Andre Shambley

In short, the reason is to get you a better deal than you would have gotten without one. It's really as simple as that! This means money, such as finding undervalued homes and negotiating them several percent lower, but it also means having the services of an expert who can find you what you want, come to agreement with the seller at terms favorable to you, and see that the sale actually closes. Just like a movie star's agent is paid to put the best possible shine on his client, the seller's agent is paid to put the best possible shine on the house he is selling - so you need to cut through "sellerese" and have it translated into "buyerese" for you. This means is that if you aren't in the real estate business, you won't be familiar with the ins and outs of buying a home, putting you at a serious disadvantage. You ought to have someone who is always looking out for your best interest instead of leaving it for you to realize six months after it's too late to do anything about it. Is the agent you are working with doing this for you?

A buyer agent is trained in real estate and probably works in it every day, so the agent can make sure everything works for the home buyer, such as:


Finding a "pool" of homes for sale that have the features the homebuyer wants using the sources of information the Realtor has developed

Ablity to identify which of these homes are also sweet deals, so you don't overpay

Getting a good idea of a house's condition and any defects it might have just by looking at it, which will save the homebuyer a lot of trouble

Many agents preview homes for sale, so they have seen many of them in person (not just on a computer screen), know their condition, and can save you time

Knowing what is normal and negotiating the most favorable price and terms for the home buyer, which can obviously save you thousands of dollars on your purchase

Making sure all of the numerous necessary real estate forms and disclosures are handled and written to your advantage

Knowledge of various companies who will work best for different situations such as title, inspections, appraisals, surveys, insurance, flood insurance, and other matters handled from acceptance to close

Knowing a few mortgage officers who have shown themselves to be competent, hardworking, and able to do what they say up front

Handling all the many day-to-day problems that need to be done to get the transaction completed and that most people don't have the time, willingness, or knowledge to handle. Some of these problems will delay or even derail a closing and disrupt your plans to move - obviously causing you many problems and costing you money - and your moving van can't unload until all i's are dotted and t's are crossed.


What are common reservations to hiring a Buyer Agent?

1. You want to do it all yourself

2. You don't want to pay for an agent

3. You don't want the hassle of dealing with an agent

Consider:

1. Are you sure you know everything you need to know to get the home you want, get a good price on it, and write the papers so things work your way? Are you "in the know" when it comes to current real estate information? Do you have the pulse of the market? Do you know about real estate procedures and which forms to use? Do you have the desire to be a martyr, or the desire to buy a home? The Realtor has already learned all this, both out of the book and through experience.

2. There is usually no additional charge for a Buyer Agent to work for you - the listing agent will split his fee with the Buyer agent. As a side note, if an agent works for the seller, they get paid EXACTLY the same thing, and he didn't even negotiate a better deal for you!

3. A buyer agent reduces your hassle: without one, you will spend long hours looking through ads or online listings, making calls for showings, not getting callbacks, driving out to see houses that turn out to be not what you want, feeling awkward in other people's houses, spending time on papers, making multiple calls every day to keep things on track, dealing with lenders who need a daily 'nudge', requests for information (and knowing what information they are talking about), coordinating closing, running across town for documents, and doing everything at odd hours on weekends. (Ahhh, the pleasures of buying a home!) The buyer agent does all this and just reports the highlights to you.
The simple reality is that you will be working with an agent no matter which home you buy, whether from a private owner selling his/her house through a real estate agent who represents THEM (not you), or from a builder's representative (the agent who is in the sales office on the new home lot), who represents the BUILDER (not you). Or, you can work with an agent who looks out for YOU. Which do you prefer?

When it comes to choosing professionals to assist you with your real estate needs...Experience is Priceless! Andre' Shambley&Miami's Best REALTOR®. Team, The Keyes Company, 305-788-6643. AndreShambley@Keyes.com,
http://www.OnePlaceOpenHouse.com

Ready to refinance or looking for a better rate? For your complimentary rate quote visit Jacinta Shambley, APEX Lending, Inc. JShambley@APEXLending.com . http://www.JShambley.ApexLending.com

Any Realtor will tell you that getting a home inspection from a qualified professional is an extremely wise idea regardless of where you live. However, if you're purchasing a home in the Florida, you'll want to be especially careful to look for certain elements. Because of weather patterns in and around my area (Miami, FL) for example, properties can sometimes require a repair or two.

All homes in the southeast region of the United States have likely lived through weather conditions similar to those in Miami. Properties here are subjected to higher levels of humidity than other areas of the country. We can also be affected by heat-induced thunderstorms during summer months that may produce high winds and flooding. A qualified home inspector will be able to walk you through what this might mean with regard to a house you're purchasing. In addition to the usual points of inspection, be sure to ask about the following.

Humidity and Wood

Constant humidity may cause wood windows and doorframes to swell or warp. This may mean that gaps or checks in the wood could develop, causing the windows and doors to be less energy efficient. Likewise, from the contraction and expansion of the wood over time, doors and windows may also become difficult to open.

Your home inspector will also want to investigate the attic of the home you're buying to ensure the wooden structure is in good condition. Extreme heat and humidity in the summer months of the year can possibly create cause for concern in this area of the house as well.

Summer in the south often brings wind in a variety of ways. Heat-induced thunderstorms is one source, and hurricanes and tornados are others.

When wind becomes a factor, roofs can sometimes be damaged. Your home inspector will want to pay close attention to the roof of the home you are considering. Is it in good condition? Do any shingles need to be replaced? Are there any signs of water damage or leakage?

Heating and Air

The heat also plays a factor with heating and air-conditioning units in the south. With highs that can exceed 100 degrees in summer months, air-conditioning units get a real workout. Maintenance of these units is a must to ensure they work properly. Ask to see the history of the unit and also secure a letter from a qualified heating and air conditioning company that states the unit is in good working order.

No one wants to move into a new home only to be faced with a list of unexpected repairs. Taking the time to hire the proper inspection professionals can save you a lot of money and stress in the future. A small investment up front can help ensure you'll be able to enjoy your new home for years to come.

When it comes to choosing professionals to assist you with your real estate needs...Experience is Priceless! Andre' Shambley & Miami's Best REALTOR®. Team, The Keyes Company, 305-788-6643 . AndreShambley@Keyes.com,
http://www.OnePlaceOpenHouse.com

Ready to refinance or looking for a better rate? For your complimentary rate quote visit Jacinta Shambley, APEX Lending, Inc. JShambley@APEXLending.com . http://www.JShambley.ApexLending.com

You are in the process of trying to sell your house and have your marketing up and running. So, how do you convert callers into offers? Here is one method.

A Tip On How To Get Offers When Showing Your House

Once you have decided to sell your home, there are a couple of steps you have to take. The first is to get the home ready to show by doing repairs, landscaping and so on. Once you are ready to go, you have to start marketing the home. Assuming you have done all of this, the house is in good shape and you are competitively priced, you should start getting calls from potential buyers. These calls then turn into appointments and buyers come to see your home.

At this point, you probably expect that I will start writing about how to negotiate or accept offers. Wrong. The next step in the process is often one of frustration. The frustration arises from wishy washy buyers. They come and see the home, but leave without making an offer. They may come back a couple of times, but they simply never get around to doing the deed as they say. Simply put, this is because you have failed to address the issue of motivation.

Buyers need to be motivated to take action. The more motivated they are, the faster they will move. For instance, consider the holiday shopping season. Nobody, and I mean nobody, is out browsing in the malls. Why? The buyers are highly motivated to buy because there is a deadline and they probably have more than a few people to shop for. Simply put, they are highly motivated to do the deed.

Returning to our scenario above, what motivation do the buyers have to make an offer? Do they feel any pressure to do so? Unless there is something particular to their personal situation, the answer is that they do not. You must provide the motivation. Here is how.

One of the complaints of sellers is that they feel like they are constantly showing their homes to potential buyers without getting an offer. They may show the property three, four or even ten times a week. If this is your situation, you are doing it wrong.

The way to motivate buyers to make an offer on your home is to show it only once a week or two weeks if the market is slow. Set aside an hour or so on a particular day and make all the potential buyers come at the same time. By putting buyers together, you create the motivation that simply does not come with individual showings. In such situations, buyers are much less likely to be wishy washy. If they like the property, they inherently worry about one of the other buyers making an offer. You now have motivation and a perceived time limit.

If you have are getting interest in your property, but no offers, give this a try. You might be shocked how much of a difference it makes.

When it comes to choosing professionals to assist you with your real estate needs...Experience is Priceless! Andre' Shambley & Miami's Best REALTOR®. Team, The Keyes Company, 305-788-6643 AndreShambley@Keyes.com, http://www.OnePlaceOpenHouse.com

Ready to refinance or looking for a better rate? For your complimentary rate quote visit Jacinta Shambley, APEX Lending, Inc. JShambley@APEXLending.com . http://www.JShambley.ApexLending.com

Now that most zero down loan options have been removed from the market, many condo buyers are turning to FHA loans as the next best thing.

At this time, FHA loans require a minimum down payment of 3% and allow the seller to pay closing costs, which can range from approximately 3 to 6%.

One of the issues that can arise from using an FHA loan to purchase a condo is the restriction that FHA puts on which complexes the condo can be located in.

The department of Housing and Urban Development (HUD) maintains an "out-dated" list of approved condo complexes where an FHA loan can be used.

Many agents and buyers are unaware of this and can end up wasting time making offers on condos they cannot finance and can also face the disappointment of having to cancel a sale after getting an offer accepted when learning that the complex is not FHA approved.

To avoid wasting time or facing disappointment, it is a good idea to ask the condo association to complete an FHA Approved Condo List Questionnaire for the area you are interested in before looking at condos for sale.

The approval of a complex is based on numerous factors, including the owner-to-renter ratio, the funding and legal status of the HOA, and whether or not the complex has applied to be approved.

Lenders say informally that the use of FHA loans to buy houses has tripled, but certain restrictions are prohibiting FHA condo buyers away.

Also, approvals for condos take eight to 10 weeks, twice the processing time for single-family dwellings.
Let's just say that a lot of lenders aren't able or aren't willing to do loans on condos," said Mark Goldman, mortgage broker and real estate professor at San Diego State University.

Though every bank is different, most want a list of assurances about buyers and the building they want to live in: that a certain number of the units are lived in by their owners (usually 50 percent), that the developers of new buildings aren't going to turn around and rent out the units they can't sell, that the homeowners association isn't suing the builder for any reason.

That helps a bank minimize its risk. If a building has a bunch of empty condos left, the potential exists for lower prices or leased out units. Meanwhile, a lender who made a mortgage on one of the first units could be out money if the buyer ends up upside-down in the unit and walks away.

Before, loan programs were available that didn't require those guarantees. Now, many banks are going back to those standards. And that question is increasingly having as much to do with the health of a neighborhood or a building as with the perceived ability of the borrower to repay the loan.

"You do sit on pins and needles waiting to see if the lender's going to approve your stuff," said Pete Thistle, a real estate agent with 92101 Urban Living who used to be a loan officer in the days of easier-to-get mortgages in downtown. "The guidelines have gotten much stricter. Beyond just getting approved by a bank with good income and good assets, good credit, you've also got to look at the condo building."

When it comes to choosing professionals to assist you with your real estate needs...Experience is Priceless! Andre' Shambley & Miami's Best REALTOR®. Team, The Keyes Company, 305-788-6643 . AndreShambley@Keyes.com, http://www.OnePlaceOpenHouse.com Ready to refinance or looking for a better rate? For your complimentary rate quote visit Jacinta Shambley, APEX Lending, Inc. JShambley@APEXLending.com . http://www.JShambley.ApexLending.com

Ingredients

24 to 30 pearl onions
4 chicken thighs and legs, or 1 (5 to 7-pound) stewing chicken, cut into serving pieces
Kosher salt and freshly ground black pepper
1/4 to 1/2 cup all-purpose flour
2 tablespoons water
6 ounces salt pork, slab bacon, or lardon, cubed
8 ounces button mushrooms, quartered
1 tablespoon unsalted butter
2 (750-ml) bottles red wine, preferably pinot noir
2 tablespoons tomato paste
1 medium onion, quartered
2 stalks celery, quartered
2 medium carrots, quartered
3 cloves garlic, crushed
6 to 8 sprigs fresh thyme
1 bay leaf
2 cups chicken stock or broth


Directions

Cut off the root end of each pearl onion and make an "x" with your knife in its place. Bring 2 to 3 cups of water to a boil and drop in the onions for 1 minute. Remove the onions from the pot, allow them to cool, and then peel. You should be able to slide the onions right out of their skin. Set aside.


Sprinkle the chicken on all sides with kosher salt and freshly ground black pepper. Place the chicken pieces, a few at a time, into a large (1 or 2-gallon) sealable plastic bag along with the flour. Shake to coat all of the pieces of the chicken. Remove the chicken from the bag to a metal rack.

Add the 2 tablespoons of water to a large, 12-inch saute pan over medium heat along with the salt pork. Cover and cook until the water is gone, and then continue to cook until the salt pork cubes are golden brown and crispy, approximately 8 to 10 minutes. Remove the salt pork from the pan and set aside.

In the same pan, using the remaining fat, add the pearl onions, sprinkle with salt and pepper, and saute until lightly brown, approximately 8 to 10 minutes. Remove the onions from the pan and set aside. Next, brown the chicken pieces on each side until golden brown, working in batches if necessary to not overcrowd the pan. Transfer the chicken into a 7 to 8-quart enameled cast iron Dutch oven.

Add the mushrooms to the same 12-inch saute pan, adding the 1 tablespoon of butter if needed, and saute until they give up their liquid, approximately 5 minutes. Store the onions, mushrooms and pork in an airtight container in the refrigerator until ready to use.

Pour off any remaining fat and deglaze the pan with approximately 1 cup of the wine. Pour this into the Dutch oven along with the chicken stock, tomato paste, quartered onion, carrots, celery, garlic, thyme, and bay leaf. Add all of the remaining wine. Cover and refrigerate overnight.

The next day, preheat the oven to 325 degrees F.

Place the chicken in the oven and cook for 2 to 2 1/2 hours, or until the chicken is tender. Maintain a very gentle simmer and stir occasionally.

Once the chicken is done, remove it to a heatproof container, cover, and place it in the oven to keep warm. Strain the sauce in a colander and remove the carrots, onion, celery, thyme, garlic, and bay leaf. Return the sauce to the pot, place over medium heat, and reduce by 1/3. Depending on how much liquid you actually began with, this should take 20 to 45 minutes.

Once the sauce has thickened, add the pearl onions, mushrooms, and pork and cook for another 15 minutes or until the heated through. Taste and adjust seasoning if necessary, remove from the heat, add the chicken and serve. Serve over egg noodles, if desired.

Cook's Note: If the sauce is not thick enough at the end of reducing, you may add a mixture of equal parts butter and flour kneaded together. Start with 1 tablespoon of each. Whisk this into the sauce for 4 to 5 minutes and repeat, if necessary.

When it comes to choosing professionals to assist you with your real estate needs...Experience is Priceless! Andre' Shambley&Miami's Best REALTOR®. Team