How to Buy a Wakefield MA Foreclosure and Finance the Repairs
Bank foreclosures that need substantial repairs are often the best values in the marketplace. Properties that are in bad condition can be difficult to finance for the average home buyer. Wakefield multi-family foreclosures typically have the greatest opportunity as the competition for these properties has fewer buyers. If you have the vision, patience and willingness to work through a rehab project, then you should consider the FHA 203 (k) program as your financing option.
The 203 (k) insurance on a FHA loan enables home buyers and homeowners to finance both the purchase (or refinancing) of a property and the expense of its rehabilitation by using a one mortgage or to finance the rehabilitation of their present home. If the property repairs exceed $35,000 then an FHA approved lender can help you in getting qualified and receiving the loan.
The FHA 203 (k) Program
When a home buyer hopes to buy a Wakefield home in need of repair or updating, the home buyer normally has to obtain financing first to purchase the home; additional funding to perform the rehabilitation construction; and a permanent mortgage once the work is completed to pay off the interim loans with a permanent mortgage (end loan). Usually the interim financing (the purchase and construction loans) necessitates fairly high rates of interest and short amortization time periods.
The Section 203(k) program was created to address this situation. The borrower can usually get one mortgage loan, with a long-term fixed (or adjustable) rate, to finance both the purchase along with the rehabilitation of the property. To grant funding for the rehabilitation, the mortgage amount will depend on the estimated value of the property with all the work completed, taking into consideration the money necessary for the work. In order to reduce the risk to the mortgage lender, the mortgage loan (the maximum allowable amount) is eligible for endorsement by HUD once the mortgage loan proceeds are disbursed and a rehabilitation escrow account is established. At this stage the mortgage lender has a fully-insured mortgage loan.
If you are considering purchasing a Wakefield foreclosure or a property in need repair, consult with your real estate agent, a HUD approved lender and visit the HUD website where you can review the options and eligibility requirements of the 203 (k) program. Contact the Wakefield MA building department for information regarding the codes and permitting process or consider utilizing the services of a general contractor who is experienced in rehabilitation projects.
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Sunday, February 13, 2011
Buying a Wakefield Foreclosure and Financing Repairs
Wakefield MA Short Sales | Town Site Demo
If you are buying a Wakefield home and want the best “deal” in the purchase of real estate a “short sale” may be your best option. Buying a Wakefield MA short sale is a difficult and often a frustrating process. To have success, hire experienced professionals that understand all aspects of the transaction. Expert advice can be provided by real estate agents, attorneys, mortgage brokers, bankers and home inspectors.
What is a Short Sale?
Homeowners that have financial hardships may qualify for a short sale as a solution to foreclosure. Their goal is to negotiate future financial liabilities and preserve their credit. Massachusetts law often presents the lender with incentives to negotiate with the homeowner. The foreclosure process takes time and money and may prove to be more costly to the lender. Under the Home Affordable Alternatives Program (HAFA) offered in 2010 by the Treasury Department, lenders and homeowners have additional incentives to consider a short sale.
The first step to a successful Wakefield MA short sale transaction requires the negotiation of an acceptable contract with the Seller subject to lender approval with no guarantees that your offer will be approved. If the contract is not approved by the lender then the Seller may not have sufficient time to sell to another party and avoid foreclosure. The following tips will increase your chances of negotiating a successful Wakefield short sale transaction:
Are You a Qualified Buyer?
Providing creditable evidence that you can purchase the property is absolutely necessary. The Seller is not likely to accept your offer without a valid credit approval as the lender will reject the contract. Obtain a credit approval from a reputable lender or if a cash buyer provide proof of funds. The contract must have only the standard and typical conditions of sale to obtain lender approval. Lenders evaluating contracts must have full documentation so that they may make informed decisions.
Finding Wakefield Listings That Qualify
Homeowners in financial distress typically have a limited amount of time to find a qualified buyer. If they have not communicated with their lender(s) and started the process, it may not be possible to close before foreclosure. Your real estate agent can identify properties that you may consider. Information they will obtain includes:
- Is the Seller’s short sale package prepared for submission to the lender?
- How many liens are on the property? If more than one, what are they? Is there a plan to satisfy all the lien-holders?
Don’t take yourself out of the market for a property that has no chance of closing. Fully evaluate all Wakefield MA property listings, including foreclosures, before negotiating a short sale.
Offer and Acceptance by the Seller
The first step is to have your offer accepted by the Seller and you will be competing against other buyers. Some real estate agents market the property substantially below market value to entice buyers. Others price the property at the low end of fair market value. Price, terms and your qualifications will be the deciding factors for Seller acceptance. Sellers and lenders prefer offers with fewer contingencies to streamline the lender approval process.
Earnest Money – Sellers will not be likely to accept your offer with a low deposit. A buyer that has little to lose can easily pursue another property and “walk away”. If you are serious about buying the property offer the Seller a strong deposit.
Home Inspection – It is customary to conduct the home inspection prior to submitting to the lender. A seller may not want to take the risk of allowing the inspection after lender approval. The buyer can easily “walk” from the home inspection and lenders normally will not approve them. As a buyer, this will require you to invest time and money in order to evaluate the condition of the property. This is also the typical situation in a “traditional” purchase.
Flexible Closing Date – Lenders often approve short sales with quick closings. You must be prepared to meet their conditions if you want to consummate the sale.
Subsequent Offers – The listing agent must submit all offers to the Seller. A contract with better terms and conditions may have a better chance of being approved by the lender. The lender will give the homeowner direction as to submitting additional offers. Also, be prepared to lock your interest rate thru closing so that your mortgage commitment will be valid.
Lender Approval
Lenders will do their “due diligence” to substantiate the value of the property and have no set formula to determine an acceptable price. However, Freddie Mac (one of the largest secondary market lenders) has a value range of 88% of one or more broker price opinions (BOP). Have realistic expectations of the time-frame for approval as it may take between 30-180 days and market conditions can change. If the Seller has agreed to participate in the HAFA program option with a participating lender, then you will receive a more timely response through a streamlined process. One step in this process is for the lender to approve the listing price before the marketing process.
Virtual Homes real estate agents can assist you with Wakefield MA short sales, foreclosures and MLS listings currently on the market.
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How to guide for buying Waltham MA short sales and pre-foreclosure values.
Wednesday, February 2, 2011
Protect Your Home Purchase with a Home Inspection
rate or flag this pagehttp://hubpages.com/t/201e34">Tweet thisProtect Your Home Purchase with a Home Inspection
54By fdoleac
What is a Home Inspection"
When you are in the process of purchasing a home, take advantage of contracting for a home inspection to protect your potential investment. It is important to understand what the inspection process is and your options in mitigating any issues that arise.
A home inspection is often confused with an appraisal as both processes are related to the "inspection" of the property in a home . A home inspector determines the condition of a structure, whereas an appraiser determines the value of a property. The process is a visual inspection of a home (or condo) made by a qualified (certified) home inspector who is trained and has experience in evaluating all of the component features in a home, and who is able to give a clear and accurate picture of the condition of these components. A home inspection just isn't a code inspection, which verifies local building code compliance. A home inspector thinks "Safety" not "Code" when performing a home inspection.
The inspection is created to identify issues that may exist, advise of repairs needed and, in some cases, provide preventive maintenance advice. It consists of inspection of the physical structure and mechanical condition of a home, from roof to foundation. Throughout the inspection, the inspector may identify problems that need further inspection by other qualified contractors. In some cases, the heating or structural elements of a property may require an "expert" to full evaluate the scenario.
What if Defects are Found
If the inspector finds problems in a building, it does not necessarily mean you shouldn't purchase it, only that you will know in advance what kind of repairs to anticipate. A seller may be willing to make repairs of material defects discovered by the inspector. Properties are not ideal, which includes new construction, and usually have "maintenance" problems which are considered to be normal for the age of the property.
Is the Inspector Qualified?
In many states, home inspectors must be licensed to perform an inspection for a buyer purchasing real estate. If a license is not required, look for an Inspector that is qualified, has years of experience, and has membership with the major associations in the inspection business, and has taken continuing educational courses that make his services a lot more valuable. Ask of the inspector if they are a member of a professional home inspection organization or certified by The American Society of Home Inspectors http://www.ashi.org. Does the inspector carry Professional Liability Insurance (Errors and Omissions Insurance)? Be sure you ask for a copy of their liability insurance policy. In case you ever need to collect on a legal judgment, the inspector's insurance policy will be able to pay on your claim.
As crucial as the physical home inspection is, it is half of the process. The other half is the inspection report and it is each and every bit as critical. The report will indicate the material defects and repairs that concerns the inspector. Once you have received all of the inspection reports, you may think about negotiating repairs or monetary compensation from the Seller. It really is appropriate to share the inspection report with the Seller if you are asking for mitigation of the issues. Seller's may seek their own opinion of the identified defects so that they can fully evaluate their alternatives.
Once the home inspection process has been completed it is possible to complete your home purchase with confidence about the condition of the property and all its equipment and systems. From the inspection, you will have learned many issues about your new home, and will want to keep that information for future reference. If you're a first time home buyer, the home inspection will provide a valuable education about the maintenance of a property.
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Comments
GmaGoldie 21 hours ago
Holmes on Homes stated it correctly - the only protection you have as a home owner is a good home inspector. This is true around the world - he is in Canada but the same holds true here in the US. Inspectors have saved me time and time again when I have purchased a home.
A home inspection is always an education. I have always tried to journey with the inspector to both the basement and the attic - I want to learn.
fdoleac 1 minute ago
GMA Goldie - Using qualified professionals is certainly worth the investment. You can't buy a better education.
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