“Top 50 Steps Jill Berni takes to Relentlessly Market Your Home Fast For Top Dollar”
1.)Research tax records to verify full and complete legal information is available to prospective buyers and buyer’s agents on MLS (Multiple listing Service)
2.) Pre-listing inspectionto suggest constructive changes to your home to make it more appealing, to show exceptionally well and help it to yield the greatestpossible price.
3.)Provide you with home showing guidelines to help have the home prepared for appointments. (i.e. lighting, flowers, soft music, etc.)
4.) Contact neighbors within a one mile radius, who may know of a friend or family member who may be interested in your home.
5.)Assess the Seller's immediate concerns.
6.)Obtain information that will help the team to prepare the listing, advertising and marketing materials. Questions will include: What type of improvements have you made to your house in the past five years? What other features (Type of cabinets, flooring, decks, pool, fireplaces, etc.)
7.) Prepare seller by instructing them to gather home information:
Have a current tax bill, two sets of keys. One set of keys will be inserted in the lockbox; the other set will be kept at the Berni Teams office, in case there is ever a problem letting Buyers in to view your Home.
8.) Take inside/outside Pictures and Video for MLS, and Web Ads.
9.) Using the information gathered in the initial meeting and tour of the subject property, to determine the market value of the property.
10.) Research competitive properties that are currently on the market.
11.) Research competitive properties that have sold in the past six months.
12.) Call agents, if needed, to discuss activity on the comparable properties they have listed in the area.
13.) Enter the Seller's name and address in computer system to keep Seller informed of market changes, sales trends or anything that may affect the value and marketability of their property.
14.) Strategically price home to enable it to show up on more MLS Searches.
15.) Prepare an equity analysis to show seller expenses, closing costs and net proceeds.
16.) Provide and explain the State of California mandated (SPDS) Seller Property Disclosure Statement that seller will complete, that will be presented to the buyer of your home. .
17.) Take full color digital photographs of the inside and outside of your home for marketing flyers, advertisements and the Internet.
18.) Electronically submit Comprehensive listing information to the Sacramento/El Dorado/Placer, Nor Cal Multiple Listing Services, Nationwide Relocation, and all Bay Area Realtors. Ongoing exposure to our Network of over 1200active Real Estate agents in Northern California.
19.) Set up home Warranty, if you choose, to provide to potential buyer as a marketing tool.
20.) Install hi-tech lockbox to allow agents to show your home conveniently. Write remarks within the MLS system specifying how you want the property to be shown.
21.) Search the MLS System for Realtors most likely working with interested and capable buyers matching your home, then fax or email copies of your home listing information for them to review immediately.
22.) Maximize showing potential through professional signage.
23.) Create compelling flyer to insert in brochure box posted on sign.
24.) Target market to determine who are the most likely buyers willing to pay the highest price possible.
25.) Create a property brochure showing features and lifestyle benefits of your home and area for potential buyers. Add to brochure box to attract those passing by.
26.) Use other marketing techniques; such as offering free reports to multiply chances of buyers calling in, discussing, pre-qualifying for and touring your home.
27.) Help Seller prepare the Homeowner’s Information Sheet which includes information on utilities and services the buyer will need to know when transferring after closing.
28.) Obtain a financing sheet with several financing plans to educate buyers on methods to purchase your home.
29.) Advertise home to my qualified buyers and previous clients in my database.
30.) Create an online Internet property feature page at www.Video.com
31.) Submit a crisp, clean digital montage of photos complete with personally written remarks detailing your home - available to hundreds of millions of people via my websites and linked to several other sites.
32.) Deliver copies of advertisements and marketing material of your home to you for your review.
33.) Log in all home showings to keep record of marketing activity and potential purchasers.
34.) Follow up with all the agents who have shown your home to address any Questions or concerns.
35.) Discuss qualifications with prospective buyers to help determine buyer motivation, ability to purchase and probability of closing on the sale.
36.) Provide Open Houses at your request
37.) Handle paperwork if price adjustment needed.
38.) Receive Offer (if coming from another agent) and review important details of contract to determine best negotiating position.
39.) Educate & explain all aspects of the legal sales contract, all counter offers, lead based paint, Water Testing, Septic inspection, open Escrow, verify buyers prequalification, verify earnest money deposit.
40.) Negotiate highest price and best terms for you and your situation.
41.) Our Highly trained office staff to process & track entire closing process.
42.) Coordinate scheduling of appraisal and supply comparable sales if needed.
43.) Coordinate scheduling termite inspection.
44.) Coordinate scheduling of Home Inspection with other REALTOR and handle contingencies if any.
45.) Coordinate and review with you any buyer requested repairs and assist cooperating agent with any problems that may arise relative to the inspections.
46.) Coordinate closing and possession to help ensure a smooth closing.
47.) Set up Final Walk through of your home for buyers and their agent.
48.)Assist in scheduling the signing of closing papers.
49.)Arrange transfer of home (keys, warranties, garage door openers, community pool keys, mail box keys)
50.) Help you relocate out of area with highly experienced agents across the globe - you are sure to have the highest quality agent to help you on both sides of your move to make it worry and stress free.
Plus you get a Free video like this, of your SOLD Home to take with you share with future generations:
Is there any question why The Berni Team often sells homes for 100% of asking price ? You can see why this, “50 Step System” is so effective
24Hr recorded message gives details:
1 866 866 6662 x1234
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Serving:
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We at OakTree Real Estate Services are providing concise information that prudent Home Owners require.
What is a Short Sale? How does one work? What does the bank need from me in order to consider the homeowner for a Short Sale? How can I avoid the frustrations commonly associated with this type of transaction? Local Broker, JILL BERNI has become increasingly motivated to educate and inform the general real estate community, especially in high-foreclosure areas around the country. We are based out of Northern California, and the primary focus of our company is helping distressed homeowners and educating the general real estate community, primarily real estate agents, on how to effectively do Short Sale transactions, earn a commission provided by the lender, and ultimately save another homeowner from foreclosure. We have been down in the trenches doing Short Sale transactions successfully for the past 5 years. We have also meticulously documented, studied, and applied effective systems and solutions for getting these transactions closed! We have experienced the great rewards of witnessing many homeowners walk away from a potentially devastating situation and are now relaying the news across America that there is effective Short Sale education being offered by real estate agents for real estate agents!
How can we, as a Profession, combat rising foreclosure rates?
When the nation faces a foreclosure crisis like we are seeing today, the individuals most victimized are inevitably the homeowners. Whether they have been imposed upon by shady builder programs or predatory lending practices, or are simply facing devastating personal crises such as job loss, divorce, or illness, homeowners who become delinquent in their mortgages are extremely vulnerable, made worse by the fact that in many cases, these homeowners owe more than their property is worth. You may have received calls from prospective clients in this situation. Did you know what to do for them? Or, thinking there was no way for you to get paid in a negative equity situation, did you tell them you could not help?
Most homeowners are completely uneducated about the foreclosure process and about their options when facing foreclosure.
Misconceptions and misinformation abound. Some homeowners have no idea that a bank will foreclose on them after one missed payment. Others expect that a sheriff will simply show up at their door and throw them out once the checks stop coming. Thousands of these homeowners become victims of con-artists who take advantage of their desperation and lack of information. “Foreclosure Hotlines” have become an important resource to homeowners facing this situation, but the truth is that the best resource they could potentially have is you, their agent. With the help of a real estate agent, the homeowner may be able to sell their property for less than the amount owed to the bank and walk away from the situation without any cost to themselves. This is called “Short Sale,” and most banks are willing to accept this kind of arrangement and pay the Realtor(s) involved a commission, because foreclosures are ultimately much more expensive than accepting discounted payments. Now, that is what we call a win-win situation.
The Foreclosure Process
Before the bank will cooperate, a real estate agent must be involved!
Here’s where the problem lies. Most real estate agents don’t know how to effectively facilitate a Short Sale transaction. Many don’t even know what a Short Sale is. So many who attempt these transactions without the proper information have disastrous experiences that make these clients undesirable to themselves and their colleagues. The sad consequences are that so many homeowners are unnecessarily facing foreclosure because real estate agents don’t have the know-how or the desire to step up to the plate. What if you could become the expert that makes a difference in these homeowner’s lives? What if we told you that you could make a solid living facilitating these transactions with the proper education?
Currently, most banks are so busy tending delinquent homeowners that they simply don’t have the time to teach real estate agents how to conduct a Short Sale. If the banks aren’t taking the time to teach real estate agents to effectively process the transaction, then who is?
OakTree Real Estate Services has produced an array of solutions focused on educating other real estate professionals around the country.
We have 2 HUD-approved Mitigation courses focused on teaching real estate agents how to do a Short Sale transaction effectively as well as an intensive, extended personal coaching program. We have a program to suit whatever level of education or immersion you are seeking. In addition to being highly experienced, our instructors are dynamic, passionate, and dedicated to our goal of lowering the rate of foreclosure in this country one homeowner, one real estate agent at a time.
We invite you to take some time to investigate our resources:
1-866 866-6662 x5555
Guide To Delinquency And Foreclosure Solutions
The Federal National Mortgage Association (FNMA, or Fannie Mae) is a private corporation formed under the auspicious of the United States Government to insure the availability of mortgage money throughout the U.S. No matter where, or with whom, your home loan was originated it is probably owned, managed or under the influence of the delinquency and foreclosure prevention policies of Fannie Mae. Even if it is not, the servicing agent (bank or mortgage company receiving your payment) is likely to follow Fannie Mae's administrative guidelines for delinquency and foreclosure management . You will find the delinquency and foreclosure workout procedures for government loans administered by the VA and HUD to very similar, and in many instances more liberal. . Delinquency and foreclosure presents a serious risk to the financial assets of the FNMA, or any other lender. Therefore, Fannie Mae has established workout procedures for the purpose of circumventing potential lose to the corporation and its servicing agents that are based on very flexible policies. While the appropriate help is intended to reach those in need of prevention counseling the overburdened and often poorly trained lending bureaucracy often fails to provide the needed guidance in time. This guide has been created to provide you with the information you need in order to take control of your rights, and to identify the solution that meets your needs thereby giving you the means to save your home and most valuable asset DELINQUENCY PREVENTION AND MANAGEMENTENT Once it is clear that a borrower has not merely forgotten to mail in a payment, other technology helps the servicer decide what to do next. The first step must always be to determine whether the borrower has both the ability and the willingness to continue making mortgage payments and retain the home. Has the borrower faced a temporary loss of income due to medical bills or a layoff? Has the problem arisen because of financial mismanagement or because the original loan was too big of a fiscal stretch? Borrowers capable of keeping a home are given different mitigation options than those who do not have the ability to continue making payments.
Common Homeowner Consequences
Foreclosure or Modification
Short Sale Resolution
Future Fannie Mae Loan - Primary Residence
A homeowner who loses a home to Foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 - 7years. or Modified Loan carries minus Equity for several years.
A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage only after 3 years.
Future Fannie Mae Loan - Non Primary
An Investor who allows a property to go to Foreclosure is ineligible for a Fannie Mae backed investment mortgage for a period of 7 years
or Modified Loan carries minus Equity for several years.
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An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 3 years.
Future Loan with any Mortgage Company
On any future 1003 application, a prospective borrower will have to answer YES to question C in Section VIII of the standard 1003 that asks “Have you had property foreclosed upon or given title or deed in lieu thereof in the last 7 years?” this will affect future rates.
There are no similar declarations or question regarding a short sale.
Credit Score
Score may be lowered anywhere from 250 to over 300 points. Typically will affect score for over 3 years.
Only late payments on mortgage will show and after sale mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points if all other payments are being made. A short sale’s affect can be a brief as 12 to 18 months.
Credit History
Foreclosure will remain as a public record on a person’s credit history for 10 years or more.
A Short sale is not reported on a credit history. There is no specific reporting item for ‘short sale’. The loan is typically reported ‘paid in full, settled’.
Future Employment
Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have and in most cases will challenge employment.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Deficiency Judgment
In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.
In some successful short sales it is possible to convince the lender to give up the right to pursuit a deficiency judgment against the homeowner.
Fannie Mae's loss policy is derived from the philosophy that diligent management of delinquent mortgages is fundamental to foreclosure prevention. When the best efforts are insufficient to bring mortgages current, and when significant losses would occur if delinquency ended in foreclosure, aggressive workout solutions become the means of protecting the profit objective of the FNMA. Fannie Mae has, therefore, created five specific
Properly Preparing For Financial Disclosure To receive consideration for a workout plan your income and assets will be carefully evaluated. Analysis of your financial information is intended to determine if you have assets which can be applied to the delinquent balance, and the extent to which your debt and expenses are appropriate for your particular personal, business, professional or corporate situation. A Local Agent The services of a local real estate agent are available at no charge with the understanding the agent will receive your listing if you make the decision to sell. Your agent can be a very valuable asset, supplying important local knowledge that can add value to the BPO giving you added financial strength when fashioning a workout solution. Obtain a copy of the current FNMA approved BPO Form. Become familiar with the format and, with the your agent, offer whatever assistance you can when the designated broker or appraiser arrives. 24Hr Recorded Message Gives Details: 1 866 866 6662 x5555
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PREFORECLOSURE SALE What Is Preforeclosure This option provides for the sale of property in which the lender and borrower agree to accept the proceeds of the sale to satisfy a defaulted mortgage, where the proceeds may be less than the mortgage balance and to avoid foreclosure. When Is Preforeclosure Appropriate This option is also used when the mortgage balance exceeds the BPO estimate of probable value (final selling price). Eligibility The borrower must be experiencing financial hardship that is the result of involuntary reduction in income and an unavoidable increase in expenses to the extent that expenses exceed income.
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Garden Valley (95633), Rescue (95672), Shingle Springs / Cameron Park (95682), Coloma (95613), Placerville (95667,) El Dorado Hills (95762), Cool (95614), Pilot Hill (95664), El Dorado (95623), Diamond Springs (95619), Lotus (95651), foreclosure mortgages, foreclosure home loan, foreclosure options, foreclosure service, foreclosure advice, stop forclosure, foreclosure refinancing, stop foreclosures, foreclosure loss mitigation, avoiding foreclosure, foreclosure websites, help with foreclosure, foreclosure alternatives, short sale definition, foreclosure specialists, short sale vs foreclosure, foreclosure facts, stop a foreclosure, foreclosure solution, stop foreclosure loan, how to stop foreclosures, stopping foreclosure, foreclosed loans ,bankruptcy stop foreclosure, hardship letter to stop foreclosure, foreclosure mortgage loan, how to stop forclosure, short sale hardship letter stop home foreclosures, short sale letter foreclosed loan, stop mortgage foreclosure stop forclosures, foreclosures loan money to stop foreclosure, how avoid foreclosure how to avoid forclosure, how to avoid foreclosure need help with foreclosure, short sale package how to avoid foreclosures, free foreclosure information options to avoid foreclosure, help for foreclosure stop foreclosed, home foreclosure help how to avoid a foreclosure, mortgage foreclosure help, short sale information, short sale specialist, shortsales, stop foreclosure now, stop foreclosure sale, foreclosure short sales, help to stop foreclosure, pre foreclosure short sale, preventing foreclosure, short sale help, stop foreclosure loans, stop foreclosure refinance, avoid forclosure, bank short sales, free foreclosure help, home short sales, how to stop a foreclosure, loan modification foreclosure, short sale loan, stop house foreclosure, foreclosure prevention services, help avoid foreclosure, stop foreclosure fast, stop my foreclosure, avoid foreclosures, avoid home foreclosure, avoid mortgage foreclosure, how to do a short sale, short sale law, short sale negotiator, short sale tips, shortsell, stop foreclosure program, get out of foreclosure, how to prevent foreclosure, short sale affect credit, short sale company, short sale expert, short sale forclosure, short sale training, stop bank foreclosure, stopping foreclosures, can bankruptcy stop foreclosure, freedom foreclosure prevention services, help prevent foreclosure, loans after foreclosure, mortgage foreclosure prevention, mortgage short sales, short sale experts, short sale or foreclosure, short sale service, short sale specialists, stop foreclosure letter, stop foreclosure programs, mortgage foreclosure assistance, short sale course, short sale info, short sale leads, short sale services, ways to stop foreclosure, avoid foreclosure loan, help to avoid foreclosure, national short sale center, short sale and credit, short sale credit report, short sale secrets, what's a short sale, find short sales, short sale marketing short sale negotiators, short sale refinance, short sale solutions, short sell mortgage, shortsale foreclosure, stop foreclosure process, after foreclosure help, avoid foreclosure refinance, avoiding forclosure, avoiding mortgage foreclosure, foreclosure prevention loan, help preventing foreclosure, home foreclosure assistance, preforeclosure short sale, short sale blog, ways to avoid foreclosure, avoid house foreclosure, help stop foreclosures, short sale assistance, short sale packet, short sale statistics, stop foreclosure option, short sale procedures, stop foreclosure immediately, help stopping foreclosure, information on short sales, short sales process, stop foreclosures now, stop forclosure now, after foreclosure assistance.,Oak, tree, oaktree,realestate,Oak tree .
Foreclosure Help:: - 866 866-6662 x5555 Sell Your Home Fast !: - 866 866- 6662 x1234
...or How to Help Your Asset Manager Stimulate the American Economy
R.E.Os are handled by Lenders defiantly in many ways. Internally, these are now liabilities to them (as opposed to performing assets); they are also now where the buck stops. They owners and sellers of these properties they're not in the business of owning and maintaining. As with most sellers, their corporate culture and legal departments now dictate what to do and how to handle the sale. They typically use Asset Managers and the like with everything else, there are from varied backgrounds. Just like those handling the transaction at the lender's office, these managers may not know what they're really doing in the beginning hire... The entire setup for handling R.E.Os is very different and requires lots of attention to detail, high organizational skills and a keen eye for the local market. Obviously, most lenders can't handle the volume of market information at local levels. Hiring an out of area Asset Managerdoes not help either. All this can make R.E.Osales just as difficult in many ways. It is not all about the cash deal. There are many factors contributing to R.E.Os not closing, even though in general, they should be easier to handle since, technically, you're dealing with an agent who represents a direct seller (the lender in possession). Banks will accept less than the list price. How much less depends on a couple factors. How long the home has been listed and how much activity they are having
SHORT SALE DIALOGUE: Many agents shy away from short sales due their uncertainty and time it takes to obtain approval from the lien holder, but I would not let that discourage you. Find an agent that's willing to work and represent your interests as a buyer, preferably one who is experienced in short sales. Just make sure your offer is written with all time frames to begin upon receipt of written approval so you don't spend out of pocket expenses for appraisals and inspections. Typically owned property and short sales are sold in as-Is condition with the Bank performing no repairs so you may want to have the home inspection done prior just in case you decide to terminate. You may save some time. Sellers obviously at this stage are not in any position to do or pay for any work.
Another area of concern is time. Be patient. It could take up to 60 days just to get to the review stage particularly with the glut of foreclosures and short sales in today's market. So be prepared.
I'm not certain about your area but due to the increased number of short sales, our local MLS has created for the first time a specific form addressing problematic concerns for buyers and seller. Maybe yours has as well.
SKILL SET: Another area of concern is that during the listing period they could very well entertain or collect many offers and choose the highest best offer. Again this is where a good qualified real estate Broker can be worth their weight in gold. As long as you are prepared going forward the uncertainty and nature of the transaction and time it takes to get approval will be less stressful. Short Sales require a different set of skill sets. First, you always want to make sure you deal with someone who is prepared to handle the paperwork and follow up and follow through required. Preferably, you want to deal with Realtors who are also Cohen-Brown's Certified Distressed Property Experts (CDPE) and similar, as I have been Certified over the past Dozen years.
These agents have achieved a higher level designation, and have additional knowledge to help handle the transaction. Obviously, this is no guarantee of anything since dealing with the right person at every level of either of these transactions always seems to be a crapshoot. Nevertheless, you can limit your exposure by looking too professionals with all the Industry designations. The next hurdle to cross is obviously the lender. Some lenders have become Short Sale machines, earnestly helping as many homeowners avoid foreclosure while avoiding the liability of taking a non-performing asset into their books, only to deal with the maintenance and sale of it at higher costs. Other lenders, seem no to be learning at all, even if they were among the first shoes to drop in this debacle.
R.E.O agents get the next job from their Asset Manager, because they did a good job on the last assignment. R.E.O Brokers are graded continuously by their boss, the AM, on every assignment, in some form or another. Those grades are coming from AM's that have high expectations. They don't grade on a curve because you are mostly new to the R.E.O industry, within this lays their security or insecurity. You may not get the next assignment, or someone else does. It is a harsh and complex business with a lot of risk and out of pocket expense and you must be fluent in their Marketing Planning systems or submission requirements. The paychecks are also smaller, but the chance of getting continued business is higher, if you work hard and effectively. Take some time and invest some money into R.E.O Certification classes. R.E.O assignments are not just randomly handed out. AM's are very concerned about who they assign their assets to, and they do their homework. We owe it to them, to do our homework too.
R.E.O LISTING AGREEMENTS:
The listing agreement will vary by Asset Manager and state. In my experience it has been signed by both parties the same as with other listing agreements. Typically when a foreclosure is assigned, there will be preliminary steps like confirming occupancy, performing a BPO, etc. before a listing agreement is entered into. And most Asset Managers have listing procedures and policies available for review which sometimes include sale forms.
Generally, each asset management company has its own listing agreement that the potential listing Broker is required to sign. I suspect they all say the same thing with only slight variations because of applicable state laws. Of all the R.E.O listing agreements I've signed, none have ever been signed by the asset management company.
This is going to vary greatly by area. Here, in California, the listing agreement is going to (probably) be in a format approved by both the local Bar and Real Estate Board, reflective of what has to be entered to follow Ca laws and regulations. California is an "Apparent lien theory" state and has some unique rules because of it. Other states also regulate what must be put into the agreement, so a good knowledge of their practices would be necessary. Another common area to consider, are those terms established by the Code of Ethics that all local boards have agreed to use.
R.E.O FRIENDLY:
I have noticed the poor quality of work that some of the R.E.O listing Brokers, and Agents are displaying lately here in Nor Cal. Things like untimely (or no) return of phone calls, unavailability on weekends, poor description of the listed properties (many with no remarks and no pictures), uncooperative assistance to buyer's agents and other behaviors that, not only make us all look bad, but also hurt the Asset Managers and ultimately the properties' owners. I have inquired to some AMs, and they declare that they have systems in place to monitor the quality of their R.E.O agents, yet what I see everyday in the field is disturbing. Some of these agents keep getting more listings despite the quality of their service and their unethical behavior.
Used to see a lot of this when I had a large volume of BPO's. In my own neighborhood as well, there was a house up the street that went through a long BK. I used to mow the front lawn on occasion to keep it down. Once a sign appeared I thought we were in! Boy was I wrong. The grass went for nearly 2 months, no cut. I called the listing agent and got their back office Assistant who proceeded to say- 'we have Dozens of R.E.O properties to look out for' - my response is if you cannot handle it turn it back to the . That being said I called the Broker for a Broker on Broker chat. I said, I need your help, told him the story, and Bam, two days later a nice cut and every two weeks cut till it sold. This is just sheer laziness of the agent. I have my lawn man on lawns now two times a month. Just add it to the list. There are many out there who, are getting a lot of properties, and do next to nothing with them. I hear you on the phone thing to. I myself take calls till 9pm. When I get a call from a drive by person, I refer them to a realtor friend. He calls them right after I send him the note and info, he to responds to late request in the evening. We have closed deals like this. I ONLY represent the Seller. I can speak to the 'old' R.E.O folks in this area, they are coveting with their properties. It is these newer, mostly franchise folks who got an in with an R.E.O manager who provide service out there.
. You cannot reach the agents. They are rude. You arrive at a listing and there is no lockbox--you report it to them and nothing is done for weeks. This cuts across many lenders that they represent. Our boards require pictures quickly so that is not a problem--there is a $100 fine. There are several agents with listings whose offices are 2-3 hours from our area. I don't see how they check on the property, and it is often these properties that are vandalized and in the poorest shape. These agents give us all a bad name. This is not a new problem--I have seen this for over 10 years. I am not perfect, but my staff and I try very hard to treat all of our customers the same--very well!! We try to respond quickly and courteously, we'll walk new agents writing offers on our listings thru the process and encourage them to find more buyers instead of insulting them and telling them to read the instructions on a web site or worse yet, ignore their offer. I have had many agents tell me it was a very different process with my team than what they are used to and were very surprised they could even talk to someone. Like I said, we make mistakes to, but do our best to minimize them and we get the job done. All of our listings get sold! If any Asset Managers are in need of a new Realtor in the Greater Sacramento-El Dorado CA area Feel free to contact us for references, resume.
ASSET MANAGER POINT OF VIEW:
The unequivocal value of the Marketing Plan is something an Asset Manager companies and retains in the file to justify his/her pricing decisions if the particular file falls into a Equational Interface, for their delegated approval authority. That is for example a property with an unpaid principal balance of 100K or less and the appraisal and BPO acquired for the valuation of the property varies no more than 15% (Typically). If the UPB or variance exceeds these set limits then the MARKETING PLAN, is either sent to a Portfolio Manager, or above for review and concurrence or the Marketing Plan is sent to the client for review and approval. Sometimes if the UPB and variance both exceed the Equation, then a third opinion is necessary. That is when we order another BPO from a third party or another approved agent in our database. We go to the database to reconcile some kind of Market value.
You all know once the inventory hits our inbox we have 24 hours to get occupancy. Then if vacant only a few days for a full BPO, and the clock continues ticking on the agent and the Asset Manager, to get the property listed by the drop dead time limit of 21 days, from assignment to the Asset Manager. And in case you did not know this, your initial BPO is not always the determining factor in pricing, so if your BPO and the appraisal are off and a third opinion is necessary you can see how your opinion of value may differ from the actual listing price. Also you can see why once you provide the BPO; it may take up to two weeks or more to get a list price. Sometimes the final say on price is left up to the client who may be 2000 miles away from the asset and works evening hours and holidays.
The narrative in your BPO needs to be succinct and detailed so your Asset Manager can pound out a list price without having to go to other sources to support their decision. If that happens more than once or twice your Asset Manager will probably move on to another agent. The successful Asset Managers have their Agents trained, and that is why some agents in your area seem to get most of the listings, because they make their Asset Managers life less stressful.
How do they do that? They write their BPO's so the Asset Manager can look at the "low resolution" photos, and read the description and then cut and paste the narrative into their MARKETING PLAN without having to compose an entirely new description from scratch!! Believe it or not this saves 5-10 minutes on every Marketing Plan he/she has to produce, and with 10 or so a day that ads up. We can almost smell the property from the description....
I can not tell you how many "expert R.E.O" agents/Brokers do a BPO and in the comments section say, nice house, needs work, declining market will have to price accordingly. Company Marketing Plan completely worthless... I had an expert R.E.O team in Lake Tahoe, that had a 1 million dollar plus property in Kings Beach with outrageous views. He put in his narrative it was a handyman special, older remodel, deferred maintenance. The Appraisal came in indicating it was a Tear Down, my third opinion came in Tear Down condition. There were all kinds of supporting documentation from the City and County, stating it was uninhabitable: water line disconnected from the main, electric meter removed and gas meter removed. What would you do if you were responsible? I reassigned the listing to another agent that actually went out and looked at the property and did not send a third party to just take pictures.
A stellar indicator of what is good for your BPO: Subject property: 33 year old, three story, single family residence situated on a .33 acre lot in a high density upscale home development of identical and similar floor plan structures. It was constructed on a split-level foundation and the above grade structure encloses 4773 square feet in a 12 room, 5 Bedroom, 4 Bathroom configuration with an attached oversize three car garage. The property conforms to the neighborhood. Marketing Plans from the exterior, exhibiting some deferred maintenance, and low pride of ownership. Landscaping is marginal to poor and suffers from lack of hydration and may have reached the end of its economic life. The interior is fair to poor condition and will require all cosmetic upgrading and renewal. There is evidence of damage to door trim and carpeting and there is a strong pet odor. The fixtures and cabinetry shows obsolescence, and there has been no updating done in about 20 years. The appliances are missing, several light fixtures are missing or broken and there are four double-pane windows that have lost their integrity, and will need to be replaced. Under the sinks is an indication of severe dry-rot that may need further attention. As the property stands today it will not qualify for all types of financeability. Please see additional comments page for estimated cost to cure to bring up to conforming Conventional and FHA/VA standards.
That is what AMs are looking for no more no less, unless circumstances warrant more and detailed narratives but that is another topic.
What can we do to be better R.E.O Realtors?
We realize that we are only as valuable as the Asset Managers we work for, find us. If I can promote your success, I want to know how! If you are willing to start a discussion of your own, that is great. However, if you would like to just throw out an idea, we will happily take the discussion to the next level of the Blogosphere.
Why are agents missing deadlines, well, in my opinion, its because Asset Managers are over whelming their agents and not bringing on more to spread out the work load. For example, I have a Realtor in my area, as of today he had 127 listings, all R.E.Os. He has some help, but they are office staff, not Realtors. He is overwhelmed but, afraid he will lose an Asset Managers, he just keeps trucking through and getting things done when he can and each day for his is a rush and frenzy of this world of Deadlines.
How Can We Do Our Part to Stimulate the American Economy?
Now this is a crystal ball question if there ever was one:
To answer this I will have to draw on what I know has been the issue and, am assuming still is with a few new twist thrown into the mix. My background includes 2 decades of work with three very large national Lenders in several capacities, all tied into loss reserves, cost of funds and default management. All areas of Lending tied into one important denominator cost of funds.
The less you need capital the more you can get and get it cheap. Many of you probably think that major s just make loans out of their savings account, depositor funds which they pay maybe .50-.90 BPs for, to the holder of the account as interest. A basis point is 1/10 of a percent so most American s are paying us the depositors LESS than 1% to par on their dough in their Bank . Then they lend it out to our neighbors or whomever at 5-7 BPS, and keep the difference (margin) as profit right? Well that does happen but most large Lending Institutions like to hold onto those funds because they have to have certain amount hand to cover those on Demand Deposits in case of a run on the , for example. If they fall below the reserve amount they get a visit from the Banking Commission, FDIC or some other regulatory agency and get a warning or get shut down like we are seeing happen with regulatory these days. Wells borrows money from the Federal Reserve and Wall Street and other places here in the US, and from investors abroad. They will lend to our neighbors, and developers and conglomerates. They in turn, want to build golf courses in wetlands or shopping centers 100 miles from nowhere, or whatever project seems like a good idea at that time. Banks are rated just like you and I with a type of credit score based on hundreds of factors, a major one being the quality of their Credit that they lent out to borrowers. As the values of the security (houses, etc) erodes the more at risk the Credit becomes and the more cash the Bank has to have on hand to cover that loss. This is where we are at with most of the Banks, they are not able to cover all of their potential losses without failing. So the more greedy and speculative the Banks were at lending, the more they need to have on hand to cover their loss and, they do not have it in Reserve.
When is a potential loss actually recognized? The answer to this from past experience is why the inventory has slowed down to a trickle for almost everyone, Asset Manager's included. You see the Lenders are still foreclosing and wading their way through all of these programs our current Administration has imposed on the industry and, several states and cities have also created their own stop gap measures to try and keep people in their houses. Are there loan modifications and, short sale programs they want us to follow too. Recession is also attributed to the current Administration trying to artificially create stability in the Banking system, and stock market, and housing prices. These Banks are sitting on thousands or hundreds of thousands of defaulted mortgages are working with the Administration to make sure they get their piece of the pie or the bailout funds before recognizing their losses. Imagine what would happen if all the Banks recognized their losses on all of these credits at one time? O.M.G, the stock market would tank, housing prices fall, s would fail, and the Fed would run out of funds to cover the losses. Even more people would realize holding onto their house when the one across the street is selling for a ½ of what they owe on their own house, and at a lower Payment too. A Bank must take their loss on the credit when it is recognized. It is not recognized until, it has been assigned to an Asset Management Company, and they assign it to an agent and get the BPO and Appraisal. Then the Bank is told what it is worth at market value....oops time to swallow the loss and report it to the stockholders and to the Banking Commission.
GARBAGE FEES: A Transaction, Marketing, Handling, Warehouse or other unearned "fees" charged at Closing: In our local area it has been enacted by several of the larger R.E.O agents. I have seen as little as $50 upwards of $350. Agents/Brokers can legally get away with it because they state it is predominantly stated in the MLS printouts and states them as "buyer to pay." It is my understanding that there currently is a lawsuit started by a buyer which may grow in to a class action as an unfair fee charged them. They are deeming it unfair because any fees charged to the buyer must have an adequate buyer consequence or benefit surrounding it. It appears that the listing agents use these fees to pay their transaction coordinators by masking them as Asset Mgmt Facilitation Fees. Buyers view them as scare tactics because if they do not submit to paying them their offer may not be presented, especially if it is a multiple offer situation. The buyer or their agent technically receive no benefit from this fee, they have no direct contact to the Asset Managers. They basically deal with the Transaction Coordinator for the mega R.E.O listing agent. There is one agent in town whose coordinator, we hear cleared $50,000! What is wrong with the picture? I feel the lawyers will start to have a field day with this one.
FORECLOSURE SCAMS: Locally here we had a very large instance of foreclosure scam. There was a person that used to be a real estate agent years ago and lost their license due to bad business practices. This person was working in conjunction with a local agent that would send them vacant foreclosure listings. With the sudden rise in R.E.Os in our area mega R.E.O agents were using combo boxes instead of the infrared lockboxes we normally use. As some of my fellow R.E.O agents know the s like to use a specific 3 letter or 4 digit combo box on every listing. The real estate agent would tell the scammer which listings had combo boxes and give them the code. This person would remove the real estate sign and rent it out to people that needed a bit of a hand up. By the time the police caught up to the guy, he had 13 homes rented, a list of 60 clients he was searching for, and a list of over 200 target homes. Shame on the mega agents that were not checking on their properties in timely fashion, or they probably would have caught it sooner....it took a few instances of agents going out to show the homes to their clients, and finding people fully unpacked and living in them.
DEFAULT AUCTIONS: None of my listings that have been pulled for auction have sold and often don't even make it to the auction date. The problem then becomes communication between all parties to get the property back on the market. Since I'm in the Northern California market, for the most part (except for some of the new construction condos), I see them being a bust. Most buyers are unaware of the buyer premium that is placed on each sale and find that then the property is not the "steal" they thought it would be. The Auction Companies do require the listing agent to hold open houses usually for three weeks prior to the auction and if you have an "unsafe or unusual situation" then you are expected to conduct appointment only showings. If you don't accept their terms and conditions in total and register yourself on line, then they will not pay you the minimal commission. I'm sure each Company operates differently.
IN SUMMARY:
A good usage of a Marketing Plan as stated above. If you are a For-Real Salesperson, you keep these Plans in force.... All your REO deadlines are doable for someone that is not overburdened by too many Assets to handle. Most agents have registered at multiple Co's, and could have triple the numbers of properties you are aware of. Unfortunately some agents get fat, and most others are R.E.O Candidates. Only by virtue of the fact, that their Homes are at least 2 payments behind.
Ironically to have perfectly good Realtors, come across your Asset Manager's desk as -REO INVENTORY!....
"Do Your Part to Stimulate the American Economy"
Jill Berni -Broker/Owner OakTree Real Estate Services Celebrating 30 Years of Customer Service. Serving: SACRAMENTO,EL DORADO,and PLACER County,CA. 916 933-0555 toll free:866 933-0555 916 933-4454 fax
I have used this in my PRE-FORECLOSURE SERVICES Presentation, either before or after, depending on which is right for them.
Homeowner Consequences Issue
Foreclosure
Short Sale – Short Payoff
Future Fannie Mae Loan - Primary Residence
A homeowner who loses a home to Foreclosure is ineligible for a Fannie Mae backed mortgage for a period of 5 years.
A homeowner who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed mortgage only after 2 years.
Future Fannie Mae Loan - Non Primary
An Investor who allows a property to go to Foreclosure is ineligible for a Fannie Mae backed investment mortgage for a period of 7 years.
An investor who successfully negotiates and closes a short sale will be eligible for a Fannie Mae backed investment mortgage after only 2 years.
Future Loan with any Mortgage Company
On any future 1003 application, a prospective borrower will have to answer YES to question C in Section VIII of the standard 1003 that asks “Have you had property foreclosed upon or given title or deed in lieu thereof in the last 7 years?” this will affect future rates.
There are no similar declarations or question regarding a short sale.
Credit Score
Score may be lowered anywhere from 250 to over 300 points. Typically will affect score for over 3 years.
Only late payments on mortgage will show and after sale mortgage will be reported as paid or negotiated. This will lower the score as little as 50 points if all other payments are being made. A short sale’s affect can be a brief as 12 to 18 months.
Credit History
Foreclosure will remain as a public record on a person’s credit history for 10 years or more.
A Short sale is not reported on a credit history. There is no specific reporting item for ‘short sale’. The loan is typically reported ‘paid in full, settled’.
Security Clearances
Foreclosure is the most challenging issue against a security clearance outside of a conviction of a serious misdemeanor or felony. If a client has a foreclosure and is a police officer, in the military, in the CIA, Security, or any other position that requires a security clearance in almost all cases clearance will be revoked and position will be terminated.
A Short Sale on its own does not challenge most security clearances.
Current Employment
Employers have the right and are actively checking the credit regularly of all employees who are in sensitive positions. A foreclosure in many cases is ground for immediate reassignment or termination.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Future Employment
Many employers are requiring credit checks on all job applicants. A foreclosure is one of the most detrimental credit items an applicant can have and in most cases will challenge employment.
A short sale is not reported on a credit report and is therefore not a challenge to employment.
Deficiency Judgement
In 100% of foreclosures (except in those states where there is no deficiency) the bank has the right to pursue a deficiency judgment.
In Most successful short sales,the lender to gives up the right to pursuit a deficiency judgment against the homeowner.
OK to use, hope this is helpful
Jill Berni
HOME & LOAN BROKER
NATIONWIDE RELOCATION
SERVING SACRAMENTO, PLACER, AND EL DORADO COUNTY, CA
* Fixers & ReInvestments
* Guarenteed Homeseller Marketing Plan
* Pre Foreclosure Homes
* Special Programs for People with Less Than Perfect Credit.
Celebrating 25 years of Customer Satisfaction
EXPERIENCE AT NO ADDITIONAL COST
CELEBRATING 25 YEARS OF CUSTOMER SATISFACTION: BUY - SELL - FINANCE - INVESTOR - RELATIONSHIPS Serving all of your Northern California Relocation needs..
MISSION STATEMENT
It is the mission of the Berni Team to consistently provide the highest quality, most innovative, and exceptional real estate service available anywhere in the Sacramento County, Placer County, and El Dorado County and Sutter Yuba areas.Our client’s needs always come first. We will strive to always provide value far in excess of our client’s expectations. Our constant goal is mutual respect, and long term relationships that are beneficial to all parties.Our operation will be a great place to work and do business. We will be positive, helpful, and enthusiastic at all times – always focusing on solutions, not challenges. We will take care of business first and foremost, but have fun and enjoy ourselves in the process.We will run a clean, organized, and efficient operation, and always adhere to the highest standards of integrity and ethical business practices.We will never rest on our accomplishments. We will constantly strive to create, develop, and implement new ideas, strategies, and services that will benefit our clients.We will continue to seek continuing education in all aspects of our business to increase the level of service we offer our clients.
Core Values
1. Honesty & Integrity at all times and in all situations. 2. Continually improve our services to exceed our client’s expectations.3. Create and nurture a fun, exciting, creative and productive work environment. 4. Tirelessly pursue personal & Team growth while reaching well-formulated goals.5. Work with only the most enjoyable and motivated clients and co-workers.
SERVING: Sacramento Placer and El Dorado Counties
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