Massachusetts Real Estate News & Opinion by Claudette Millette

How to Get MLS Listings for Your Massachusetts Home Search

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 01 May 2012 06:09:02 -0700

How to Get MLS Listings for Your Massachusetts Home Search

Looking for a home these days has become a little easier than it was years ago due to all of the technology at our disposal. Of course, you will still want to avail yourself of the services of a good buyer agent who knows the area and can help you in your search from start to finish. But even before you work with an agent you can start to preview the terrain by signing onto a Massachusetts MLS Listings service.

Some of the sources you can choose from are Realtor.com, Trulia and Zillow. A number of real estate agencies also have their own MLS services of their own. One such site on which to obtain Massachusetts MLS Listings is from The Buyers’ Counsel.

As you try out the various Massachusetts MLS Listings services you will notice that they all offer different functions like numerous search fields, price ranges, house features, photos and virtual tours. Ease of use and functionality will vary from one service to another. At the Buyers’ Counsel Site, for example, you have the ability to set up a portfolio of possible homes that you are interested in. In addition, you can set the system up to email you daily as new listings in your price range and other criteria come on the market.

What to Look for in Your MLS Search

After establishing your price range, you will want to set up parameters that are critical to you. Some of these may include:

Living area (or square footage)
Minimum number of bedrooms
Lot size
Year built (age of home)

Although you may have the ability to become very specific in your search I usually caution clients not to do this. Even though a home may not have the gas stove you have always dreamed of, getting this restrictive may just eliminate a property that could have everything else that you are looking for.

You will find that some of the MLS Listing services are not updated as frequently as others. This is critical and you probably want to make sure that you use one that is connecting to the MLS daily to avoid chasing after homes after they have already gone under agreement.

There are a number of options when looking for a Massachusetts MLS Listing service. So, find a good one, hire a great buyer agent to help you – and, happy house hunting!

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Adult Community – Carriage Hill Southborough Massachusetts

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Sat, 21 Apr 2012 13:14:15 -0700

Adult Community – Carriage Hill Southborough Massachusetts

Carriage Hill Southborough is a luxury Adult Community – 55+ in Southborough, Massachusetts. Conveniently located, just off of Route 30 it is one mile to the Mass Pike exit and 20 miles to downtown Boston.

Southborough is noted for its fabulous schools, affluent neighborhoods and great commuting location. The Southborough MBTA station is not far from Carriage Hill and offers more access to Boston and other destinations.

Residents at Carriage Hill enjoy a fabulous lifestyle in townhouse units that are bright and open with soaring ceilings and detailed moldings throughout. Master bedroom suites are located on the first floor with huge double closets and stunning baths. Most master baths have Jacuzzis and, Corian vanities, loads of linen closet space and great lighting.

The second floor has an expansive loft area suitable for an office space, library or simply a sitting area. There is a second bedroom on this floor with its own full bath.

This premiere community features elegant living spaces with spectacular designer finishes. They include gourmet kitchens with custom cabinetry, Sub Zero refrigerators, cathedral ceilings and sunny four season porches. Most units also have ample decks for grilling with scenic settings and lush landscaping.

The lower levels are walk-outs and most have been fully finished with full or half baths allowing ample space for family and guest visits.

At Carriage Hill you will enjoy your own private tennis court with outstanding views of the Metrowest area.

There are 62 units at Carriage Hill and the monthly association costs cover master insurance, exterior maintenance, road maintenance, landscaping, snow removal, tennis court recreational facilities, clubroom and refuse removal.

The million dollar club house at Carriage Hill includes a personal gym, billiard room, library, function facilities and a fabulous outdoor deck. Residents enjoy weekly gatherings like their Friday night wine and cheese parties, bridge games and other organized events.

Beautiful sunsets and a lavish lifestyle await you at Carriage Hill, Southborough.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

How many Villages are there in Newton Massachusetts?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Mon, 16 Apr 2012 14:39:17 -0700

How many Villages are there in Newton Massachusetts?

The answer to this question varies. It really depends on whom you ask. Most people will say that the answer is thirteen. Those villages are:

Auburndale
Chestnut Hill
Newton Centre
Newton Corner
Newton Highlands
Newton Lower Falls
Newton Upper Falls
Newtonville
Nonantum (also called “The Lake”)
Oak Hill Park
Thompsonville
Waban
West Newton

Some city maps split up Oak Hill and Oak Hill Park into two separate villages which would make the number total fourteen. Still other people consider the “Four Corners” as its own separate village. As I said previously, in Newton, Massachusetts there is no one sure answer although most residences will claim there are thirteen. None of the villages have any legal definition and no firmly defined borders, but most have their own post offices.

The sprawling City of Newton is known as the Garden City due to its colorful blossoms. Part of the Metrowest, it is located just six miles west of Boston making for a breezy commute to the work.

Low on crime and high in convenience Newton was voted the safest city in the country in 2003, 2004 and 2005 according to the FBI. The city also boasts the fact that it is home to Boston College and Boston College Law School as well as Lasell College, Hebrew College, Mount Ida and Andover Newton Theological School. Sparing no expense on education Newton has other highly ranked schools including the new high school which came at precedent setting cost of $197 Million. The state-of-the-art high school features an indoor track, an Olympic sized swimming pool, electronic music lab, simulated outdoor area, a film lecture hall, two theatres, an art complex, an auto body shop, athletic wing, state-of-the-art student cafeteria and a climbing wall.

Aside from its nationally-recognized learning institutions, Newton has an award-winning Library as well as the Jackson Homestead Museum, one of 712 nationally-accredited museums nation-wide. The Newton Library boasts more than a half a million printed volumes as well as artwork and numerous videos. For musical culture the city has the Newton Symphony Orchestra and the Newton Philharmonic Orchestra of Massachusetts.

Originally settled in 1630, Newton was then part of “the newe towne” and was renamed Cambridge in 1638. The Native American tribe of Nonantum which was led by a sachem named Waban relocated to Natick in 1651. It was renamed Newtown in 1691 and eventually in 1766 took on the name of Newton. Newton was incorporated into a city in 1873.

Each year on Patriots Day, the Boston Marathon runs through the city from Wellesley on Route 16 and into the famous (or infamous) Newton Hills. Turning onto Commonwealth Avenue the racers then proceed into Boston encountering two hills prior to Centre Street and onto the one of the most challenging of all, Heartbreak Hill. Just as in all of the towns where the Marathon makes its mark, local residents line the streets enthusiastically cheering the runners on.

Great schools, award-winning restaurants, convenient shopping, pedestrian-friendly parks and playgrounds as well as safe neighborhoods all make the City of Newton a lovely place to call home.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

What Does a Massachusetts Buyer Agent Do?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Mon, 19 Mar 2012 10:36:00 -0700

What Does a Massachusetts Buyer Agent Do?

You should know that not all Massachusetts real estate agents are created equal. There are agents who specialize in listing homes and there are the fewer select agents who specialize in representing home buyers. And, in between, there are Realtors® who do a mixture of both.

Obviously, your home buying needs are not going to be served by the agent whose sole specialty is listing and selling homes. A Massachusetts Buyer Agent is dedicated to serving the needs of someone who is buying a home and, as such, has had the training and experience necessary to cover every aspect of the home buying transaction with emphasis on representing you, the home buyer. A Massachusetts Buyer Agent’s duties should include the following:

Assist you in finding the best mortgage loan provider for your needs
Prepare a thorough property value study of the property you are interested in
Represent you on all kinds of properties, including for-sale-by-owners
Promote and protect your interests at all times
Advise you, the home buyer, on the quality of the home, even pointing out reasons not to buy
Research the property’s history, neighborhoods and abutting land
Negotiate a price and terms that are favorable to you
Seek out and provide inside information to enhance your bargaining capability
Withhold private information about you and your financial situation

A Massachusetts Buyer Agent works for you. As such, one is duty-bound to research and discover anything that may affect your home purchase.

A Buyer Agent has a fiduciary responsibility, just as an attorney does. Your private information must remain so and your position needs to be protected at all times. This is part and parcel of home buyer advocacy.

Finding the right home to suit your needs is an important part of the process but once the property has been located, there is much more ahead. Following the negotiation and acceptance of your offer, these further steps need to be attended to:

Recommend a through and reputable home inspector who will work for you
Attend the home inspection
Renegotiate for problems uncovered by the home inspection
Recommend a good real estate attorney
Work in conjunction with the attorney during the purchase and sale process
Set up and conduct a final and thorough walk-through of the property
Renegotiate if there is anything wrong with the property at the time of walk-through
Attend and monitor the closing

This is an incomplete list of duties since unforeseen circumstances frequently arise at the last minute and it is your Massachusetts Buyer Agent's obligation to make sure that all loose ends are tied up to ensure that you have a successful and smooth closing.

As a buyer agent, the goal is not to sell you a home, but rather to provide a valuable consultation service to help you search for, find and successfully procure the best home for your needs.

So, if you are buying a home - definitely don't go it alone!

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Buying a Home in Massachusetts? Consider Resale Issues - Right up Front

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 13 Mar 2012 14:23:47 -0700

Buying a Home in Massachusetts? Consider Resale Issues - Right up Front

The average home buyer in Massachusetts buys and sells a home every five to seven years. Whether your selling time will come that quickly or you are planning to keep your home longer, it is safe to assume that at some point you may need to sell your home.

The time to start planning for this eventuality is during the purchase phase. We all get caught up with emotion during a home purchase. And, why not – finding the right home is a lot like a love affair. Certain bells and whistles are going to go off when you see the right one.

All I’m saying is that practicality needs to be inserted into the process of home buying in Massachusetts and thoughts of resale are part of this equation.

The home you are in love with is also your investment and as such there are certain factors that could affect your ability to get the most for it when you need to.

Potential Resale Problems

Location – Of course, this is the biggest. Say the word three times and you have a real estate cliché. The town and the neighborhood can make or break your ability to sell your home down the road, particularly in a tough economy.

A Busy Street – Your pool of potential buyers will come largely from people with families and they usually feel safer in a neighborhood rather than on a heavily trafficked street. Sidewalks, cul de sacs and places for children to be able to play are high on the list for these home buyers.

Highway Noise – There are some lovely subdivisions in the Metrowest Massachusetts area but, unfortunately some of the homes in them back up to major highways. You may be relocating to the suburbs from New York City and find this level of noise acceptable. However, you need to keep in mind that this factor can be a huge detractor for resale value.

Lot size and Usability - Once again, with family buyers, most enjoy having a flat, usable lot where swing sets or even a pool can be installed. A steep drop off in back is not conducive to safety.

Unusual Easements or Restrictions – An easement should be disclosed to you in the listing and will also be recorded on the deed. Most easements do not affect your quality of life but you should be aware of them. They can include driveway easements, having to allow neighbors to cross your property, pipeline, utility or drainage easements.

Wetlands – For some people buying a home in Massachusetts the existence of wetlands behind or around the home may be considered a plus since it means that nothing can ever be built there. However, having wetlands on your property also means that you cannot build anything on it or disturb any of the vegetation.

Safety or Security Issues – Have there been break-ins or robberies in the neighborhood? Crime statistics can be checked through a number of services on the Internet.

Declining Values – There is a key problem in a community that has experienced a lot of foreclosures. Foreclosures in an area will bring down the values of the rest of the homes in the neighborhood.

The School System – This is a huge factor in the maintenance of property values. Even if you do not have children, the quality of the schools in the town you are moving into will greatly impact resale value. School ratings can be checked for any town in Massachusetts through Great Schools.

High Tension Wires – Electromagnetic fields have been a controversial issue over the years. Some studies have been done that have indicated danger - while other more recent studies have disputed the issue. Whether or not you believe in these studies the fact remains that high tension wires in close proximity to home can serve to stigmatize the property.

Strong, Highly-personal Decorating Choices – Particularly ones that are difficult or expensive to change are not helpful to the potential resale of a home. The best rule to follow, unless it’s the last house you will own, is to keep decorating neutral. Go wild and paint the bathroom purple if you want – paint can be changed. Items like wall tiles, wall-to-wall carpeting (I have seen bright pink carpets) and anything that is physically part of the home is best kept to a color that most people can live with.

Being in a Flood Zone – If your home is in a flood zone you will have to carry additional (flood) insurance. The cost for this is not a minor issue and will not go unnoticed to any potential home buyers down the road.

Enjoy your Massachusetts home hunting. Just remember about an “ounce of prevention” and plan ahead for your resale.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Town of Southborough

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 14 Feb 2012 15:39:16 -0800

Town of Southborough

Suburban location, pleasant neighborhoods, historic school system and an easy commute to Boston - These are all descriptions appropriate to the Town of Southborough.

History

In its early days Southborough was known as "Stony Brook" and was actually part of the nearby Marlboro (or Malborough) in the 1600s. The Town of Southborough did not become a town on its own until July 17, 1727.

During that period, the Town of Southborough was primarily a farming and agricultural community with saw and grain mills as well as iron works. The town's inhabitants spent their days tending crops, working in the orchards and watching over their cattle. One of the remnants of that life is still the existence with the much beloved Galloway Striped Cows.

Railroads and small factories began to spring up by the mid 1800s along the two branches of the Sudbury River. One of these factories was the Cordaville Cotton and Woolen Mill, a mill that made blankets for the Civil War. Its name "Cordaville" remained as a name to one of the four villages in Southborough.

By 1898 water was becoming more of an issue for the community and the Fayville Dam was built. Even after this, the Town of Southborough remained a rural community until after World War II. The housing boom of that period along the coming of the" high tech" industry along Route 495 began to change the landscape of the entire area.

Today, there remains a great deal of open space in the Ttown of Southborough with a quarter of the town taken up by the Sudbury Reservoir. And now there are a number of neighborhoods that have been built including Killam Farm, Liberty Estates, Pine Hill Estates and Presidential Estates.

The Southborough Town Hall, called the "Southborough Town House" is part of the downtown area along with a several shops, restaurants and a nail salon that I frequent.

Along with a number of surrounding towns, Northborough (Northboro), Marlborough (Marlboro) and Westborough (Westboro), the Town of Southborough has two distinct ways to spell its name.

How do you spell "Southborough?"

Actually, whichever way you choose.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Home Remodeling on the Upswing - Is it a Good Thing?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 16 Aug 2011 18:57:21 -0700

There could be a number of reasons for the recent jump, but according to an article in the Austin Business Journal, home remodeling has risen to its highest level in seven years.

Figures released indicate an increase of 22% in May from a year ago which marks 19 straight months of gains. These numbers put home remodeling levels at their highest since Buildfax started tracking these figures in 2004.

This bodes well for construction workers who hitherto fore have been gainfully employed building new homes. With the decline in housing starts home improvement projects will certainly help to put some of these contractors back to work.

Joe Emison, vice president of research and development at BuildFax calls it a “bright spot” in an otherwise struggling environment. His observation is a positive one that home owners are looking to upgrade their current homes rather than purchasing a new one.

NAHB’s Chairman, Bob Nielsen also expressed optimism over the recent increases with hopes that this activity will continue to climb based on the current trend.

But, what does this say about the economy, in general – and more specifically about the housing market?

Are potential home buyers throwing in the towel on the possibility of selling their homes and trading up as has generally happened in the past? This may or may not be the only cause for the uptrend in home remodeling.

As we have readily observed over the past few years, home buyers have become extremely particular about the houses they will even consider for purchase. While there was, at one time, a strong market for low-cost “fixer-uppers” those times have long since passed. These days, the only people interested in buying a home that needs work are investors who intend to renovate and flip for a profit.

Today’s home buyer is not necessarily willing to invest in “sweat equity” since there are so many homes on the market right now that are not selling. Why buy a home that needs work when you can hold out for one that is already in move-in condition?

I was recently asked by friends who are contemplating the sale of their home if I recommended that they sell as-is or make repairs and improvements. My best advice was to definitely improve their home, within reason. Buyers are just not considering the homes that need TLC (tender loving care) right now. They are, and can be, more discerning than that.

Could this then be a large part of the increase in the home remodeling figures - owners who are considering selling their abodes but are wisely advised to indulge in some remodeling prior to putting it on the market?

This may not be a question of home owners who are fearful and planning on staying put - but rather to renovate, sell and move up.

We can only hope.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

The Elements of a Massachusetts Offer to Purchase Real Estate

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Sat, 18 Jun 2011 19:00:08 -0700

The Elements of a Massachusetts Offer to Purchase Real Estate

Once you have found the perfect home, it is the job of your Realtor® to write up an Offer to Purchase. Since Massachusetts has a two-contract process, the Offer to Purchase is the first step, to be followed in 7 days to a week by the Purchase and Sale Agreement.

The Massachusetts Offer to Purchase is typically written on the standard preprinted form provided by the local board. However, the contingency pages are another matter. These pages are specifically geared to protect your interests as a home buyer, and specifically - your deposit.

The contingencies should always include the following:

The Financing Contingency - This states the amount of financing you will be applying for and accomplishes two things. One, it protects your deposit should your financing be turned down and states that if you are unable to obtain your loan by a certain date, you may withdrawn from the transaction and have your deposit money returned. Two, it tells sellers how strong a buyer you are. They can see from the mortgage amount whether you are a 5%, 10%, 20% down or more buyer and this could be a factor in a multiple offer situation.

The Home Inspection Contingency - Written into the offer is a time-frame, usually one week, to give you a chance to have the property inspected. This gives you a chance to thoroughly inspect the property you are buying along with a professional home inspector. It should be written in a way that allows you to get out of the transaction, if the home does not meet your needs, with your deposit returned.

Additional Contingencies - These will be tailored to meet the particular circumstances of the buyers' needs. For example, perhaps there is an unknown fact about the property that must be checked into, i.e., "Offer is contingent on information regarding the adjacent vacant lot."

The body of the offer should contain the following:

address of the property
the brokers involved in the transaction
the offer price
initial binder (typically $1,000)
the additional deposit to be put down at Purchase and Sale (usually 5% of the purchase price minus the $1,000 deposit
the date of the Purchase and Sale Agreement (usually within two weeks)
the closing date
who will be holding the deposit (typically the listing agency)
what is included in the sale (i.e., refrigerator, washer, dryer)
any additional terms of the offer.

Keep in mind that the price is not the only point of negotiation, although it is usually the strongest. Other factors are: how strong you are financially, if your closing date is agreeable with the seller's plans and how flexible you can be.

Some Massachusetts home buyers make the mistake of thinking that since the Purchase and Sale Agreement will be the ultimate contract, the Offer to Purchase is unimportant.

Make no mistake - The Offer to Purchase Real Estate is a legally-binding document and one that needs to be written with great care.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Buying a Home in Massachusetts - What to Expect at Your Closing

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Fri, 20 May 2011 22:01:09 -0700

Buying a Home in Massachusetts - What to Expect at Your Closing

All the heavy lifting has been done. You have completed your home search, found the perfect house, been through an inspection, signed the purchase and sale agreement, secured your mortgage financing and conducted a final walk-through. The time for your closing has finally arrived and there are some details that you should be aware of.

Who attends your Massachusetts closing?

A closing is usually attended by your buyer agent, the listing agent, the closing attorney and, sometimes your attorney. It is a good idea to have your attorney present if at all possible. But, the next best thing is to make sure that she is reachable, in the event of any last minute issues.

Items you must bring to your Massachusetts closing:

Identification. Your driver's license with a photo or some other official photo I.D. It is wise to bring a second form of identification just in case. If you are not an American citizen, be sure to bring your passport.
Your Homeowner's Insurance Binder. A couple of weeks prior to closing you should contact an insurance company, let them know you are going to be purchasing and home and give them all of the necessary information for them to create a homeowner's insurance policy for you. This needs to be paid a year in advance and brought to your closing so the home is fully insured the moment it becomes yours.
Personal Checks. There may be some last-minute items that need to be paid at the closing table. One example of this is a payment for the oil that is currently in the tank. There could possibly be other incidentals as well and it's always better to be prepared.
The Funds for your Purchase. Prior to your closing, usually 24 to 48 hours before, the closing attorney should provide you with the exact figure that you will need to bring. This needs to be in the form of a bank check so be prepared to make a trip to the bank just prior to closing. The check should be made payable to yourself for safety. You will endorse it over to the closing attorney at the closing.
A Strong Writing Hand. You will be signing numerous documents which are mostly for the bank. The attorney's office will supply you with a pen - but the writing strength must be your own.

Items that are brought by the seller:

Keys to the home along with any garage door openers
Certifications from the local fire department that the smoke and carbon monoxide detectors are functioning
A final water and sewer reading that has been paid
An official reading of the amount of oil that is in the tank
A signed deed to the home
If the home is on private septic, a copy of the Title V Report
A copy of their last paid real estate bill
Paid invoices for any repairs that were promised

Filing for Homestead Protection at your Massachusetts Closing

The Massachusetts Homestead Act provides you with protection against lawsuits. There is now an automatic protection of $125,000 even if you do not file. But if you do file, you are afforded protection of $500,000. The closing attorney should have the necessary papers for you to sign.

When is the home officially yours?

After the papers are signed, the deed must be filed at the Massachusetts Registry of Deeds. If your closing takes place at the registry, this will happen within minutes. However, most closings are done at an attorney's office. In that case, a specially designated person will pick up the deed and bring it to the registry within the hour.

When all of the documents have all been signed, money has changed hands and the keys are handed to you, your closing is done.

You are now, officially, a homeowner.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Massachusetts Real Estate Closings Must Now be Conducted by Attorneys

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Sun, 01 May 2011 22:55:19 -0700

Massachusetts Real Estate Closings Must Now be Conducted by Attorneys

An important ruling was handed down last week concerning the role of attorneys in Massachusetts real estate closings. The decision will have, not only an impact on the legal profession in The Commonwealth, but will also affect home buyers.

A dispute that began in 2006 between the Real Estate Bar Association and National Real Estate Information Services was settled by the Massachusetts Supreme Judicial Court.

The original argument stated that closing companies such as NREIS and their provision of services to mortgage lenders which included the practices of title examinations, drafting closing documents and disbursing settlement funds amounted to "the unauthorized practice of law." Via an article in The Boston Globe.

This case was originally ruled on in 2009 by a U S District Court judge who found in favor of the Pennsylvania based real estate services company. The local real estate bar was ordered to pay nearly $1 million in fees and court costs. However, last year a federal court overturned the ruling and sent questions to the Supreme Judicial Court. The main question was - whether or not real estate closings need to be performed only by licensed attorneys.

The Massachusetts Supreme Judicial Court made its decision last Monday requiring "substantive participation" of attorneys in all real estate transactions thereby limiting the amount of work that can be outsourced to out-of-state entities that have had an interest in taking over the main functions of local residential closings.

Why is this decision so critical to home buyers?

A home purchase is a significant investment and usually the largest one that an individual or family will make in their lifetime. Buyers need to have that investment protected and the presence of a qualified attorney can help to insure that this happens. During the closing process complicated forms need to be explained to the consumer and a "closing company" that is simply providing a notary or a witness of document signing does not provide any actual legal guidance.

This recent ruling applies to refinancing as well as residential home purchases and confirms the importance of having a qualified attorney oversee the entire process.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Architectural Styles for Massachusetts Home Buyers

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Thu, 14 Apr 2011 20:34:12 -0700

Architectural Styles for Massachusetts Home Buyers

If you have been looking for a home in Massachusetts you may have noticed a number of different styles that appear on landscape. Some architectural styles are more popular than others but, to be sure, there is something available for a range of tastes.

Here are some of the more popular home styles you will find in Massachusetts:

Cape - The Cape Cod is one of America's oldest house styles. It was a popular style through the 1840s and later experienced a revival when mass production techniques allowed builders to fill developments with capes after World War II. The cape is usually symmetrical in design. The roof is a steep gable type covered with shingles. Originally, capes were small in scale. Now, there are many large capes with additional wings and dormers to increase their useable space.

Colonial - The colonial is the most popular architectural style in the United States. It was developed in the 18th century which is considered the Colonial period. The original colonials were symmetrical with four equal sized rooms on the first floor and four rooms above. The basic colonial still has two windows on either side of a central doorway and five windows across the second floor. The floor plan for the standard colonial is a central hall with stairs, a living room to the left that is two rooms deep and a dining room on the opposite side with the kitchen behind it. All bedrooms are located upstairs.

Gambrel - The gambrel has a ridged roof with two slopes on each side, the lower slope having the steeper pitch. The shape of the structure allows for a maximum of attic storage while still providing a weather tight roof. Because of the efficiency of storage the gambrel roof is often found on agricultural buildings as well as residential. The gambrel is thought to be attributable to the Dutch since Dutch colonials have a similar roof style.

Garrison Colonial - It is widely-thought that the garrison colonial's style was influenced by colonial block houses that were used for protection against unfriendly Indians. The overhang section was there to provide a good vantage point from which to safeguard the house from intruders. Other historians dispute this and say that the style was taken from the popular Elizabethan townhouses of the period that were being built in the overcrowded cities of England. This was due to the fact that the overhang area created additional living space on the upper floors.

Saltbox - In 17th Century New England, adding a single-story lean-to shed to the back of a house was a clever way of increasing space. By the 18th Century, the lean-to was being built into the original construction. The hallmark of a Saltbox is the sharply sloping gable roof that resembles boxes which were used for storing salt in old country stores. The front of the house is a two-story structure while the back slopes down until it becomes one story.

Tudor - The most distinctive feature of the Tudor house is called half-timbering. In this type of construction the actual framework of the house is left exposed and the space between the timbers is filled with brickwork or white stucco. This presents the appearance of what has sometimes been referred to as a "black and white house." Modern Tudor houses are often created using decorative woodwork that is, actually, false half-timbering. Other characteristics of the Tudor style are diamond-pane windows, steeply pitched roofs, Tudor arches and bay windows.

Ranch - The first ranch home was designed by Cliff May and was built in San Diego, California in 1932. The ranch style embraces the ability to move freely about, all on one level, without steps and into private patios and back yards. Today, many one-story homes are referred to as ranches.

Split Level - The split level home originated in the 1950s and 1960s with the purpose of having a separation of the formal, informal and sleeping areas of the house. The basic split level has the main living on the second level. This is where the living room, dining room and kitchen are. The bedrooms are located in a separate wing on the same level. It is standard to have the lower level function as a family room as well as additional recreation and storage areas.

Of course, these aren't the only homes found in Massachusetts. There are also Victorians, Queen Annes, Dutch Colonials as well as Contemporaries.

Whatever your taste may be, I am sure that you will find the perfect style to call home.

Source Material from Buying a Home by Claudette Millette 2004

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Nice Neighborhood - If You Don't Mind the Noise

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 05 Apr 2011 22:26:46 -0700

Homebuyers these days have some useful tools at their disposal to help them determine which homes they may or may not be interested in viewing.

With Google Maps, for example, you can visibly detect some important nuances of a neighborhood that could possibly spell noise trouble.

Among the most blatant of these is the ominous appearance of railroad tracks. While the convenience of living near the train is a consideration, it needs to be measured against the effect it could have when roaring by your back yard in the middle of the night.

Another important red flag, particularly here in the Metrowest area, is the proximity of busy highways to some otherwise appealing subdivisions. Look closely at a map and you will see a number of instances in Hopkinton, Southborough and even a small portion of Ashland where some very attractive neighborhoods are bumping right up to major freeways.

The term "Commuters' Dream" can turn into a homeowner's nightmare rather quickly. And in a down market, these types of properties are not an easy sell.

If your plans are to move into the Bedford area near Route 128, you need to take special note of the jets flying overhead at Handscom Field. You may want to avoid being in their direct flight path.

Of course, some noise levels are relative to exactly where the person is coming from. I have had clients who are moving from New York City who think that highway, train and other transportation noises are non-issues since it they are only periodic rather than the constant levels they have endured.

When you settle into a suburban lifestyle you begin to hear other sounds that to some may be considered noise, but to many of us they are equal to lullabies. While the chirping of birds is melodic and comforting, the thrashing of a woodpecker or the hooting of an owl can definitely keep you up at night.

Then there is my least favorite suburban noise, the perpetually barking dog. So very useful are these canines in guarding a home - but at least with an ADT alarm you can shut it down when it goes off.

In the more bucolic areas you hear the croaking of the toads; but not so much of that in the greater Metrowest where we have a pleasant mixture of slight road traffic, the sound of children playing and a constant symphony of nature's tones.

Before you settle on a particular neighborhood check the maps, the proximity to local transportation routes and do a thorough drive through of the area.

And, keep in mind - what is music to one set of ears may actually be noise to another.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

A Foreclosure in the Neighorhood Can Drive You Batty

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Sat, 02 Apr 2011 14:07:51 -0700

A foreclosed property in the historic district of Tifton, Georgia has been sitting around vacant for far too long. As a result, an estimated 10,000 to 20,000 Mexican free-tailed bats have made it their home. Via the Tifton Gazette.

Local code enforcement has posted a sign on the door declaring it unfit for human habitation and city officials are scrambling to come to a solution to the problem. The cost to eradicate 20,000 bats from and to then scrub it clean from what they have left behind will, more than likely, be enormous.

An animal removal service in the area described the situation as a "cocktail of pathogens" and said that anyone going in the home will need to have special equipment to cover their clothes and skin. I feel for the home inspector who ends up with this particular assignment.

Neighbors have been complaining as well. Not only will the infested foreclosed home bring down property values but the smell permeating the air is tough for everyone in the immediate area to live with.

This unique home is listed with a local real estate company and they actually have an interested buyer. I can only imagine the creative wording in the MLS listing description:

"Charming and spacious historic home. Pets included."

Anyone interested in taking a look at the property should get in touch with Norris Bishop Realty in Moultrie, Georgia.

Or, stay tuned for more information.

Same bat time - same bat channel.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

What Types of Homes are Selling Right Now? Perfect Ones!

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Wed, 30 Mar 2011 17:55:30 -0700

What Types of Homes are Selling Right Now? Perfect Ones!

For those who believe everything they hear in the media and think that the housing market is at a complete standstill, I have some news. There are many homes that are selling, and selling quickly. They simply fit into one of two categories.

They are:

Well-presented, or
Very well-priced.

Or, preferably - both.

Some of my buyer clients have recently run into extremely competitive situations resulting in multiple offer scenarios. I have found myself resorting back to techniques that were used during the boom periods to have their offers brought to the top of the pile. These include writing letters defining their current and past employment situations, and descriptions of exactly - what nice families they are.

What is causing this type of competition in a down market?

These are basically sellers who have smart Realtors® and they are taking their advice. Before the home is put in the market, the agent goes through the property and points out areas that need improvement. As a result:

Interiors are getting a fresh coat of paint.
The home is immaculately cleaned.
Any deferred maintenance is immediately taken care of.
Repairs are being made.
Out-of-date décor such as flowered wallpaper is being removed.
New kitchen counters are being installed.
The exterior is repainted, if necessary.

But most importantly, the home is priced correctly.

Perfect homes, of course are not the only houses that are selling. Foreclosures, estate sales and properties that need freshening but do not have the resources to do so are also sometimes generating multiple offers. The key is - they must be priced to sell.

The message here is that, even in this difficult market, there are houses that are coming on and selling the first day they are listed. The secret - and this should not be much of a secret - is:

Listen to your Realtor®!

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

Find the Right Buyer Broker in MetroWest Massachusetts

MLS Property Search With No Registration Required

The Mysterious Case of the Slippery Radon Canister

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Mon, 21 Mar 2011 23:23:46 -0700

Last week I encountered a unique and surprising series of events when I went to retrieve a radon test.

The home inspector had strategically placed the test in a basement closet on the top shelf. That was bad enough since the shelf height was around 6 feet high and I am but a mere 5 foot 4 inches tall. Adding insult to injury was the fact that the basement area was treacherously dark.

Approaching the closet, I carefully reached for the test and, faster than a speeding bullet, one of the canisters came crashing down, smashing on the floor and completely falling apart. I then witnessed something that I have never had a desire to see - the inside contents of a radon canister - specifically, piles of black charcoal that were spilled in every direction.

With fast thinking and brilliant reactionary skills, I quickly scooped up the black concoction stuffing it with my bare hands tidily back into the can. Hoping against hope, I thought, "Surely this does not mean that the test is ruined!"

Delicately placing the lid back on the canister, I then sealed it with the handy yellow tape that was provided, tightly compressed it and stuck it in the convenient mailer. Unfortunately, at least half of the charcoal substance still remained on the floor in a pile with bits ground into the carpet of this previously immaculate home.

Much to my chagrin, when I called the radon lab and explained my predicament to them they informed me that - yes, the test was completely ruined.

What to do? How would I explain to my client that her test was now destroyed?

Enter, The Radon Man. The Radon Man has a machine that continuously monitors the level of radon in the air. He claims that it is a much more definitive measurement than the once beloved charcoal canisters.

I will be meeting with The Radon Man tomorrow at which time he will install the machine for two days. At the end of the two day period, I am promised results right on the spot. No waiting!

If this experiment is a success, I will more-than-likely be switching to his services permanently. And, I will do this for a very important reason.

The spectacle of black charcoal piles scattered all over a perfectly clean carpet is something I never wish to behold again!

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

Find the Right Buyer Broker in MetroWest Massachusetts

MLS Property Search With No Registration Required

What is the Most Important Room in a Home?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Fri, 11 Mar 2011 14:06:57 -0800

When asked this question, most buyers will single out the kitchen as the most important room to them. Its size has nearly doubled over the last twenty years and so, it seems, has its relevance in a home sale.

Regardless of how much time is spent decorating a living room, family room or any other part of the house, the kitchen is usually where the center of action is. Whether people gather together for meals or wander in at different times, this is the place where they like to congregate.

Really - the kitchen is the heart of any home.

Originally intended as a place designated only for cooking, the kitchen has become so much more. Whether it is for entertaining or every day life this is the place where the crowd gravitates to and definitely hangs out in.

An eat-in area has become a must for most kitchens since few people actually want to dine in a formal dining room now, except for special occassions. Additionally, a center island provides a place where people can pull up a stool and grab a casual meal. An island can also offer extra storage for pots, pans and cooking utensils.

Most of us feel that it is impossible to have too much counter space or an over abundance of storage these days. Pantries with slide-out shelves and easy access have grown in popularity. And builders have responded to this need by providing more utilization of every space.

Over the last twenty years, the kitchen has become more open and usually flows naturally into the family room or other casual areas. It is also perfection to have it lead into an adjacent deck or patio for outside meals or entertainment.

Today's kitchen may be adorned with granite counters, stainless steel appliances and glossy floors - but it still serves the same function as Grandma's did. And that is to be the most welcoming spot in the entire home.

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

Find the Right Buyer Broker in MetroWest Massachusetts

MLS Property Search With No Registration Required

Massachusetts Title V and Your Home Purchase

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Thu, 10 Mar 2011 14:40:20 -0800

Massachusetts Title V and Your Home Purchase

If you happen to be buying a home in Massachusetts that is not connected to a public sewer you will want to become familiar with Massachusetts Title V laws regarding private septic systems.

A significant number of the homes in Massachusetts are serviced by private septic systems. Some of the towns in the surrounding the Metrowest area that are serviced primarily by private septic systems include Holliston, Sudbury, Southborough and Hopkinton.

Private Septic Systems - Defined

A home that is not in a public sewer service area will generally have either a septic system or may, in fact, still have a cesspool. A septic system is configured with a distribution box, a holding tank and a leach field. A cesspool has a pipe that carries waste to a pit. Both of these are regulated by the DEP (Department of Environmental Protection) and the Board of Health.

How Does Title V Affect my Home Purchase?

If the home you are buying is on a private septic system, the onus for Title V inspection and certification is on the seller of the property. Prior to the transfer or sale of the home, it must pass a Title V inspection. Technically, following a Title V failure, a homeowner may have up to two years to make the repair. However, in the case of a transfer of ownership, provisions must be made for repair or replacement prior to the sale.

In MLS listings, you will often see the phrase, "Title V in Hand." This is an indication that the inspection has taken place and the septic system has passed. As a buyer, you are entitled to a copy of the inspection report and certification.

It is critical that you carefully read through this document. It will include details of the system and will indicate what items, if any, needed to be repaired in order for it to pass inspection. Since this will now be part of your property it is important that you are aware of all aspects of this report in order for you to assess its future lifespan as well as any future maintenance issues.

The report will also include an "as-built" diagram showing you the location and configuration of septic system as it appears on your property.

What is My Responsibility as a Home Owner with a Private Septic System in Massachusetts?

The Massachusetts DEP suggests that you have your septic system pumped every three years if it does not have a garbage disposal unit. With a garbage disposal, it should be pumped yearly.
Septic systems are rated by the number of bedrooms that they are to service. If the home you are buying has a septic that was designed to service four bedrooms, you will not be able to resell it listing a bonus room as a fifth bedroom.
When you do decide to sell your home, you will need to have a Title V inspection done prior to the sale. The Title V certification is considered valid for two years. However, if you have your system pumped annually, the certification is valid for three years.

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Protecting Your Home with the Massachusetts Homestead Act

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 01 Mar 2011 22:45:52 -0800

Protecting Your Home with the Massachusetts Homestead Act

In your quest for the perfect home you have taken all of the appropriate steps so far, including:

Property search and home visits.
Comparative market analysis to arrive at an appropriate value.
Due diligence regarding the neighborhood and zoning.
Negotiating to get the best price.
A home inspection to assure you of its structural soundness.

There is one more item to add to your list. It's called the Massachusetts Homestead Act.

What is Massachusetts Homestead Act?

Home buyers have a valuable mechanism that is available to them to protect their home purchase. According to Massachusetts General Laws, you have a right to file for protection of your property equity under The Massachusetts Homestead Act. This allows you protection of up to five hundred thousand dollars ($500,000) of the value of your residence against attachment, seizure or execution or judgment from unsecured creditors.

To qualify, the property must be your principal residence. Exemptions to the Massachusetts Homestead Act protection are: debts for taxes, mortgages used to purchase the home, debts incurred prior to signing the homestead, and debts from the court pursuing child support payments.

This protection is signficant. If you have filed a Declaration of Homestead and you happen to be in automobile accident with insufficient insurance to cover your home, you will not be exposed to the extent of $500,000. It also protects you in the case of dog bites, drowning in pools, slips and falls and professional liabilities. While it is not substitute for home insurance, the Massachusetts Homestead Act protection is effective after any liability insurance is used to pay for any judgments that are related to a particular incident.

You may file for protection whether you are a sole owner, joint tenant, and tenant by the entirety or tenant in common, and the original act stated that only one owner of a home or one family was eligible for protection on your residence. The word "family" would include a parent and a child or children, a husband and wife and their children or a sole owner.

Home owners who are 62 years of age or older and persons who are disabled are protected to the extent of $500,000 each. Therefore, if two disabled persons or persons above the age of 62 reside in the same home, they should each file a Declaration of Homestead.

Updates to the Massachusetts Homestead Act

As of March of this year, the following updates have been added to the Homestead Act:

There is an automatic protection of up to $125,000 in home equity without filing.
The act allows both spouses to file - previously only one could file.
The new rules clarify that there is no need to re-file after refinancing.
It also provides coverage for homes that are kept in trusts.

At your closing your attorney will provide you with the necessary paperwork to file for Homestead Protection. The fee for filing is a mere thirty-five dollars ($35.)

For the all of the protection it affords you, a declaration under the Massachusetts Homestead Act is clearly a bargain.

"Protecting Your Home with the Massachusetts Homestead Act"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Home Buyer Etiquette - Viewing Homes for Sale

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Mon, 21 Feb 2011 14:32:25 -0800

Home Buyer Etiquette - Viewing Homes for Sale

As a prospective home buyer you will want to be sensitive and respectful when touring properties with your Realtor®. After all, at some time in the future, you may be on the receiving end as potential buyers traipse through your beloved abode in search of their perfect home.

Home buying is an emotional experience and sometimes people can forget the fact that, whether the house is filled with precious antiques or it is completely vacant - it belongs to someone else.

Here are a few simple guidelines to follow on your home hunting days:

Arrive on time. Or at least call your buyer agent to say that you are running late. Showings are usually set for a certain time and it is not only an inconvenience to your agent but the seller may be on a schedule. Often owners will leave just in time for a showing and may be waiting to return after its completion.
Be prepared to take your shoes off. Although not all home owners require it, common sense dictates that coming in from the snow, rain or mud it only makes sense to remove your shoes. And, some owners demand it under any circumstances. Wear shoes that are easy to take off, and plan for this possibility when choosing your socks - The ones without holes would be preferable.
Respect the seller's personal property. While it is expected to open kitchen cabinets, pantries and closets, try to keep the investigation down to a minimum. Opening dresser drawers and looking at personal items is to be avoided, as well as use of the master bath.
Children are always welcomed - It's going to be their home too. However, they need to be watched. For safety reasons, particularly in new construction, keep them by your side at all times. And, obviously, you would feel terrible if they broke any of the seller's possessions.
If owners happen to be at home, keep conversation with them to a minimum. Most sellers try to be out when a showing takes place. But, sometimes it is just not possible. It is best not to "grill" them about why they are selling or where they are going. Those questions are better filtered through your Realtor®.
Don't let the cat out! If there are pets in the house, they usually need to be kept inside. Make sure that the front and back doors remain closed to avoid a homeowner heartbreak.

Most people have enough common sense enough to be courteous and careful when entering a stranger's home for viewing. When in doubt about protocol, just ask your agent.

One of my standing rules about showing a home is - leave it exactly the way you found it.

"Home Buyer Etiquette - Viewing Homes for Sale"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

When Does the Spring Market Begin in Real Estate?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Thu, 17 Feb 2011 12:21:35 -0800

When Does the Spring Market Begin in Real Estate?

You may be surprised - but the spring market has actually arrived. Regardless of the fact that we still have four foot piles of snow in our yards, this is the time of the year to begin to seriously plan the sale of your home.

I know people who wait for symbolic milestones to pass. Those include the Christmas holidays, Groundhog Day, the Super Bowl and President's Day. Well, we are just about at that critical juncture.

Now is a good time to begin the process:

Make necessary repairs or updates before putting your home on the market.
Have a "pre-sale" home inspection.
Call in a qualified Realtor® to give you a Comparable Market Analysis on your home's current value.
Stage your home to look its best.

This is the time of the year that Buyer Brokers are promising their clients that a fresh crop of home listings will be coming on the market and, regardless of any doom-and-gloom you may be reading or hearing on the evening news - there are buyers out there right now who are seriously looking.

Interest rates are inching up and people are trying to get ahead of what may be higher mortgage rates into the year.

Those who need to be settled in a home for the start of the school year need to plan for at least a two month closing plus the time it takes to find the right home, which could be a month - or could be six months. Additionally, there are the negotiations; home inspection and the time that the bank will need to approve financing.

Although your basic inclination may be to wait for blooming flowers and a green lawn, there are some very big reasons to list your home now rather than later.

If you are still waiting for the spring market to make a move, wait no longer.

Spring is here!

"When Does the Spring Market Begin in Real Estate?"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

My Renewed Massachusetts Real Estate License has Just Arrived!

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Wed, 09 Feb 2011 12:51:42 -0800

My Renewed Massachusetts Real Estate License has Just Arrived!

Birthdays have a great significance with relation to Massachusetts Real Estate Licenses. Every other year our real estate license expires on that exact day.

In order to maintain a real estate license in Massachusetts agents must adhere to specific guidelines:

Real estate agents are required to complete 12 hours of continuing education courses in their field. Courses must be from approved authorized real estate schools and can now be taken on-line.
The renewal fee for a real estate broker is $142 and $103 for a salesperson.

What is the difference between a "broker" and a "salesperson?"

Real Estate Salesperson

Most real estate agents have a "salesperson" license. The requirements to become a real estate salesperson are to be at least 18 years age, have completed 24 hours of approved classroom and successfully pass the real estate test. Agents with only a salesperson license cannot be in business independently. They must work for a broker.

Real Estate Broker

In order to qualify as a broker, one must also be at least 18 years of age, have a principal residence in Massachusetts and must have been affiliated with a Massachusetts real estate broker as a salesperson for at least one year. That agent must then take 30 classroom hours of approved training and pass the broker exam. A broker must also apply for and obtain a surety bond in the amount of at least $5,000.

A person with a broker license can own her own real estate firm and employ others.

My license is that of a broker. And, with all of the snow recently, I had not made a trip to the mailbox in a few days. So, I breathed a sigh of relief when yesterday my renewed licensed finally arrived - since yesterday was actually my birthday.

"My Renewed Massachusetts Real Estate License has Just Arrived!"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Buying a Home During the Winter Months - It Could be a Good Deal!

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Sun, 06 Feb 2011 19:32:31 -0800

If you are in the market for a new home and think that winter is not the best time to look, you may want to change your perspective. While the cold winter months come with a set of challenges, this time of the year also has its advantages.

It may seem logical to wait until the spring market since that is the time that most sellers choose to list their homes. However, embarking on your home search in the winter can actually save you money.

One of the reasons to choose this time of the year for a home search is that there is less competition out there. So many people are sitting around and waiting for the warmer months and this puts them out of the house hunting arena right now. The scarcity of buyers can put you at a distinct advantage.

Also, consider the seller who is putting his home on the market during the cold and messy weather. He is serious about selling and is willing to put up with some major inconveniences, i.e, people coming through the house tracking in mud and having to keep the walkway meticulously shoveled. An owner who cannot wait until spring is, more than likely, going to be motivated.

While warm weather creates the perfect time for a seller, winter can be a great time for a first-time buyer (or any buyer) to pick up a bargain. Perhaps the seller has had a job transfer and their timeline is critical. This will put you in much better position during negotiations.

Viewing a home during the winter also gives you the advantage of seeing exactly how good the insulation is. Drafts may be an indication that some windows need to be replaced. Extreme ice damming can be an indication of poor roofing ventilation or other structural problems.

Getting ready to embark on your winter home hunting journey? Keep in mind, there are a few ground rules:

Be extra considerate about scheduling viewings. Take a drive by first to make sure that you really want to see the home.
Take off your shoes on entering, particularly if there is mud or wet snow outside.
Do not be afraid to put in your reasonably low offer. There is a good chance that seller will be willing to work with you.

"Buying a Home During the Winter Months - It Could be a Good Deal!"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Should Massachusetts Home Buyers Test for Radon Gas?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Thu, 27 Jan 2011 14:12:17 -0800

Should Massachusetts Home Buyer Test for Radon Gas?

Most people have an awareness that radon is something to be concerned about. But do you have all of the facts you need to know before buying a home?

Radon is a naturally occurring gas produced by the decay of uranium in soil, rock and water. It is more prevalent in granite areas but all potential home buyers need to be concerned with the actual level of radon in the home.

Numerous studies have been conducted worldwide on the effects of radon which have concluded that it is the second leading contributor to lung cancer, the first being smoking. The danger occurs when radon gas breaks down to form radioactive particles called "progeny." When you breathe these particles into your lungs they can cause cellular damage.

Last year, The World Health Organization completed a study which confirmed their original findings. They also recommended the 2.7 picocuries per liter of air should be the action level, however the EPA has maintained it at 4.0.

Myths dispelled about Radon:

Homes without basements are at the same risk of radon contamination as homes with basements.
There are no average radon levels available for specific states or areas.
A neighbor's high or low test is not a guideline for whether or not you will have high radon.
Radon can be a potential problem regardless of the style or age of a home.

How should you test your Massachusetts home for radon gas?

Usually on the same day as your home inspection a radon test can be conducted by either of two methods:

A passive test - This is typically a charcoal canister that is exposed to the air in the home for 48 hours and is then sent to a lab for analysis. It is recommended to have two canisters testing the property simultaneously to account for any possible error in the devices.

An active test - Performed by a radon testing machine, the air is continuously measured and recorded and its quality is analyzed. Results are available immediately.

Both methods when conducted properly are considered to be reliable.

How do you solve a radon problem?

When a radon test produces a reading of 4 picocuries or higher corrective measures should be put into effect. A contractor who specializes in radon reduction can best determine the appropriate method for the home you are purchasing. Most of the systems that can be put into place range in cost from $900 to $1,500.

Since you have caught the problem prior to signing your purchase and sale agreement, it should be part of the negotiations to have the seller pay for the radon mitigation system.

This is another great motivation for doing all of your tests and inspections as early as possible.

"Should Massachusetts Home Buyers Test for Radon Gas?"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

Facing Foreclosure - It's is Not an Excuse for Abandoning Your Pets!

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Tue, 25 Jan 2011 19:17:03 -0800

This is a story that we have seen too often and one that I have written about previously. It is one of irresponsible people treating animals as though they are unwanted pieces of furniture.

In a recent article describing events in Granite Falls, Washington 31 dead "pets" were found in an abandoned foreclosed home. I use the term pets guardedly since it is difficult to believe that anyone who regards an animal as a beloved pet would treat it in such a callous way.

A 65-year-old woman owned the home and lived there with her 36-year-old son until they were forced to vacate the premises. The bank foreclosed in October and it is unclear exactly how long these animals were left completely unattended.

They were discovered when a locksmith reported a death odor. Investigators opened the doors to find bodies literally strewn everywhere. These "pets" were subjected to and were trying to survive in unimaginable conditions.

In the first place, the decision to bring an animal into your home should be one that is carefully thought out. You are taking on the responsibility of a life, one that will depend on you for food and care. I just cannot comprehend making a mistake like this one 31 times.

Secondly, there are alternatives for those who face foreclosure and have pets in their homes. Services like Petfinder.com and No Paws Left Behind are websites that deal specifically with the issue of misplaced pets. There are also public facilities like the animal rescue league and SPCA.

Another organization dedicated to saving the lives of unwanted animals is ForeclosurePets.org. I spoke with the organizer, Scott Lanz when I wrote the post, "The Furry Side of Foreclosures." They have a full service for matching people up with animals who would otherwise be abandoned.

Do I feel for this lady and her unfortunate circumstances? Absolutely. Anyone who is put out of their home due to foreclosure is a sympathetic figure.

However, animals are innocent and they have no voice. They need someone to speak up for them.

"Facing Foreclosure - It's not an Excuse for Abandoning Your Pets!"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required

What if the Home I am Buying Does not Appraise for the Selling Price?

Claudette Millette - Metrowest Mass Buyer Broker (The Buyers' Counsel) — Thu, 20 Jan 2011 22:26:45 -0800

What if the Home I am Buying Does not Appraise for the Selling Price?

A crucial step in home buying is the home appraisal. This is part of the mortgage process and must be done as soon as you are ready to proceed with your loan. Following your home inspection you should give the "go-ahead" to your bank to send out an appraiser.

But, what if the home does not appraise for the offer price?

If the property you are planning on purchasing is unique or there have simply not been many sales of similar homes in the area, arriving at a fair offer price can sometimes be a challenge.

In a slow or declining market there may not have been many sales of similar homes in the town you are looking in. This factor could also have an effect on the appraisal outcome.

To arrive at an offer price, your buyer agent should have put together an analysis for you of all of the homes in the area that have sold, preferably within a mile of the home and within the past three to six months. These homes will have a similar square footage and be in the same age range, i.e., a newly constructed home is not a comparable sale for a home that was built in 1952.

As a precautionary measure, I also usually put in the offer to purchase that home "must appraise for the sale price." This acts as an insurance policy that the analysis that I have done on the property is accurate. It also gives you as a buyer the option of withdrawing from the transaction if the appraisal comes in lower than the price you have agreed to pay.

Additionally, it gives you some leverage to renegotiate the sale price with the seller. If the seller feels that you can and may walk away there will be some pressure to lower the price to the appraisal amount.

You should keep in mind, however, that no one is infallible and a property appraisal is not an exact science. At best, it is an attempt to determine what the home is worth based on a number of different evaluation methods. This is usually done by the "Sales Comparison Approach" comparing your home with sales of similar properties. This method is subjective since no two homes are exactly alike.

In the event that the appraisal does not come in at the sale price you could get a second opinion. It is possible that the appraiser did not use the most appropriate comparable sales for the home. They could be challenged. A second appraiser may have a different valuation.

If the contract price for the home you are buying is $600,000 and the appraisal comes in at $595,000 does that mean you should walk away? Not necessarily, but with the "property must appraise" phrase contained in the offer you at least have options.

You can make the decision to proceed with purchase, renegotiate with the seller or choose to get out of the transaction completely with your deposit refunded.

"What if the Home I am Buying Does not Appraise for the Selling Price?"

This post was written by

Claudette Millette, Broker, Owner, The Buyers' Counsel - (508) 881-6230

An Exclusive Buyer Brokerage serving the Greater Metrowest area

MLS Property Search With No Registration Required