© 2009 Patricia Kennedy. Unless otherwise noted, the content, both written and in pictures, is the property of Patricia Kennedy . If you would like to use this image, please email me (housepat@mac.com) with your request. I'll almost certianly say yes, and ask only that you provide a link back to my original content as well as an acknowledgment. The same thing applies to any other material you see posted here on Active Rain or on any of my other blogs.

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tAgazine - First Issue October 2009! If you like, check out our cool take on the traditional newsletter!

The SIGNS in Feng Shui in New York -- From a New York Feng Shui Consultant

When I began my Feng Shui Course in New York in 1996, one of the very first things we learned about was to look for "signs" on our way to a client's home. While on my way to Feng Shui Consultations either here on Long Island or in New York City or Queens, I have since come across some unusual SIGNS.

Interpreting these signs in Feng Shui can be another thing. For example, there was the time I passed a Clown riding a bicycle on a Long Island NY road. I had no idea until I was speaking with my clients during the consultation and the husband told me his job was a comedian. He was concerned he may not make it in his chosen career and I related what I had passed-which I took as a VERY good sign that he would. (Today he is quite well known!)

It doesn't surprise me that for some reason, most of my clients have frogs. In Feng Shui, we sometimes recommend a Frog as a sign of Abundance (Think Money Frogs :) They don't always have Feng Shui Frogs but I'll see one somewhere in their home. On a Feng Shui Consultation in a New York City Apartment I came across Kermit; in a home where there were no children-yet.

Feng Shui in a New York City Apartment

I mentioned my thoughts of Good Fortune associated with a Frog in Feng Shui and my client went and got another one to show me. This one he has just won in a game.

During the Feng Shui Consultation in this small but lovely NYC Apartment, I found a number of issues to correct. Weights were being stored under the bed, clutter had taken over one of the rooms and the Dining Room "felt" lifeless. No one ever ate in there my client told me after I'd asked her about it.

On my way home I stopped in a store I hadn't been to before on Long Island. Known for the unusual things it carries, I was looking for something specific. And found FROGS everywhere! To me it's a clear sign my Feng Shui Clients will be successful and I called to tell them about the "signs."

A pretty waterfall...and Frogs on the Left.

Somehow, I was not at all surprised to receive a call just a short time later. The husband who had concerns of being let go was actually called into the office-and instead of being let go, he had received an unexpected raise. The wife had applied for a higher position in her company; a position, she said, she "didn't have a hope of getting." She had applied, she said, for the experience.

Yes, she got it. Along with a Company car, full health benefits and a huge salary increase. When she called, I could hear the excitement in her voice as she was telling me this and I was thrilled right along with her! She also told me about other wonderful things that had come their way. I wasn't surprised. There ARE signs everywhere. Some are small and we might miss them if we're not paying attention.

I had landed in Frog Heaven : )

Silly as they may sound, remember to LOOK for the SIGNS in life!

**Carole Provenzale has been a New York Feng Shui Consultant since 1997 and is the Founder of Feng Shui Long Island & New York. On Site Feng Shui Consultations provided for New York City (Manhattan), Queens and all of Long Island for Homes, Apartments, Businesses, Corporations, Renovations and New Construction. For New York Feng Shui Consultant Laura Cerrano: http://www.FengShuiManhattan.com

Every state requires slightly different steps to buying a home, although they are basically very similar. Since I am most familiar with the way California does it, here is the path to home ownership in California, broken down into simple steps:

1) Hire a Buyer's Agent

• A buyer's agent will represent only you and have a fiduciary responsibility to look out for your best interests.
• Buyer's agents may ask you to sign a buyer's broker agreement, but it is the seller who pays the commission.
• Interview agents until you find an agent you trust and with whom you feel comfortable.
• Once you have settled on an area, try to hire a neighborhood specialist.

2) Get PreQualified / Preapproved

• Order a free credit report online and fix mistakes, if any.
• Ask your agent for a referral to a mortgage broker, but also compare rates offered by your own bank and / or credit union.
• Ask the lender to give you a loan preapproval letter, which means it will verify your income and pull a credit report.
• Determine your maximum loan amount, but choose only a mortgage type that you understand and a payment level with which you feel comfortable, which may very well be less than the maximum for which you are approved.

3) Look at Homes for Sale

• Ask your agent to look at homes for you before showing them to you.
• Narrow your search to those homes that fit your exact parameters to find that perfect home.
• Ask your agent to give you MLS print-outs of comparable sales in your targeted neighborhood.
• Consider all homes on the market, including fixer-uppers, REOs, foreclosures, short sales and those overpriced homes with longer DOM.
• Observe open house etiquette.
• Tell your agent which online home listings you are interested in previewing and ask for additional input.

4) Write a Purchase Offer

• Consider writing seller's market offers in sellers markets and buyer's market offers in buyer's markets.
• Select a home offer price based on the amount you feel a seller will accept or counter.
• If you are considering a lowball offer, ask your agent to substantiate this price for you.
• Prepare for multiple offers if the home is considered desirable in a hot location.
• If your offer is rejected, ask your agent to explain why and don't repeat that mistake with your next offer.

5) Negotiate and Write Counter Offers

• Expect the seller to issue a counter offer.
• If the seller counters at full price, continue to negotiate.
• During offer negotiation, share personal information about your family to give the seller a reason to care about you.

6) Make an Earnest Money Deposit

• When your offer is accepted, deposit your earnest money check with the appropriate party.
• Do not ever make your check payable to the seller.
• Your offer should contain contingencies that will return your earnest money deposit to you if you cancel the contract.

7) Open Escrow / Order Title

• Your agent or transaction coordinator will open escrow and title, if the listing agent hasn't already done so.
• Ask for the escrow officer's name, phone and escrow file number.
• Give this information to your lender and your insurance agent.

8) Order Appraisal

• Your lender will require an advance payment for the appraisal.
• If you receive a low appraisal, discuss options with your agent.
• Ask for a copy of the appraisal.

9) Comply With Lender Requirements

• Lenders may ask for additional information.
• Do not make home buying mistakes such as altering your financial situation while in escrow.
• When the file is complete, the lender will submit it for final underwriter approval.

10) Approve Seller Disclosures

• Read and question items you do not understand on the TDS, Seller Property Questionnaire, natural hazard report, pest inspection / completion and other documents such as a preliminary title policy.
• Realize you have 10 days to cancel if lead paint is a health hazard.
• Read every document in its entirety; ask questions about all seller disclosures.

11) Order Homeowner's Insurance Policy

• Order your homeowner's insurance early.
• Sometimes previous claims by a home owner can make it difficult to get insurance.
• Get replacement coverage.

12) Conduct Home Inspection

• Hire a reputable home inspector.
• Bring a home inspection checklist with you.
• Attend the home inspection.

13) Issue Request for Repair

• If the home inspection turns up health and safety issues, issue a request for repair by asking the seller to address those issues or give you a credit for them.
• Realize no home is perfect, and the inspector will find faults.
• Be reasonable.

14) Remove Contingencies

• By default, California C.A.R. contracts give you 17 days to remove contingencies.
• Make sure your loan is firm and the appraisal is acceptable before removing your loan contingency.
• If you do not remove contingencies, the seller can issue a request to perform and then cancel the contract, on top of demanding your deposit.

15) Do Final Walk-Through

• Do not pass up doing a final walk-through.
• Inspect the property to make sure it's in the same condition as when you agreed to buy it.
• If you find a serious issue, address it now before you close.

16) Sign Loan / Escrow Documents

• In southern California, you will sign escrow documents shortly after opening escrow.
• In northern California, you will sign escrow documents along with your loan documents near closing.
• Bring a valid picture ID.

17) Deposit Funds

• Bring a certified check payable to escrow.
• Expect escrow to pad the amount, so you will receive a refund after closing.
• Consider asking your bank to wire the funds to escrow, saving you the hassle of waiting in line at the bank.

18) Close Escrow

• Your property deed, seller's reconveyance and deed of trust will record in the public records.
• Title will notify you and your agent when it records.
• After recordation, unless your contract specifies otherwise, the property is yours -- change the locks immediately.