So now I've told you a bit about the sharks swimming out in the waters of Preble County Ohio. Looking for people who are between a rock and a hardplace. Promising easy answers to a difficult situation.
I know what my Momma always told me..."If it sounds too good to be true, it probably is!"
Well, lets say you get a letter from the shark. Ok, it wont say "from shark", but you'll know it now when you see it. The quick promises...investors just waiting for a home like yours. Your home SOLD in 10 days or less. Oh, and one more thing you might note on the letter...no legal disclaimers anywhere. Maybe even handwritten. Hmmmm.....
So what do you do? Maybe you are still intrigued enought to call. Fair enough. I'll give you a few steps to keep in mind when/if you decide to call them.
1. Call your lender first. If you cant find the number you need, call a local Realtor or local Title agency, as most will have contact numbers for several mortgage companies. When you do reach the lender, ask if you YOURSELF can initaite a short sale. If not, ask them if they require that a licensed REALTOR handle the short sale. I'd bet they do. Most banks require you have a license to negotiate the sale of real estate. The State of Ohio does, unless it's your OWN PROPERTY. (Sort of explains the quit claim deed they want you to sign huh? Then it's all "LEGAL"). In short, what the LENDER Wants and will negotaite with you should take precedence over the whims of the investor.
2. Call your attorney next. Dont have one? Contact as many as you can and you may find that some will be willing to sit down with you for a free (or at least SHORT) consultation. Keep in mind the sharks will tell you that an attorney isn't needed. They have all the leagl documents you will need. No attorney. Hmmm, wonder why they say that???
3. Call a HUD approved housing counselor. This quote from the HUD web site httpp://www.hud.gov/foreclosure/index.cfm) says it all: "If any firm claims they can stop your foreclosure immediately if you sign a document appointing them to act on your behalf, you may well be signing over the title to your property and becoming a renter in your own home! Never sign a legal document without reading and understanding all the terms and getting professional advice from an attorney, a trusted real estate professional, or a HUD approved housing counselor."
Here are some local, Dayton-based HUD APPROVED counselors:
Consumer Credit Counseling Services of the Miami Valley -
Phone number: 614-552-2222
Toll Free number: 800-355-2227
http://www.cccservices.com
Community Action Partnership of the Greater Dayton Area-
Phone number: 937-341-5000
http://www.cap-dayton.org
and here's a nice web site from right here in Preble County OH offering contact numbers and more:
http://www.com.ohio.gov/SavetheDream/county/Preble.aspx
4. Call a Realtor. ANY REALTOR! I'd love to help you but it doesn't have to be me. It does, however, need to be an Realtor experienced in short sales and hardship situations.
That will lead me to part 3 of my blog on what to do if you are facing foreclosure or mortage hardship in Preble County Ohio. Stay tuned....
Kelley Weimer, a house "SOLD" name!
Country Mile Realtors
www.buypreblecounty.com / www.preblecountyhouses.com
I wanted to write today about a problem I see more and more people facing in Preble County Ohio, and that is foreclosure.
I think it's safe to admit that times are tough, even in our safe and sheltered rural area. With rising gas and food prices, layoffs, increasing unemployment rates and more, not to mention the predatory lenders who ran so rampant a few years back, it's no wonder I talk to people everyday that are facing foreclosure or are having difficulties of one sort or another keeping up with their mortgages.
So what do you do if you are facing hardship or possible foreclosure on your Preble County home? Who can you talk to? Well, let's take this one step at a time. The first part of this is a little advice on who not to talk to.
THE SHARKS OF PREBLE COUNTY
If you haven't seen the ads in local papers like the Register Herald, you will soon. I wish I could just name them, but in the interest of being fair, I can't. What you will see in the ads are words like such; "Facing Foreclosure? Behind on your mortgage? We buy houses! We can help! Solutions!"
I'd like to break this down for you to its simplest form. Here's the promise; these investors (I prefer sharks) promise to help sell your home. They offer to negotiate with your mortgage holder on your behalf. They offer to do a "short sale" on your home, meaning a sale in which the home sells for typically less than what is actually owed for the property. The promise to you is rescue from the lenders, someone to buy your home NOW, and maybe even getting the same equity out of it that you would using a Realtor.
Sound too good to be true? IT IS.
Here's the rub....
These are INVESTORS. An investor, and please do not misinterpret this as a slam against them, but they do not have YOUR best interests at heart. "Investors have one goal; PROFIT." "Investors want equity. The only way an investor can get your property with any equity in it is to purchase it on a short sale." Real world meaning: They will make a profit off of YOUR misfortune. They will sell the house at a discounted rate via short sale, have someone in their own pocket buy it at the same discounted rate if not lower, and turn around and sell it again at fair market value. That's right...the sharks have just made a tidy profit off of YOUR HARDSHIP. Don't let them!
The reason you are facing foreclosure is because you probably haven't talked to your lender. I'm not talking about the pests that call everyday asking when your payment will come in, I'm talking about the actual lender. Lenders WANT to help you! "You can initiate the short sale yourself, even though that investor will tell you they need to control the deal - DON"T LET THEM! It's YOUR house, YOUR credit and YOUR future."
The second part of this scheme is that the investors coming to your "aid" will be asking you to sign a quit claim deed. Real world meaning: They will own the deed to YOUR HOME. "Once you sign the quit claim deed it doesn't matter what the investor told you or promised you, the house is now theirs. If they tell you to get the hell out you have no choice but to leave. They can throw you out and put a renter in there anytime. Just because they were nice before doesn't mean anything now." So now they own the deed to what used to be YOUR HOME. But guess what? That late mortgage payment and the foreclosure from the lender is STILL YOUR PROBLEM. Scary huh....
And if you take a look at your mortgage agreement, be it with Countrywide, CitiFinancial, National City, just to name a few, you might take note of a clause in there called an "Acceleration Clause". In the simplest terms, it means that if you, the homeowner, signs the deed over to another person or entity, you are violating the terms of your mortgage agreement. "Now the lender doesn't even have to give due process before proceeding with the foreclosure." Ouch!
"There are some very kind looking, friendly acting, smiling investors out there who would LOVE to have you sign over your home to them. They will promise to bring your loan current and get the heat off your back..." Please do not let someone pressure you when you are in a difficult situation. The sharks will tell you you're over-reacting. The sharks will make all kinds of deals. And it WILL sound wonderful, especially after months of stress and harassing phone calls. Don't take the bait.
Do some research on your own about this type of scam. It's easy enough to find on the web. Here are some good search terms that will lead you to plenty of solid, FACTUAL info:
Theft by quit claim, grand theft home, foreclosure rescue scams,
equity sharking, home equity theft protection,
and the Department of Housing and Development (HUD) has great tips for avoiding foreclosure.
Stay tuned for part 2 of my blog on steps you can take to protect yourself from sharks in Preble County Ohio, and even ways to protect yourself if you do decide to use their "services".
Kelley Weimer, a house "SOLD" name!
Country Mile Realtors
*Certain sections of this blog have been taken, with permission, from Ken Cook's blog titled "Never Deed (Quit Claim) Your Property to avoid Foreclosure, Ever." These sections are noted by italics and quotations. Thanks Ken!
**Disclaimer: This is my personal blog. I am not nor will ever be an attorney. For legal answers on your housing issues, please consult your attorney. Thanks!
Hello! I am blogging today to give some FREE advice to people that are selling their homes by owner. I have seen several here in Preble County Ohio lately. I know that times are tough, what with gas prices, job layoffs, increasing expenses and so forth. So many people wanting or needing to sell, and feeling a pinch, decide to try it themselves to save money avoiding the commission.
I am a full time Realtor with Country Mile Realtors, the BEST real estate brokerage around. (Hey, its my blog and I reserve the right to make generalized comments!) So here are some tips from me, Kelley Weimer, to you, the FSBO (For Sale By Owner) in Preble County:
1. If you aren't on the net, you don't exist: Sad but true. If I had one choice as a real estate professional; to list my homes in the paper or on-line, there is no question. I'd pick on-line every time. Here are some interesting statistics from The 2006 National Association of Realtors® Profile of Home Buyers and Sellers:
"Buyers used a wide array of resources in searching for a home: 85 percent used a real estate agent, 80 percent the Internet (up from 77 percent in 2005), 63 percent yard signs, 55 percent print or newspaper ads and 47 percent attended open houses. Smaller categories include a home book or magazine, home builders, television, billboards and relocation companies."
I think the number of buyers looking via internet will increase even more. With gas hovering at $4.00 a gallon, it's a lot easier and CHEAPER to do a home search online than driving neighborhoods. So get on Craigslist, Zillow, a tailor made site, whatever you need to do.
And here's where you DON'T want your home advertized on the web: a Realtors' personal web site. Lots of agents will offer to advertise your home for free on their site. And when the buyers call, do you think the agent will show your home, at the most likely discounted pay, or one of that Realtors' own listings? It's the classic bait and swtich. So think hard before you take them up on an offer like this. Cause whats the bait? YOUR House!
2. Cooperate with Realtors: You will get a lot of us knocking on your door. We're a pesky bunch! Lets face it; buyers go where the inventory is. And who has the inventory? Real estate agents. So, I cant promise I wont ask you to list your house. I probably will. There's no harm in asking. But I'll also show your home, and probably give you free home staging advice, materials, maybe even a mini-appraisal.
According to The 2006 National Association of Realtors® Profile of Home Buyers and Sellers:
"When asked where they first learned about the home purchased, 36 percent of buyers identified a real estate agent; 24 percent the Internet; 15 percent from yard signs; 8 percent from a friend, neighbor or relative; 8 percent home builders; 5 percent a print or newspaper ad; 3 percent directly from the seller; and 1 percent a home book or magazine."
So please be nice to me. Its sort of scratch my back and I'll scratch yours deal. I need you as much as you need me. And I promise we'll work out something fair to everyone.
3. PRE-APPROVE: It's a pain. And yes, you'll make some people mad who want to come see your home and can't. But honestly, do you really want to open up your home, your valuables, your kids rooms, to perfect strangers? Pre-approval means no looky-Lou's. Pre-approval means fewer tire kickers and more committed buyers. Pre-approval means less problems down the road with financing. Enough said.
4. SAFETY FISRT: Yes, even here in good ole' Preble County Ohio, safety should still be at the forefront of your mind. It always is mine. Get names, get pre-approval letters, get as much info as you can. After all, these people will be in your home, and getting all kinds of dirt on you.
If you have a bad feeling, trust your gut. It's usually right.
5. Use Realtor recommended Attorneys, Title companies, Inspectors, etc: The 2006 National Association of Realtors® Profile of Home Buyers and Sellers says "The most difficult tasks reported by FSBOs are preparing the home for sale, understanding and performing the paperwork, and selling within the desired time frame." The reason Realtors use the people we do is that these professionals have proven over time to be the best, most capable, most educated at what they do.
Sometimes using Joe Blow up the street to do your inspection, just to save a few bucks, doesn't quite erase the headache you have when you're sitting in a courtroom later facing a lawsuit over a simple misunderstanding.
6. OKAY, USE A REALTOR: You didn't think I wouldn't at least MENTION this did you? :) I could give you a myriad of reasons, but I think this statistic, from The 2006 National Association of Realtors® Profile of Home Buyers and Sellers, says it best...
"The median home price for sellers who use an agent is 31.9 percent higher than a home sold directly by an owner; $247,000 vs. $187,200...."
WOW!!
Feel free to call me for more FREE info, or professional help for selling your Preble County home, anytime!
Kelley Weimer, a house "SOLD" name!
www.preblecountyhouses.com or www.buypreblecounty.com
937-336-2865
Country Mile Realtors
I thought this might be helpful to those of you who don't live in the area to see what attracts people to a rural county like Preble. So here's my list of what I love about the area.
PORK FESTIVAL: How many places do you know in the world where you can celebrate the pig? This is a ton of fun. Not only can you get an amazing pork chop or two, hot off the smoker, but the entire fairgrounds is changed into a giant marketplace, full of great arts and crafts. Get some pretty things for your home, or start some early Christmas shopping. Here's a don't miss: the piglet races. My kids love this. There are about 10 little piggies that burst out of the starting gates and race around the track for the prize...an oreo!
Just close enough, just far enough away: We're just sort of tucked in here in Southwestern Ohio, living out our lives in relative peacefulness. Farming is still a main source of income for many. Yet, only 30-40 minutes away we can be in the big city of Dayton, or even Cincinnati. Personally, I don't need or want the shopping mall in my backyard. I'd rather look out and see some deer. So this is a perfect location.
Speaking of deer: Deer, and Turkey and Coyote, oh my! If you hunt, you'll find your pick of the litter of great hunting land, and the wildlife is plentiful. But lets say you dont hunt..like me. I still manage to see several deer and other critters everyweek. Out in the fields, doing their thing. Large buck, doe, and even babies. Its a great opportunity we have here in Preble County to be able to live so closely in tune with nature.
Farming: OK, I grew up in the city, so I dont know much about farming at all. My husband has educated me quite a bit on many aspects of farming and I am good enough now to be able to differentiate between a field of beans and a field of wheat. Beyond that, not so much.... But the sights around here are stunning. Beautiful rolling fields of wheat. Corn as far as the eye can see. The sun setting low over a farmer and his children, out working the soil. A constant reminder of the bounty of the earth, and the hard work so many people do every day to provide the food we need.
Great schools: I was raised in a very large school system. This works for many. But it didn't work for me. I'm proud to have my kids attending Eaton Community Schools. The teachers are great, the standards are high, and best of all, the class sizes are still small enough that there truly is "no child left behind". We have a very active PTA, tons of fun school activities, sports, the whole kit and kaboodle. It's just not on such a large scale that the focus is lost...a good education and letting kids enjoy being kids. The other terrific schools here in Preble County include Preble Shawnee Schools, Twin Valley South Schools, Tri-County North and National Trail Schools.
The community: I'm speaking here of the community of people we have as a whole, living in Preble County. What a great bunch of people. Friendly, hard working. These are people who rally around those in trouble, people who are active in their churches, people working hard for childrens rights, habitat for humanity, the red cross, united way, once-around shops, and of course all the men and women who work everyday to keep Preble County safe and clean.
Cost of Living: The median price for a home in this area is about 130k. You can't beat that! Regardless of what the media might be saying about the economy and the horrible real estate market, we have remained very sheltered here in Preble County. We are stll seeing controlled growth of the area, local jobs are stable, and OUR housing market is great!
So picturesque: This is some beautiful country folks. Rolling hills, golden fields of wheat, tall timbers, picture perfect valleys and the changing seasons brings new experiences and fun around every corner.
Want more info on Preble County? How 'bout a tour? I'd love to be your tour guide, just give me a call!
Kelley Weimer (937) 336-2865
Even here in rural Preble County Ohio, we are fortunate enough to have a great gated community like Lakengren.
As a resident of Lake Lakengren, I can speak personally on the great features and benefits of this community. Lakengren is a gated community approximately 7 miles southwest of Eaton, 15 minutes from Richmond,Indiana and 25 minutes from Dayton OH, offering convenience no matter which way you go! There are about 800 single family residential properties and several building lots. There are several small man-made lakes scattered throughout the community,on which you can operate a trolling boat (non powered), and fish to your hearts content. In addition, Lakengren offers a large central lake that is great for water-skiing, jet ski's, pontoon boats, speed boats, paddle boats and more!
Some of the FABULOUS real estate of Lakengren
The Marina is located by the South Gate, and there are several recreation areas in the community with boat docks available for rent. The recreation areas also offer picturesque spots for a family picnic or fishing.
A view of the Marina and nice picnic area
The public beach,located behind Lakengren Lodge, is the best spot to watch all the boats go by, and put your toes in the sand as well. My kids love to catch the waves that come in, and see how close they can get to the many ducks and geese that make Lakengren their home!
Here's a couple photos of the lodge. This is the site of many great activities, such as the annual Halloween walk, a cafe serving lunch and supper, many club gatherings, card parties, and dances.
Of course the swimming pool is a favorite haunt of my children also. Our HOA dues include free membership to the pool, and we take full advantage. There is a kiddie pool for the little one's, a large main pool, and a snack bar to tide you over till dinner.
Its still a bit cool now to get pictures of the pool, but here's the beach. When the boats come out, those waves get pretty big!
My family appreciates the security Lakengren offers. This is a total gated community and security runs day and night through the neighborhood.
We have really enjoyed living in Lakengren and always find plenty to keep us busy. Walks to the lake, bicycling through the neighborhood, catching a wave at the beach, Saturday morning fishing, a cool-off in the pool, the beauty of the leaves changing color in the fall, and the best neighbors around!
This is the cove and recreation area near my home. In the summer, these docks will be full of boats. The water will be full of plenty of fish, big and little. And the shore will be full of fisherman and fisher-women, big and little!
There are several of these picturesque recreation areas scattered all throughout Lakengren.
Below is one more picture of the main lake. Once summer hits I'll update this with some new photos of all the action! This particular site below is also where all the boats gather on July 4th for the annual fireworks celebration!
If you would like to know more about this terrific gated community, just give me a call.
I'll be happy to tell you all about it, give you the grand tour, and even take you out fishing!
Kelley Weimer, a house "SOLD" name!
Country Mile Realtors
937-336-2865
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Helping YOU reach your real estate dreams! Preble County Ohio and beyond including Eaton, West Alexandria, Camden, Germantown, Brookville, Lewisburg, and Lake Lakengren. Stress free, honest and fun.
Hi there! It's another beautiful day here in Preble County Ohio and I'm so glad you've stopped by! Preble County is located in the Southwest area of the great state of Ohio. Go Bucks!
It is a very rural community, and we love it that way! Eaton is the county seat and has a small town feel with all of the conveniences of a bigger city. In addition, there are several other smaller Villages that make up the county, including West Alexandria, Lewisburg, Camden, Gratis, and Lakengren; a peaceful gated community with several lakes for water fun!
Preble County has about 44,000 residents total. I have been a resident here since 1988 and can't tell you how wonderful this community is. We have the beauty of the changing seasons, a close-knit community of folks always willing to lend a hand to others in need, and the advantage of being off the beaten path, yet only minutes away from major cities such as Dayton and Cincinnati, as well as Richmond Indiana.
This is a place for living peacefully. A quiet farm community, with great schools, historic and state-of-the-art places of worship, dedicated sports organizations, and cultural offerings as well. Eaton is home to historic Fort St. Clair, established in 1792 and now home to walking trails, a Holiday festival of lights, and more. The area really does offer the pot of gold at the end of the rainbow!
In addition, the City of Eaton offers a gated community living about 7 miles SW of town, at a place called Lakengren. This picturesque area is surrounded by rolling plains and offers residential-resort style living to those folks interested in life on the lake. The area offers 22 miles of fabulous homes, and the landscape is painted with mature trees, winding roads, stunning homes both large and small, and of course, sparkling lakes.
I'd love to be your tour guide to this beautiful place I call home, and help you find a home of your own. Whether you are considering full time living on the lake, or looking for a second home or summer vacation place, Lakengren will have something for you! And you can always see more pictures and get more information on Eaton and the surrounding areas at my web site!
Some would say there are two sides to most people; the personal side, and the professional side. I make it my goal on a daily basis to combine these two as best as possible to provide real, honest, heart-felt attention and service to all of my clients. It's that important!
The personal side: I'm a lot like you probably! I am a mother,a wife, a daughter, sister and friend. I'm a dog lover, and enjoy scrapbooking and all things real estate! I live in Lakengren, Eaton Ohio, with my husband of 15 years and my two great kids! I am also the proud owner of an overgrown golden retriever named Ted...
I am an alumni of Eaton High School, and also a member of the Omicron Sigma Sorority, which is a community group that does lots of fun things as well as many events to give back to our local neighbors and those in the area that are less fortunate.
I like to bake, camp and travel with my family. We love the lakengren community; the swimming and fishing, sledding in the wintertime, and the amazing colors of fall. I am an avid reader and always doing my best to learn new things I can apply to home and work! I am also the proud sponsor of a really hard working boys soccer team. These boys, including my son, constantly remind me of the definition of teamwork, and sportsmanship, 2 traits valuable both on the field and off!
The Professional side: I have been a licensed Realtor since 2002. In 2008, I hitched my wagon to the biggest star in Eaton, Country Mile Realtors, the County's largest real estate brokerage.
In addition, I am a proud member of:
Dayton Area Board of Realtors
Cincinnati Board of Realtors
Ohio Association of Realtors
National Association of Realtors
I am also a proud graduate of the Floyd Wickman S.M.A.R.T. program, an intensive 7 week course focusing on PRESSURE-FREE buying and selling skills. I also received the designation in January of 2008 of Master Sales Professional, an honor bestowed on less than 1% of all Realtors nationwide!
Whats that mean for you?
Simple! FIVE CORE VALUES by which I guide my life:
Here are a few other things that make a difference:
1. I am a one-woman show! Meaning? I work alone, and I work for you! I am beside you, from start to finish. When you call, you get me, not an assistant you've never met. When a problem comes up, I am the one to handle it, not some random member of a team. You are number one to me, and my time, service and personal attention are what you get!
2. I LOVE the net! Meaning? If you are buying, it's as simple as one phone call to find that dream home. I am plugged in to the latest, hottest properties. 24-7! If you are selling, you won't be able to get on the web without seeing your home! I am a firm believer of "more is more" when it comes to Internet presence, resulting in premium exposure for your property, and a premium sales price!
3. I am full time! Meaning? Real estate is how I make my living. It's not a hobby. It is my passion! I am passionate about the business of buying and selling, and I want you to experience this passion in the hard work and commitment I put forth every day!
4. First class company! Meaning? I work with the rolls royce of real estate brokerages. Country Mile Realtors is made up of the areas top producing agents. We carry the most inventory. We advertise in a wide variety of print and web publications. This means that when you get me, you also get the advantages of a top notch real estate firm, a company that prides itself on customer satisfaction and daily results!
5. Communication! Meaning? Even though we live in an automated world, personal touch still makes the world go round. When you hire me, you will never have a doubt about how hard I am working for you! I guarantee to speak with you weekly. I guarantee to provide you with updates on the market so you will never have to question where your home stacks up. I dont stick a sign in the yard and disapear. I become part of your team, and you a part of mine. Together lets work to make your real estate dreams come true!
Come see me today! www.buypreblecounty.com
or read me: www.kelleysellspreble.com!
Kelley did a wonderful job in finding us the home of our dreams. What could have been a difficult experience was made simple due to Kelley's constant hard work and communication with us. - Bill and Mindy
For a real estate experience made real easy - call Kelley Weimer. She's the go-to gal for your real estate needs! - J. Tester
Kelley didn't sell our home...she helped us keep it. We were facing the real possiblity of losing our home, and Kelley came in, talked with the bank on our behalf, and made it possible for us to not only stay in our home, but LOWER our payments as well. Not your typical service from a real estate agent, but will will never forget her and her help! John & Dorothy
Kelley,
I just wanted to thank you for helping me every step of the way. I really appreciate it all. You did a lot for me. Don't ever let anyone tell you otherwise because they are missing out if they don't have a Realtor like you. - Nikki
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