Goshen, KY

The Hillcrest neighborhood is located in Goshen, Kentucky near Prosect to the East of Louisville. With two entrances to US42, the subdivision of Hillcrest has convenient access to local shopping, restaurants and entertainment. Hillcrest homes have become very desirable as people continue to move further East past Prospect. In addition, because homes in Hillcrest are located in Oldham County, residents enjoy the option of sending their children to the award-winning Oldham County School System.

Hillcrest was developed approximately 10 years ago and the subdivision features wide streets, sidewalks, quiet culdesacs, plus gently rolling hills that give the neighborhood its name. You will also find a large clubhouse in Hillcrest, designed to allow you to host gatherings, for neighborhood meetings, plus to serve as an architectural centerpiece for the subdivision. Behnd the clubhouse is the neighborhood pool, tennis courts, and volleyball court. Most every evening you will find residents utilizing these facilities, making Hillcrest a very vibrant and exciting place to call home.

Homes in Hillcrest share many quality features - many of the homes are constructed of brick, most of the homes have finished basements, and there are many unique, custom architectural features giving Hillcrest homes a special place amongst real estate in the Prospect area. Common throughout many homes in Hillcrest is an open floor plan, upgrade chef's kitchens, luxurious bathrooms, plus large, spacious yards that easily accommodate a pool with room to roam.

I strongly suggest giving consideration to buying a home in Hillcrest if you are in the market. In time, the subdivision of Hillcrest could easily become one of the area's top neighborhoods increasing the value of the homes and creating long-lasting value for home buyers. You can search the Louisville MLS for Hillcrest homes for sale to begin your journey.

Cardinal Harbour is a riverfront community located northeast of Louisville, Kentucky in Goshen in Oldham County. Many homes in this neighborhood feature spectacular views of the mighty Ohio River and private boat docks. Residents will feel like they are on vacation every day, with nature surrounding them and plenty of outdoor activities to enjoy.

Homes in Cardinal Harbour range from 900 square foot condos to executive homes with over 5,000 square feet. Condo features may include river views and boat docks, granite countertops, private decks and yards, and fireplaces. Large homes in Cardinal Harbour are often ornate with views from every window, custom cabinetry and fireplaces, vaulted ceilings, theatre or billiard rooms, swimming pools, and acreage.

The subdivision of Cardinal Harbour is the perfect neighborhood for those looking for an endless vacation. Let nature and the water welcome you home to Cardinal Harbour!

YOU are my client, and the short sale is all about helping YOU avoid foreclosure. It is all about YOU.

Here’s what YOU can expect from our first meeting:

• I listen to all YOUR questions and concerns and provide YOU with comprehensive answers.
• I ask YOU key questions, bringing my years of experience to the table for YOUR benefit.
• We then customize a strategy, together. There are many variables in a short sale, and we develop a specific plan that fits YOUR circumstances and addresses YOUR wishlist.
• I make sure to answer all YOUR questions and address every single one of YOUR needs.

It is all about YOU.

Many families who are behind on payments live in fear that the Oldham County KY Sheriff will come with no notice and throw their family out of the house. They are also afraid of every knock on the door.

I help many families avoid foreclosure by negotiating a short sale with their lender. I speak with distressed sellers every day. I am acutely aware of these fears.

Homeowners Are Afraid They'll Come Home To A Locked Up Vacant House

Numerous times sellers have asked me or told me that they are afraid that they will come home from work and all of their possessions will be thrown out on the sidewalk and their see their kids sitting on the steps crying.

To all homeowners in Oldham County, Kentucky, please let me say that this is a myth.

The sheriff and no one else can show up unannounced and evict or throw you out during the foreclosure process.

No One Can Throw You and Your Possessions Out Prior to the Foreclosure Auction

The house first has to be sold at the foreclosure auction. There is a big difference between being served with foreclosure papers and the house actually getting lost to auction.

You will get several letters and notices from the lender’s attorney and from the court system with the actual court sale date.

The court system is supposed to staple a notice on your door about 3 weeks prior to the auction.

Even after the house is “sold” at auction, it still takes weeks or months for the deed to be transferred to the new owner.

From the day the sheriff deputy serves you with foreclosure papers it could take 4 months to a year or more until the foreclosure auction occurs.

Although it is extremely stressful, the homeowner must open all mail. Any notices should be forwarded to the short sale Realtor or to a legal adviser.

Consult With A Lawyer To Find Out Your Exact Rights

To find out your best options to avoid foreclosure, call a Realtor who specializes in short sales. Also, a real estate attorney, especially one who specializes in foreclosures and evictions can spell out the best options you have regarding staying in your home during the foreclosure process.

Oldham County includes but is not limited to: Ballardsville, Belknap Beach, Brownsboro, Buckner, Cedar Point, Centerfield, Crestwood, Demplytown, Floydsburg, Anchorage, Fraziertown, Glenarm, Goshen, Greenhaven, Harmony Lake Estates, Harmony Village, La Grange, LaGrange, Liro, Oldham, Oldham Acres, Orchard Grass Hills, Park Lake, Pewee Valley, River Bluff, Rollington, Skylight, Westport

A Realtor recently asked me an excellent question: As a Realtor, I'm representing a seller of a home with a first mortgage and a second mortgage. While both mortgages are current, the sum of both mortgages exceed the value of the property. Will lenders consider a short sale when the mortgages are current?

My response:

The short answer is a resounding "yes". The lender will consider a short sale even if the borrower is current, the question is how will that impact the final terms of the short sale.

A very important and early disclosure is warranted here. Short sale Realtors and buyers should never counsel sellers to stop making their payments. That is a decision sellers need to make wholly on their own or upon consultation with a lawyer.

If the borrower has the financial strength to make the payments, the lender will be more likely to require the borrowers to stay obligated on the shortage.

If the borrower anticipates being unable to sustain the payments in the future, they should clearly state that in their hardship letter.

I have lost count how many loans and short sales I have negotiated, somewhere over 200 by now. I have never encountered a lender denying a short sale because the loan was still current. This is contrary to blogs and articles that state that lenders won't consider a short sale unless the borrower is in arrears.

Once you notify the lender that your client has to sell but can't sell for enough to cover the loan payoff, they will open up a file in their loss mitigation department to evaluate the short sale. After they receive the seller's financials and hardship letter, they will send an appraiser. The appraiser will report back to the lender his/her opinion of value and the lender will then decide at what price to let the house go rather than drag themselves through a costly full foreclosure.

If the seller's financials are strong, the lender may release the mortgage from the house and require the borrower to stay obligated on some or all of the shortage.

If the seller's financials cannot support future payments, the lender will usually forgive the shortage. Some lenders automatically demand the seller to stay obligated on the shortage. If the seller does not have the ability to pay, the Realtor should vigorously appeal the lender's demand.

Whether the lender requires the borrower to stay obligated or forgives the shortage, both cases are still defined as short sales. The lender may take months to issue their final terms. The Realtor needs to be acutely aware of the final terms, as sometimes they are hidden by the lender with vague language. The sellers need to be given control of the final decision if the short sale terms are acceptable to them.

I am attaching a link to an article that provides a good summary of the considerations regarding staying current on the payments during a short sale negotiation. http://homebuying.about.com/od/shortsale/f/11508_Stop-Pay.htm

Dave Halpern, Broker

Louisville Realtors recognize us as a "get it done" short sale expert and refer many short sale clients to us.

http://www.LouisvilleShortSaleExpert.com

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