Financial Perks of Homeownership!

Now is the time to buy a home.  Prices are starting to rise and inventory is low.  Work with someone who has experience getting it done!

 

Barbara Whisenant

Solutions Real Estate

DRE# 01357594

“A referral is sending someone you care about, to someone you trust.”

Solutions Real Estate

6005 Hidden Valley Rd #280

Carlsbad, CA 92011

Cell: 760-583-2107

E-Fax: 760-496-1649

Email: barbarawhis@gmail.com

Website: http://www.Homes4SaleSanDiego.com

 

Carlsbad

Aviara, Bella Lago, Cantata, Seaside, Isla Mar, Mar Fiore, Bay Collection, Chesapea, Ezan, La Costa Oaks, La Costa Ridge, Arroyo Vista, La Costa Estates, La Costa Greens, Tiburon, Tiburon, Saddle Ridge, The Estates In Rancho Carrillo, Rancho Carrillo, Magnolia Estates, Bressi Ranch, The Ranch, Seaside Estates, Emerald Pointe Estates, San Sebastian, The Beach, Spinnaker Hill, Olde Carlsbad, Spyglass, Carlsbad Village By The Sea, Carlsbad Highlands, Terramar, Palisades, Hanover Beach Colony, Beach, Carlsbad North, Carlsbad South, Carlsbad West, Carlsbad East, Old Carlsbad, San Sebastian, San Pacifico, Emerald Pointe Estates, Aviara Point, La Costa, Halcyon Estates, Shelbourne, Balearas, Crescent Del Sol Estates, Agua Hedionda Lagoon, Evans Point, Blue Lagoon Estates, Hidden Ridge, Hillgate Estates, Telescope Point, Carlsbad Highland, Canterbury, Brentwood Heights, Evans Point, Wind Song, Windsong, Brentwood Heights, Telescope Point, Capri, Colinas De Oro, Rancho Ponderosa, Solterra At La Costa, Rockledge At La Costa, Corona La Costa, Greystone On The Park, Ponderosa, Solterra, Tradicions La Costa, Tradicions, La Costa Knolls, Copperwood, Sonata, The Fairways, Calavera Hills, Sunny Creek Terraces, Foothills, Rock Rose, Montara, Spinnaker Point, Pacific Estates, Seaport, The Cave, Harbor Pointe, Harbor Pointe, Rosalena, Avocet, Waters End, Poinsettia Cove

Rancho Santa Fe

Rancho Santa Fe, Covenant, Montecito, Del Rayo Downs, Del Rayo, Hacienda Santa Fe, Cielo, Whispering Palms, Rancho Del Rio, Santa Fe Sur, The Groves, Rancho Diegueno Estates, Fairbanks Ranch, South Pointe Farms, Santa Fe Sur, East Del Mar, Sun Valley, Rsf Lakes, Rancho Santa Fe Lakes, Loma Del Cielo, Morgan, Villas At The Bridges, Villas, The Bridges

Encinitas

Encinitas Ranch, Quail Gardens, Palomares Heights, Maravu, Crest Acres, Encinitas Highlands, Palomares Heights Annex, Sandalwood, South Coast Park, Neptune, Olde Leucadia, Leucadia, Avocado Acres, Pacific Crest, Nantucket, Passiflora Acres, Villa Olivenhain. Olivenhain, Halcyon Estates, Beachwalk Estates, Beacons, Olive Crest, San Elijo Ranch, Windsor Estates, Country Rose, Knightsbridge, Morning Sun Ranch, Copper Creek Estates, Dove Hollow, Double Ll Ranch, Moonlight Beach, Bryans Addition, New Villanitas, Summerfield, Cantebria, Skyloft, Vida Pacifica, Northview, Bay Laurel, Fox Point, Morning Sun

Solana Beach

Solana Beach, Loma Del Cielo, Santa Fe Hills, San Elijo Hills, Olde Solana Beach, Olde Solana, Sanctuary, Isla Verde, Isla Verde, Midori, Sweeping White Water, Cedros Design

San Marcos

Varadero, Lake San Marcos, Twin Oaks Valley, Laurels, Discovery Hills, San Elijo Hills, Acacia, Stone Canyon, Mariner's Landing, Buenavida, Sonrisa, Stoneridge Park, The Laurels, Windsor Rose, Buenavida, Stonebrook, Terraza, Falcon Ridge, Hampton Hills, Terraza, Rancho Dorado, Old Creek Ranch, Atherton, Blue Ridge Estates, Venzano, Coronado Hills, Promontory Ridge, Esperanza

Oceanside

Bryans Addition, Ocean Views, The Beach, South Oceanside, S Oceanside, Saint Malo Beach, Morning Sun, Sea Breeze Cottages, Sea Breeze, The Cottages, Buena Vista Highlands, Vista Pacifica, Henie Hills, Ridgeview, Ocean Hills, So Oro, Panorama Ridge, Arrowood, Morro Hills Village, Wilmont Ranch, The Heartlands, Windham, The Heartland, Ivy Ranch, The Heartland, The Missions, Breakaway, Buckingham, Guajome Lake,  Ridge Trails, Spinnaker Ridge, Summit, Rancho Del Oro

Short Sale is Deceptive.

The term Short Sale is deceptive, because they actually take a really long time. But if you’re willing to be patient and trust the process, we can almost always close the transaction for you.

I’m going to give you a few critical pieces of information in this video to help you avoid pitfalls in the Short Sale process.

I’ll start with a few words of caution to Sellers.

First, not all lenders will accept a short sale, so this may not be an option for you. But I will be happy to speak with your lender to see if this is a possibility for you.

Second, just because you’re upside down does not mean you’ll qualify. You must have a hardship, like loss of job, illness, divorce, death, or job transfer.

Third, I highly recommend that you speak with a lawyer and a CPA before starting this process. Here’s one reason why. When you got your loan, your lender may have filled in misleading information about you that. For instance, if they stated that you were making more money than you were actually making, you could be charged with fraud.

Now, if you can clear all these hurdles, then here’s the good news:   We can usually close the deal for you, and if you have a property under four hundred and fifty thousand dollars in good condition, you will get multiple offers.

The other good news is that if you can complete a short sale, the impact on your credit will be much less than a foreclosure.

For buyers, there are less hurdles to clear. But patience is still the name of the game. If you need to be in a house in 30 days, short sales are not for you. The process of buying a short sale takes six months on average, compared to 30-60 days for a traditional sale. Buyers have submitted up to 10 offers before one is accepted. So buyers have to be flexible and not get your heart set on any one house. Tell yourself that you’ll take the first offer that’s approved by the lender.

Last year one third of all short sales didn’t go through. That’s because this process is unfamiliar to many realtors and they weren’t prepared for the follow-through that’s required on these transactions. I’ve found that my persistent follow through with lenders enables me to close 99% of all my short sale transactions.

So if you have the patience, give me a call, and well get started on your Short Sale today.

Barbara Whisenant

Your Friend in the Business

Follow me on Twitter: www.twitter.com/barbarawhis

Be my Friend on Facebook: Barbara Whisenant http://www.facebook.com/barbarawhis

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Linkedin: http://www.linkedin.com/in/barbarawhisenant

Read my Blog: http://www.barbarawhis.com

Visit my Real Estate website: http://www.Homes4SaleSanDiego.com

Visit my Nu-Skin website: http://barbaraw.nsedreams.com

P.S. It's my intention to build lifelong relationships one client at a time. If you know of a friend, co-worker or family member who has a real estate need, please contact me. Your personal referrals are the greatest compliment I can receive!

A Division of Richard Realty Groups, Inc 5411 Avenida Encinas, Suite 110, Carlsbad, CA. 92008 Cell: (760) 583-2107    eFax: (760) 496-1649   DRE# 01357594

Short Sale Stall from CNBC

FHA to toughen rules for home buyers

The Washington Post

FHA to toughen rules for borrowers
The Federal Housing Administration (FHA) is proposing raising minimum credit scores for borrowers who receive FHA-backed mortgages, increasing down payment requirements, and limiting the amount of money sellers can provide toward closing costs.  The proposed changes are part of an effort to shore up the agency’s finances, which have been hit with rising defaults to its mortgage insurance program.

MAKING SENSE OF THE STORY FOR CONSUMERS

• Historically, the FHA has played a critical role in propping up the housing market by insuring lenders against default after the mortgage market failed.  Currently, the agency guarantees approximately 30 percent of all home loans and 20 percent of refinancings.  In the past, the FHA has resisted raising down payments or insurance premiums, fearing it would be shutting out qualified borrowers and stunting the housing market’s recovery.

• The FHA is hoping that the proposed changes, including requiring that borrowers bring more cash to the closing table, will ensure that borrowers are less likely to default on their loans.  Officials at FHA have yet to determine how much cash will be required.

• Up-front cash can include down payments as well as other payments.  Currently, FHA borrowers can put down as little as 3.5 percent.  One lawmaker has introduced legislation that would require FHA borrowers to put down a minimum of 5 percent.

• The agency also currently allows sellers to provide up to 6 percent of the home’s value toward closing costs or down payments.  Secretary of Housing and Urban Development (HUD) Shaun Donovan has said he wants the maximum permissible level to be lowered to 3 percent, in line with industry norms.

• The FHA has decided “for the time being” to raise its minimum credit score requirements for new borrowers.  The new requirements have yet to be determined.  Presently, borrowers with credit scores as low as 500 may qualify for an FHA loan.

To read the full story, please click here.

In Other News

  San Francisco Chronicle 

Gov’t increases pressure on mortgage industry
The Obama administration said Monday it will crack down on mortgage companies that are failing to do enough to help borrowers at risk of foreclosure, as part of a broad effort to ramp up participation in its mortgage assistance program.

To read the full story, please click here

Reuters

U.S. housing market meltdown not over yet: Zandi
The meltdown of the U.S. housing market is not over yet, and home prices will soon start trekking downward again as a flood of foreclosures loom, a well-known economist said Wednesday.

To read the full story, please click here.

Los Angeles Times

New U.S. home sales rise 6.2 percent
Sales of new homes rose more than expected last month to the highest level in more than a year as the housing market shows stability after its historic collapse.

To read the full story, please click here.

The Washington Post

Home sales rebound to early-2007 level
Economists and policymakers got what they were looking for Monday: a clear uptick in the housing market.  The catch is few believe it’s sustainable.

To read the full story, please click here.

  Orange County Register

State ruling to cut most property taxes
State officials say that property taxes will probably fall for most California property owners next year due to deflation, the first such property tax cut since Prop. 13 took effect three decades ago.

To read the full story, please click here.

  Los Angeles Times

Average home sale price virtually unchanged in third quarter
The average price of houses sold in the country’s 32 largest metro areas was virtually unchanged in the third quarter from the same period a year ago, according to the latest government figures.

To read the full story, please click here.

  San Francisco Chronicle

Gov’t unveils rules to speed up “short sales”
The Treasury Dept. unveiled sweeping rules this week to help financially troubled homeowners who need to sell but can’t get a price high enough to pay off their mortgages.  Homeowners will even get $1,500 to help cover their moving costs.

To read the full story, please click here.

  Los Angeles Times

Home loans will hold fewer surprises
Anyone who has purchased or refinanced a few homes has probably learned to dread the closing statement, which all too often included a pile of new or inflated fees that your lender had never before mentioned.

To read the full story, please click here

Setup your own home search at Barbara’s Web Site.

Barbara Whisenant

Your Friend in the Business

Follow me on Twitter: www.twitter.com/barbarawhis

Be my Friend on Facebook: Barbara Whisenant http://www.facebook.com/barbarawhis

Be my Fan on Facebook: http://www.facebook.com/homes4salesd

Linkedin: http://www.linkedin.com/in/barbarawhisenant

Read my Blog: http://www.barbarawhis.com

Visit my Real Estate website: http://www.Homes4SaleSanDiego.com

Visit my Nu-Skin website: http://barbaraw.nsedreams.com

P.S. It's my intention to build lifelong relationships one client at a time. If you know of a friend, co-worker or family member who has a real estate need, please contact me. Your personal referrals are the greatest compliment I can receive!

A Division of Richard Realty Groups, Inc 5411 Avenida Encinas, Suite 110, Carlsbad, CA. 92008 Cell: (760) 583-2107    eFax: (760) 496-1649   DRE# 01357594

Short Sales – Should Only Be Listed By An Experienced Realtor®

Short Sales – Should Only Be Listed By Experienced Realtor®

1. Find out why most Real Estate agents do not have the skill set or team in place to get a short sale done.
2. In a well negotiated short sale the lender pays for the Realtor fees and the lender may absorb delinquent property taxes.  But, what about HOAs? 
3. If your Real Estate agent does not have someone in their office calling the lenders in a proactive manner your odds of success go down dramatically. Most realtors do not even have their own office. Short Sale negotiations are not for amateurs or part timers.  
4. Without experience negotiating short sales, how is your Realtor going to know when and how to counter an offer from a buyer, so that you are protected from the buyer and the lender?
5. Without experience, how is your Realtor going to know how to stack their short sale package so that it has the best shot at getting through the lenders screens?
6. Countrywide claims they get 100,000 faxes a day, Chase claims they get 1500 new short sale offers a day. Bank of America is getting overwhelmed. If your agent doesn’t  have the experience,  how do you know your offer will not sit on the bottom pile?  All the while the foreclosure countdown is ticking away.
7. We know how to get short sales done.
8. Find out why so many Realtors do not know how to price a short sale listing.
9. In short you need Realtor and an experienced short sale negotiator to make sure you have the proper legal Releases.
10. Does your Realtor have the experience to know when and how to push the lender for better short sale terms?  Did you know that many lenders are asking the sellers to contribute 10% or more of the deficiency to the closing? And some of the lenders releases do not release the seller from liability for the remaining loan balance?
11. Does your Realtor know how to sell homes in a down market?
12. Does your Realtor know what to do when the lender agrees to so a short sale on their terms, not yours?

If you have any questions or concerns, feel free to contact me.

Sincerely,

Barbara Whisenant

Your Friend in the Business

Follow me on Twitter: www.twitter.com/barbarawhis

Be my Friend on Facebook: Barbara Whisenant http://www.facebook.com/barbarawhis

Be my Fan on Facebook: http://www.facebook.com/homes4salesd

Linkedin: http://www.linkedin.com/in/barbarawhisenant

Read my Blog: http://www.barbarawhis.com

Visit my Real Estate website: http://www.Homes4SaleSanDiego.com

Visit my Nu-Skin website: http://barbaraw.nsedreams.com

P.S. It's my intention to build lifelong relationships one client at a time. If you know of a friend, co-worker or family member who has a real estate need, please contact me. Your personal referrals are the greatest compliment I can receive!

A Division of Richard Realty Groups, Inc 5411 Avenida Encinas, Suite 110, Carlsbad, CA. 92008 Cell: (760) 583-2107    eFax: (760) 496-1649   DRE# 01357594

Buyer’s and Short Sales

Buyer’s need to be educated as to how short sales work.  As agents, we need to do a better job educating our clients.

I’ve received many phone calls from buyer’s who are frustrated with the entire process and don’t understand why their offers are not being accepted. They think that their real estate agent is not doing a good job.

Buyer’s are always asking me why short sales take so long.

Currently in San Diego county, the number of available properties below $400,000 is very low. This is creating an environment of multiple offers, thus driving the accepted offer over asking price.

Once the seller has an accepted offer, the short sale package including the offer is faxed to the seller’s lender(s).  Many times the lender(s) use this time to start the stalling process. They will claim that the package never arrived and the listing agent will have to re-fax the package sometimes 3 or 4 times before the lender(s) acknowledge receipt of the package.  Each time the package is sent, the lender(s) will need up to 15 days for the package to be uploaded into their system.  This process can eat up more than 30 days.

Once the short sale package is acknowledged, it can then take more than 30 days for the file to be assigned to a loss mitigation negotiator.  So now we are more than 60 days and the negotiations haven’t even begun.

The loss mitigation negotiator is usually given 30 days before they need to get back to the listing agent.

In some institutions, the file is then sent to the investors for final approval.  So now, if everything go well, the process has already taken 90 days just to get the go ahead from the lender(s). 

When there are more than one lien against the property, all the times lines will be extended.

The short sale approval letter is specific to every buyer.  When you see a listing that says the listing has full lender approval that means that a specific buyer has received the approval letter but has cancelled the contract for some reason, usually they just got tired of waiting.

As a buyer, do not enter into a short sale transaction, unless you are willing to wait a long time.

All cash buyers do not receive any better service.  The lenders move in their own time frame.

There doesn’t seem to be any motivation for the lenders to move quickly.  They are institutions that have internal processes and do not work according to real estate purchase contract timelines.

If you have any questions or concerns, feel free to contact me.

Sincerely,

Barbara Whisenant

Your Friend in the Business

Follow me on Twitter: www.twitter.com/barbarawhis

Be my Friend on Facebook: Barbara Whisenant http://www.facebook.com/barbarawhis

Be my Fan on Facebook: http://www.facebook.com/homes4salesd

Linkedin: http://www.linkedin.com/in/barbarawhisenant

Read my Blog: http://www.barbarawhis.com

Visit my Real Estate website: http://www.Homes4SaleSanDiego.com

Visit my Nu-Skin website: http://barbaraw.nsedreams.com

P.S. It's my intention to build lifelong relationships one client at a time. If you know of a friend, co-worker or family member who has a real estate need, please contact me. Your personal referrals are the greatest compliment I can receive!

A Division of Richard Realty Groups, Inc 5411 Avenida Encinas, Suite 110, Carlsbad, CA. 92008 Cell: (760) 583-2107    eFax: (760) 496-1649   DRE# 01357594

Seminar to learn about Short Sales, Foreclosures & 1st Time Buyer Programs.

FREE Short Sale, Foreclosure &

 

1st Time Home Buyer Seminar

DO YOU KNOW WHAT A SHORT SALE IS?

DO YOU KNOW WHAT THE DIFFERENCE IS BETWEEN A SHORT SALE, A PRE-FORECLOSURE & A FORECLOSURE??

ARE YOU CURIOUS ABOUT THE DEALS THAT CAN BE HAD IN YOUR OWN NEIGHBORHOOD?

ARE YOU WONDERING ABOUT YOUR FINANCING OPTIONS?

NOW is the perfect opportunity to become a real estate investor!!

Hurry!  Limited Seating!!  Reserve Your Seat Now!!

Learn what a short sale is and how it is different from a foreclosure in a seminar where all your questions will be answered.  You will walk away knowing exactly what you need to know to either buy your first home, or buy your first investment.  Those who are having trouble with the loan modifications and don’t know what to do next, will also get their questions answered. A lending specialist will be on hand to inform you about the various loan programs available.  All attendees will receive FREE access to ListingBook.com!

This event is not to be missed!

When: Wednesday, September 16, 2009

Where: Richard Realty Group, Inc. Conference Room

5411 Avenida Encinas, Carlsbad, 92008

Time: 6 p.m.

Everything you need to know before buying or selling a short sale or foreclosure and everything a 1st time home-buyer or investor should know:

• Learn about the home buying process
• Learn why buying a short sale or foreclosure is different
• Learn how to write an offer that gets accepted
• Learn why buying a short sale is a great idea
• Receive FREE access to ListingBook.com just for showing up!
  
• Uncover the costs involved in home ownership
• Determine how much home you can afford
• Explore affordable financing options
• Apply for pre-approval and start house hunting immediately!*
• You may be able to afford more home than you thought!

Enter to win a $50 gas card!**

*This is not a promise to lend.

**Must be present to win.

Barbara Whisenant (DRE# 01357594)

Cathie Nichols (DRE# 01348503)

Nancy Osco (DRE# 00801918)

Seems to be a new wrinkle in the Short Sale market here in San Diego

I'm an agent in the San Diego area. Our market place has become a very hard area to get some transactions done because at a certain sales value there are not very many available homes.  The REO's have kind of dried up and the short sales are getting multiple offers on them.

I've been very successful in getting short sale transactions done during the last 2 years. But, there seems to be a new wrinkle in the market place that I just don't understand.

This new strategy I just don't understand. Maybe you can enlighten me?

Suddenly in the listings we have here in the San Diego area, are seeing listing agents put in the confidential remarks or a link to a website link:

1. Seller will not sign residential purchase agreement until full lender approval. (Okay, I've never been able to submit an offer to the lender without a fully executed contract')
2. Buyer must contact (their lender) and submit the full lender approval with the offer. (What, my buyer needs to send w'2 and tax returns to the listing agents lender association, when we don't have a fully executed contract and don't even know if ours is the offer being sent to the lender?)
3. Buyer will not be contacted until full lender approval. (Again, What?)

Here is San Diego, our MLS boards have implemented a rule for short sales. When there is an offer accepted and submitted to the lender, 1. the status of the listing must go into Contingent status and 2. in mandatory remarks the option of Pending Lender Approval of Short Sale must be checked.

This rule was implemented to try and help buyer agents from spinning their wheels and time going to and showing properties that already have offers on them.

Agents are getting tired, buyers a getting frustrated and the relationships are being strained.

This can not be good for anyone's business.

Can anyone tell me what is going on?

Barbara Whisenant

Your Friend in the Business

Follow me on Twitter: www.twitter.com/barbarawhis

Be my Friend on Facebook: Barbara Whisenant http://www.facebook.com/profile.php?id=1343841132&ref=ts

Linkedin: http://www.linkedin.com/in/barbarawhisenant

Read my Blog: www.barbarawhis.com

Visit my website: www.Homes4SaleSanDiego.com

P.S. It's my intention to build lifelong relationships one client at a time. If you know of a friend, co-worker or family member who has a real estate need, please contact me. Your personal referrals are the greatest compliment I can receive!

A Division of Richard Realty Groups, Inc 5411 Avenida Encinas, Suite 110, Carlsbad, CA. 92008 Cell: (760) 583-2107    eFax: (760) 496-1649   DRE# 01357594

Strange Times in North San Diego Real Estate..

How can buyers and sellers make sense of it?

Bidding wars. Moratoriums. Foreclosures. Short sales. Rising and falling median home prices. Over-reported home sales in May.

How are San Diego buyers and sellers supposed to interpret it all?

This much is certain. Something very strange is happening in the San Diego home market as a result of natural market dynamics and artificial government regulation.

On one hand, we hear about the diminishing number of foreclosures because of the government imposed moratorium on lending institutions. The government is saying to banks, “Since we've saved you with public money, we are going to make it harder for you to foreclose on peoples’ homes.”

We also hear about the difficulty of successfully navigating short sales. These deals seem to frustrate nearly all involved as they wait for lenders to agree to reasonable terms.

Meanwhile the banks have investors demanding that something be done with the non-producing home loan assets. The foreclosure inventory diminishes and bidding wars ensue on the relatively few available properties while pressure builds within the banks to get rid of the many (and growing) delinquent loans.

This conflict of market economics and government regulation has created some truly strange symptoms.

A case study of the confusion

This week I heard about a foreclosure (REO) “sale” to an enthusiastic buyer who needed FHA financing and who had excellent credit. The only problem for everyone involved in the deal was that the accepted offer was 20% higher than the appraisal. (Had the bidding war had gone amok?)

The reactions of various parties to the transaction became sort of a case study of frustration and of how bizarre the current real estate market is in San Diego.

After receiving the lower appraisal, the bank’s REO asset manager indirectly told the buyer to just “cancel” the purchase. The appraisal was simply “unacceptable” (even though a larger comparable had sold in the neighborhood for less).

Yet this is where things get really interesting.

The REO bank and the buyer’s lending bank were the exact same institution. In other words, the REO asset manager couldn’t possibly hope for a more balanced appraisal (Furthermore, FHA rules require that the appraisal stick with the property for six months after the appraisal so there was no way for the asset manager to "escape" the appraisal.)

The reaction of the buyer’s agent was quite peculiar (and a quite frankly embarrassing). The agent plead with the mortgage broker of the bank for a higher appraisal.

This is disturbing on at least two levels. First, the agent should have seen this as an opportunity to be the hero and negotiate a better deal for the buyer. Second, the agent clearly didn’t understand the futility of the request for a better appraisal. Who could possibly be more impartial than an appraiser representing both sides of the deal (i.e. the REO asset manager of the bank and the lending side of the same bank)? Also, FHA lending rules simply do not allow you to "shop" for an appraisal.

So what are we to learn from experiences like this?

Time will tell but in a market of increasing loan delinquencies and high unemployment, the reactions of some real estate players seem to be quite confused and contradictory at times. Patience and professionalism is needed on both the buying and selling side of any home sale in San Diego.

Meanwhile, the pressure of investors on their banks’ boards of directors increases daily to take decisive action on their non-producing loan assets.

Author: Brian Flock

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Visit my website: www.Homes4SaleSanDiego.com

A Division of Richard Realty Groups, Inc 6986 El Camino Real, Ste. H, Carlsbad, CA. 92009 Cell: (760) 583-2107 eFax: (760) 496-1649