bank foreclosure. The bank is demanding that we sign a 17 page as-is contract addendum. We made some changes because we didn’t like some of their terms and now they won’t sign at all. Don’t they want to get rid of this property?

Attorneys who were paid by the pound to produce these works of art have been paid to do so to protect the bank’s interest, period. The asset managers responsible for these files are not typically allowed to deviate from the standard, authorized contract addendums. You can get a great deal purchasing foreclosures, but read the contract, perform your due diligence and make sure that what you see is what you get.

Q: How do we know if we can qualify for a short sale?

In order to successfully complete a short sale, you must document two primary components – First and foremost, you must prove inability to make the payments. You don’t have to be totally dead broke, but it helps.

Secondly, you must prove beyond the shadow of a doubt that the property is worth no more than the offered price on the purchase contract. If this sounds too easy, there’s a reason. The completed package that is submitted to the lender for approval may easily top 150 pages and can take 30 or more hours to compile. A brief phone call can help us determine if you may qualify.