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Collection - The series of steps a lender takes to bring a delinquent mortgage up to date.
FAQ
Buyer's Resources
- Overview of the Buying & Selling Process
- Benefits of Home Ownership
- Finding the Right Home
- Home Shopping Tips
- Home Inspections
- Evaluating Property
- Answers to Frequently Asked Questions
Overview of the Buying & Selling Process
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Buyer's Resources | Top
Benefits of Home Ownership
Credit:
Owning a home helps you establish financial credibility.
Independence:
Owning your own home provides you with independence and more privacy
than renting. You are free to paint walls, plant flowers, keep pets and
anything else within legal bounds.
Investment:
As you make more payments and own more of your home, you add to its investment
value. Most improvements you make will also add to its value.
Pride:
A home reflects its owner's values and lifestyle. Owning a home can provide
you with a source of pride, enjoyment and satisfaction.
Security:
A home can provide security against inflation because the value of your
home increases as prices go up.
Stability:
Being established in a community provides a sense of belonging, stability
and security.
Tax Advantages:
Interest on your mortgage loan is deductible on your yearly personal
income tax return. Many of the closing costs associated with purchasing
your home are deductible, as are your property taxes.
Buyer's Resources | Top
Finding the Right Home
Real Estate Agents
You can sit down with a real estate agent and discuss your needs, type
of area, style of home, amenities and everything you really want in your
next home. Real estate agents can help you by accessing a Listing Service
which covers all properties listed for sale within a specific area. Together,
you can select the homes you would like to see, set appointments and preview
homes in a short period of time. An agent can guide you through the entire
process.
Newspaper Ads/Internet
Many people go through the real estate classified section or browse the
Internet to find a home that appeals to them. However, your real estate
agent will have many listings available that may not appear in the newspaper
or Internet on a continuous basis. New listings come on the market daily.
Multiple Listing Service
Your real estate agent should have access to the multiple listing service
if it is available in your area. It usually includes the following details
about homes and properties for sale:
- Location
- Price
- Photograph
- Utilities
- Amenities
- Annual property tax
- Current financing (when assumable)
- Listing company
When Previewing A Home
- Write notes when previewing a home so you will be able to discuss the details later with your real estate agent.
- Ask questions about the home and discuss any objections or concerns you may have.
- Ask about the community - schools, shopping and transportation.
- Ask specific questions about the construction of the home; electrical, plumbing, heating, cooling systems, etc.
Have Fun
Relax. Finding your new home can be a rewarding experience. Have a good
time and enjoy the process.
Buyer's Resources | Top
Home Shopping Tips
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Buyer's Resources | Top
Home Inspections
What is an inspection?
There are numerous types of inspections. An inspection is meant to evaluate,
at minimum, the structural and mechanical condition of a property. It is
not the same as an appraisal which evaluates the market value of a property.
Persons involved in real estate transactions need unbiased information about
the physical condition of property they plan to buy or sell and your contract
should include a contingency that you obtain a satisfactory inspection report.
Talk with your agent about the types of inspections available.
Home Inspectors vs. Engineers
Home Inspector: A person who examines any component of a building, through
visual means and through normal user controls, without the use of mathematical
sciences.
Engineering: Analysis or design work requiring extensive preparation and experience in the use of mathematics, physics, chemistry and the engineering sciences.
Finding a qualified Inspector- Referrals from satisfied customers
- Referral from a local real estate agent or mortgage company
- Local consumer affairs office
- Yellow Pages under "Building Inspection Services"
Ask if she/he is a member of the American Society of Home Inspectors (ASHI). The ASHI has established standards of practice which include the specific services, limitations and exclusions that can be expected from private home inspectors.
What the inspection, at minimum, includes
Every inspection should include, but not be limited to, an evaluation
of at least the following:
- Foundations
- Plumbing and electrical systems
- Doors
- Ceiling, walls and floors
- Roof
- Hazardous materials concerns
- Heating and air conditioning systems
- Common areas (in condominiums)
- Insulation
- Ventilation
Buyer's Resources | Top
Evaluating Properties
Property Evaluation Form - Print this form and use it to rate different features of each property you view.
Buyer's Resources | Top
Answers to Frequently Asked Questions
What is the difference between "pre-qualified" and "pre-approved"?
If you are "pre-qualified" you have determined, with a loan
officer, what price you can afford based on the down payment, your debts
and the amount the mortgage company will approve for your mortgage. Being
"pre-qualified" is only a determination of your probable credit.
If you are "pre-approved", your credit, employment and funds have
been approved by the lender.
What are closing costs?
Closing costs are an accumulation of charges paid to different entities
associated with the buying and selling of real estate. For buyers, they
are usually about 4-6% of the total sales price of a property. Some of the
closing costs you might encounter are: application fees, appraisal fee,
county taxes, credit report, discount points, documentation fee, escrow
fees, homeowners' association fees, loan fees, mortgage insurance, origination
fees, tax registration and title insurance premium.
What is a point?
One point is equal to 1% of the new loan amount. Whenever government
regulation, state usury laws and/or competitive practices prohibit the lender
from charging a rate of interest that would make the real estate loan competitive
with other fields of investments, the lender must seek some method of increasing
the yield for the investors. By charging "points", the lender
can bring the real estate loan up to those other investments.
What is earnest money?
When you make an offer, you will need to put up an earnest money deposit
as a sign of good faith that you are seriously interested in buying a home.
That deposit becomes a part of the purchase price and is held in a trust
account until there is full acceptance of the offer. Typically, an earnest
money is 3-5% of the offer amount.
What is title insurance?
Title insurance protects the named insured against loss because of defects,
liens, encumbrances, adverse claims or other matters not shown or disclosed
to the new owner that attach before date of policy.
Is VA or FHA financing unfair to sellers?
FHA and VA loans provide purchasers the opportunity to buy homes with
minimal cash investment and at lower interest rates. The result is a larger
market for sellers, who also benefit by receiving all cash for their equity.
Buyer's Resources | Top
Seller's Resources
- Overview of the Buying & Selling Process
- Preparing Your Home Through The Eyes Of A Buyer
- Repair & Cleaning Checklist
- Possible Work Orders
- What To Do While Your House Is Being Shown
- Answers to Frequently Asked Questions
Overview of the Buying & Selling Process
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Seller's Resources | Top
Preparing your home through the eyes of a buyer
The effort put into repairing and cleaning your property is likely to be returned in a fast sale at an attractive price.
- As buyers approach your property the first time, impressions are formed quickly.
- Paint house - this can do more for sales appeal than any other factor.
- Yard - Remove all toys, garbage, garden tools and other items from view.
- Mow lawn and keep edged.
- Close garage doors.
- Put colorful flowers in front of house.
Often, while waiting to be let in, the first thing a buyer looks at closely is the front door.
- Put new paint on the front door.
- Buy a new door mat.
- Buyers take a close look at the basement of a home. They will look for bad wiring, leaky pipes and signs of decay.
- Clean out basement and dispose of everything you are not going to move.
- Ensure that there is plenty of lighting.
- Sweep or vacuum floor.
- Stack items neatly against walls.
The kitchen is often the most important room in the house. Make it bright and attractive.
- Put a vase of fresh flowers on the table.
- Replace curtains or clean existing ones.
- Remove appliances from counters.
- Create a pleasant fragrance in the kitchen (i.e. vanilla, cinnamon).
It is important that bathrooms are clean, bright and smell fresh.
- Install a new shower curtain and replace worn throw rugs.
- Polish all fixtures.
- Open windows.
- Hang bright, fresh towels.
- Remove stains from toilets and bathtubs.
- Use air freshener.
- Display colorful soaps.
The living room
- Clean out the fireplace and place logs in it.
- Polish all woodwork.
- Put big furniture in storage so rooms are not cluttered or crowded.
Seller's Resources | Top
Repair & Cleaning Checklist
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Seller's Resources | Top
Possible work orders
The following is a list of some possible work orders. The work orders must be completed prior to closing and the seller is responsible for having them done. Check with your local authorities for specific requirements.
The following conditions may require a work order:
- Broken windows.
- Debris in crawl space.
- Dry rot or deteriorated wood.
- Earth-wood contact.
- Overgrown shrubbery.
- Electrical not in working condition.
- Gutters and downspouts blocked or missing.
- A hot water tank without a 3/4" discharge line.
- Inadequate foundation ventilation.
- Inadequate attic ventilation.
- Less than four feet of waterproof material around tub enclosures (tile, formica, etc.).
- Less than 18" clearance between soil and floor joists under entire house.
- Peeling or missing paint.
- Plumbing not in working condition.
- Single oil or gas space heaters to heat entire house.
- Water damage inside home.
You might have to:
- Paint the exterior and interior if in bad condition.
- Hook up to public water or sewer if available.
- Get county certification if home is on septic or well.
- Remove unused oil tanks or fill with cement-slurry or polyurethane foam.
Other items to remember:
- Inspectors will need access to the attic.
- Leased equipment cannot be included in the sale (i.e. hot water tank, alarm system, etc.).
- All assessments must be paid.
- Joint maintenance agreements will be required for common road easements for maintenance on home where property line is within 3' of structure.
* Check with local authorities for specific requirements.
Seller's Resources | Top
While your house is being shown
Before Your House Is Shown
- Tag or remove items not included in sale (i.e. water conditioner, chandeliers, plants, drapes).
- Open shades and curtains to let in light.
- Turn on enough lights so home is well-lit during showing.
- At night, turn on porch light and outdoor lighting.
- Tidy all the rooms. Neatness makes a room easier to view.
- Clean dirty dishes in the sink and put away any dishes on counter.
- Keep toys in the children's rooms.
- Put away items in the yard such as bicycles, gardening tools and skateboards.
- If fall or winter, light a fire in the fireplace.
While Your House Is Being Shown
- When possible, leave while the property is shown. If not, remain in an area not being shown by the sales associate.
- Let the real estate expert show your house. Answer questions candidly when asked, but avoid questioning potential buyers.
- Refer inquiries about seeing your house to your Realtor to take advantage of the agent's professional skills in selling your home.
- Don't mention items you wish to dispose of unless asked.
- It is best to be away when your agent is holding an open house.
- Keep pets outdoors or in one area.
- Keep children quiet and in one area.
- Keep radio, stereo or TV on low volume.
- Keep money and other valuable items out of sight.
Seller's Resources | Top
Answers to frequently asked questions
What is title insurance?
Title insurance protects the named insured against loss because of defects,
liens, encumbrances, adverse claims or other matters not shown or disclosed
to the new owner that attach before date of policy.
What is a wood-destroying organism inspection report?
A wood-destroying organism inspection report is a written opinion by
a qualified state licensed structural pest control inspector based upon
what was visible and evident at the time of inspection. The inspection report
does not in any way represent or guarantee the structure to be free from
wood-destroying organisms or their damage, nor does it represent or guarantee
that the total damage or infestation is limited to that disclosed in the
report. Wood-destroying organisms include subterranean termites, dampwood
termites, carpenter ants, wood boring beetles and wood decay fungus.
What are the hazards of lead-based paint?
All buyers and sellers are required by law to receive and read a pamphlet
outlining the hazards of lead-based paint for homes built before 1978. Be
sure to ask your real estate agent for a copy.
What are closing costs?
Closing costs are an accumulation of charges paid to different entities
associated with the buying and selling of real estate. For sellers, they
are usually about 9.5-10% of the total sales price of a property. Some of
the closing costs you might encounter are: discount points, escrow fee,
documentation fee, homeowners' association fees, pest/rot inspection, real
estate commission and title insurance premium.
What is the difference between "pre-qualified" and "pre-approved"?
If a buyer is "pre-qualified" it has been determined, with
a loan officer, what price the buyer can afford based on the down payment,
debts and the amount the mortgage company will approve for the mortgage.
Being "pre-qualified" is only a determination of probable credit.
If "pre-approved", credit, employment and funds have been approved
by the lender.
What should a home inspection include?
Every inspection should include, but not be limited to, an evaluation
of the following:
- 1. Foundations
- 2. Roof
- 3. Heating and air conditioning systems
- 4. Ventilation
- 5. Common areas (for condominiums)
- 6. Septic tanks, wells or sewer lines*
- 7. Insulation
- 8. Plumbing and electrical systems
- 9. Ceiling, walls and floors
- 10. Doors
- 11. Hazardous materials concerns*
- 2. Roof
* There may be an additional fee for this.
What property details are usually included by Listing Services?
Usually, properties listed will include the following details:
- Location
- Photograph
- Price
- Utilities
- Amenities
- Annual property tax
- Current financing (when assumable)
- Listing company
What pages are generally included in the Purchase and Sales Agreement?
- Agency Disclosure
- Financing Addendum/Clause
- Earnest Money Receipt
- Inspection/Clause
- Conditions/Disclosures Addendum
- Contingency
- Addendum Outlining Special Conditions
- Lead-Base Paint Notification
- Property Disclosure Form (completed by Sellers)
What is the difference between a REALTOR® & Real Estate Agent?
REALTOR® identifies real estate professionals who are members of
the National Association of REALTORS® and subscribe to its strict Code
of Ethics. Not every real estate agent is a REALTOR®. A REALTOR®
may be an appraiser, property manager or involved in some other aspect of
the real estate business.
Seller's Resources | Top
Moving Tips
- Moving Overview Checklist
- Change of Address Checklist
- Packing Tips
- Moving House Plants
- Moving Garden Plants
- Moving Pets
- About Moving Companies
- Protecting the Environment
Moving Overview Checklist...
One Month Before Moving- Fill out change of address order form for post office.
- Fill out an IRS change of address form.
- Make arrangements with moving company or reserve a rental truck.
- Make travel arrangements, if necessary, with airlines, buses, car rental agencies and hotels.
- Transfer memberships in churches, clubs and civic organizations.
- Obtain medical and dental records, x-rays and prescription histories. Ask doctor and dentist for referrals and transfer prescriptions.
- Set up a checking account in your new city.
- Check into the laws and requirements of your new city regarding home-based businesses, professional tests, business licenses and any special laws that might be applicable to you.
- Take inventory of your belongings before they're packed, in the event you need to file an insurance claim later. If possible, take pictures or video tape your belongings. Record serial numbers of electronic equipment.
- Make arrangements for transporting pets.
- Start using up food items, so that there is less left to pack and possibly spoil.
- Switch utility services to new address. Inform electric, disposal, water, newspaper, magazine subscription, telephone and cable companies of your move.
- Arrange for help on moving day.
- Confirm travel reservations.
- Reserve elevator if moving from an apartment.
- Have appliances serviced for moving.
- Clean rugs and clothing and have them wrapped for moving.
- Plan ahead for special needs of infants.
- Close bank accounts and have your funds wired to your new bank. Before closing, be sure there are no outstanding checks or automatic payments that haven't been processed.
- Collect valuables from safe-deposit box. Make copies of any important documents before mailing or hand carry them to your new address.
- Check with your insurance agent to ensure you'll be covered through your homeowner's or renter's policy during the move.
- Defrost freezer and refrigerator. Place deodorizer inside to control odors.
- Give a close friend or relative your travel route and schedule so you may be reached if needed.
- Double check closets, drawers, shelves, attic and garage to be sure they are empty.
- Carry important documents, currency and jewelry yourself, or use registered mail.
- Carry travelers checks for quick, available funds.
- Renew your driver's license, auto registration and tags.
- Shop around for new insurance policies, especially auto coverage.
- Revise your will and other legal papers to avoid longer probate and higher legal fees.
- Locate the hospitals, police stations, veterinarian and fire stations near your home.
Change of Address Checklist...
Change of Address Checklist - Use this form to make sure all your friends, family and business associates have your new address. Also use it to note the phone numbers of your new utility companies, insurance agents and other organizations in your new location.Moving Tips | Top
Packing Tips...
- Keep the following supplies handy for packing: Boxes, marking pen, bubble wrap, newspaper and tissue
- Tape and scissors
- Tape measure
- Use strong boxes and containers that can be secured tightly. Purchase special boxes for dishes, wardrobe and other special items.
- Pack audio-video equipment in their original boxes. Label cables and tighten transit screws. If removing screws, tape them to the objects they are removed from.
- Avoid loading more than 50 pounds into one box.
- Label each box and indicate the following: (a) Which room it should go in (b) Whether it is fragile (c) If it should be loaded last so it will be unloaded first.
- Cushion contents with packing material such as bubble wrap, newspaper or tissue. Save room by using towels and blankets to wrap fragile items.
- Pack books tightly on end in small boxes. If musty smelling, sprinkle talcum powder between the pages and wrap the book before packing. Leave stored for a couple of months to eliminate the smell.
- Have rugs and draperies cleaned before moving and leave them in wrappings for the move.
- Pack medicines in a leakproof container.
- Carry all valuables with you.
- Check with your local U.S. Department of Agriculture for regulations regarding moving plants from one state to another. Many states have restrictions on certain plants to prevent importing bugs or pests that can destroy valuable cash crops.
Moving House Plants...
A Couple Of Weeks Before You Move
- Prune plants to facilitate packing. Consult a florist or a plant book for instructions.
A Week Before Your Move
- Place your plants in a black plastic bag, along with a bug/pest strip, conventional flea collar or bug powder. Close the bag and place in a cool area overnight to kill any pests on the plant or in the soil.
The Day Before Your Move
- Place the plants in cardboard containers. Hold them in place with dampened newspaper or packing paper. Use paper to cushion the leaves and place a final layer of wet paper on top to keep them moist. If you must leave your plants behind, then take cuttings. Put them in a plastic bag with wet paper towels around them.
On The Day Of Your Move
- Set the boxes aside and mark "DO NOT LOAD" so they won't be taken on the moving van. Close the boxes and punch air holes in the top before loading into your car.
When Moving
- Park your car in a shaded area in the summer and a sunny spot in the winter.
Upon Arrival
- Unpack the plants as soon as possible after arrival. Remove plants through the bottom of the box to avoid breaking the stems. Do not expose the plants to much sunlight at first. Let them get gradually accustomed to more light.
Moving Garden Plants...
- Research climate and soils of new home.
- Seeds - gather and store in an airtight container.
- Bulbs - dig up during their natural dormant season. Pack in a mixture of loose dry peat moss and vermiculite to provide a lightweight and protective transport medium.
- Garden tools - sharpen blades of clippers, lawn mowers and shears and apply a thin coating of household or motor oil to protect the paint and metal parts. Clean and disinfect rakes, hoes and sprinklers. Household bleach can be used to disinfect a variety of items.
- Plants - some plants can be dug up and transplanted.
Moving Pets...
Following are tips for moving your pets to their new home.
Cats and Dogs
Cats and dogs can be taken in your car. If so, remember to take along the following items:
- Food
- Water
- A leash for letting your pet out of the car
- Newspaper or sheets to keep your car clean
Animals can get car-sick and will require frequent stops along the way. Also, check ahead to see if the hotel where you are staying allows pets. Depending on the animal's temperament and size, it might be better to have it shipped by air. Be sure to check if your destination has any local requirements or restrictions on animals.
To have your pet shipped by air, make sure someone can meet your pet at the destination airport and take care of it until you arrive. A kennel can do this for you and keep your pet until you have completed your move, if necessary.
If you are flying to your new destination, your cat or dog can ride in the baggage compartment. You may need the following items:
- Health certificate. Obtain this from your veterinarian.
- Pet container. The airline might have a special container available or you can use your own as long as it complies with airline regulations.
- Tranquilizers. Your vet can provide tranquilizers to be given to your pet immediately before going to the airport.
- Your scent. Your pet can be comforted by having a piece of cloth with your scent on it.
Smaller Animals
Hamsters, birds and other small animals can easily be transported in your car. To help keep the animals calm and quiet, cover cages with a cloth. Also, make sure they have food and water available.
Fish
It can be very impractical and risky to move fish. Check with your local pet store for recommendations on moving your specific type of fish.
Moving Tips | Top
About Moving Companies...
Consumer complaints against moving companies have been rising. Following are some tips that can help your move go smoothly.
- Get a binding estimate from the moving company. Make sure the amount is written in the contract.
- Inquire about their on-time record and other complaints with the local Better Business Bureau or consumer complaints department.
- Movers are limited by law regarding what they can give you for lost or damaged goods. To cover potential damage, check existing homeowner's or renter's policy.
- Ask about expected gratuities and write into contract.
- Have the contract include a guarantee of how many hours the job will take, allowing an overrun of no more than 10%.
- Be sure all charges are listed on contract.
- Inform the moving company of how many stairs are at your new home.
- Watch loading and unloading and examine all items carefully before signing a receipt.
- Document an inventory of your belongings before you pack.
Protecting The Environment...
Following are some general suggestions to help you protect the environment before, during and after your move
Yard
- Sweep instead of hosing down driveways.
- Use sand or kitty litter instead of salt on icy sidewalks.
- Minimize paved surfaces on property and retain as much vegetation and rural wetlands as possible.
- Use water-based products rather than solvent-based.
- Reduce or eliminate the use of pesticides - use mulch and organic fertilizers instead.
- Mow lawn frequently to increase grass shoot density.
Home
- Rinse disposable diapers before throwing them away.
- Turn off the water while brushing teeth.
- Recycle cardboard boxes.
- Use phosphate-free laundry detergent.
- Recycle whenever possible.
Automobile & Traveling
- Keep your car tuned.
- Recycle and dispose of oil safely.
- Wash your car on grass.
- Don't litter.
Garbage
- Non-hazardous and non-recyclable.
- Call the Solid Waste Division in your county for disposal instructions and transfer stations in your area.
Recyclable Material
- Aluminum cans, papers, appliances.
- Call the Solid Waste Division/Recycling in your county for instructions.
Hazardous Wastes
- Paints, oil, pesticides, dyes, coolants.
- Call the Solid Waste Division/Hazardous Wastes in your county for instructions.
