About Osceola County, FL

Real Estate may be local, but when your buyer isn't you may have a real problem. In my area of Kissimmee-St Cloud Florida Realtors like me, know that the majority of our buyers are transplants , foreign, or from out of the immediate area. I am acutely aware of my long distance clients special needs. And how I approach home buying for them is entirely unique and very successful. However, now that the shoe is on the other foot, I find I may be walking a little funny.

Things some Listing Agents take for granted that I as a St Cloud Kissimmeee Florida Home Buyers Agent make sure to include to appeal to buyers out of the area are the detailed photos illustrating the special features of a listing.

Suggestion: If you talk about a homes features, it would be nice to actually take pictures of them.

Take the few extra minutes to set the stage for the photo.

I have read through countless descriptions that boast of a homes "special features" only to discover they have omitted photos of them.

Google Maps, has been very disappointing. Often times placing me 1/2 mile or more away from the target property while a struggle with my hand driven finger pad mouse to inch my way up the street to hopefully get a glimpse of the property I am seriously considering. Most time however, the little red marker is not even close. There are still several homes I never could pinpoint on the map provided. According to the address, no house! Check the placement of your pins Please!

In a recent article, it took a lot more time to precisely pinpoint he location of Silver Linings Restaurant In St. Cloud, Florida but the street view is great, for area newcomers. It puts potential visitors right on New York Avenue in front of the Silver Lining Location. Further they are able to see what the other shops and street look like as well.

St. Cloud Florida Realtors rarely use this feature, Yet it is so helpful to people new to our area.

When considering buying or selling a property, taking these small things into consideration, are hugely important.

ST CLOUD FLORIDA SILVER LINING RESTAURANT A GREAT PLACE TO EAT. They say every cloud has a Silver Lining, and St. Cloud Florida is no exception. St.Cloud Florida's Silver Linings Restaurant is Located at 1047 New York Avenue, St Cloud Florida 34769,

Silver Linings Restaurant is a real treat for the pallet and offers a wide variety or gormet culinary delights.

Located Adjacent to the Historic Hunter Arms Hotel, Silver Linings is nestled right in the heart of the Historic District.

Open Tuesday through Saturday from 11:30am-6pm, Owner Dean & Lori who relocated from New York City, combine gormet homecooked meals with a great ecclectic collection of mismatched tables, dishes and glasses.

The food is truly outstanding!

Meals are cooked fresh to order, so allow ample time. The restaurant does not take credit or debit cards. But food this good, is worth having cash on hand for.

The Restaurant shares a lovely outdoor Garden

Featuring ample outdoor seating, a lovely fountain and a Koi pond with some of the largest Kio I have ever seen.

This peaceful setting is the perfect place to meet for lunch, have a business meeting, a girls day out, or just treat yourself to well deserved rest and relation.

It makes you feel like lik eyou could be in european bistro, while nestled away in what could be perhaps St. Cloud Florida's best hidden hide away.

The tranquility of the large fountain, or giant koi splashing nearby combined with excellent food from Silver Linings.

If You are looking for a real Treat in Where to Eat when Visting St. Cloud Florida, Silver Linings is a must.

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St.Cloud Homes & Land, LLC Your LOCAL Real Estate Experts. Looking to Buy homes in Kissimmee-St CLoud Florida or sell your existing St Cloud Kissimmee Florida Home, Townhomes, Condo, Vacation home, or Investment Property; our unparalleled customre service begins with YOU.

In my opinion.....no...it’s not.

And here’s why. The Lenders want as much money as possible for the property. They want the property exposed on the open market to attract a Buyer at the highest price possible. They want it to be an “Arm’s Length Transaction”. The Landlord (Seller/borrower) and the Tenant have a “business relationship”. In direct conflict with most “Arm’s Length Transaction Affidavits” they “Share a business interest”.

Here’s what three of the major Lenders say about the “Arm’s Length Transaction”.

• Wells Fargo Arms Length Transaction Notice:No party to this contract is a family member, business associate, or share a business interest with the mortgagor. Further, there are no hidden terms or special understandings between the seller or buyer or their agents or mortgagor.

• Bank of America Arms Length Transaction Notice: The Parties acknowledge and agree that the Subject Property must be sold through an “Arm‟s Length” Transaction. Arm‟s Length means two unrelated parties characterized by a selling price and other terms and conditions that would prevail in a typical real estate sales transaction. No party to this contract is a family member, related by blood or marriage, business associate, or shares a business interest with the mortgagor (Sellers).

• SunTrust Mortgage Arms Length Transaction Notice:The Short Sale must be an “arm’s-length” transaction. The property may not be sold to anyone the seller has a close personal or business relationship with, including family, friends or neighbors.

Now folks, I know there are exceptions. I know that some lenders in some cases will allow the Tenant to purchase the property. But what’s the advantage to the Seller? I can’t think of any. To me it’s just an easy fix to try and soothe a Tenant that doesn’t want to move.

And it’s risky. What if the Seller spends several months trying to have this exception approved by the Lender only to have the Short Sale denied over it? Now they have just wasted good time that could have been spent finding an “Arm’s Length” Buyer.

Recently I had a Seller who was being pressured so hard by the Tenant to sell her the house that the Seller almost cancelled the listing over it. The Tenant who is staying in the property, at a reduced rent, is telling the Seller that the price doesn’t matter and that the Lender will have no problem with it and blah blah blah. The main problem is that the Tenant can’t afford the property and is trying to pressure the Seller into accepting a offer that will cost the Lender about $25,000. This is EXACTLY why Lenders do not want the Seller to sell the house to the Tenant.

This particular Short Sale is a Bank of America Florida Enhanced Co-op Short Sale. It gives the Seller a full “Waiver of Deficiency” and is paying the Seller more than $10,000. Because of these great incentives Bank of America gets to control the price and wants an “Arm’s Length Transaction”. Isn’t that fair? I think so and I’m glad the Seller now agrees.

So folks, play it safe. Don’t be bullied into making a costly mistake. What say you?

Are you facing foreclosure in Florida?

Do NOT be foreclosed on! Avoid foreclosure. Short Sales DO close.

1338 STALLONE CT, KISSIMMEE FL 34744 $$$ 62,500 $$$

Exterior Front	Living Room
Dining Room	Kitchen
Kitchen	Garage
Master Bedroom	Master Bath
Bedroom 2	Bedroom 2
Exterior Front	Exterior Front

Check out this cute 3 bedroom, 2 bath home waiting for a little attention from you. The great room offers room to entertain, while the garage conversion will make a great hang-out for young and old alike. Your open patio opens to your side yard, ready for grilling out while the game goes on in the spacious backyard. Located near the intersection of 192 and Michigan, you have dining and shopping nearby. Imagine what you can do with this inviting home as your blank canvas! All information recorded in the MLS is intended to be accurate but cannot be guaranteed, buyer advised to verify.

For the latest status on this property and many more in the Kissimmee Area, contact Steve Glose with Keller Williams Realty direct at 407-616-7286 or visit www.thefloridalivingteam.com. For a faster reply you can also email me at steve@thefloridalivingteam.com. Prospective U.K. Buyers please call: 020-3239-7286. All information is deemed reliable but not guaranteed on the date posted. All Short Sale Properties are subject to bank approval of Sale Price.

Visit www.hunterscreekliving.com for more information on all properties for sale in Hunters Creek Orlando.

Hi Folks. I’ve ran across agents, several times this week, not sure how to handle a Short Sale when the property is owned by a trust. So I thought I’d take a minute to explain how this works. Actually I can do it in about 1 second........

…......exactly the same as you would handle any other Short Sale!!

Here’s why.

Short Sales are done for Borrowers. Even though the property is owned by a Trust the note was more than likely signed by an individual. The individual is the one you are doing the Short Sale for. He is the Borrower.

The ownership of the property was probably placed in a Trust after it was purchased. Usually this is done for estate and/or tax purposes.

So.....your listing agreement and the purchase contract would be in the name of the owner of record. This could be a Trust, LLC, INC or a person(s). You would need a copy of the Declaration page for the Trust, LLC or INC to see who is authorized to sign and act on the entity’s behalf. This is the person who signs the agreements.

The Borrower(s) is the person that took out the loan and signed the Note. This could be the same person that is authorized by the Trust or it could be someone else. Whoever it is, this is the person who must go through the Short Sale process. Simple.

Any questions?

Are you facing foreclosure in Florida?

Do NOT be foreclosed on! Avoid foreclosure. Short Sales DO close.