5 Questions to Ask Your Real Estate Broker Up Front

by Jay Jenkins, The Motley Fool
Updated Nov 3rd 2013 11:02AM

Anyone who has ever bought or sold real estate can tell you that the process is never simple. With hundreds of thousands of dollars at stake, it can be downright overwhelming to manage the reams of paperwork, legal contracts, salesmanship, and hardball negotiations while maintaining your sanity.

That’s where professional real estate agents and brokers come into the picture. These pros make a living helping individuals buy and sell real estate, whether it be a home purchase or an investment property.

How do you know that your real estate agent knows what he or she is doing?
With so much money at stake and so much influence in the process resting on the shoulders of your real estate agent, it is absolutely critical to make sure your agent is truly an expert.
To find some best practices, I talked with Bennie Waller, the department chair of finance and real estate at Longwood University. Waller has had a long and distinguished career in real estate, owning investment property and holding a real estate license, in addition to his academic work in the field. He understands the theory, and he knows how to put it in practice.
He was able to boil everything down to five simple questions that every real estate buyer or seller should ask an agent up front. These questions are designed not to evaluate the professionals’ resumes, but to gauge their real abilities to help you navigate the process and win the negotiations.

Enter Dr. Waller
1. How long has the property been on the market?

Waller said that “typically owners of properties which have been on the market for extended periods of time are more likely to negotiate.” For the prospective buyer, your agent should recognize this and guide you to a more aggressive negotiating stance. If you’re the seller, your agent should prepare you for these tactics and provide you with supporting market data to justify your list price. It’s important to remember that the definition of market value is the price at which a willing seller and a willing buyer agree to transact. It takes two to tango.

2. Is the owner a licensed real estate professional?
“If so,” Waller says, “you likely will have less negotiating power.” Why? Because the owner will be a more experienced negotiator with a deeper understanding of the market than the typical seller. If you are selling your property, this also indicates that it’s worth taking the time to independently research the market. Your agent or broker can help, but don’t be shy about calling local appraisers or bankers as well. Most will be more than happy to help.

3. Is the property vacant?
According to Waller, a vacant property is an indication that the prospective buyer has more negotiating power. A vacant property is providing no income or living space to the owner and is therefore a cash-flow drain. The owner is more likely to sell at a lower price, because every day the property sits on the market is another day of interest expense paid to the bank with no value to the owner.

4. What is the original listing price? How many times has the price changed since the property was originally listed?
Yes, question No. 4 is actually a double question, but it speaks to the same issue. If the asking price has been reduced significantly or repeatedly, then the seller is probably more willing to negotiate even lower. An effective real estate agent or broker will recognize this and negotiate accordingly. For the prospective seller, your agent should advise you of this psychology and assist you in avoiding this pitfall.

5. What should you watch for in regard to dual agency representation?
This is a situation whereby the real estate broker is representing both the seller and the buyer,” Waller says. “Keep in mind that the real estate broker is likely receiving a commission which is paid by the seller. Caveat emptor” — let the buyer beware. Essentially, you want your agent to represent your interests and your interests alone. These people are professionals and assist buyers and sellers to make a living. By ensuring your agent represents only you, you are preventing a big commission from clouding his or her judgement. The agent should work to get the best deal for you, not for him- or herself.

Original Article in Motley Fool

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6 Financial Horror Stories That Could Happen to You

Refinancing Rituals Gone Wrong

•  October 30,  2013

The act of refinancing a home can be a huge help in relieving the stress and  financial strain of monthly mortgage payments. But, for Bennie Waller and his  wife, refinancing their central Virginia home became a nightmare of a  process.

“My wife and I were preapproved for a 2.75% refinance on our primary  residence, subject to an appraisal,” Waller recalled. “The appraisal came back  well within the 80 percent loan-to-value needed to refinance.”

Shortly afterward, however, the couple’s loan was declined with a letter from  their lender citing “valuation issues.”

“I spoke with the company to no avail, [so] I filed a claim with regulators  quoting from the Dodd-Frank Act and supporting documentation,” Waller said. His  complaint, addressed to the Office of the Comptroller of the Currency, resulted  in the couple’s loan being reinstated. But the struggle to get the home  refinanced didn’t end there.

“We continued to get the runaround from the company requesting duplicate  documents, contacting our employers multiple times, insisting that they could  not verify our address, etc.,” Waller said. “I told the company that I would not  give them any reason to turn this loan down, which is what I believe they  wanted.”

home refinancing

Waller revealed that, because he and his wife were looking to refinance  through their original home loan lender, the financial institution stood to lose  about $60,000 in interest charges. Given such a substantial loss to the lender,  it’s no wonder that after six months of endless roadblocks, the lender still  made a last-minute attempt to deter the loan approval.

“The day on which we were scheduled to close at 12:00, we got a call five  minutes prior to closing saying they would not be able to meet this deadline,”  Waller said. (The closing service is owned by the lender.)

Waller, who is a department chair and professor of finance and real estate at  Longwood University, explained that his diligence in seeing the refinance  through to the end is what finally got them through the nightmare.

“I do believe that if it had not been for my background and industry  knowledge, this company would have denied the loan,” he said. “From the time we  were preapproved to closing was over six months; it was our knowledge and  persistence that kept this loan alive.”

Photo credit: Sean MacEntee

Read full story here

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Where sex offenders gather…

Where sex offenders gather, home values drop

According to a recent study by Longwood University, when a registered sex offender moves into a neighborhood, property values will go down. And once one sex offender moves in, more are likely to follow.

The study, compiled by four researchers, shows that while the presence of one registered sex offender in a neighborhood has a negative effect on home prices, a cluster of four or more within a quarter-mile of each other substantially increases a home’s time on the market — by as much as 147 percent, putting added downward pressure on home prices.

Full story in The Virginia Gazette

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Surviving the Credit Crisis – Financial Responsibility in Home Ownership

Home ownership is a privilege, not a right, one that comes with huge responsibility, financial and otherwise. It involves a certain mindset and may not fit every personality or lifestyle! Have you ever asked yourself should I buy or should I rent? And…how do I know the difference? Where do I need to be financially to know for sure that I am ready to buy my first home?

Join me today as my guest, Bennie Waller, PhD, Professor of Finance and Real Estate at Longwood University in Farmville, VA, and I discuss all these important questions and guide you on a path to greater financial awareness when it comes to owning a home. Here are just a few other items we will cover:

1. How not to overspend!
2. How to understand the difference between wants and needs.
3. A home is an long-term investment, not an ATM.
4. The importance of a rainy day fund.
5. The importance of planning for retirement.
6. Basic tips on buying “big ticket” items.
7. How your choice of degree can impact your career and your homeownership.
8. Straight talk about student loans. Our goal is a better housing environment and a more educated home buyer.

Listen to full interview

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Sex offender clusters impacting Va. neighborhoods

If you live near four or more registered sex offenders, you will have a more difficult time selling your home. In a  study, researchers at Longwood University found homes that sat within a quarter-mile of a “sex offender cluster” were on the market as much as 147 percent longer than other homes.

sexoffenders

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Real Estate Road Rage

Real Estate Road Rage

 Roadrage

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Long Term Auto Loans Create Emotional and Financial Burden

Long Term Auto Loans Create Emotional and Financial Burdens

By Rebekah Coleman

Car payments are a requirement for the vast majority of drivers, but the way borrowers repay their loans has evolved from a relatively short duration to a lengthy repayment period.
Earlier this year Experian Automotive found that the average auto loan term for a new vehicle reached a high of 65 months, or 5.5 years. This number has steadily increased from one financial quarter to the next, but showing how much progress has occurred in a decade illuminates a strengthening consumer trend.
A decade ago, the average auto loan term was a 60-month or five year term. Now, average loan terms are longer and consumers are offered more repayment methods. Two common options available today are loan terms of 84 months and 96 months double the recommended term range of 48 to 60 months.
But are the additional options positive or negative for borrowers?
Pauliana Lara, managing attorney of the auto fraud division at Consumer Action Law Group, said difficult financial times are forcing consumers to reduce their monthly payments.
“The only way to do this is to extend the loan period,” she said.
Longer auto loans do reduce the monthly cost, but because lenders prefer to be repaid sooner rather than later, longer terms carry higher interest rates, which further add to the total cost of the vehicle.
For example, a 60-month auto loan on a $25,000 car with a 4 percent interest rate would equate to monthly payments of $460.41. The same car with a 84-month auto loan and a 4.5 percent interest rate would cost $347.50 monthly.
But despite the lower monthly payments, the 84-month repayment period would cost the borrower an additional $1,565.40 over the loans full term. This additional cost is purely interest.
Lara said seven-year repayment terms are ridiculous, especially for used cars, but she understands why consumers turn to the option.
“Desperate times call for desperate measures,” she said.
Loan terms are not the only area of finance that has ballooned to meet consumer demand. Auto loan balances are also increasing. The average loan amount for a vehicle in Q4 2012 was $26,691, up from $26,419 one year prior.
Additional studies further prove that American consumers rely more and more on financing to acquire a new or used car. Earlier this month, Experian found that a record high of 84.5 percent of consumers who got a new car during Q2 2013 used an auto loan or a lease for the purchase. This statistic increased 2 percent, from 82.5 percent, in one year’s time.
Davis McCabe, vice president of finance for HASCO Medical, attributes the lengthening of loan terms partially to longer car warranties. Ten-year warranties offered by car manufacturers such as Honda and Toyota give consumers extra security that their new vehicle will function properly in the future.
Although McCabe’s mobility company does offer 10-year financing, they only offer it as a final option.
“It hurts our sales cycle because customers want to trade in much sooner than 10 years and this will be difficult if they are not making extra payments,” he said.
The Car Depreciation Threat
One major concern for the average borrower is car depreciation. When terms extend past the recommended length, there is an added risk for negative equity. Similar to underwater mortgages, borrowers can face situations where their car is worth less than they owe on their auto loan due to the vehicle’s rapid depreciation levels.
“The longer the term of the car loan, the greater the vehicle depreciates,” Lara said.
On top of depreciation, drivers must pay for expensive car repairs. Most cars eventually need major and costly repairs, further adding to the borrower’s total auto cost.
Kristen Hall-Geisler, a freelance writer and author of “Take the Wheel: A Woman’s Guide to Buying a Car Her Own Damn Self,” said when drivers are still paying for a car over 100,000 miles, in addition to the repairs, the financial issue becomes an emotional issue.
“It’s frustrating to feel like you’re just throwing money away on this old car and you can’t afford a new one,” Hall-Geisler said.
She said that auto loan terms of 60 months or less are best.
McCabe prefers a lower extreme. He wishes that all auto loans carried four-year terms or less.
“It is unfortunate that people cannot do a 48-month loan because that is an ideal situation to not have to put yourself in another loan right away,” McCabe said.
More Options Equal Added Profit
The decision to accept a long term is in the consumer’s hands, but having this option is due to auto lenders and their ever increasing leniency with loan underwriting.
Car companies and their financial groups have expanded loan options since 2008 in order to increase business since the financial downturn, according to Hall-Geisler.
“If they can convince consumers to buy a new car with a lower monthly payment, despite the higher overall interest rate, they’ll make it happen,” she said.
Bennie Waller, professor of Finance and Real Estate at Longwood University, thought the poor lending practices that shocked the financial market years earlier would have corrected themselves, but they have not.
“It looks like some of these housing incentives are out there again and so are the car incentives,” he said.
The low monthly payment lure is fed by a desire to have more than a person needs or can afford.
“Everybody wants to drive the Tahoes and the Yukons,” Waller said.
The new revenue capabilities have become a vital part of a lender’s business plan. New and extended options are only available because it will make the lender a profit.
“It’s a good deal for lender’s or they wouldn’t do it,” he said.
Waller said that longer terms increase the lender’s yield.
The fact that this additional income is coming straight from the consumer’s pocket is hidden. The overall long-term cost is downplayed in advertising campaigns, whereas the lower monthly payment is marketed more highly. These new marketing create a skewed perception for consumers who mistake the added cost for a great deal.
Lara simply believes that these options are negative. Auto loan borrowers need the vehicles for transportation for work and school, but oftentimes they get trapped into the longer term loans and need to continue paying well past the vehicle’s value.
“The consumer’s hands are really tied,” she said.
In this situation, the lender gets the upper hand and the consumer is left with few options.
“At some point they stop making the payments and face repossession. It’s not a good situation for anyone except the lender,” Lara said.

 

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Narrow Focused Real Estate Agents Outperform

Article in Wall Street Journal by Sanette Tanaka suggests that Real Estate Agents that specialize outperform their counterparts.

Blinders

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The Price of Experience $25,000

When selling your home, it might be worth your time to search out an experienced agent.  Great article written by Sanette Tanaka at the Wall Street Journal.

dollar-sign

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Longwood University – Financial Literacy Dual Enrollment Option

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