Just a reminder

I know it can be kind of unsettling to think of being with out a place to live. The simple solution is to do a contingency. I think most people have for gotten about this option or don't fully understand. This is the way a lot of Real Estate transactions use to be handled and some still do. Its called first right of refusal for the Seller and a 90 day contingency for the Buyer. This allows the Buyer who has there house listed but has not sold yet to make an offer on the home of there liking and for the Seller it allows them to have a closing date to get there house sold!

Here's the nice part for both Buyers and Sellers

For the Buyer who has a house for sale,ask for a 90 day contingency upon the sale and closing of there own house this will give the Buyer 60 to 68 days to get there house under contract and-another 30 to 22 days to close which is still in the permitted time frame of the 90 day contingency.Which also means Buyer gets there house sold and the house they wanted and a nice time line to move with out worrying about were there going to live!

Here's the nice part for the Seller on the other end of the contingency

The Seller has a closing date and the option that if the Buyers house dose not sell with in the permitted time frame no one gets what they want but no one is with out a house to live in. At the same time the Seller keeps the right that if a higher bid was to be presented before the Buyers house goes under contract to be sold and closed Seller can except the higher offer but must notify buyers that this has occurred. This protects both Buyer and Seller in the contingency and is more than fair to both parties and allows both Buyer and Seller to achieve what they want with smart business through there Realtor.

Please feel free to contact me and discuss this subject were I can better explain the process.

Sincerely;

Bryan K. Ludy     Realtor       

This experience came with a new listing.The client told me that he was ready and every thing was in order,as I was deeper into the apt I found that my client had purchased the home on a contract for deed and had owned the home free and clear for over 3 years no problem right? Wrong there was a problem! As I began to ask more and dig deeper, I learned of the seller who issued the contract for deed had a death of a spouse before the deed for contract had been finalised which was taken care of.Then My client told me that he had a divorce before the contract of deed was finalised and that the lawyer had taken care of all the paper work 4 years earlier. {hurdle # 1} When I asked for the legals the divorced spouses name was still on the legals so I contacted the lawyer who had handled the case and found out that the paper work for what ever reason never was sent to my seller or never recorded.{Hurdle # 2} When I dug deeper, divorced spouse of the seller had been remarried before the contract for deed had been finalised WOW! Now I had no way to legally list the house until this was cleared up.Let me try to clear this up!The divorced spouse of my seller has been remarried and her new husband now has half of her interest by marriage of her half interest of my seller interest and to make matters more complicated my seller is to be wedd in less than a month just for an added twist.To make a long story short, I was able to get the x and her new husband to sign again because she had gotten remarried it had to be done for the paper work from the divorce had been sent to both parties but never recorded ,then filed quitclaim with the original divorce papers and the paper work from the new husbands signature signing off. 30 days later we had a valid listing sold and every one lived happily married ever after."Yeah". Just goes to show what can happen in Real Estate little things with paper work can be forgotten or lost in the shuffle with buyers and sellers but I love it!