Toledo Foreclosure News For September

There are many changes as we approach fall and tons of great deals out there on foreclosure and pre-foreclosure homes! The rates are still low and it is a great time to buy or invest!

Check out the latest news on foreclosure here!

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Toledo Market Trends

Perrysburg and Toledo Rentals- Evicted Due to Foreclosure

You are thinking about renting a home, doing a lease option, or any type of seller financing, be sure to check on the seller as much as they check on you  


Example: You rent a home and pay your landlord on time every month and then suddenly you start to see notices coming from the bank, the sherriff shows up with an eviction notice, or you have a sudden eviction from the owner of the home.

Good Read from Legal Encyclopedia 
http://www.nolo.com/legal-encyclopedia/article-30064.html 

Your first question is, How can this happen? I can't be evicted if  I have followed all the rules of the lease-can I?

It does happen and there are resources to help when it does.

Many renters are unaware of the landlords financial situation when they sign a lease. You may pay rent to a landlord who is not paying their mortgage and they can get away with that for a long time before the bank forecloses on the home you are living in.

If you are thinking about renting a home, make sure you research the owner of the home as closely as they research you!

If you are able to buy a home, your investment will be more secure, however, if you are going to rent, lease option, do seller financing, or buy a home, hire an attorney to look into the contracts and title work so you don't end up with a landlord or seller that can't pay the bills.

I can help you with rentals as well as buying your first home!

What does the market look like for next year in Toledo?

I love this time of year! We have a great opportunity to learn and work on new systems to give our clients even better service next year. This week we will be making our favorite fall recipee Pumkin Apple Bread to deliver to our clients and friends for Thanksgiving!

Last week we learned some interesting news from Dave Liniger ceo of RE/MAX International about what we should expect the next year to look like for both buyers and sellers. Due to the 4 million plus foreclsoures still on the books to clear-it is going to take a couple more years for the housing market to recover.

Sellers need to be prepared to price their property to compete in todays market. Even with the current tax credit extension helping the market improve, todays seller should set reasonable goals to avoid frustration. The good news-if you have owned your current residence for 5 years-you may qualify for a tax credit as well!

Buyers and investors-this is still a great time to pick up incredible deals!  Save that Christmas cash for a long term investment and a new home!

We are going  to continue to provide great service and plan on ways to spoil our clients some more next year!

HAVE A GREAT THANSGIVING!

Tax Credit Possitive News For Extension

Beautiful home available in Rossford and you may still be able to get the TAX CREDIT!!! Check out the latest news!

Boston News reported that the senate has backed an extension of the 2009 tax credit and we are seeing the possibility of opening it up to more that just first time homes buyers! Great article to share!

http://www.boston.com/business/articles/2009/10/29/senate_leaders_back_extending_home_tax_credit/

Where are all these Foreclosure Homes in Lucas and Wood County?

October is half over and my buyer clients keep wondering where all these foreclosure homes are that you see on the default lists. Well, good news for buyers! They are coming up soon!

Realty Trac is one my favorite  foreclosure sites I use to gather information about what is up and coming in the foreclosure market here in Lucas and Wood County. Realty Trac showed an increase in foreclosure auctions in Aug. of this year. Basicly put that means a lot of the properties were taken back by the banks in Aug. Since it takes a few months after the auction sale to get these homes back on the market, you will see an increase in available foreclosure properties soon!


Lucas County was the fourth largest county in Ohio for foreclosure auctions and filings in Aug, according to a recent report from Realty Trac. Ohio is among the top ten foreclosure states due to unemployement.


Now is the time to start viewing and investing in these properties! The prices are super low and the return after this mess is cleaned up will be great! Investors may want to consider rental property over "flips in this market. Both first time home buyers and move up buyers can find unbelievable deals! If you are planning a move, make sure you will be in the home for a few years to let the market recover.

Question? Please feel free to comment or contact me at 419-266-7911

Foreclosure Home Buyers-You Can and Should Have A home Inspection!

The typical REO or forelosure home can sit vacant for anywhere from 3 months to 2 years. We have many clients that don't realize they can and should have a home inspection on this type of property just like you would with any home. On most foreclosure properties the utilities are turned off and have been off for several months. When you first view this type of home-you may not be able to see some of the defects. The risk involved in buying a foreclosure home can be drastically reduced with a few simple steps. Even though these properties are sold "as is" the pruchaser has a right to a home inspection and can withdraw their agreement if the repairs needed are beyond what they had originally planned for.

1. Be sure to have an inspection period of 7-10 days written into your purchase agreement.
2. Find out if utilities will be turned on for the home inspection.
3. If there is a delay in the utilities being turned on for your inspection-be sure to ask for an extension of   the inspection period.
4. Read your foreclosure contracts carefully or have an attorney review them for you.

There are several other steps you can take to protect yourself with this type of purchase and we are always here to answer any questions you have! Foreclosure homes can be a great opportunity to save thousands and with opportunity there is always some risk. Navigated correctly and with the right guidence, these homes are well worth the effort!

Buying Foreclosures with FHA financing

Stuck wishing for the right home?


If you have an FHA loan, buying a foreclosure home can be difficult. Many foreclosure homes are not in the condition FHA would approve. So how do you get into a foreclosure home with FHA financing? It can be tricky but there are ways to do it! FHA has a program they offer call the FHA 203k rehab loan. Although this product has been around for years, not many purchasers know about it or use it when they are looking at finding the right home.

The word "rehab" probly scares most first time home buyers away to begin with! The good news is, the home doesn't have to be in horrible shape to use this loan! If you find a home you really love but the carpeting and paint need to be done-talk to your mortgage lender because this may be an option for you!

The rehab loan allows purchasers to finance many of the improvements needed on a home. There is always a limit to what can be done, this loan can be time consuming and you should work with someone who is familiar with it's process. It may help you get the home you have been dreaming of as well! Find more information at the HUD website http://www.hud.gov/buying/loans.cfm

RE/MAX WORKS ON STREAMLINING SHORT SALES

Great news to share! Go Dave and CDPE'S

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Secretary Donovan Meets With RE/MAX Chairman Liniger


RE/MAX Recommends Procedures to Streamline Shortsales


Denver, CO (Vocus/PRWEB ) September 10, 2009 -- RE/MAX Chairman and Co-Founder Dave Liniger met with Housing and Urban Development Secretary Shaun Donovan on Friday. They had a conversation on a variety of topics related to the current state of the real estate market, but focused primarily on recommendations for streamlining the Short Sale process.

"We feel strongly that if Short Sale transactions can become more like normal real estate transactions, we can make significant headway in reducing the number of vacant and foreclosed homes on the market," Liniger said. "Because most homeowners aren't aware that they have this option and loan servicers haven't made it a priority, we feel that the federal government should facilitate an effective national initiative."

Also present at the meeting, held in Secretary Donovan's office, were FHA Commissioner Dave Stevens and Laurie Maggiano of the Treasury Department's Chief of Homeowner Preservation Office. Accompanying Dave Liniger to Washington was RE/MAX Senior Vice President, Mike Ryan.

A Short Sale can occur when a lender allows a homeowner to sell a home for a price that is less than what is owed on the mortgage, if the homeowner is experiencing a financial difficulty that would make monthly mortgage payments a significant burden. Unfortunately, nearly 70% of homeowners facing foreclosure never list their home for sale, even though a Short Sale has many benefits over a foreclosure.

RE/MAX has made assisting such families a high priority and has undertaken a comprehensive, targeted agent training program. In March, Liniger set a goal of having 7,500 RE/MAX Sales Associates earn the Certified Distressed Property Expert (CDPE) designation by the end of the year. The actual number has already passed 7,000 and represents 62% of all CDPE agents in the United States.

Surveys show that after earning a CDPE designation, agents are twice as likely to be able to keep families in their homes. With the CDPE designation, agents are also able to cut the time in half that it takes to close a Short Sale. The average CDPE agent closes about 10 Short Sale transactions a year.

"Secretary Donovan has a very good understanding of how Short Sales can help this market, and he was certainly open to our specific recommendations, especially in the area of agent training and public awareness. We're expecting an announcement will soon be made about procedures to facilitate a streamlined Short Sale process," Liniger added.

Short Sales could be the best solution for homeowners who are facing a foreclosure, have been turned down for a loan modification, or who have lost their job and can no longer make their mortgage payments. Homeowners who find themselves in one of these difficult positions should contact a real estate professional who is specifically trained to handle Short Sales to find out how the process could result in a positive outcome. A CDPE agent is especially aware of this critical process.

A streamlined Short Sale process could benefit the entire real estate marketplace and offers a much better alternative to foreclosure. Lenders often experience greater losses taking a home to foreclosure, neighborhoods suffer greater losses in home values with foreclosed homes, which are often vacant, and homeowners sustain more severe damage to their credit as the result of foreclosure.

The real estate market will not recover until the number of foreclosures is reduced and home prices start to rebound. An efficient Short Sale process can have a significant impact on foreclosures, which remain at record high levels. RE/MAX hopes that a standardized, national Short Sale process will soon be in place to promote a lasting housing recovery.

About RE/MAX International, Inc.

RE/MAX was founded in 1973 by Dave and Gail Liniger. From a single office in Denver, Colorado, it has grown into a global network of nearly 100,000 Sales Associates in more than 70 countries, an international presence greater than any of its competitors.


RE/MAX has been honored as the leading real estate franchise for 9 of the last 10 years in the oldest and most respected ranking, "The Franchise 500 Survey," published by Entrepreneur Magazine.

Why short sales homes and pre-foreclosures take longer to buy

The question of the day!

There are several reasons short sale homes may take longer to purchase than a REO or Bank Owned property.  The REO and foreclosure property has already been through the all the stages and they are ready to be sold when they enter the market. The Short Sale home on the other hand just starts it's first satges when an offer is recieved.

With a short sale home we have more parties to bring to an agreement. Since the seller still owns the home, they are the first to review any offers that come in. Once an offer is approved by the seller and pucrchaser we then have to put together a very complete package of information to send to the sellers bank for approval.

Many times the package alone can take 24-48 hours to be ready to submit. Once that information is submitted and as long as nothing has been missed, the sellers bank will take another 48 hrs to upload it into their systems and be ready to communicate with the agents. With that said-there goes week one. And we find time and again that we run into loss mitigation departments where we have to fax the information 2-3 times before they acknowledge reciept.

Once the short sale information is recieved by the owners bank, the file is passed through many phases prior to offer approval. Some companies manage to get these files through the stages within weeks and others take over 60 days. One of the stages toward approval is a BPO and Appraisal order on the home. I have found that once we hit this point, we are usually getting closer to an approval on the purchasers offer or a counter offer.

Many weeks and/or months can pass while the banks moves the file toward approval and or a counter offer. Some of the banks we have worked with are improving the time frames while other lag behind.
Great article on this in the Washington Post talking about how some of the banks have also laged behind on their Loan Modifications for home owners

http://www.washingtonpost.com/wp-dyn/content/article/2009/08/04/AR2009080401134.html

Short Sales are well worth the effort to buy and wait for. They are also a benefit to the seller in default who is saved from havng a foreclosure on their credit!  

Short Sales- Are they worth the wait?

HE LOOKS FRUSTRATED DOESN'T HE?


As more short sales enter the market, buyers should prepare ahead of time for a long process! On the bright side, the short sale properties we have closed on recently have been a great buy for our clients and also a relief to the seller!

Home buyers need to plan in advance to be patient if they choose to go through this type of purchase. I have noticed time and again, as we start the process the purchaser is really excited about the great deal they are getting on the home but sometimes we lose that excitement when the offer on this type of property takes a long time to approve and sometimes a long time to close. Very understandable! Just try to remember that anything you invest in, that is truly worth the time and trouble, is not always easy!

Some of the most recent issues we have noticed that you may want to prepare for are.

1. Both seller and bank approve your offer but right before close, the MI or PMI company wants to approve the amount or have the seller sign a promisary note as well. This can cause delays.

2. The bank has approved your sale and liens are attached at the last minute. This can be resolved, expect delays.

3. Too much time has passed and your interest rate lock has expired-prepare for this ahead of time with your lender.

These are only a few of the many problems that can arise in this type of purchase. I highly recomend my clients use an attorney along with a Certified Distressed Property Expert (CDPE) to navigate through this type of sale. Don't plan on a closing date or order your moving truck until you have officialy closed on the short sale home. Be prepared for possible last minute issues.

In the end-are they worth the wait, the time, and the effort? Absolutely, if you are looking to save thousands! Just keep your eye on the final goal and you can achieve great results!

Time For Some Summer Fun and Planning!

We get closer and closer to summer and I am still pondering what to do for fun this summer! Since most of us plan for our kids first, then the sports, then the camps, etc. I am looking through the summer schedule and thinking time is pretty tight- What about a mom and dad trip? Shouldn't we try to fit in a whole family trip too? It can be pretty tricky but I had fun figuring it out too! I looked around a bit and found some neat places to go that are close to the Toledo area. Since Real Estate is incredibly busy right now, we only take a few days at a time and traveling far away just isn't in the plan at the moment.

I hope you enjoy the following links and travel ideas as much as I did!

If the other ideas we found don't help you this website offers a lot of great ideas. I always find something new to do! There are so many great ideas in this website, good luck!

http://consumer.discoverohio.com/

Mohican State park and Loudonville Ohio 1 hour and 30 minutes SE of Toledo
Amish Country, hiking, horse backing riding, canoeing, camping and shopping. What a great get a way weekend or week for your family and friends. The State Park has a great lodge to stay at or there are many camp grounds to play and stay at.
Loudonville, Ohio

http://www.loudonville-mohican.com/

Pokagon State Park Indiana 1 hour and 30 minutes west of Toledo
Shopping, Potawatomi Inn, horse back riding, boat rides, hiking toboggan run.
I took my son Justin there not to long ago and had a great weekend. We rode horses, drove go carts, and just relaxed and spent great quality time together.
Angola, In

http://www.in.gov/dnr/parklake/inns/potawatomi/

Marblehead is a great fun get a way either for a day or a weekend. You can go and travel to the islands, visit a State Park or Cedar Point is always near by, with a lot of other activities near and around Sandusky Ohio.

The Marblehead Lighthouse Tour
1 hour and half hours east of Toledo
Monsoon Lagoon Water park, Wolcott House, Marblehead State park, Kelley’s Island, African Safari Wildlife Park
Marblehead, Ohio

http://www.marbleheadpeninsula.com/

Hocking Hills

A great place to just get away, with no cell phones. Cabins, hotels, State Parks, shopping, nature and scenery. My Husband and I really like to go and rent a cabin and relax. Last summer we did a last minute trip to Hocking Hills and what a great weekend we had. I highly recommend it!

3 and half hours south east of Toledo

http://www.hockinghills.com/

Kings Island

Kings Island! Do we really need to say anymore? Hotels, and other fun activities in and around Kings Island. I like this park a lot for the smaller kids than Cedar Point.

http://www.visitkingsisland.com/#actions

Geauga Lake’s Wildwater Kingdom. I have not been there in several years, but my kids really liked this area when they were younger lads.

http://www.wildwaterfun.com/


Rock and Roll Hall of Fame

Cleveland is always a great time a lot of things to do down near the flats. I really like visiting the rock and roll hall of fame. Great memories back to my teenage years!

http://www.rockhall.com/

Football Hall of Fame

A sports fan must trip. There are other things to do while your in the area! Check it out and see what you think?

http://www.profootballhofef.com/


COSI Columbus, A great day to explore and be a kid again. COSI has things for kids of all ages. While in Columbus there is always visiting a great restaurant, or museum, or a sporting event! We have friends and family in Columbus it is always a good getaway.

http://www.cosi.org/

Just north of the border with in hours of Toledo there are a lot of fun places to travel too. Whether you like being on the water or camping, or maybe a museum, sporting activities, shopping, skiing and winter sports. Then Michigan has a lot to do. Such beautiful country!

Here is a useful website to check out our friends just north of us.

http://www.michigan.org/

One of our family fun get a ways for the day is the Henry Ford Museum and Greenfield Village.

http://www.thehenryford.org/

Mackinac Island gives you the best of all worlds a great travel destination of all incomes and desires. It’s a bit of a drive! But well worth the trip! You’ll see what we mean.

http://www.mackinacisland.org/

If Mackinac is too far to travel then you might want to consider going to Ludington, Michigan. What a great place for the family or a couple looking for a romantic get a way, or maybe a group of friends just want to hang out and have fun on or near the water. The State parks are great. They offer camping and hiking, or just playing on the sand dunes. The dunes are a must see along with the light houses in the area.

Check out this website it may give you some other ideas,

http://www.ludingtoncvb.com/


Of Course you always have the big cities within three of four hours to go and party, check out great museums or just have a great dinner and relax and gamble a little or a lot. It all depends on you!

Detroit, Mi
Columbus, Oh
Cleveland, Oh
Cincinnati, Oh
Chicago, IL
Indianapolis, In
Toronto, Ont Canada

Each of these cities have great websites of fun things to do, most have professional Football, Baseball, Basketball, Hockey and or Soccer for other ideas.

We have planned our small weekend getaways for the summer-I hope you enjoy yours as well!!

Help us get the word out-stop foreclosures in Toledo!

It is still shocking to see how many homes are still going into default in Toledo! Especially with all the information and help available today! Realty Trac is showing an amazing number in Toledo-there are over 5000 homes in distress and foreclosure. Help us reach out to these homeowners and let them know there is help out there for them-they just need to know where to look and what to do.

One of my former clients has had great success with a local organization that is helping homeowners renegotiate with their current mortgage company. This client was able to save on their monthly payment and keep their home! You can find the information from a WTOL story at http://www.wtol.com/global/story.asp?S=9464967

Additional information is also available at my website http://www.perrysburg-homes.com