Experience with Short Sale?
phoggie
13 years ago
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dave_donhoff
13 years agosusanelewis
13 years agoRelated Discussions
short sales - any tips on buying?
Comments (9)Hi Kelton, (Special tip; reconsider the initials... they are used to denote "bankruptcy" in the biz... ;~) The realtor said it was a short sale, and I had to ask "what's that mean?". So, she says that the bank is selling the house and claims that the price is based on what is owed on the house. *IF* you are recalling and accurately re-stating what the Realtor® actually said, she is a dolt. A) A shortsale is NOT sold by a bank, but by the owner who is in default. The bank retains effective right to kill the deal if the offer is too low by refusing to release their lien for that offer and then proceed to foreclosure & auction... but the bank cannot "own" the home until after foreclosure, and therefore cannot "SELL" the home, B) A shortsale (properly negotiated) is typically struck at roughly the actual comparable-supported market price, or 80%-ish of the bank's lien note. If the Realtor® you were talking to was the listing agent (or any affiliate of the listing agent) then they're further blowing smoke up your yoohoo. As others have already explained, the short-sale process cannot be relied on to happen quickly. If you are shopping for your personal nest, you must decide if you are willing to sit out the 3-12 month chaotic and unpredictable negotiation process... most nest-shoppers have no such patience for the B.S. (In fact, very few profit-hungry greedy-bastahd INVESTORS have such patience!) If you DO, you ought to be prepared for a 3-12 month reality, with a non-insignificant chance the whole thing could collapse and become unavailable out from under your offer at any time (even after you are 8 months & 3 weeks into it) because the seller dies, declares bankruptcy, or initiates (or defends) a lawsuit. Luck! Dave Donhoff Leverage Planner (Greedy-bastahd real estate investor, and professional shortsale negotiator)...See MoreCash offer on a short sale: advice/experience?
Comments (4)Best of luck - I think you are going to need it. The chances of getting a short sale through with 2 lenders is pretty small. Just by the numbers, if a house is worth $450k, why would the first mortgage holder take less than $450k? You might have a little wiggle room for the convenience of getting it off their books, but not much. Your $400k offer is going to net about $375k, so they will be losing $75k. That isn't even counting the second mortgage. Obviously, the second lender isn't going to approve unless they get something, so that loss to the first actually has to be larger. It is possible that they will accept your offer, but I don't think it is likely. The first lender is better off just foreclosing and trying to sell at market value....See MoreAnyone been through a Short sale process?
Comments (25)Jaazzy, You could write a back up contract on the property. All of the terms and conditions have to be agreed upon and the contract executed in order for yours to move to being the primary contract, if the current contract falls apart. As far as your second question... NO, your contract has to be treated as a back up contract. Once the bank has executed a contract with a party, any other contracts have to be treated as a back up. Once again, dealing with a foreclosure is pretty much the same as a regular sale. There are some addendums that the bank will make you sign, mainly stating that you have a certain time period to perform all of your due diligence...See Moreshort sales and 'sure thing short sale'
Comments (18)It is apparent that the majority of people on this forum are uneducated on the short sale process and loss mitigation companies (and possibly real estate in general). I am a local York, PA Investor typically purchasing and selling 50-60 properties a year. I am very active in the York Dauphin and Cumberland Counties. I typically find the majority of my properties thru short sale and I always use Sure Thing Short Sales to negotiate. (I refuse to use anyone else..) I've completed 30+ short sales with this company and have been 100% satisfied. They are always available, very quick to respond, and have a 24/7 back end system for buyers, sellers, agents, etc. to log in and see process of the short sale at any time of the day. The back en system also allows access to all documents pertaining to your specific short sale. They are very good with setting expectations and disclosing all items pertaining to a short sale. When it comes to pricing, Sure Thing Short Sales is the most cost effective compared to other negotiation companies across the US. If you research short sale mitigation companies in Pennsylvania or any other state you will notice a typical “minimum fee” that tends to be a minimum of $4,000.00 (and increases from there) A lot of the times these other companies will also request for the buyer, or whoever is paying for the fee, to pay outside of closing.. (mind you.. All Sure Thing Short Sales costs are ON THE HUD and disclosed to all parties) I've seen companies in york county charging as much at $8,000.00 for a $60,000.00 property -- now compare that to the services of Sure Thing Short Sales who would charge $600.00 for the same $60,000.00 property. Sure Thing Short Sales helps homeowners, realtors, attorneys, lenders, and practically anyone else who needs short sale services. Their fees for me have always been 1.000% of the purchase price... (buy a 30,000.00 home it costs you 300.00 ��' that’s a steal, especially considering at times Sure Thing Short Sales work on files for 90 days or more.) Don’t be sold by these realtors who “understand short sales” or “promise to complete your short sale”. If they do not have extensive training or past experience, the odds are the short sale will not get completed. Think of it this way.. When you hire a doctor you want to ensure they specialize in the type of surgery you are having done.. You want to make sure they didn’t just “take a class” and completed 3 or 4 surgeries. You would want an experienced doctor who has completed many many surgeries. Sure thing Short Sales in this case is your “experienced doctor” They completed so many short sales they understand the process, have the correct forms, the correct disclosures, and ultimately the contacts within the foreclosing lenders. I would recommend to view the website or contact the owner, Billie May (Call the office and request to speak with her.. she is down to earth and easy to work with). It may also be a good idea to research prior to calling something a “SCAM” - Sure thing Short Sales has always been a great resource in my investments, and I am sure they have many other people who feel as highly of them as I do.. Michael. Here is a link that might be useful: Sure Thing Short Sales of York, PA...See Morebrickeyee
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