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Pulled the trigger - again

By Bap33   Follow   Wed, 3 Nov 2010, 12:40pm   8,162 views   85 comments
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1)Followed a pre-forclo until it was REO.
2)Read the paper on the front door and went to the website listed.
3)Signed up to be able to bid on the property on-line style.
4)Property came up after a few weeks, I placed an offer on-line, they countered, I accepted their counter, and I just now signed and returned their addendum docs with my check for title via scan/email. I used a REtor lady that had been working with me for about 2 years (opening doors and submitting offers). She set me up with proper offer docs and such. The on-line REO selling company preferred I get an agent.
5) when those docs come back I go to my lender

It sure saved time and money not having to deal with some REmfer between me and the holding company. If you want, look into Altisource and you may like it too.

1800 sq.ft, 3/2 ranch built in '89, end of a court with 6 acre lot homes, built in pool, huge garage, 1.15 acre square (not a pie shape), in one of the more exclusive rural areas of 95301 ...............

honestly worth about $175 - 195K
accepted offer - $134,500

Stay tuned

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1. Mark_LA Follow Befriend 10 threads 213 comments Pasadena, CA

   6   11:44pm Thu 4 Nov 2010   Share   Quote   Permalink   Like   Dislike   Cash Investors at the courthouse steps get rewarded for the liquidity they bring to the process. Financed buyers get rewarded with banks finally bringing more shadow inventory to light due to this liquidity the cash investors provide. As IrvineHousingBlog best explains it: The main reason funds are forming to buy these properties is because there is a huge need for liquidity at the auction site. The banks have far too many delinquent borrowers, and there is not enough cash at the auction site to absorb the inventory of these foreclosures. Banks gauge the liquidity at the site through dropped bids. Not every dropped bid gets purchased by an investor. It is quite common for a lender to drop their bid 20% below resale value and no third party steps forward to purchase the discounted property. When banks see their dropped bids are not being purchased, they don't bring more properties to auction because it will become another REO. http://www.irvinehousingblog.com/blog/comments/professional-investment-funds-take-over-the-foreclosure-flipping-market/

2. justme Follow Befriend (2) 33 threads 3,458 comments

   7   1:49am Fri 5 Nov 2010   Share   Quote   Permalink   Like (1)   Dislike   Bap33 says So, the home goes to the investor for a fair price of $230K — not a big deal …. until it gets listed for $290K (nothing done by anyone, place is in good shape) and some set of dumbasses bid the thing up to $310K. Here's the thing: The courthouse step auction exists to protect the homeowner that defaulted on his loan. Basically, the auction process ensures that the bank doesn't take the house away and into bank ownership unless NOBODY else is willing to bid above the amount outstanding on the mortgage. The idea is that competitive bidding at the courthouse steps is supposed to ensure that the house is liquidated at market value. Now, in your example, unless the market price had suddenly moved from 230k to 290k overnight, and the winning buyer was the only person that knew that fact, the bid of 230k would have failed. Why would the house be liquidated below market value? One argument is that there may be something wrong with the house, and therefore an as-is auction buyer must get a discount to take the risk. Another argument is that the courthouse auction is not an efficient market. I have read somewhere that in most cases of foreclosure, the market value of the house is less than the loan amount owed. Otherwise the owner would just have held a non-short sale and gotten some money back. It seems to me that only in the case of sudden market dislocations or liquidity crises can there be money to be made by buying on the courthouse steps. Bap33, how often have you seen a house get auctioned for significantly below market value?

3. Bap33 Follow Befriend (3) 12 threads 3,095 comments

   8   9:47am Fri 5 Nov 2010   Share   Quote   Permalink   Like (1)   Dislike (2)   In my opinion the auctioned amount was or is market value. THe resale of that same home for more, just because the secoind buyer is A) stupid, or B) not able to swing cash, is the part of the deal that frustrates me. The banks bid against the investors too, so in my opinion the end result of a true auction is a pretty close to market amount. Just my observation

4. joshuatrio Follow Befriend 41 threads 703 comments Monterey, CA

   9   10:13am Fri 5 Nov 2010   Share   Quote   Permalink   Like   Dislike (1)   Bap, what city/state do you live? $134k is a nice price.

5. Bap33 Follow Befriend (3) 12 threads 3,095 comments

   10   11:46am Fri 5 Nov 2010   Share   Quote   Permalink   Like   Dislike (3)   The price is just a little below what it should/could have been .. and well below what the local REmafia would have listed it for (and they probably would have found a stupid buyer). After repairs I will be into the thing about $160K. In repaired trim, in todays market, it will appraise for $220K or more. Something close to $120per ft is what I see for clean '80's built ranch-style homes on a nice acre. This one has a pool, some have nice shops, but the by and large average for this particular area is about $120 a foot, move in ready. Since the average HH income is about $50K in this nicer rural area, a $150K house should be more common than a $250K house. So far, the local REmafia, and stupid buyers with free money, have kept the upper-end bubble inflated around here.

6. Nomograph Follow Befriend (1) 104 threads 2,851 comments

   11   8:22pm Sat 6 Nov 2010   Share   Quote   Permalink   Like (2)   Dislike   Bap33 says Pulled the trigger - again Congratulations, Bap! Let us know how the rest of the process goes. I'm curious about how fast lending is moving these days.

7. Bap33 Follow Befriend (3) 12 threads 3,095 comments

   12   9:38pm Sat 6 Nov 2010   Share   Quote   Permalink   Like   Dislike (2)   Thanks Doc. The "contract" was sent into escrow on Friday. All the docs came pretty late, about 4ish, so no lender activity yet. I will be at the loan broker's office Monday to update my personal info (proof of wages, down payment, few years worth of taxes) so they can get actual quotes from lenders. I am looking at a few choices, and input from you and other smart people is welcome. Here's a couple that we have talked about. 1) 3.5% down, FHA 203K for purchase(134,500) and repairs(25,500) all in one(160,000) @about 4.50% 2) 7% down, Conventional for all in one(160,000) @about 4.25% Or, if one of you is sitting on $160K and is tired of getting 0.5%, you can play bank for me and I'll pay you 4% for $160K. Can't beat that!! Double your money in 30 years. I have 800 credit, plus the house is actually worth the money against it!! lol ...

8. elliemae Follow Befriend (25) 413 threads 6,979 comments Saint George, UT elliemae's website

   13   1:10pm Sun 7 Nov 2010   Share   Quote   Permalink   Like   Dislike (2)   Are these loan amounts based on owner occupancy?

9. Bap33 Follow Befriend (3) 12 threads 3,095 comments

   14   6:01pm Sun 7 Nov 2010   Share   Quote   Permalink   Like   Dislike (2)   I would guess they are. That is the situation. What makes you ask?

10. investor90 Follow Befriend (3) 14 threads 232 comments Beverly Hills, CA

    15   12:54am Mon 8 Nov 2010   Share   Quote   Permalink   Like   Dislike   Hello Bap33. I read about your purchase of a circa '89 3 bed 2 ba SFR. I am also looking for a house---since 1999 and I still have not found a reasonable price. Because I have been renting since 1999, I saved the difference between my rent and PITI and can now easily pay cash for whatever I want on my original house punch list. I have looked at literally thousands of existing houses, and have not found one house that I want which would cost LESS than the cost to build new. That is one of my decision points. Why buy a 'used' house ---like a used car, when I can build exactly what I want for less? Back to your zip code. If you work nearby fine...you know your personal situation. My list of "musts" require that I must prepare to sell the house within a month or so of buying it. If I can SELL the house I buy within a maximum of 30 days and I don't lose any money on the deal including closing costs, that is another "go" decision point. As long as I treat my "home" as the money pit that it is, and constantly evaluate its SALEABLE value in the market, whenever that is, I am somewhat confident that if I pull the trigger FAST (sell) , I might not lose too much money other than property taxes and upkeep. If this zipcode is in Atwater, CA I would hesitate to but because of the location location location idea from RealWhores tm. The AFB closed down a few years ago and left an economic bruise on the area. A cursory trip through the town using Zillow shows me almost new 4 and 2 houses on large lots built in 2000 and later with a larger square ft footprint for less than you paid. I see the Zillow map bleeding with red houses. This does not include at least three times that many houses thar are not for sale but are sitting in the rain rotting to keep house prices high. I know someone who had three flipper houses with rent paying tenants and they walked three years ago. They want nothing to do with that city. Please look carefully at City-Data http://www.city-data.com/city/Atwater-California.html The crime stats are up, and annual estimated median income is low. Atwater is located in Merced county where the FBI found that 54 gangs including 5,627 gang members make up 2% of the 255,250 population. Thats a strong gang presence which is not good for real estate sales or the economic vitality of the area. People are trying to leave and that may explain many of the houses for sale. Look at this link--> Feb 07, 2009 "Taking the fight to Merced County's gangs--Task Force started to battle scourge" http://www.streetgangs.com/topics/2009/020709taking.html Check out the large Mall adjacent to the 99 freeway that looks like it may have been abandoned during construction. Look at the hundreds of vacant commercial leases. Look here at Applegate Ranch with two possible anchors --- Target and Walmart but the mall has 26 vacant spaces available on 63,134 sq ft ... WHY? See here --- http://www.loopnet.com/Listing/16706840/Highway-99-Applegate-Road-Atwater-CA/ It looks bleak for the anchors---> look here ---> "Atwater awaits its Walmart" 6/16/2010 http://www.modbee.com/2010/06/15/1211756/atwater-awaits-its-wal-mart.html I would not pay anything over $40/ sf on less than a ten year old house, CASH only, and NO Realtards tm Think about this for value. In 2008, a friend built their own CUSTOM 4,000 sq ft single story house on one acre in East Contra Costa County with river access, sewer, underground utilities, all amenities, high end appliances, Travertine tile, cioncret driveway, hous on REAL raised foundation (not a cheap slab) ... REAL plywood sheeting on trussed roof and custom SLATE tile roofing, central HVAC, 3 car garage, landscaping etc . Sounds good? TOTAL COST including permits, A&E stamp, hook up fees = $375,000. In the SFO BAY area near million dollar houses. Compare the values. The house was built with CASH -- no mortgage -- No Realtards tm. The work of another ex- renter. That is a good price ~ 75/sq ft TOTAL lot + structure

11. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    16   4:09pm Tue 9 Nov 2010   Share   Quote   Permalink   Like   Dislike (3)   THanks for the breakdown Investor. Atwater may suck, but only until welfare gets cut and the border gets closed. After that, it will be AWESOME living there!! lol Ok folks, update: The lender has set up the 203K loan. The contractor and I have started collecting bids for roof, HVAC, flooring, painting. Will submit prices for appliances too, since I was told they are part of what HUD covers. If they say "no", then no biggie, I'll buy 'em. The FHA 203K deal has me only needing 3.5% down on the completed loan (buy amount plus repair amount). The interest rate is 4.5% locked for 30. I am hoping to come in at or below $160K total. So, I would imagine I'll need about $11K in cash to close the deal. Does that sound pretty close? The bank gets paid, property goes into my name and then the repairs get paid out of escrow after that. Payment goes out in "draws". One bid from a general contractor is all that is required. FHA appraisal will be called out after bids are handed to loan broker. They want to see the before and the after. Final payment after FHA appraiser sees completed work. SIDE NOTE: The pool is the site of a mass suicide ... of those big mean looking Jerusalem Crickets (I grew up calling them "sweet-potato bugs") ... must be 1,000 of them things in that pool. Anyone with any input, or "watch for's", please speak up.

12. ¥ Follow Befriend 35 threads 5,700 comments Bellingham, WA

    17   5:11pm Tue 9 Nov 2010   Share   Quote   Permalink   Like (1)   Dislike   On $160,000 I'm showing a monthly expense of $1000 +/- $100, and an average TCO over the 30 year loan of $632/mo, and a $400/mo expense after the loan is paid off. This is with a $220/mo utilities/maintenance fund btw.

13. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    18   5:21pm Tue 9 Nov 2010   Share   Quote   Permalink   Like   Dislike (2)   Troy, what does TCO stand for?

14. ¥ Follow Befriend 35 threads 5,700 comments Bellingham, WA

    19   9:18pm Tue 9 Nov 2010   Share   Quote   Permalink   Like   Dislike   total cost of ownership. All outgo less principal paydown basically.

15. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    20   7:06am Wed 10 Nov 2010   Share   Quote   Permalink   Like   Dislike (2)   I would imagine the place would rent pretty easy, and stay rented, for $1,000 or so a month. It's hard to say, because the rural areas with the acre lot type subdivisions do not have many rentals (I don't know of any personally - but I am sure they are out there), so the amount someone would pay to get away from all the crap found in town (see Investor's post) is hard to figure. I am hoping for the total monthy payment with all taxes and stuff to come in under $1,100. That is the planned outlay. Most other costs associated with the house will be flat vs where and how we live now - I think/hope. WIth the exception of the dang swimming pool. I never wanted a pool, but it's there so we shall see. If it gets too crazy, the pool will become a planter.

16. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    21   8:58pm Tue 16 Nov 2010   Share   Quote   Permalink   Like   Dislike (3)   waiting for the loan underwriting to get done. Should have some news next week.

17. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    22   6:32pm Mon 22 Nov 2010   Share   Quote   Permalink   Like   Dislike (1)   loan underwriting still going on..... sloooowly.

18. elliemae Follow Befriend (25) 413 threads 6,979 comments Saint George, UT elliemae's website

    23   8:16pm Mon 22 Nov 2010   Share   Quote   Permalink   Like   Dislike   Bap33 says SIDE NOTE: The pool is the site of a mass suicide … of those big mean looking Jerusalem Crickets (I grew up calling them “sweet-potato bugs”) … must be 1,000 of them things in that pool. was it filled with koolaide? just had to ask. ;) so far as the owner occupancy question, I haven't a clue why I asked. It was a couple of weeks ago...

19. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    24   9:52pm Mon 22 Nov 2010   Share   Quote   Permalink   Like   Dislike (2)   Jim Jones never would have stood a chance against these bugs. And squirrles ... big mounds all around. Next spring will be a joy.

20. seaside Follow Befriend (3) 34 threads 696 comments Alexandria, VA

    25   10:21pm Mon 22 Nov 2010   Share   Quote   Permalink   Like   Dislike (1)   Squirrels, OMG. Get those suckers.

21. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    26   5:28pm Tue 23 Nov 2010   Share   Quote   Permalink   Like (1)   Dislike (2)   still jumping through lender hoops. This is insane. There is no excuse for the lax lending of the past .... but this Procto-system now in place is kinda TSA-ish.

22. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    27   1:46pm Sat 4 Dec 2010   Share   Quote   Permalink   Like   Dislike (2)   one bad thing I have found ..... a GFE is heavy on the E and light on the GF.

23. bubblesitter Follow Befriend (5) 10 threads 2,329 comments

    28   2:00pm Sat 4 Dec 2010   Share   Quote   Permalink   Like   Dislike   Bap33 says still jumping through lender hoops. This is insane. There is no excuse for the lax lending of the past …. but this Procto-system now in place is kinda TSA-ish. There is an old saying "if you are burned while drinking hot milk, you better be careful while drinking cold butter milk" :)

24. daisychain Follow Befriend 1 threads 4 comments Sunnyvale, CA

    29   11:18am Tue 7 Dec 2010   Share   Quote   Permalink   Like   Dislike   How are the rental properties keeping up?

25. iwog Follow Befriend (48) 273 threads 12,525 comments 47 male Lafayette, CA Premium

    30   12:27pm Tue 7 Dec 2010   Share   Quote   Permalink   Like (1)   Dislike   Protected   Bap33 says one bad thing I have found ….. a GFE is heavy on the E and light on the GF. I did a double-take on that one. ;)

26. Mark_LA Follow Befriend 10 threads 213 comments Pasadena, CA

    31   2:02pm Tue 7 Dec 2010   Share   Quote   Permalink   Like   Dislike (1)   iwog says Bap33 says one bad thing I have found ….. a GFE is heavy on the E and light on the GF. I did a double-take on that one. Is iwog a hobbyist?

27. alraaz Follow Befriend (1) 4 threads 35 comments Santa Clara, CA

    32   3:28pm Tue 7 Dec 2010   Share   Quote   Permalink   Like   Dislike   Where is this property? Big house for such low price in Bay area, I would be surprised.

28. a4adam Follow Befriend (1) 3 threads 82 comments Vacaville, CA a4adam's website

    33   3:39pm Tue 7 Dec 2010   Share   Quote   Permalink   Like   Dislike   Not the Bay Area, inland empire near the 99 if memory serves.

29. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    34   9:03am Thu 9 Dec 2010   Share   Quote   Permalink   Like   Dislike (3)   Central Valley 99 Here's what's happend of late. Lender approval of loan Lender oreders an FHA / HUD 203b inspection to confirm requested repairs and bids that I have submitted (5 times). (if anyone was not stupid, this would have been day 1, and not day 25) And this dude that came out is a failed contractor and a complete tool. He took on the role of house proctologist and spend 5 hours at the house. He then spent 4 more hours telling me and my REagent how smart he was. He had told me he did not like to do anything with REagents around because they always "feel I am messing up thier deal." Yes, he does mess up deals, and he is a complete tool. Me and my agent waited and waited for this guy to start talking about the issues we I gave bid on. He stalled and stalled until my REagent left due to getting late, and THEN this pile of crap inspection guy starts wanting me to sign some contract and crap. I asked "what's this for?", he said "it's just common procedure ... blah blah". So, I skipped reading the paper and signed it and went home. My wife called me about dinner being ready, to give you an idea how long this idiot had me there. The next morning I sat and read the entire contract this dipshit inspector tool had me sign. At 8am sharp I called him and told him I was not comfortable with the contract he had me sign and I asked for some FHA/HUD documentation to support the positon and authority he expected to have in this deal. Since I am using a general contractor, and all subs are contractors, and all bids are broke down to labor and materials, this idiot tool has no friggin role -- and it pissed him off because he wants to have as many "draw bid inspections" as possible (my guess) because he gets paid $150 per inspection PLUS milage. I told him I would only need one draw inspection at project completion. He was all angry at that. So, I explained to Mr. Tool that I would be talking to my REagent and the Lender to find out WTF is up. Mr. Tool said he would not work with any changes in his contract. He said "if you don't like it, tear it up and throw it away". I went to Lender, Lender answered my questions - and made it clear that there was no time left to make any changes or adjustments and we now have to keep our lips firmly pressed against Mr. Tool's ass. I said a few words that you can not say in church, and left. THis is what happens when the wrong person is put in a position to have effect on others. THe tool's personality type is commonly called bullshitter assbite. Now we all wait to see what this maggot sends as a report. This process is too slow and friggin insane. Escrow extentions are being requested. Stupid people are drawn to inspection work.

30. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    35   1:26pm Thu 23 Dec 2010   Share   Quote   Permalink   Like (1)   Dislike (2)   ok ... up date time. I do not hate the inspector anymore ... he is just doing his job. But, he made my life suck more than it needed to. We got an extention to 1/11/11 (that may be an omen huh?) Everything that was requested to be done has been done. $1,675 in inspections and certifications thus far. All paid in cash as I went, to the suprize of all thus far. The only lasting negative I have is the fact that the interest rates are creeping up as I sit waiting. That kinda sucks. Anyways, the HUD/FHA inspector has all of the final paper work in his lap now ... as soon as he "ok's" the work detail and bid package, we should be funded and done. Merry Christmas folks.

31. a4adam Follow Befriend (1) 3 threads 82 comments Vacaville, CA a4adam's website

    36   1:55pm Thu 23 Dec 2010   Share   Quote   Permalink   Like   Dislike   Bap33 says Anyways, the HUD/FHA inspector has all of the final paper work in his lap now … as soon as he “ok’s” the work detail and bid package, we should be funded and done. Merry Christmas folks. Happy holidays and good luck, Bap!

32. vain Follow Befriend (2) 68 threads 876 comments

    37   2:26pm Thu 23 Dec 2010   Share   Quote   Permalink   Like   Dislike   Bap33 says The only lasting negative I have is the fact that the interest rates are creeping up as I sit waiting. That kinda sucks. To give you a bit of relief, I read an article this morning that stated interest rates actually went down today. I was trying to find the article for ya but it's burried somewhere now.

33. E-man Follow Befriend (31) 34 threads 2,545 comments San Jose, CA Premium

    38   6:14pm Fri 24 Dec 2010   Share   Quote   Permalink   Like   Dislike   Protected   vain says Bap33 says The only lasting negative I have is the fact that the interest rates are creeping up as I sit waiting. That kinda sucks. To give you a bit of relief, I read an article this morning that stated interest rates actually went down today. I was trying to find the article for ya but it’s burried somewhere now. Bap & Vain, Merry Christmas to you guys. Yep. Interest rate went down a little bit. It was 5.5% last Friday, and I locked mine in on Monday for 5.375% no points with about $1,500 in costs. This is for an investment property that's why the interest rate is a little higher, I think by 0.5%, than O/O property.

34. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    39   10:56pm Fri 24 Dec 2010   Share   Quote   Permalink   Like (1)   Dislike (2)   Merry Christmas to you too. HAd I been able to lock when I started this process, I would have been at 3.75 I think I'll be lucky to stay under 4.5 when it's all said and done

35. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    40   9:13pm Wed 5 Jan 2011   Share   Quote   Permalink   Like   Dislike (2)   underwriter is underwriting - everything completed. next step is "move to close" (not sure of the correct verbage) should be signing docs this week, maybe early next week. Today I bet the loan broker $20 that some stupid assed request will be made by the underwriter that will hold up the process, will cause me to miss escrow closing time, and I will not get the house. He's pretty confident it will close with no sweat. Stay tuned.

36. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    41   9:14pm Wed 5 Jan 2011   Share   Quote   Permalink   Like   Dislike (2)   oh, and 4.5 is what the GFE had on it yesterday when I signed some stuff..

37. Done! Follow Befriend (4) 159 threads 2,826 comments

    42   12:00pm Thu 6 Jan 2011   Share   Quote   Permalink   Like   Dislike (1)   Bap33 says Today I bet the loan broker $20 that some stupid assed request will be made by the underwriter that will hold up the process, will cause me to miss escrow closing time, and I will not get the house. He’s pretty confident it will close with no sweat. Stay tuned. Yes, yes, and YES but I still managed to Close on time. Well a day latter actually. Although all was moving forward the whole time and I was putting money out I would never see again, on inspections and other appraisal fees. Nor if the deal fell flat, was I convinced I'd get "ALL" of my money back from other fees like Title fees, and Broker fees, and other deposit monies. It was very stressful, and keeps the Home buyer, imprisoned in agony and suspense, trapping them from shopping other lenders for a better deal. In spite of the verbiage in the HUD addendum attached to the daily changing GFEs I got, that were all over the map. I wasn't even sure what my total closing nut would be. In spite of the "new laws" that was supposed to make lenders more forthcoming.

38. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    43   9:04pm Mon 10 Jan 2011   Share   Quote   Permalink   Like   Dislike (2)   Ok, here we are. The loan docs are supposed to be in the lender agent office tomorrow. The escrow will have to stay open a couple of days. An extension was requested on Friday and no response yet, but the REagent and the Lender agent both asure me that the seller will not have any problem with waiting a couple of days for escrow to wrap up. Had to come on here to get away from the political area! I find life is a little calmer when i avoid that stuff. That dang shooting pulled me back into the junk, but I'm all done with it now! lol It is COLD this week. To recap, my offer was accepted on 11/08/10 Stay tuned.

39. Bap33 Follow Befriend (3) 12 threads 3,095 comments

    44   6:57pm Tue 11 Jan 2011   Share   Quote   Permalink   Like   Dislike (3)   welp ... the lender did not send docs, they sent more requests for stuff we should have had requests for a month ago, or more. This sucks all the ass. Doubt we have enough time to satisfy these underwriters lists. Not a fun process.

40. ¥ Follow Befriend 35 threads 5,700 comments Bellingham, WA

    45   12:12am Wed 12 Jan 2011   Share   Quote   Permalink   Like (1)   Dislike   Sounds like it would be easier to just rob a bank and pay the seller with the bank's money directly.

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