patrick.net

Muggy,

Easy fix. The Sacramento Bee has decided it would simply be easier for them to list the homes that are *not* for sale!

HelloKitty and DinOR -

Thanks for the welcome. Just to clarify my earlier comment, I am currently renting, and when I buy it will be as a First Timer. So I am truely on the buy side. And my encounters two years ago with lying/thieving real estate agents gave me a bit of a grudge.

I have been told so many things that I have terrible difficulty knowing the truth about real estate. I have been told that approaching a listing agent and asking for a purchase discount is illegal. I've been told that using online services like ZipRealty and Buysiderealty are also illegal. I've been told that I need to sign up exclusively with a mortgage broker before I can even make an offer. I've been told all of these things in the past month! (I'll save my stories from two years ago for another day.)

I don't work in the Real Estate industry, so I have difficulty knowing fact vs. fiction. (Nor do I work in law).

Anyways, I'm really enjoying these comments. I can't believe Professor Jerkwad. Amazing.

Condo auction in Chicago yesterday -

17 units offered & only 13 sold. I did not attend the auction because of the high assesments, taxes and disrepair of the building. The auction house would not disclose prices of those that sold.

Isn’t this so typical of all the sellers attempting to cash out? The whole freaking neighborhood is supposed to be on their best behavior until they get their check. Then ya’ll can start killing each other for all they care (as they’re rolling in Big Fat Stacks) heading down the road!

Hm, I dunno about that. Maybe its my east coastness again. Back where I'm from, there would be these absolutely insane wars between neighbors about curbside parking, lawn care, etc. Like, they'd video tape each other constantly, call the police constantly, etc. Regardless of whether or not properties were for sale/not.

Wow, there's a lot of results on this topic:

http://www.google.com/search?q=videotaping+neighbors+parking

J. Pake, get pre-approved through a credit union. They usually hold their mortgages instead of reselling them, and have more 'conservative' lending standards, consequently, they have fewer retard loans out there, so they actually have money to loan. Also, they don't make you sign 'exclusivity' crap, etc.

As for the realtors... ugh... while they don't all blow, a good number of them do. My wife and I went through a lot of open houses before we ran into one we weren't repulsed by. Are really, I was repulsed by some of them and their oily smarm. I actively wanted to leave the house because they were there.

Now what im trying to figure out is it legal? Are they aloud to sit there at night and record my husband coming home from work and my daughter's boyfriend leaving the house and every move we make.

Say it aloud with me: "people are allowed to do things that annoy you, learn to live with it".

J. Pake

If you're in CA then a lot of that is false information, probably given by people with a vested interest.

You don't have to use a realtor at all. You can ask for anything you want in the purchase deal. Of course you can ask for a discount if you're not going in with an agent. What's the difference between asking for a discount equal to say 1.5% (because the listing agent will collect both sides) versus offering 1.5% less in purchase price, and telling the agent you're discounting because they're getting both commissions?

By the way, the agent will lean on the seller to take the deal, even though you've offered less, because (s)he will get more, even at a lower price, since they get more %.

It's *not* illegal to use a discount broker. It's probably illegal for them to tell you it's illegal, if anything. But lots of selling agents will blacklist/boycott you if you do. That *is* illegal, by the way; and against their "code of ethics"; and something they theoretically can lose their license over.

Friggin realtors.

Whether you use a realtor to buy or not, I VERY STRONGLY RECOMMEND also engaging a real estate attorney on your side. At least the first time you buy, you should have a lawyer represent you, so you learn how it works.

Warning, the realtor will squeal like a stuck pig when you inform her you've got an attorney. She'll cry about how you're wasting money. About how all the forms are standard. About how the seller might get spooked.

I suggest you scan through the archives here for horror stories about how people have been royally screwed, and a lawyer would have probably caught the problem before hand. Regardless, I take the attitude: if there's nothing hiding in these hundreds of pages of fine print, then you have nothing to fear if I pay a professional actually *read* them for me. It's my money, I'll spend it on whatever professionals make me feel better.

By the same token, when buying a house on a slope in a slide-prone area I always bring in my own, independent engineer to assess the soil stability and structural risks. We actually had a seller balk and refuse to allow access unless we agreed to keep the findings "secret" -- ahhh, something else illegal under CA disclosure rules as I understand it. Anyway, that told me what I needed to know without even paying the engineer.

Buying a home is a big deal. Not something you do like you're bidding on artwork at your kids' silent auction school fund raiser, regardless of what most realtors will push you into. Another hint: never bid in multiple bid situations. Just politely excuse yourself and move on. See http://en.wikipedia.org/wiki/Winner's_curse

As for the realtors… ugh… while they don’t all blow, a good number of them do. My wife and I went through a lot of open houses before we ran into one we weren’t repulsed by. Are really, I was repulsed by some of them and their oily smarm. I actively wanted to leave the house because they were there.

Seriously - I went to a few lately and it's just so disgusting. It's WORSE than walking into a car dealership - in that if they're not trying to sell you the house, they're trying to sell you on being the buyer's agent.

It's still not clear to me, however, what the best way to buy a house is. I thought ZipRealty was a good approach, but it sounds like that might not be the case. It sounds like working directly with the listing agent might be a good approach, but that feels gross too.

http://en.wikipedia.org/wiki/Winner%27s_curse

RE: winner's curse

Yep. Emotion and incomplete information is a loosing combination.

eburbed

I'm still firmly of the opinion that you don't need any agent to represent you whatsoever when BUYING. An attorney will cost a couple thousand $, and you can do everything with him/her. And a good lawyer will take a little time to teach you the process, so you only pay fees when you actually have her review your documents.

Tell the listing agent to do what they will, assuming they keep all the commission contracted with the seller.

Don't sign any kind of representation contract with the lister either, unless it's subordinate to the deal, and terminates if the deal terminates.

Another hint: never bid in multiple bid situations.

I agree. Be greedy only when others are fearful.

Whether you use a realtor to buy or not, I VERY STRONGLY RECOMMEND also engaging a real estate attorney on your side. At least the first time you buy, you should have a lawyer represent you, so you learn how it works.

At what point do you bring the real estate attorney into the deal? Is it at the very beginning when you pre-qual for a mortgage? Is at the end for closing?

In the east coast, using a real estate attorney is practically standard. I was really surprised to find that its not here.

Of course, there's the question on where to find a good attorney. On the east coast, there were a lot of not great ones. :(

Of course, there’s the question on where to find a good attorney.

What is astrid?

s/What/Where

OT, but it looks like they are moving forward with disbanding the SJ flea market in order to..... BUILD HOUSING!

http://www.mercurynews.com/ci_5745238?nclick_check=1

Yippeee! More developments for everyone! Isn't that sort of a sketch part of town, BTW?

OT, but it looks like they are moving forward with disbanding the SJ flea market in order to….. BUILD HOUSING!

Great! Triumph of the market! (The free market, not the flea market.)

I recommend finding and forming a relationship with an attorney before starting anything. I wouldn't pay a retainer, if you can get a good attorney through referrals who will just charge hourly.

HK:

Yes, we used a lawyer. We had been trained to use one in IL, where one is required. We tried to not use one when going through our first CA purchase, but at the end of the deal I got a funny feeling because of some arm waving and don't look here or there from both agents to both us and the sellers -- all surrounding financing, and rent-back agreements.

I brought in a lawyer then, who insisted on 48 hours hold to read everything, including the loan documents. He found something like 23 items to question, a dozen of which were sloppy mistakes (that were nonetheless relevant should something bad have happened later) and 2 real whoppers. Those would have allowed the seller - if they were subversive - to force us to rent back to them for the "discounted" agreed upon rate, for an undetermined period. In other words, we'd have had to go through a bunch of crap to kick them out, while we paid mortgage, and they lived for $750/month. That would have put us technically in violation of our mortgage covenant, by the way.

We did find out when we changed the rent-back to a solid 45 days (as verbally ensured it had been all along by "expert professional agents") the sellers went into hyper-panic mode. Apparently they'd made no plans or provisions, had no home to move to yet, and were probably not planning on moving for at least 3 months.

To my eyes, the "standard forms" looked like the seller only got 45 days. The lawyer showed me that, in fact, the rent-back period was not contractually defined in a binding manner.

On another OT note, it looks like they ARE building more land, after all:

http://www.mercurynews.com/ci_5745254

It's on another planet, though.

It’s on another planet, though.

Other planets and virtual worlds do not count.

The only good thing a buyer's agent can do for you that you can't really do yourself or with the help of a RE attorney is let you in to see houses that aren't 'open'. Lockboxes are the last bastion of the Realtors. Without a buyer's agent, you have to call and set up appointments for every house you want to look at.

Now... if you've done your research and know what neighborhood and type of house you want, you can easily get away with this. But honestly, my wife and I had no idea what we were looking for when we started, and seeing 100 plus houses in 8 towns really helped out. Because of that, I will almost certainly use that realtor to do our actual transaction. She also never even mentioned buyer's agreements, and is quick to badmouth shady realtor tricks when she sees them, even 'multiple bids'. She even said "Sometimes when there are multiple bids, they'll tell the highest bidder there are multiples and ask if he wants to go higher." Although... to be fair she didn't admit to phantom bids existing. :D

Also, I've never heard of anyone who had an attorney review the loan documents, when a mortgage broker was involved, who didn't find numerous "mistakes". (quotes intentional)

They'll say, well of course attorneys find mistakes, they're paid to do so. My answer is *exactly*. If they aren't *mistakes*, then they wouldn't have found them as *mistaken*.

The only good thing a buyer’s agent can do for you that you can’t really do yourself or with the help of a RE attorney is let you in to see houses that aren’t ‘open’.

Don't forget a "good" buyer's agent can get you "in" to see "pocket listings" (see previous thread). All mechanisms to keep the concept of a Realtor (TM) "necessary."

Hey Randy, I sent you an email. Did you get it?

Of course, there’s the question on where to find a good attorney.

This is something I could use some help with myself. I have rarely dealt with attorneys and tend to avoid them like the plague. Do you just go on personal recommendations or call the local bar association for a referral? As eburbed mentioned, there are a lot of not-so-good ones out there. How do you pick out the better ones from the dishonest, incompetent louts (no lawyer jokes, please :P )?

+1

Wow, I didn't realize an attorney was so necessary.

My wife and I know the neighborhood we are going to buy in. (Far northern area of Los Angeles - commonly called Stepford Wives area aka Valencia) We've seen dozens of open houses in the neighborhood and we have a good idea of which houses on which streets we want to make an offer on.

The lockboxes are the last vestiges of RE agent power. The internet has changed the game.

Side question: My account on Foreclosure.com shows a lot of houses in California with Tax Liens on them for thousands of dollars. What's up? Are these owners distressed? Will this muck up a sale? Some of the Liens date back to 2004. Does the government ever go after their money? I don't understand how so many households can get away with not paying their taxes.

@harm

www.lawyers.com has a free service to chat nitely with different lawyers who really seem to care about their specialties - divorce-realty-family law - in a great forum.
for more specific questions you can post your question and soon recieve very pertinent answers to law questions.
They helped me immensely in a matter concerning rights of 1st refusal and were worlds ahead of the local lawyers I had been in contact with. Great site for free as a reference with legal matters IMHO . Well worth a perusal .

@bruceb,

Thanks --I'll check it out!

SFBubbleBuyer Says:

J. Pake, get pre-approved through a credit union. They usually hold their mortgages instead of reselling them, and have more ‘conservative’ lending standards, consequently, they have fewer retard loans out there, so they actually have money to loan. Also, they don’t make you sign ‘exclusivity’ crap, etc.

@Randy H (and anyone else whose been through the buying process multiple times),

Do you agree with the above? Is this is the overall blog consensus on financing? Based on the innumerable crooked mortgage broker horror stories we've all read and posted about, plus, the overall blog bias against middle-men/pro-disintermediation, I would guess "old school" credit union financing would be the clear winner. Anyone happen to know what John T. Reed (who seems well respected here as the "anti-guru guy", despite not recommending using RE attorneys) has to say about it?

HelloKitty Says:

> He (the guy selling his home across the street)
> leaves a really really nasty letter at my house
> (where im renting) complaining about how this
> is their ‘prime window’ to sell and how trashy I
> make the neighborhood look by working on my
> truck and/or motorcycle where they can see out
> their kitchen window!

Then skibum Says:

> If you have a tricked-out car stereo, start
> blasting it during the guy’s open houses.

Back when I was a Senior in High School the old people that lived next to a friend died and since they were a PITA (always complaining to his parents about noise) he decided to scare away any old people that came to look at the house…

When old people came to look at the house he would open the windows and point his Dad’s big Klipsch speakers toward the neighbors and crank up the McIntosh stereo with something like Agent Orange, Circle Jerks or Black Flag on the turntable…

The plan worked and songs like “Blood Stains Speed Kills” scared away the old people and a family with cute daughters ended up moving in (when young families came by he would come over and say hi as the “charming preppy kid on his way to Stanford”)…

SFBubbleBuyer Says:

> Get pre-approved through a credit union.
> They usually hold their mortgages instead
> of reselling them, and have more ‘conservative’
> lending standards, consequently, they have fewer
> retard loans out there, so they actually have money
> to loan. Also, they don’t make you sign ‘exclusivity’
> crap, etc.

Then HARM Says:

> @Randy H (and anyone else whose been through
> the buying process multiple times),
> Do you agree with the above?

A credit union “may” have the best overall loan at any given time so I would always gat a quote from them.

> Is this is the overall blog consensus on financing?
> Based on the innumerable crooked mortgage broker
> horror stories we’ve all read and posted about, plus,
> the overall blog bias against middle-men/pro-disintermediation,
> I would guess “old school” credit union financing would
> be the clear winner.

I’m not much of an expert on home loans since I’ve only had two of them (both with Wells Fargo Bank). I did get Credit Union quotes both times and Wells Fargo had lower rates. As a rule of thumb you can almost always get a better rate working directly with a lender (vs. a Broker who needs to get paid in fee or spread)…

> Anyone happen to know what John T. Reed (who seems
> well respected here as the “anti-guru guy”, despite not
> recommending using RE attorneys) has to say about it?

Does John T. Reed have any books on home loans? I have all his apartment books on a shelf at home but can’t remember any overall financing recommendations. If anyone is looking for apartment/investment property loan advice I can point them in the right direction…

Thanks, FAB. I always figured disintermediation was the best way to go on financing --just like it is with buying/selling.

Anyone see this gem?:

Taxes rise as house prices fall

"Among the few who may benefit from falling values: People who bought recently at the market peak, only to see prices drop.

"To get a tax cut, you have to buy a home at the peak and have it lose value quickly," Assessor Dan Goodwin said. "You can't enjoy double-digit increases in your home value and then expect a tax cut when the market dips."

"Woweee!!! Marge, we just got ourselves a property TAX CUT! We've only had the place six months and it's already lost a THIRD of its value --and more to come! Yippeeee!!!!!"

J. Pake Says:

> Side question: My account on Foreclosure.com shows
> a lot of houses in California with Tax Liens on them for
> thousands of dollars. What’s up?

The people are not paying their taxes…

> Are these owners distressed?

Probably since it is usually cheaper to take a credit card cash advance than pay the late fees on your taxes (when I was a kid the late fees were real low and lots of people just let the taxes roll for years)…

> Will this muck up a sale? Some of the Liens date back
> to 2004. Does the government ever go after their money?

The Title Company will make sure the government gets their money before the property sells (so someone needs to pay the taxes prior to COE)…

Good Post on HousingPanic that Says”

“There are over 2 million vacant unwanted homes in America today. There's a 6% vacancy rate in apartments. There are millions of screwed desperate homedebtors ("Floplords" - hattip sac landing) desperately trying to find renters to cover (some of) their second home mortgages. And the housing-led economy is quickly going into the crapper. If you try to raise our rent, there's millions of other places for us to go. You have no pricing power. And you don't set the rent - the market does.”

I love the term “Floplords” but the increasing number of rental homes and condos in Sacramento at great low prices (as Flipper/Floplords wait for the “Spring Bounce” that will never come) has been keeping rents flat (even for units I’ve upgraded)…

@HelloKitty, corrected bank name.

HelloKitty Says:

> OOPS I said WaMu above I MEANT TO SAY ‘Wells Fargo’.

Year after year Home Savings and now WaMu has been the top lender (with the best rates and terms) for small MF (2-6 unit) loans in CA...

If you want to know where to get the best loans and who to deal with/not deal with talk to an escrow officer.

What's the escrow officer's role in all of this? Who does he work for?