Fixtures can turn an easy closing into a nightmare!
A fixture is something that would automatically pass with the property by manner of attachment, adaptation, or intent.The first one is easy. If it is nailed, screwed, or bolted to the property, it automatically passes with the property. We will leave the other two to attorneys.
When I list a property, I take a lot of time going through the house with the sellers to ask about fixtures. Here is a list of some of the things I ask about.
1- Light fixtures. Ask about them even if they are ugly!
2- Bookcases and shelves.
3- Stained glass.
4- Pot racks and other items attached to the walls or counters in a kitchen.
5- Art Work. Sometimes they screw the stuff to the walls.
6- Curtain rods and valances-should pass, but you never know!
7- Door knockers, outdoor decorative accessories, and mailboxes. I know this sounds crazy.
8- Plants in the yard. Many sellers just don't get this. They try to rape the yard before closing!
I have many stories about plants. I once listed a home for an attorney. She wanted to take a tree she had planted at the birth of her son and 2 rosebushes. I made sure that exclusion was in all documents and especially in the sales contract.
The second plant story was a little tougher. I listed the property in winter. The seller showed me spring pictures. She had an incredible collection of prize Irises. She was willing to leave some, but others were worth a fortune. We physically went out and tagged all the Irises that did not pass.
It is also very important to ask if anything in the property is leased. Propane tanks, satellite equipment are the two things that immediately come to mind.
I am sure that you have other items that have caused a fixture fuss. Now is a good time to share your stories!
A real estate friend told me this story in the early ‘80's when he had his great Aunt's house on the market. He had the house listed at the time. I have listed it several times thereafter. The house is located in Old Southwest, Roanoke's Premier Historic District.
His Aunt and Uncle bought the house sometime in the 1950's. I am assuming that no agents were involved. Right before closing, they decided to do a quick walk-through with the seller. The seller said, "By the way, the front door is leased. It doesn't pass with the property." The door was owned by a museum. It was a door taken from one of Napoleon's country homes.
Naturally, there was a problem! The buyers and sellers went to the attorney's office to seek advice.
The attorney, who must have been a very wise man, said that he had never encountered a problem like this. His solution was to call a custom lumber company. They crafted an exact replica of the door. When it was installed, Napoleon's door was returned to the museum.
This door has passed with the property through all successive sales. Buyers love to hear the story. Owners love to tell the story!
This home is NOT for sale!
This is a small shrub, or perennial. It blooms very early in the year. In Roanoke, Virginia, it often starts blooming in February. It often blooms unnoticed--nothing flashy about this plant! It is a very old-fashioned plant. It took me about a year to track down its name!
Do you know what it is? I took this photo. Please feel free to use it! Barbara Delaney, Roanoke, Virginia
Last week I had an email and a call from a buyer I worked with 15 years ago! She went to one of my company's open houses. She didn't think there was a problem because, it was the same company! There was no problem!
She wants to buy a house! Her name was familiar, but I couldn't remember much--15 years!
I think that she is a bit disappointed! She remembers all the details, I don't!
I asked she how she remembered me. She said that I was very memorable! Talk about feeling bad!
Today, I asked how she had found me, I had changed companies about 12 years ago! She said she had seen my print ads. She knew about the change.
Moral: Keep some presence in print! Not everyone is an Internet freak!
By the way, she was a journalist!
Another photo from Virginia Safari Park, a drive-through park where you feed the animals from your car. They will then pose for you! Virginia Safari is close to Natural Bridge, Virginia and close to Lexington, Virginia. Virginia Safari is about an hour away from where I live in Roanoke, Virginia. We didn't get the chance to feed this guy. He was obviously already well-fed! The photo is my own. Please feel free to use!
Barbara has been selling homes in Roanoke, VA. and surrounding counties in Virginia for over 27 years. Her special love is Historic Homes. Barbara gives special attention to both buyers and sellers!
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