Claude Cross - Charlotte Homes For Sale

Know the Beatles song? "Will you still be sending me a valentine, birthday greetings , bottle of wine?"

Today's notion that all things electronic are best ...is not always best.

The essence of AR is to connect electronically. I like that added extension of my interaction. But some things still need a personal touch.

Electronic Valentine's Day greetings from loved ones ...don't cut it. See how well it goes over with your wife when you tell her "the card and flowers are in your e-mail box". This applies to Birthdays and just about every holiday and special occasion.. except for Columbus day. It's ok to send electronic cards on Columbus Day.

Now you're probably wondering where I'm going with this. Simply, the hand written word has a positive and powerful effect. With all the e-mails, blogs, web sites, text messages, and phone calls I receive, I still go to my "Physical" mail box. I still open my mail. And if I get a hand written letter or note from anyone, I spend quality time reading it. Just a little reminder to keep this ancient tool in your tool box.

www.HomesByCross.com Your Tool Box For all your Charlotte Real Estate needs

They built an add on sun porch and finished the unfinished basement. He was an engineer. He did a professional job beyond the codes of its time. It was twenty years ago. Unfortunately, he did not get a permit for these modifications. Oops.

As the listing agent, we went over the disclosure papers with his wife because he had serious health problems and was incapable. They did not disclose this home had modifications after they bought it (twenty years ago). How was I to know?

Closing occurs, and the the first rain happens. Record rain. The Sun Room leaks as well as the finished basement ...less than a quart. But leaks are serious.

Questions arose from the new owners. The Inspection report said the roof was twenty + years old but no visible problems. Then when asked, the New owners claimed " the sun porch had an obvious visible prior leak...and it was undisclosed."..... Got the picture?

Enter the Legal team of "You're Goin' Down". Yeah, I had E&O but had never tapped it. Ever.

The problem permits had to be drawn for previous work , and all passed ..to include plumbing, electrical, and structural, including the basement (all work was deemed up to present code).

But the 70+ wife (during this) stated that 2 years earlier, that a storm caused a small leak on the sun porch addition. She also said (honestly)" that her engineer husband fixed it with no more issues".

So now are you ready?

Buyers sued for non-disclosure on a twenty year old roof and won. Good legal team. They went after me for collusion. My E&O wanted to settle and did. :(

The buyers got a brand new roof for the entire house and damages from my E&O. (on a twenty year old roof)

My point. Ask hard questions. If they do not know or if there is a possibility of health problems, Best to Have sellers have them write " I DON'T KNOW - Have them check - NO REPRESENTATION in disclosures ..this will help in NC. What happened to caveat emptor ? It has more to do with agent beware.

Welcome to my chagrin.

I'm really a great agent. Just sheading a little insight on our REALity.

HomessByCross.com Your tool box for all your Charlotte area real estate needs.

"Herd" this one lately: "No I don't think that's right...we checked on Zillow and we believe we can get a better price. Our house has so much more than our competition"

Then I drifted ...hearing the echos of Crosby, Stills , & Nash singing "Our House" " it's a very, very, very fine house"...... Well aren't you special ...because your house was built by the same builder of most of the homes in the neighborhood.

When people think their lumber, nails, and carpet padding are superior to all the competition, you have a choice. Either become a placater and a yes man, grab the listing, then listen to the chin music while you systematically reduce the price or have an upfront program of Reality. If you placate , you Zap your credibility, and to an extent, the credibility of our profession. Our tools are far superior than Zillow.

So your marketing plan has nothing to do with Price? Good luck. No, you don't have to place it on par as an REO. But in some instances that may be the competition. This is where we make our professional stance. You have a job to sell the house ...not to list it.

Tact, and a tad of brutal honesty, is the best policy. I find that I get the lost listing on the second time around because of my upfront program. At this point they are much more receptive and realistic.

We in Charlotte NC that have Homes for sale realize That real estate priced By Zillow will always get Zapped.

www.HomesByCross.com Your tool box for all your Charlotte area real estate needs.

Have you looked around and wondered - are more people than not whistling in the dark ?

Well they are... because they haven't seen their credit shadow. They haven't recently checked their credit report.

This is near the top of questions I ask of potential buyers at the first significant contact. I don't ask them for their score. I just ask if they have recently checked it. And if they haven't, I urge them to do so asap.

Life is a journey. Full of ups and downs. Fortunately or Unfortunately, good old Fair Isaac's charts where you've been.

Here are some of the responses I've received regarding checking your credit report.

• No I haven't. Can you do this for me?
• Doesn't the mortgage person do this for me?
• I've got a substantial down payment. It shouldn't really matter.
• That's really none of your business.
• I didn't have a problem on my last purchase.
• You mean like the TV commercial?

There is a "free credit report" without the "fees".

https://www.annualcreditreport.com and most people should know about it and use it.

Qualifying buyers saves me from becoming a tour guide. For some buyers, it is the beginning of an education process.

This reminds me of a conversation a fellow broker had trying to qualify one of his buyers.

I couldn't help hearing because his door was open and I was next door.

Q: Great. so let me ask you some general questions. Were you planning on some form of down payment?

A: No

Q: Any recent pay stubs?

A: No

Q: Do you have a local bank account?

A: No.

Q: Ok is your bank account in another city?

A: No

Q: Do you have any credit cards?

A : No

Q: how about a utility bill? or any bills in your name?

A: No

Q: Ok. so you have no bank account, no credit cards, and no utility bills in your name, but you want to purchase a house. I have to ask you this and I hope you don't mind. Are you in the witness protection program?

:)

I hope we don't have 6 more weeks of winter.

www.HomesByCross.com Your Tool Box for all your Charlotte Real Estate Needs

At kick-off time my clients had won the toss and have chosen to sell their existing home.

Market conditions were causing a lot of incomplete passes. By halftime we were scoreless. It was time to change the game plan to meet the market conditions.

My clients were ready for a big play. So I contacted the agents once more who showed the house. One agent said their client still needed to sell his house. Incomplete pass.

My clients were feeling the pressure to sell like it was a two minute warning.

We huddled and decided to do an end run. We the Sellers were going to make a Buyer an offer. I called the agent who showed the house twice and communicated that the Seller was making an offer to include a contract with a very tempting price.

The offer was received for a long completion. The buyers were willing, ready, and able. We negotiated and got it signed. Score one for the home team.

While this is unconventional and requires some teamwork with your sellers, the goal was achieved. If you are sitting on the couch watching the big game, while hoping your home sells, Check your game plan to see if an end run will work for you.

www.HomesByCross.com your toolbox for Charlotte NC Real Estate and Charlotte NC Homes for Sale