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Ready to begin your home search? You probably have a good idea of exactly what you want and which amenities are most important to you. However, be prepared to compromise, because there’s a chance you won’t find the “dream home” you’ve imagined with everything you desire.
Be careful not to avoid looking at a home because you’re not impressed by the exterior. Not every seller takes the time to repaint siding and landscape the yard before putting the For Sale sign out.
In many cases, the sellers have done work on the interior first, so give it a chance and take a peek. Remember that your own paint and landscaping can transform an otherwise wonderful home into exactly what you want. If nothing else, use it as a basis for comparison when you look at other homes!
What if you find a nice home that needs some repairs? Don’t let worn carpeting or loose tiles stop you from making an offer. In many cases, you can get the sellers to repair mechanical and structural problems, but don’t sweat the little stuff.
Remember too that repairs or cosmetic improvements that you handle yourself will be done exactly to your specifications and wishes. Try to be flexible and look at a variety of homes that the agent believes will meet your needs. It will be time well spent!
9:37 AM - Jun. 20, 2008 - {0} -
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Have you done your home-buying homework? Save yourself time, money, and heartache by doing research before you begin your hunt, and when you’re ready to make an offer. Consider all the consequences of your dream home’s affordability, location, value, and ownership.
Begin by gathering and analyzing your financial information – assets, debts, income, and the almighty credit report. You’ll need a firm and realistic understanding of what you can afford, and you’ll benefit from securing “pre-approval” of your loan. Spend your valuable time looking at houses within your budget.
You’ve heard it before – the three most important factors in real estate are location, location, and location. Know the community, because you’re not just buying the house – you’re buying the neighborhood! Look ahead to the day you’ll eventually resell. How marketable will the home be when that time comes?
Found a home you love? Compare its value with similar homes that have recently listed, sold or expired. Ask the agent for a Comparative Market Analysis and make a solid and reasonable offer based on those facts, not necessarily the seller’s asking price.
One final consideration – the responsibilities of home ownership. Remember that it doesn’t end once the checks are in escrow. Now you’re ready for insurance, property taxes, improvements, maintenance, and more. When you’re ready, talk with a professional you can trust for advice on these all-important issues.
2:06 PM - Jun. 3, 2008 - {0} -
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In every real estate transaction, there is a written set of "instructions" called a "Contract of Sale" or "Purchase Agreement." It is the document signed by both buyers and sellers, and contains details of their agreement.
The contract begins as a purchase "offer," and contains the terms of sale proposed by the buyers. This includes the "offered" price, the terms of payment, a closing date, the possession date, and other information. It may also spell out what personal property, if any, is to be included in the purchase price.
If accepted by the sellers, this document becomes a binding contract. If not, negotiations will continue between buyers and sellers until agreement is reached. At that point the acceptable written document becomes binding on both sets of parties.
The contract then becomes the basis for all further activities leading up to a final closing of the transaction. Attorneys, mortgage lenders, surveyors, title companies, and others involved all work to carry out the terms of that written document.
Because of the many details involved in a real estate sale, all agreements must be in writing to be enforceable. If they weren't, the slightest disagreement between buyers and sellers could cause an impasse, possibly resulting in a "no sale."
It is very important that both buyers and sellers are certain their agreement reflects their intentions. The time for negotiation is before the contract is signed, not after.
If the sellers want to dig up their prize rose bush and take it with them, even that should be included in the contract. When in doubt about whether an item is to be included in the sale, ask your real estate professional for a clarification, and then include it to be sure.
Contracts and real estate go together. They assure both sellers and buyers of a smooth closing, and a satisfying real estate transaction.
12:02 PM - May. 27, 2008 - {0} -
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Whether buying or selling real estate, you will eventually come face to face with the one document which transfers title from seller to buyer - the "deed." The actual transfer of ownership officially takes place when the deed has been "signed, sealed, and delivered" to the purchaser.
Historically, under English common law, the transfer of real estate took place in a ceremony called "livery of seizing." The owner would meet the purchaser on the land, and hand over a twig or clod of dirt. Although a written statement of the sale followed, it was the ceremony that signified a sale had taken place.
Today it is the written document, the deed, which marks the conclusion of the sale. It is said that the seller is the "grantor" in the sale - granting all rights and privileges of ownership to the purchaser. The buyer is known as the "grantee."
To be valid, a deed must be in writing, and name both the grantor(s) and grantee(s). It is signed only by the grantor(s), however. Furthermore, the grantor must have the legal capacity to convey ownership. Having legal capacity means that the grantor is of legal age to make a conveyance, and is of "sound mind." Since both minors and insane persons can avoid their contracts, no one should propose a transaction that includes them.
Deeds should be drafted by an attorney. A good deed also contains a "legal description" of the property being conveyed. The property must be described so as to leave no doubt about exactly what real estate is being transferred. It must also contain certain legal conveyance language.
This important document should be recorded, and then kept in a safe place. It is the buyer's sole proof of ownership.
8:46 AM - May. 17, 2008 - {0} -
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Whether you are the buyer or the seller, negotiation skills are crucial to a successful real estate transaction. You’ll find that a real estate agent provides the experience, tools, and skills necessary to “strike a deal” with the other party, other agents, and other professionals who are all involved in such a transaction.
Every negotiation should follow a step-by-step formula, beginning with preparation and ending with a proposal that has been accepted by all. It’s best to spend most of your time on the “preparation” phase, since this will greatly reduce the time and stress involved in the “bargaining” phase down the road.
The proposal, or Offer To Purchase, is produced when the buyers have done their “prep work” and the sellers can now begin bargaining if they choose. This is where it’s very important for both sides to have a clear understanding of all the aspects involved, and you’ll want to be sure to have the experience and training of a real estate professional to promote your best interests.
Bargaining or negotiating is all about gains and concessions, and the more educated you are about both sides of the transaction, the better your chances are to reach a nice, smooth, mutually acceptable conclusion. While all the decisions are ultimately yours, doesn’t it make sense to have a real estate professional on your side?
12:51 PM - May. 4, 2008 - {0} -
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When beginning your home search, you should have a good idea of the features you want - the number of bedrooms and baths, a large or small yard, modern kitchen or office space. Even more important, however, is where it will all be located. The community in which you will live will determine your whole way of life.
Do you have or plan to have a family? Consider proximity to schools and how many other children are in the neighborhood. Have a job in town? Think long and hard about your commute. What shopping and dining options are close by?
Even if you don't have a family, it's still wise to select a neighborhood in or near a district with good schools. No matter what your plans, you should always be considering the potential resale value of your home. Future buyers will likely put good schools near the top of their priority list.
Be aware of how much homes in the area have appreciated over the last few years to get a good indication of the quality of the neighborhood. Of course, a real estate professional in the area will be very familiar with all the communities that interest you - their character and strengths and weaknesses. Aside from driving around and talking with residents, the agent is your best source of information for making this all-important decision!
11:29 AM - Apr. 28, 2008 - {0} -
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You’ve heard it a million times, but it’s a cliché because it’s true – First Impressions Count. And even though “Don’t judge a book by its cover” is also a popular cliché, buyers tend to ignore that one when comparing potential home purchases.
Put yourself in the buyers’ shoes and step out to the curb to take a look. See anything that might not make the impression you desire? Consider the following “first glance” improvements.
The front door should be inviting – paint or stain the entrance if it shows signs of chipping or peeling. Have a front porch? Dress it up with container gardens and sweep regularly, making it an attractive “outside room.”
Check for other signs of peeling paint around the exterior and touch up where needed. Remember that buyers will be comparing your home to other similar homes, and every little detail that makes yours more appealing will pay off.
Of course, your landscaping makes an obvious first impression, so remove any dead or dying debris, fertilize the lawn and plant some flowering bushes if you need a little color.
Finally, your home looks great, so make sure it’s well lit for the show! Don’t overdo it, but do offer a well-lit doorway and walkways, and even “uplight” your better landscaping elements. If you show buyers “We love this home,” then so will they!
11:13 AM - Apr. 19, 2008 - {0} -
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Learn this up front . . . who represents whom?
In a very high percentage of all home sales, a real estate agent is involved. To buyers and sellers alike, it is important to know whom the agent is representing.
Where agents are employed by, and thus represent, the interests of property owners, the sellers pay the agent a fee in exchange for the agent's expertise in locating suitable buyers for their home. The agent has a fiduciary relationship with the sellers, and an obligation to pursue a course of action in their best interests.
When the agent represents the sellers, what relationship exists between that agent and any buyers who are shown the home? The relationship is that of a salesperson/customer. The agent is obligated to treat the customer honestly and fairly, but is clearly looking out for the best interests of the property owners.
Can buyers hire an agent to represent them? They certainly can. Just as homeowners sign an exclusive listing agreement with their agent, buyers can hire the services of an agent by signing an exclusive buyer agency agreement. The buyer has the right to expect the agent to negotiate a purchase in their best interests, paying special attention to price, terms, inspections, and closing details that benefit the buyer.
Homebuyers who employ a buyer's agent also have the obligation to compensate the agent for services rendered. There are a variety of compensation plans that should be discussed directly with the agent.
Dual agency is a third alternative. In dual agency, buyers and sellers are represented by the same agent, a situation that carries with it an inherent conflict of interest. When buying or selling a home, ask the agent who is being represented, then proceed with an informed decision.
11:38 AM - Apr. 9, 2008 - {0} -
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Attention Buyers….It’s Time to Take Action!
If you are a potential homebuyer wondering whether now is a good time to invest, here are some points to consider.
There are more choices available to you in the housing market than at any time in recent history. Mortgage interest rates are at historic lows. So why pay another year’s rent on a house you really don’t want? Why sacrifice another year’s interest tax deduction?
If you are waiting for prices to fall further, please know that interest rates could rise at any time. Home prices and interest rates do not necessarily rise and fall in sync. What I like to call “timing the market” is virtually impossible to do with any rate of success.
There was an excellent article in the February 25, 2008 issue of Time Magazine talking about the cost of waiting. An example in the article begins with the purchase of a home today at $218,900 at an interest rate of 5.5%. They compare it to purchasing the same home a year from now at $197,010, a drop of 10% in price, but with an interest rate of 6.0%.
The principal and interest monthly payments end up less than a dollar apart. So, the price savings evaporates with the increase in interest rates.
Just how long are you willing to wait for prices to fall? It is entirely possible that you are costing yourself money, not saving it!
11:19 AM - Mar. 29, 2008 - {0} -
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There are many ways to improve your chances of a quick, full-price sale, but understanding a few of the most basic foundations makes the whole experience more enjoyable and profitable.
First realize that price is everything. Your home is being compared to similar homes in your area. Cosmetic improvements don’t necessarily mean that you can demand a higher price. What if you just spent $3,500 installing premium carpeting and the potential buyers are dreaming of wood floors?
Related to pricing is handling repairs. Ideally, your real estate agent has “walked through” your home and made suggestions for both cosmetic and possibly more serious repairs. A rule of thumb states that buyers will offer $2 less for every $1 of needed repairs. Take care of what’s necessary and move on.
Finally, one of the most misunderstood concepts of successfully showing your home is that you should not be there when an agent shows it! Of course you’d love to witness the reactions of prospective buyers, but your presence will make them feel more like guests and less like would-be owners. Give the agent a chance to field their questions about pros and cons, and provide answers that will put them at ease.
These three considerations are just the beginning to a speedy and successful sale. Discuss the entire marketing plan with a professional and list with confidence!
1:57 PM - Mar. 21, 2008 - {0} -
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There is a very special, limited time loan program from the Ohio Housing Finance Administration (OHFA) now available - The Ohio Heroes Program.
First time home buyers that qualify can receive a LOW, LOW fixed rate of 5.25%. This is one of the lowest fixed rate programs in the State of Ohio. I don't think I've ever seen a fixed rate loan program this low with no points. The program was initiated Monday, March 3rd, 2008.
The program is ONLY available to the following professions:
*Teachers
*Paramedics
*Healthcare Workers
*Police Officers
*Emergency Medical Technicians
*Firefighters
*Active and Retired Military Veterans
This is a limited availability funds program, so don't let this opportunity pass! If you have family, friends or co-workers that are thinking about buying a home, have them contact me right away! I'll provide them with additional information and put them in touch with qualified lenders that can help them. This is an outstanding program that can save a home buyer alot of money.
Buy a home and you may experience an unusual real estate malady. This strange condition tends to strike within twenty-four hours of signing a purchase contract, yet when left untreated, usually disappears within a few days.
What is this mystifying ailment? Known by two names - “first-night jitters” and “buyers' remorse,” it is a state of mind sometimes marked by confusion, doubt, and anxiety.
Buying a home involves emotionally charged situations. Decisions about location, style and size home required, and price may require intense reflection.
The home search itself can take weeks of looking, inspecting, and deliberating, and compromises may be necessary. Family members may not be in total agreement. Nevertheless, a firm choice is made and a purchase contract negotiated and signed. What happens next, however, can be unnerving.
With a solid contract in hand, the buyers may almost immediately begin questioning their purchase. Is the home large enough? What if the loan isn't approved? Was that other home a better buy?
Those questions, accompanied by feelings of doubt, are quite normal. Buying a home is a big decision, and getting the “jitters” should not be cause for alarm. If questions persist, buyers should ask the agent for clarification. The best cure for buyers' remorse is to relax and look forward to the move!
2:29 PM - Feb. 29, 2008 - {0} -
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Two situations have left many homeowners insured for less than their homes are currently worth.
Many homes today are priced at higher levels than they were just a few years ago. In addition, homeowners have poured a great deal of money into their homes for everything from backyard decks to new kitchens and bathrooms.
In 2005, an estimated $155 billion, up 27 percent from the previous year, was spent on home improvements in the U.S. With the cost of lumber, building supplies, and labor increasing by about 7 percent last year, the value of improvements in 2006 would be even higher.
People who haven't updated their insurance policies could be in for a nasty surprise if they have to make a claim. A survey by Marshall & Swift/Boeckh, a firm that supplies building-cost data to insurers, shows that 60 percent of homes are undervalued for insurance purposes. The average homeowner could rebuild about 80 percent of his or her home.
Robert Dowdell, CEO of Marshall Swift/Boeckh, says: "The most typical type of underinsured homes are older homes because the cost of reconstructing an older home is just more expensive than a modern home."
Dowdell contends that most homeowners get hit when they haven't changed their policies for more than five years or they remodel without updating their insurance. Plus, the old-fashioned "square foot" formula, where you simply pay by the size of your house, doesn't work for today's customized homes. The amount of coverage you need also depends on what your personal property is worth.
Call me today to arrange for a Replacement Cost Appraisal of your property. As a state certified residential appraiser, I am trained and experienced in these type of appraisal assignments, and I'll give you peace of mind knowing that if you suffer property damage or loss, you'll have the right amount of insurance.
1:56 PM - Feb. 22, 2008 - {0} -
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Vince Kleinknecht, Realtor ®, licensed appraiser, and manager of Peddicord Rice Auction Realty in Dresden, joined with hundreds of top real estate agents around the country to write “Real Estate in 2008” in less than a month.
“Real Estate in 2008” (www.realestatein2008.org) helps buyers, sellers, and agents succeed in a challenging 2008 market by providing hundreds of ideas from top agents. Chapters include ideas on how to find motivated buyers, how to help buyers to buy, how to guide sellers to price/position their homes, and other creative ideas from all around the country. These are ideas from top real estate agents who collaborated in an industry-wide effort which was launched during the National Association of Realtor’s (NAR) conference in November 2007.
Vince provides a number of ideas as to why buyers should buy in 2008 and how sellers can prepare, price and position their homes to be sure they get sold in 2008. “Sellers must present the best possible product to the marketplace,” said Vince. “High inventory and a finite amount of buyers equal a very competitive market into the foreseeable future.” Vince adds “For buyers, there is no better time to invest than today. Interest rates are low, and selection is at an all time high.”
“Vince contributed some great ideas to the book and shared his knowledge with other agents and consumers,” said Steve Kantor, President of Best Agent Business and author of Billion Dollar Agent – Lessons Learned. “Hundreds of top agents around the country brainstormed and contributed ideas to write Real Estate in 2008 in record time. We wanted to help agents, buyers and sellers make the most of the 2008 real estate market.”
Vince Kleinknecht has been a Realtor for 21 years and is with Peddicord Rice Auction Realty. His website, www.kleinknecht.net, provides detailed information and buying and selling tips for the area.
OK....now you have researched the local real estate market, put a plan of attack together, had an offer accepted, secured financing and finally purchased a property. How do you make sure your investment becomes profitable?
Here are a few of the major obstacles to avoid when you have finally bought your investment property.
Finding Good Help…
Whether you have a fixer you are getting ready for resale or a rental you are holding on to long term you are going to need to deal with repairmen and/or contractors. Finding a dependable handyman that can do most repair work without costing you a fortune is crucial, but not easy to find. Don’t go straight to the yellow pages and call the big ads. They generally have high overhead and will cost you too much for your repairs.
A good place to look for affordable in your local newspaper to under the services guide and test a handyman out on a small project before scheduling a large job.
Also ask around between your friends colleagues and family. Many times someone you know may know someone that does great work, but doesn’t advertise his service. If they work well and get the job done on time and within your budget then you have found yourself a winner!
Make sure they understand that you are most interested in getting a realistic time frame for your projects and that you fully expect the project to be completed within the quoted time frame.
Holding costs are your biggest enemy in the real estate game. The quicker you can get work done, the lower your overhead and the larger your profits.
Renting to Tenants…
The biggest mistake a landlord can make is not doing a thorough credit check on the prospective tenant.
Always make sure to do a credit check on any applicant that is interested in your house. Make sound business decisions on who you rent your house to. You will hear every sob story in the book on why you should rent to one individual over another.
Waiting for an individual or family that has decent credit and rent history can save you hours of headaches and hundreds or thousands of dollars. Here are some good tips to follow when renting your property:
Always get a damage deposit. When tenants move out they will do a much better job of getting the house back to move in condition so they can get their deposit back.
A damage deposit should be between one half a month and one months’ rent
Take many photos of the property before the tenant moves in that shows the good condition of the property. Show the tenants that you have these photos in your file and that you expect the house to be returned in like condition. Just the fact that they know you have the photos may help them take better care of the property.
Go through the complete rental agreement with the tenants before they move in. Too many times contracts are hurriedly signed on the car hood so you can take the money and get it in the bank.
Schedule a time to go through the contract fully with them even if it takes an hour or so out of your life; most times it will save you countless hours and dollars in later frustrations.
Let your tenants know this is a business you are running and that you expect them to fully follow the agreement.
Make sure they understand you will be collecting late fees if the rent is late. Let them know you expect the property to be treated as if they owned it themselves.
Walk through the property with the tenants before they move in. Have them make note of anything that is in disrepair and write it down.
It is easy to forget details so the more details you have written down the less confusion there will be when the tenant moves out.
The property is your investment, but investing some time in implementing systems for putting your tenants in the property will give you huge rewards in the future, and make your business run much more efficiently in the coming months and years.
Follow these tips and you will be starting your business out on the right path.
12:55 PM - Jan. 29, 2008 - {0} -
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For most homeowners, a real estate appraisal is the key ingredient to buying or selling their property. It allows all the interactions to proceed among the buyer, seller, real estate agent, and mortgage lender.
Before an appraiser arrives, there are a few things you should know. By law, an appraiser must be state licensed or certified to perform appraisals. Also by law, you may receive a copy of the completed appraisal FROM YOUR LENDER upon written request .
Once the appraiser arrives, you do not need to accompany him/her along on the entire site inspection, but you should be available to answer specific questions about your property, and point out any improvements you have made. Here are some other suggestions:
- Accessibility: make sure that all areas of the home are accessible, especially the attic and crawl space.
- Housekeeping: Appraisers see hundreds of homes a year and will look past most clutter, but they are human beings too! A good impression can translate into a more positive experience for everyone involved.
- Maintenance: Repair minor things like leaky faucets, missing door handles, and trim boards.
- Make sure pets are leashed or otherwise contained.
10:12 AM - Jan. 18, 2008 - {0} -
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Opportunity for first time buyer to add sweat equity or investor wanting to flip or hold for long term income. REO/corporate owned property in need of some repair. Selling in AS IS condition to pre-approved or cash buyers. Very convenient to Newark, Mount Vernon, and Zanesville commuters. 5 minute drive to Frazeysburg.
Address: 2753 Dragoo Road, Nashport, Ohio 43830
Taxes: 705.00 (Est)
Sewage: Aeriation
Water: Drilled Well
Price: $79,900
Acres: 2.28 M/L
Garage: 2+ Car w/EDO
Year Built: 1976 Per Auditor
Bedrooms: 3
Baths: 2
Schools: Licking Valley
More Info: http://2753dragooroad.dresdenareahomes.com
Ever had an ailment? When you did, whom did you choose for treatment? Did you select a trained, licensed practitioner with excellent credentials or a witch doctor?
The first will take a close look, run tests, ask questions, and then prescribe a course of treatment. Applying education, training, and experience, your doctor would provide valuable advice and the treatment most likely to cure your ailment. You would expect results – but not a miracle. Conversely, if you didn’t follow the doctor’s advice, it shouldn’t surprise you when the ailment remains uncured.
In the case of the witch doctor, you might be told what you wanted to hear. Furthermore, you might be tempted to believe all the mumbo-jumbo, yet aren’t likely to recover from your ailment.
Selling your home is no different. If you’re looking for the “magic pill” or “miracle” that will bring you an uninformed buyer with plenty of cash, willing to pay double the value of your home, forget it! It won’t happen.
To sell successfully takes the knowledge, training, and experience to attract qualified homebuyers. Share your objectives, be willing to apply the advice you receive, and a pleasing sale will likely follow. Ignore professional advice, overprice your home, offer it in average condition, or otherwise wish for miracles and - well - you get the picture.
11:53 AM - Jan. 5, 2008 - {0} -
View more entries tagged with: Overpricing Your Home
It seems many people who rely on onsite wells for drinking water are not testing the water on a regular basis. And that could be a big mistake that I do not want you to make. True, testing costs money. But, getting sick because you did not test is crazy.
Wells get their water from underground streams, which are called aquifers. The streams begin at once place and flow underneath your property, and many other properties. While they are flowing, they can pick up contamination from a variety of sources.
They can pick up naturally existing contamination. For example, radon comes from naturally existing rock formations. As the streams pass by or near these formations, they pick up and carry the radon.
Heavy metals, such as lead and mercury, may naturally exist and be absorbed into the aquifer.
Aquifers also pick up contamination from man made sources. A frequently encountered example of this is gasoline or fuel oil from leaking underground tanks. All people with wells that are in the area of these tanks may have the fuel oil/gasoline contamination in their drinking water.
Factories and industry also add to drinking water contamination. Years can pass from the time such contamination begins until when it is detected. So a lot of dirty water may be consumed before anyone knows there is a problem.
Also, there are landfills scattered throughout the U.S. that may not have been properly closed. When it rains, the water can run through these landfills and transmit contaminants from within the landfill into the drinking water. This process is called “leaching.” The mix of water and contaminants is called “leachate.”
You might think that you would smell or taste something bad in your drinking water before it could hurt you. That is not the case. Many toxic substances cannot be detected by smell or taste until they reach concentrations much higher than is believed to be safe.
Which means: you must test. Test at least once a year, but the more the better. If you cannot afford to test often, you and your neighbors could possibly share the responsibility, so that each year one of you tests. If you all live nearby, with similarly constructed wells, the chances are if something is in one well, it is affecting all of your wells. This is not a perfect solution, but it is better than nothing.
A certified lab should test the samples. Not every lab is certified. Check your state regulators.
What will you test for? FHA and VA request the testing be for bacteria, lead, nitrate, nitrite, and turbidity. This is an excellent basis for routine testing. If you suspect any kind of specific contamination, the lab technician can guide you to the appropriate testing protocol.
11:37 AM - Jan. 2, 2008 - {0} -
View more entries tagged with: Water Well Testing
I would like to take a moment to wish you all a Happy, Safe and Prosperous New Year. Together, lets' make 2008 the best year ever.
2008 will be an amazing year at Kleinknecht Real Estate Consulting with our focus being on getting MORE OF YOUR EQUITY IN YOUR POCKET when selling... Impossible you say??? Very Possible I say !!
We'll be announcing a new sales concept in the coming weeks. We hope you will be able to utilize these new services, but know one thing; we are here to help, no matter what!
I'd like to be the invaluable real estate resource you can utilize whenever you need one.
1:33 PM - Dec. 31, 2007 - {0} -
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