Category Archives: Short Sales & Foreclosures

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Short Sales & Foreclosures,

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BPOs for loan Modifications and Short Sales need agent involvement!

Short Sales & Foreclosures

To those people who regularly look at my posts, I commend this information for you review. Short sales are not going away, and our real estate community needs to know their options.

Elliott

When listing a Short Sale one of the most important things during the process is the BPO (Broker Price Opinion).  For those of you not familiar with these it is somewhat of a mini appraisal done by a Realtor to help advise the bank of the market value during a loan modification or short sale.  It is important for the listing agent to meet the BPO agent to assist in providing detailed info about the property and it’s value.  You never know what the experience level of the BPO agent is.  They might not even be the actual BPO agent and merely a licensed assistant.  I do tons of BPOs for both loan modifications and other agent’s Short Sales.  What amazes me is how many times the listing agent doesn’t show up when I have an interior BPO.

Today, after driving all the way down to Temecula from Riverside, I found that the home was in a gated community.  I tried calling the agent to no avail.  I searched the MLS from my phone trying to find gate codes.  There were none and the property I was headed to wasn’t listed.  I finally was able to follow someone else in and I was met by the homeowner.  The homeowner didn’t speak English.  I don’t speak Spanish.  When she answered the door, she looked puzzeled at who I was and why I was there.  The best I could do was wave my camera in the air to show her I wanted to take pictures.  She reluctantly let me in but I’m not sure if she even knew why.  The next issue was that 4 of her 6 bedroom doors were locked and I couldn’t get in to take pics.  Apparently the rooms belonged to her kids and they locked them before going to school.  She didn’t have keys.

Well, I took pics of what I could and left, leaving another message for the agent to reschedule me driving all the way back down to Temecula AGAIN!  I let the asset manager know I needed an extension and why.  he thought it was funny.

Foreclosures are a bad thing for homeowners.  No one wants to be foreclosed on.  Realizing this, the Government (along with cooperation from the banks)is making it far easier and appealing for homeowners to conduct Short Sales to save themselves and their credit from the terrible stigma and long term affects of the dreaded foreclosure.  Short Sales are a great avenue to help homeowners and the banks are getting better at getting them pushed through.  But without agents out there that are willing to do their job and do it well, the homeowner is left…well, pretty much just left!

So, agents…PLEASE!  Help me help you! And homeowners, make sure you have copies of your kid’s bedroom keys.

By the way, if you or someone you know is at risk of losing a home to foreclosure, please know that there are new options available to avoid this devastating occurrence. And know that there is someone here you can trust to help. As a Certified Pre-Foreclosure Specialist, I understand the ins and outs of Short Sales and Loan Modifications. I am also a Wachovia and World Bank trained Pre-Foreclosure expert and well educated in the Government’s new H.A.F.A. and H.A.M.P. programs for helping homeowners facing foreclosure.

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Is Your Massachusetts Client About to be Foreclosed Upon?–No Need to Start Packing Up Things Just Yet

Short Sales & Foreclosures, Uncategorized

This is an actual situation which is confronting a client of mine who has not made a mortgage (or tax) payment in the last eighteen (18) months. The mortgage lender has finally gotten around to scheduling a foreclosure sale. This course of action has really been necessitated by the lender’s unwillingness to demonstrate the least degree of flexibility in terms of several short sale go-rounds.

The sale is scheduled for the end of January. My client has asked me for a timetable as to when he must leave. Since there has been a dearth of good news for him in the past year or so, I was not unhappy describing the path he would face in terms of when he needs to vacate the premises. None of these suppositions are “sure things” but this has been my experience:

     1. The Foreclosure Sale. Lately in Massachusetts, outside bidders have been appearing at foreclosure sales and making winning bids. As much as anything else, this has been caused by the lender’s obtaining current and realistic appraisals of the property in question, and adjusting their bidding instructions accordingly. Furthermore, the lender now have a pretty good “feel” for the expense of boarding and otherwise securing REO property, and they would rather sustain their losses and move on. Assume there is a successful bidder at the foreclosure sale. The “closing” on the sale generally takes place in 30-45 days. During that period, there is no question that my client can remain in the home.

    2. After the Foreclosure Closing. Self help, even for former owners who remain on the premises, is a thing of the past. The former owner is afforded the due process safeguards of a “tenant” in terms of removing him from the dwelling. This means the service of a notice to quit, which will be followed by a Summary Process hearing, which will be followed by a judgment for possession, which will be followed by an execution and eventual physcial eviction. For a sinle adult, this process can be completed in probably 6 to 8 weeks. For a faimilt with childred, or elderly former owners, add another three months or so. Often during this period, the former owners will be presented with a “cash for keys” scenario, and very often the amount of cash involved is not small.

So, I told my client to plan to leave his home around Memorial Day. It could be a longer duration than that time, but will almost certainly not be shorter. That’s four (4) more months of cost-free housing. What a country we live in!!!

Massachusetts Buyer Beware!!!! If there is a foreclosure in your back title, you may not be getting what you are expecting

Short Sales & Foreclosures, Uncategorized

Here is a tale of woe that is real, and may be repeated many times in the future for Massachusetts real estate scenarios. Well before I started representing my client, he purchased a home which had a recent foreclosure in its title. My client, now attempting to do a refinancing to take advantage of lower interest rates, has run into a seemingly “non-fixable” road block with regard to his home. The property in question had been foreclosed upon and purchased back by the bank at auction. My client subsequently purchased the property from the bank at a price in excess of $450,000. At the purchase closing, my client made a decision not to purchase an owner’s policy of title insurance as it was “too expensive.”

After the closing took place, the Massachusetts Land Court issued several decisions that, in part, retroactively invalidated certain foreclosures. My client, who informed me he had paid for substantial improvements to the property, had just learned his application to refinance the property had been denied as a result of the Land Court decisions. In sum, the underlying foreclosure by the bank had been rendered invalid and, therefore, there is a question as to whether my client even owns the property. The invalid foreclosure probably means that the person who was foreclosed upon still owns the property. Not all foreclosures will be affected.

The Land Court decision concerned a foreclosure where the original mortgagee had assigned the mortgage to another servicer but had not received an executed assignment for recording prior to the commencement of the foreclosure. That being the case, the Land Court held that the foreclosing party did not “own” the mortgage and could not foreclose on a mortgage that it did not own. The decision stressed that the assignment did not have to be “on record” before the foreclosure. It just needed to be in existence. It would appear that if my client had purchased owner’s title insurance, he would at least have “insurable title” to his property. Insurable title would probably be enough to permit a refinancing of the property. That would be much better than the current condition.

On the other hand, “insurable title” is NOT “marketable title”, and even if there was an owner’s policy in place, my client may have insurmountable problems selling this property in the future, if the person examining the title realizes that the proper steps were not taken in terms of the foreclosure. People attempting to sell homes which have foreclosures in the title may be faced with the unpleasant prospect of obtaining a confirmatory deed from the former owner who may be “long gone” or “hard to find” and then paying a large sum to obtain same. Given the circumstances, and the justifiable reliance these people had on the strength of the owner’s policy, many title insurance companies may be willing to pay the fee to the former owner just to straighten out the really difficult position the current owner (who paid a premium for an owner’s policy) now find himself in.

Without an owner’s policy, a seller of real property with this problem is facing the difficult, and expensive, prospect of cleaning up this title problem, all on his or her own dime. The lesson learned here, at least in Massachusetts, is that if you are aware that a customer of yours is purchasing a home which has a foreclosure in its title history, you need to be extremely careful about moving forward. I have recently contacted my state senator to see if he could sponsor legislation which would cure this problem. In my eyes, the good faith purchaser for value should always prevail over the person who did not pay his or her mortgage and was, accordingly, foreclosed upon. I urge all of you Bay Staters to consider similar kinds of initiatives with your elected officials, so we can prevent this situation from becoming extremely disruptive to our already fragile real estate market.

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Short Sales & Foreclosures

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