In the highlighted areas we offer an extended list of services to you.
> Our ‘MLS listing share’ agreement gives you access to:
- Zoom/ Google virtual meetings where you can dig thru all sorts of critical date, such as…
- on-market listings ~ with far more in-depth ‘back end’ information than what the ‘magazine sites’ give you.
- deeper local to your area(s) of interest data reports for you make a better informed choice. eg:
- foreclosures &/or pending foreclosures
- if you can think of it, I can probably provide it.
> All of this ‘on-demand’ information is available AT NO EXTRA FEES OR COSTS’
Tell us what your looking for:
We start screening your prospects. You have access 24/7 to the process unfolding as we interact, screen, evaluate, and communicate with them. YOU ultimately choose. This can include anonymously screening your pre-selected potentials against others in your new area.
How much you can SAVE on INCOME TAXES using a REALTY BROKER (us) that gives INCOME & PROPERTY TAX ADVICE in the professional service package & offers ALA CARTE BILLING?
SERIES: Your net worth strategy just changed with the tax law changes. The ‘Portfolio Approach’ has never made more sense than now.
Think about if you have, had, or are considering any of the below?
- … income property?
- … a small business or 1099 contract income?
- … an entity such as S-Corp, LLC, or Partnership?
- … using property as home office, land storage rental, pole barn use, attached apartment for related/unrelated, or VRBO.com style letting?
- … college (or other) housing for student/ child?
- … providing housing for parent?
- … vacation/ seasonal property that may have mixed use?
- … relocation related to work?
Here’s an example of what you could save over using another agent/ brokerage who will not be including or offering taxation perspective in how your deal is structured, financed, the timing, how title is held, and other topics from a taxation perspective.*
* Anibal Group LLC does not offer legal advice. This article is not to be considered advice specific to your situation. Most financial decisions should involve advice from a trusted professional of your choice that will advise on insurance, legal, banking/ lending, structural/ property condition, and other transaction significant matters. We can offer referrals for CPA’s and other professionals.
Your net worth strategy just changed with the tax law changes. The ‘Portfolio Approach’ has never made more sense than now when you look at your:
- Saving for retirement
- Property holding(s)
- Tax minimizing
- Net Worth maximizing
Here’s an example day visit to somewhere you may have considered buying. It could be Savannah GA, or Hilton Head SC, Charleston SC, Myrtle Beach, NC, VA, or Maryland as well. Yes, we broker in MI, FL, and meet clients at all points in between.
When the seller needs additional time after close and plan post-close occupancy, buyers may wish to consider some ramifications. Will this effect your financing? How about insurance issues? Who will cover costs? … repairs? … substantial losses?
- Use and Occupancy Agreement – Seller to Remain: Principle residence – form/agreement, general in nature.
- License for the Limited Use and Occupancy Agreement – form/agreement, more specific in nature for use of subject premises.
- leasehold – tenancy and complexity of legal rights and obligations
- lease – transfers “possession”, and
- license – grants “only the right to use the premises” – a license to use and occupy, and nothing more. As a preliminary matter, it’s probably not a bad idea to refer to and title the agreement between the parties as “a license for the limited use and occupancy” of the subject premises, rather than simply a “use and occupancy” agreement
- Ask Lender: Will non-owner occupancy effect financing?
- Ask Insurance agent:
- House burns down – sellers is living there – post close, who pays?
- House burns down – sellers has not surrendered keys, not living there but has possessions still there – post close, who pays?
- Slip n fall – who pays?
- Do you need landlord insurance?
- Appliances included break, drain or HVAC fail – who pays?
- Ask Lawyer:
- For an agreement to cover possible losses
- Word agreement that will not create for seller ‘tenant rights’
- Ask Accountant:
- If the seller pays $X/day for more than 10 days overstay, is this rental income?
- Whether an agreement creates a lease or license may be determined by:
- a) the extent of the parties’ control over the premises;
- b) the language of the agreement;
- c) the intent of the parties;
- d) the duration of the expected occupancy;
- e) whether usage payments are made on a day to day basis;
- f ) whether the occupant is free to leave at any moment.
- Limited Use and Occupancy Agreement (may include such items as):
- Seller pays per diem amount of $____ ( Usually at least covers: mtg pyt, ins., taxes).
- Escrow held to be released after surrender of keys and complete removal all items & debris not included in sale. ‘Broom clean’ vacating includes but is not limited to: house/ garage/ attic/ yard/ out-building(s)/ with no trash remaining at curbside. Escrow for potential damage, hold-over, & buyer satisfaction of post move-out inspection $____ (e.g.: 3% of purch. price).
- After _____ days (e.g. 30), per diem occupancy will increase to $____ (e.g. 1.5 – 2X otherwise).
- Seller is responsible for risk of loss during post close hold over & will deliver in good working condition, the property, items included w/ sale, HVAC & plumbing.
- Buyer may enter premises at any reasonable time to inspect property.
Links for further reading:
Please seek you own professional legal, tax, real estate, and insurance advice – not to the reliance of this article.
Short sale? – buyers beware!!
Meet & Discuss Further <|> Share Your Wish List
- a sure possibility of condition of property or title history, etc.
In fact, here are some excerpts from a disclosure for buyers. I think it says it best:
‘…. If you will be frustrated beyond the savings of a short sale, then consider buying a home not under short sale. In other words, be prepared to be frustrated during the attempted approval period…’
KNOW BEFORE YOU BUY A SHORT SALE
- Buyer and seller are advised that to a degree, all short sales are unique. Every transaction will be assigned to a loss mitigation specialist who will proceed based upon the current and ever changing needs and goals of the lender. What works with one short sale rarely is the same on the next.
- Buyer and buyer’s agent acknowledge that because we handle multiple transactions, in order to best serve everyone buyer/ buyer’s agent will receive a link to a communications site for updates on the short sale process. Calls made to the office/ agent(s) will most likely not be acknowledged if updates are already posted. Extra calls, texts, & emails do nothing to further the process.
- Once lender receives short sale offer documents, the lender may need minimum 40-60 days to approve. After approval, the sale must close at lenders approved time frame, often 30-45 calendar days, but may run 2 weeks to 12 months. It is common to receive no updates, no contact, and no calls from the lender.
- Any ‘seller’ funds are usually paid to lender. The seller will receive no cash except for a HAFA short. The seller will bring no additional cash for any closing costs, buyer’s appraisal or home warranty.
- Buyer home warranty is recommended by this office, your agent, and the broker, and may be purchased prior to close. The seller may not maintain the property.
- Should buyer purchase a professional home inspection (highly recommended), the seller will not agree to any requested repairs. Many lenders are going to require certain repairs as a condition for loans, costs will be borne by buyer.
- Buyer must communicate to seller through buyer’s real estate agent only as a courtesy to all involved parties.
- Please acknowledge the above _________________
Investing in property ?
Like Chip & Joanna Gaines of Fixer Upper, I recommend you seek wise counsel ‘and all these things shall be added unto you’ says Biblical scripture.
When there is more that 1 person as part of the buyer / seller / ownership package, I take just as seriously the ‘non-financial aspects’ of the transaction. A move is a top stress item per every counseling material you read and study. Since its part of my business, I’ve studied family counseling materials for decades, taken counseling workshops (outside of my profession) and consumed countless hours of programming relating to, well, relating.
I think these kids have it right in the interview link. When the purpose is shared jointly and above either of you, the ‘team’ approach brings you together, not in competition with each other.
Those flipping TV shows can’t be wrong, can they ? Oh my. If only customer/clients
realized they are buying a house, not a candy bar. (photos of actual house shown to client).
“If it was that easy…” right ? Here’s some of the better article excerpts I’ve found.
- Property taxes, utility bills and assessments are sometimes not available at the time of auction or are not paid from the auction proceeds. These become the responsibility of the winning bidder. For example, water and sewer accounts for the property may be delinquent in the name of the previous owner and service may not be reconnected in some municipalities until the accounts are brought current.
- Hubzu: One persons experience: “… I have been bidding for weeks on a distressed property and have gotten the same run around that others have posted on this forum. The photos they had listed were not current. I enlisted the help of a local agent and then drove over 500 miles to view it myself. It was in MUCH worse condition – no flooring , at least 1/3 of the drywall taken out, appliances in disrepair or gone, all interior doors and facings removed due to water heating flooding the unit while it was bank owned…”
- One expert’s single word of advice for folks who dream of buying a foreclosed house at auction: “Don’t.”… “I caution anyone who isn’t in the (real estate) business: Buying (at auction) can be one of the worst decisions you’ll ever make,” says Jim Hamilton, a Realtor in Los Gatos, Calif. Another bit of counsel from Hamilton: If you want to buy foreclosures at auction, plan on making that your full-time job. If buying a house is like navigating an obstacle course, then buying a foreclosure is like crossing a minefield.
Test your water regularly and as part of a purchase offer if a home has well water. Why ? There are all sorts of carcinogens in most ground water – not all is at high levels, but you need to stay informed. Recent cancer diagnosis of friends have brought this to my added attention. They eat clean, and live healthy otherwise.
You can use a state or local lab, but I’ve added a link to National Water Testing, a lab I recommend.
Call me first before testing for more details if you are considering buying or selling.
Here it is, want Property Info and you want it now ?
Take a photo on your iPhone and thats it !
What school goes with that house? What are prices like in this neighborhood? How much are taxes on this home? ALL of these questions can be answered with the click of your camera. Use HomeSnap to take a picture of almost any US home to find out all about it.
iOS: HomeSnap (Free)
Android: Coming soon
Free tablet to use already loaded up with real estate house hunting, buying, selling, investment applications – apps you’ll find useful and already to go !