Celina Gleason

"Oh, you don't need title insurance - it's really a waste of your money." Or, here's a real winner, "You don't need to purchase owner's insurance because you have coverage. See there on the settlement statement, the line that says lender's coverage?" How many times have I heard an attorney across a closing table make an incompetent comment like that? Way too many! This is precisely why I educate my buyers way ahead of time, like immediately upon getting a ratified contract.

Sure, not every title insurance policy or company is created equal. It is our job as Realtors to do our homework on those companies and recommend the best company and policy for their money.

Why am I such an advocate of purchasing title insurance? Let me count the ways. In an attempt to keep this post at a bearable length, I will only give my Top Three.

*Reason Number One: This is also known as Celina's Primary Reason to Push Title Insurance. Prior to my becoming a Realtor, I was a legal assistant for quite a few years - six to be precise. I worked for about fifteen attorneys in three separate offices. One particular attorney insisted that he perform his own title searches. I thought that was pretty unorthodox, but he was a crotchety older guy who didn't take kindly to a young non-attorney questioning his methods. The first closing I was to handle for him, and the clock was ticking away. Three weeks out, Mr. Crotchety-at-law asked me to remind him in a few days to do the title search, so I did. Two weeks out, I reminded him again. One week out and on the third reminder, his response was this: "Young lady, I know those sellers - known them longer than you've been alive. They're good people and keep good business. There is nothing wrong with the title on that property." I could only assume that he simply wasn't going to do the title search. Did he charge for a title search? Well, ya' know?! Now, before you go calling me an attorney basher, just know that he was the exception to the rule. Out of all the attorneys I have worked for, he was the only one who ever practiced that way. All I could think was, "What if Mr. Upstanding Seller got sued and had a judgment on that property? These poor buyers!" I was young and inexperienced, not to mention completely dependent upon my paycheck, so I didn't question his actions.

*Reason Number Two: Hope I get all of the details on this correct, but the gist is this: One of our company's agents recently had buyers receive a $2500 property tax notice on a cash purchase - no mortgage. Buyers called closing attorney and asked him to fix it. "No problem," says closing attorney, "I have copies of the paid tax bill right in the file, faxed to me prior to closing by none other than the Treasurer's Office." "Must be a mistake or something." Attorney calls Treasurer's Office and explains their mistake. Treasurer says, "Doesn't matter who made the mistake, the buyer still owes the bill. When they purchased the property, they purchased all liens and debts related to that property." A judge also made the same ruling. Wasn't the attorney's fault, so his E & O was screaming, "No way! We did our homework." Long story short, the smart Realtor/Buyer's Agent had highly recommended that the buyer purchase owner's title insurance even though there was no mortgage - so no lender's coverage. Thankfully, they listened! The title insurance covered the tax debt.

*Reason Number Three Buyers Need to Get Owner's Title: Lender's title only covers - guess who - yup, the Lender. With title insurance company policies being so vastly different and fine print changing all the time, Buyers need their own good coverage.

Do any of you Rainers have your own title insurance stories explaining the benefit or otherwise? I would love to hear about them.

The Clarendon County, South Carolina market has weathered the storm and is holding steady. Has it been a tough year? Sure - but we are resilient people who are not falling for the "Chicken Little" theory.

My personal production has not been near what it was last year; however, in looking at the overall numbers and comparing the figures from last year at this time, there has not been a great deal of change in the overall market. Luckily, when other areas of the country were booming and overbuilding, our area remained steady and careful not to create an overabundance in inventory with new construction homes. The builders in our area made calculated decisions about their new construction planning, and as a result, they are still in business! If you are interested in relocating/retiring to our area, NOW IS THE TIME TO MAKE YOUR MOVE! Prices have adjusted thirty percent from last year and activity is now starting to increase. If you are looking for a waterfront or lake area home, now is the time to invest. Although our state tax laws have changed, we are still very competitive and reasonable with our tax base. Here is a brief overview of our activity:

As of today's date, we have 457 residential listings. This time last year we had 552.

Sept - Oct '08: Sept - Oct '07:

New Listings This month: 40 New Listings for month: 86

Avg List Price: $137,000 Avg List Price: $155,200

Pending/Under Contract this month: 19 Pending/U Contract for month: 19

Sold this month: 25 Sold for month: 36

Avg Sold Price this month: $121,000 Avg Sold Price for month: $152,700

If you have been contemplating making a move to our area or invest in a future retirement home, I would be happy to help you find what you are looking for. Prices are more reasonable than ever. I am a full time Realtor specializing in waterfront and lake area residential homes. Take a look at our active listings on my website: www.manningscrealty.com I look forward to serving you.

Celina Gleason, Realtor, Million Dollar Producer

Direct Cell: (803) 473-6002

Isn't it TIME you thought about a great place to retire? Consider our beautiful City, Manning, South Carolina. Stroll with me for a moment, will you? The smiles are plentiful and the friends are waiting on the porch with a tall glass of sweet iced tea and a swing with your name on it!

If porch visiting is too laid back for you, there are plenty of other activities to get you going! Manning has so much to offer. You'll love the choices; from fishing our nationally known and lovely Lake Marion, to our fantastic golfing, where you can Golf-til-You-Drop! This part of the Lowcountry is practically a Hunter's Paradise!

I have lived in Manning for almost fourteen years now and I absolutely love it! I moved from a much larger city and, at first, thought I would be sorry... I was! Sorry that I didn't do it years earlier! After my return from my first downtown shopping experience my husband asked me how it went. I chuckled and told him I was waiting any moment for Sheriff Andy Taylor and Opie to round the corner! The people really are known for great southern hospitality.

We have the real estate inventory you need. We have upscale gated communities and very nice subdivisions. If medical services are a concern, let me put your worries to rest! Our hospital is planning yet another expansion right now. Even if you need a specialist that we don't have locally, we are one hour or less in any direction from major cities and major medical providers.

If you would like more information about our wonderful area, please give me a call and I will be happy to mail or email you an informative packet. I would love to introduce you to my beautiful home!

Celina Gleason, Realtor: www.manningscrealty.com Direct Cell Number: (803) 473-6002

AgentOwned Realty

I had to break the confusing news to my daughter, who by nature, is a big animal lover and someone who is always ready to help. We both watched that little butterfly struggle and writhe for more than an hour, trying to exit it's cocoon and emerge into it's new world. She could not understand why I was so uncaring and unwilling to aide that poor little creature. "Mama, it's stuck - help it!"

I carefully chose my words in explaining that "helping" the poor thing was giving it a death sentence for the days to come. I stressed to her that in the struggle, these delicate beings develop the strength they will need to survive. If they receive "help" they won't be strong enough in the days to come and will ultimately die. Finally, her five year old mind wrapped around the concept and she backed off and began to cheer the creature on.

I know firsthand that all of these new, seemingly rigid, mortgage guidelines can be totally frustrating; however, I can't help but think of the butterfly's cocoon. For far too many years, many buyers have received detrimental "help" and have found themselves unable to survive financially as a direct result of that assistance.

Sure, it's stressful and annoying trying to obtain financing in this already tough market, but ultimately, it will establish a healthier overall housing economy, with fewer future foreclosures. The best example for us Realtors right now is nature. Nature adapts and so can we!

If you are buying or selling your home in South Carolina, please consider my services. Even if you are relocating outside our beautiful Palmetto State, I can assist you in locating a hard working Realtor for you. Remember: Timing is everything in Real estate!

Celina Gleason, Realtor - Million Dollar Producer with AgentOwned Realty of Manning

Direct Cell: (803) 473-6002 * Email: Celina@sc.rr.com * www.manningscrealty.com