Tulsa Land and Ranch Realtor Debbie Solano

OK Land and Ranches

Riviera Maya Beach Vacations

Via Richard Weisser Coweta Fayette Real Estate:

To tell you the truth, I never even looked at Pinterest until yesterday. After all, I am loathe to use the work of others for my own benefit.

But after discovering that many of my images were being used without the required accreditation or citation, I became incensed.

Why should I give up the rights to my work and get nothing in return?

I don’t want to speak for Pinterest, but it seems that their justification is that if there is a link back to the original site, that is enough.

Not so. Many of my works are displayed on sites that are not mine and used by permission with a limited license agreement. So if my photo is pinned from a site that is NOT mine, I get NOTHING. Zero. Zilch. Nada.

Pinterest seems to claim that “safe harbor” applies to them. I sense a long and protracted uphill fight for them.

Am I missing something here?

Why should I have to fight to protect what is mine?

All content, including text, original art, photographs and images, is the exclusive property of Coweta Fayette Real Estate, Inc., and may not be used without the expressed written permission of Coweta Fayette Real Estate Better Homes and Gardens Metro Brokers, Newnan Georgia. All information is believed to be accurate but is not warranted, Copyright 2003-2009. Richard Weisser REOS, E-Pro. licensed Auctioneer. 770-827-6225.
Learn more about Coweta County and Fayette County Georgia Real Estate, and to search the entire Georgia MLS for free with no registration required visit CowetaFayetteRealEstate.com! Photos of the Great Smoky Mountains National Park. North Georgia Photos.

North Georgia Photos

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

http://www.youtube.com/embed/sqRzVL0pxx8

What is Land? A Biblical and Theological Perspective

Fri, 02 Mar 2012 21:23:55 -0800

Those of you who know me already know that I think about everything theologically, and so it just seems approriate to deal with the topic of land from a theological and Biblical point of view.

Several months back I posted an article on OKLandandRanches.com called What is Land? A Judaeo-Christian Theological Perspective. Then I reblogged the same article on OklahomaHorseProperties.com called A Biblical Perspective on Land -- Land from the Bible's Point of View. Finally I posted it on MidtownTulsaRealEstate.com called Land in the Judaeo-Christian Biblical Tradition.

I have given myself permission to reblog those articles posts and entitle this post What is Land? A Biblical and Theological Perspective.

What is the nature of land? I will be examining land from several perspectives over the next few months. Since nobody likes to listen to me expound, it works to post my ideas here and give my Tulsa friends and family a break. Only those who are really interested in theology and biblical studies will press on to discover some of my own thoughts regarding the nature of land.

So let's begin.

Is land the same everywhere? Is land different in Oklahoma from other places?

Can land be bought and sold? If so, when we buy land and sell land, what is it that we are exchanging?

Theologians, lawyers, real estate agents, farmers, geologists, accountants, and sailors all have varying perspectives on what land is.

Today, I will examine the question, "What is land?" from a Judaeo-Christian theological perspective. What does The Bible say about land? What does the book of Genesis say about land?

What is the Biblical perspective on land? What is land from the point of view of the Bible?

Land in the Judaeo-Christian Biblical Tradition

The Preamble to Genesis describes the Creation of the World.

"In the beginning" of the Bible, "when God created the heavens and the earth" there was nothing but chaos, or what the Hebrew text calls the "tohu wa bohu" the traditional translation for which is "formless void."

The newly revised New American Bible Old Testament (NAB. Oxford: Oxford University Press, 2011) says:

-- and the earth was without form or shape, with darkness over the abyss and a mighty wind sweeping over the waters --

Hence, there was no land "in the beginning."

The Preamble lists the generations of the heavens and the earth. The Preamble to Genesis (Genesis 1:1-2:3) is a cosmological toledoth or genealogical list of the generations of the heavens and the earth, the birth order of the cosmos, or what came before history. This is the Priestly order of creation, just as the other lists of Genesis give us the birth order of human beings, the generations of humankind, followed by the toledoths of the patriarchs.

A serious student of The Bible is aware of the various strands of authorship that were woven together to form the final Biblical text. Even in third grade when I first began reading The Bible I noticed that the order of creation varies between Chapter 1 and Chapter 2 of Genesis.

Biblical scholars recognize that this Preamble of Genesis comes from the Priestly source (P) and is the first of the toledoths or series of genealogical lists that make up the structure of the primordial history (Genesis 1-11), which takes the reader from creation to the appearance of Abraham and the beginning of historical documentation in Genesis Chapter 12.

When the Redactor (R) of the primordial history put that part of the Bible together, he carefully, respectfully, and reverently combined the Priestly lists with the Yahwistic stories (the J stories from the southern kingdom of Judea which referred to God by the ineffable tetragrammaton, YHWH, translated into English texts as LORD and traditionally printed in small caps. This Yahwistic strand had probably already been flavored by a few Elohistic (E) elements (the strands or snippets from the northern kingdom of Israel whch referred to God with the word "elohim," the Hebrew plural form of the word "God"). This northern Elohistic strand may have combined with the southern Yahwistic tradition after the fall of the northern kingdom of Israel around 620 BCE and the dispersal of its inhabitants, but prior to the the exportation of the southern kingdom to Babylon in 597 BCE.

The Bible Teaches Us through Brain Switching

On the one hand, the Priestly toledoths give structure to the Biblical text as bones of the human body provide structure and hold the body together.

On the other hand, the Yahwistic/Elohistic stories are like the organs of the human body, each having a specific theological teaching task to illustrate Biblical truths.

We enjoy reading the stories and find those easier to remember because they light up a different part of our brain.

We use a different part of our brain to memorize the items in a list.

Together these two elements are interchanged in a way that teachers call "brain switching."

The beauty of the structure of the primordial history is that the brain switching from the left brain, sequential lists of the Priestly source, to the right brain, global stories of the Yahwist makes the entire text move quickly through the actual passage of a long period of geological time.

When teaching classes about the Bible, I always ask my students to think of a parade. What is the first thing that happens in a parade? You hear the drum beat of the first marching band. The drum creates rhythm. The bands help the whole parade march through both time and space.

The Priestly toledoths, or sequential lists are like the bands in a parade -- orderly, rhythmic, mathematical -- stimulating learning with our left brain.

The Yahwistic stories are like the floats in the parade -- the whimsical interpretive elements of the parade -- the meat and potatoes -- stimulating learning with our right brain.

Sofia Cavaletti's Catechesis of the Good Shepherd Level I curriculum illustrates this primordial history beautifully with the blue ribbon of the "fetuccia" and "fettucina" illustrating the long period of time which elapsed prior to the emergence of animals, which are introduced by the switch to a beige ribbon and followed by the appearance of human beings as "co-creators with God," illustrated by a human hand embroidered on the beige ribbon. In this pre-school Montessori curriculum, three-year olds are introduced to geological time by walking with their catechist as she unwinds the 80-meter ribbon and introduces the children to the concept of salvation history.

Land is one of the items written in Old English script on a blue placard which the catechist places on the floor as she walks down the hallway with the children unwinding the gros-grain ribbon of salvation history, the Fettucia. God created land through the act of separation on the third day.

Then God said: Let the water under the sky be gathered into a single basin, so that the dry land may appear. And so it happened: the water under the sky was gathered into its basin, and the dry land appeared. God called the dry land "earth," and the basin of water he called "sea." God saw that it was good. Then God said: Let the earth bring forth vegetation: every kind of plant that bears seed and every kind of fruit tree on earth that bears fruit with its seed in it. And so it happened: the earth brought forth vegetation: every kind of plant that bears seed and every kind of fruit tree that bears fruit with its seed in it. God saw that it was good. Evening came, and morning followed -- the third day. (NAB, Genesis 1:9-13)

The notes to the New American Bible point out that the literary structure of six days relates the creation events of the first three days in a parallel way to the creation events of the second three days.

light (day) / darkness (night) = 4. sun / moon

arrangement of water = 5. fish + birds from waters

a) dry land = 6. a) animals

b) vegetation b) human beings: male / female

This parallelism between the creation of dry land and the creation of human beings is less apparent in English than it is in Hebrew. In Genesis 2:7 the Yahwist tells us:

then the Lord God formed the man out of the dust of the ground and blew into his nostrils the breath of life, and the man became a living being.

The Hebrew word used is the same verb that is used when a potter throws clay on a potter's wheel and shapes a pot. Hence, the notes to the NAB instruct us:

God is portrayed as a potter molding the human body out of earth. There is a play on words in Hebrew between 'adam ("human being," "man") and 'adama ("ground"). It is not enough to make the body from earth; God must also breathe into the man's nostrils.

The Abrahamic Covenant Promised Abraham Land and Descendants.

In the Yahwist's (J) version of the Abrahamic covenant with God, the promise of a son and heir is given in Genesis 15:1-6, followed by the promise of land in Genesis 15:7-21:

He then said to him: I am the LORD who brought you from Ur of the Chaldeans to give you this land as a possession. "Lord GOD," he asked, "how will I know that I will possess it?"(NAB)

In the Priestly (P) tradition of the same story, Abram's name is changed to Abraham after God promises him many descendants. After that, God promises land in Genesis 17:8:

I will give to you and to your descendants after you the land in which you are now residing as aliens, the whole land of Canaan, as a permanent possession; and I will be their God.

There's a catch, however, in Genesis 17:9:

God said to Abraham: for your part, you and your descendants after you must keep my covenant throughout the ages. This is the covenant between me and you and your descendants after you that you must keep: every male among you shall be circumcised.

Oops! Imagine your mortgage lender making that requirement of a home buyer today! Ouch!

Circumcision was a sign of the Abrahamic covenant (just as the rainbow was the sign of the Noachic covenant).

God promised that he would give the Hebrew people the land of Canaan and that he would be their God.

Modern-day political problems exist because both Muslims and Jews cite this scripture as part of their claim to the land of Palestine, since Abraham's illegitimate son Ishmael was the ancestor of the Arabs and Abraham's son Isaac was the ancestor of the Jews.

Land has been fought over for thousands of years.

Much of the Old Testament is concerned with the conquering of land and possessing the land.

One of the punishments of disobedience was losing the land.

In one of David Noel Freedman's last treastises, which he called The Nine Commandments, he explained that The Bible was put together in response to the question posed by the exiled Jews, "How did we lose the land and end up in Babylon?" It's one of my favorite books. It's an especially important book for Protestants and Catholics to read to understand how the Ten Commandments have been numbered differently. Put this book on you "must read" list.

David Noel Freedman was a scholar who can see the entire forest because he is able to examine each and every tree.

In case you never heard of David Noel Freedman, here is a video you can watch:

-----------------------------------------------

Shortlink: http://midtowntulsarealestate.com/?p=6817

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Buyers' Attitudes Can Bring Better Deal

Sun, 26 Feb 2012 07:13:10 -0800

A buyers' enthusiasm for a home is infectious. When they find the right home and go after it with a cheerful heart, the joy is conveyed throughout the deal. It makes it easier and smoother for all involved, buyers, sellers, and REALTORS® too.

When a home is a great match for my buyers, I encourage them to write a letter to the seller to explain who they are and why they want to purchase the home for their family. Sometimes this enthusiasm and warmth will offset the fact that their offer may be less than desirable for the seller than another offer which produces a higher net to seller.

I have had buyers beat out other buyers who had higher and better offers in multiple-offer situations, because my buyers conveyed their love for the house in a letter to the seller.

This strategy also works effectively in short sale situations. When I have been on the listing side I have recommended to my sellers to choose the buyer who is more in love with the house, since they will be more likely to stay in the deal during the long wait for the selle's lender to approve the sales contract.

Via Ricki Eichler,Broker,GRI,ABR,TAHS,ePRO your Texas Hill Country connection (Ricki Eichler Real Estate LLC):

Yesterday I received a contract on a home I own. It is a beautiful house with lots of amenities. I have received 3 offers in the recent past for this home. Every time before, the offers have been less than the asking price, one was even a low ball offer. And everytime, the buyers have had things to say about the house that needed updating or they intended to remodel and wanted to save money to do the updating.

This sort of negotiating does not work very well. I had emotional ties to this house just like my sellers have with their houses. It was a negative from the beginning with each of these contracts.

Yesterday, however, was completely different. The buyers actually loved my house! They wanted it very much and were dreaming of living there. The difference in their attitudes toward my house made me want to sell it to them. I came down on the price to make sure they could have it.

I have learned a negotiating tactic through my own experience. I will use this from now on. Never again will I go in to a seller or listing agent and say, "The buyers need to remodel and this is the reason for the low offer." That is starting out with a negative. Today I understand this so much better from my own experience. I never knew what a difference the buyer's attitude could make. It does!

Ricki Eichler Real Estate, your Texas Hill Country connection www.reretx.com

953 Main

Kerrville, TX 78028

(830)257-2520

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Did I commit fraud on my mortgage application?"

Sun, 03 Jul 2011 13:44:48 -0700

When buying a home, it is very important to stay in close contact with your mortgage lender and ask them whether or not a certain action will alter the status of their loan application.

It may adversely affect your mortgage application if you change jobs or even pay down your credit cards while waiting for your home to close.

Large bank deposits must be corroborated too.

Don't even think about buying a car or any big ticket items on credit. In fact, put away the credit cards until after closing.

Don't buy a thing for the new house until after closing.

Eat beans and corn bread! Peanut butter sandwiches can be awesome during this period.....

Here's a blog that explains how an innocent situation can turn into a huge problem.

Via Karen Burket-Bank of Oregon Home Loans Conventional, FHA, VA, mortgages (Bank of Oregon a division of Willamette Valley Bank ):

Did I commit fraud on my mortgage application?

I was having my weekly meeting with a circle of Realtors this morning and some discussions were going around with regard to potential buyer fraud during the course of the transaction. After our meeting, I forwarded this blog post to all of the agents who were involved in this discussion. Because of the timing, I thought what better time to repost this here.

Did I commit fraud on my mortgage application?

It came to my attention recently that it appears many folks possibly aren't being coached or taught properly as to what you, as the borrower should be, and more importantly, should NOT be doing, before, during and after the mortgage application process. In this post, let's get into some important information with regard to potential fraud on a mortgage application.

It's important for borrowers to understand that any change they make to their current credit, financial, or employment picture could very well have a negative effect on their ability to secure the financing they are seeking. I'm sure the last thing that any borrower wants to hear is that several weeks into the lending process, their loan was declined due to lending policies and protocol they weren't even aware of.

In light of this, I'd like to offer the following in hopes this will save anguish and grief to those who may be seeking to obtain a new mortgage loan and want to avoid any potential fraud with regard to the mortgage application.

I just recently spoke with a potential client who was unable to secure financing with the lender she had been working with for the past few months because in this case, her employment status had changed. Just weeks before the close of escrow date on the purchase, it was learned that this borrower had gone from being a salaried wage earner, to now being self employed. You may ask yourself, "So, what's the big deal? If there's still a job, why can't the bank still lend the money?" The answer to that may not be as simple as one would think.

In this case, the client remained in the same line of work. So simple, right? Actually, no. The typical rule of thumb when lending to a self employed individual is that the lender will want to evaluate two years worth of tax returns in order to determine income eligibility. So in the above case, because this client just recently put themselves on a self employed status, of course, there aren't tax returns available to determine what newly self employed earnings even exist. Again, you may ask yourself "I don't understand the problem. If the client is in the same line of work, and they've been doing that job for a significant period of time, why won't the bank lend the money?" Well, let's look at it this way.

Let's say you are a baker for a local grocery store in their bakery department. At the beginning of your loan application you provided your mortgage lender with current pay check stubs and your W-2's for the previous two years. So, sometime during the mortgage approval process you think to yourself, "heck, I'm one of the best bakers here at the bakery, I bet I can make more money selling my cakes and cookies on my own rather than just working for the bakery department!" While you may be the best cookie and cake baker out there, merely having the skills to bake a cake, doesn't necessarily mean one has the ability to run their own business. There are licensing requirements, food safety and health issues, and all of those things would currently be on the shoulders of the grocery store. That is their liability issue, not yours as the employee. So, from a lender's point of view, they have no way of knowing or verifying how well this business is going to succeed, since there is no documented history of it. Make sense?

So, with regard to the actual client I cited. After they understood the "why" obtaining financing would be most impossible due to the newly self employed status, I offered suggestions as to how we could possibly proceed in still obtaining a loan approval, providing they went back into a W-2 status. The lender would require a very good letter of explanation regarding this. In this case, unfortunately, the client wasn't willing to proceed as per my suggestion. Instead, they gave me reason to believe (verbal information they provided to me over the phone) that documents could in essence be "manipulated" to indicate they were still salaried. They wanted no one to be the wiser they were really self employed.

So, several problems occurred because of this. Falsifying of any credit documents or providing misleading or false information on the mortgage application can be flagged as fraud. Regular pre-closing and post-closing audits are conducted on mortgage files. Should an audit determine fraud on the mortgage application was involved, not only could the lender call the note "due and payable", but parties involved in the transaction could face prosecution.

Consumers should also be aware of that many lending and bank institutions' employees are required to report any suspicious activity through the SAR (Suspicious Activity Report) or similar, reporting system.

I believe it's the goal of all lending institutions and their employees to make the mortgage process as easy and seamless for all parties involved, and I believe the best way to achieve that is for the borrower to be educated in what's involved. In addition, I feel it's important for the lending professional to successfully coach their clients as to potential pitfalls that may occur during the process, or even after the transaction has closed.

Did you find my blog informative, fun or even entertaining? If so, subscribe HERE!

Contact me for more information!

Email me here!

Visit My Website!

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

5 Reasons You May Not Want to Counter That Offer

Sun, 19 Jun 2011 22:29:33 -0700

The emotions that accompany an offer to purchase a piece of property are best set aside. That having been said, many buyers make a decision when they make an offer to accept, counter or walk away if the sellers counter their original purchase offer.

Sellers need to be aware that buyers may walk away and buy the house down the street if the offer is not accepted.

The exception to this occurs when a unique property is in question.

Via Tni LeBlanc REALTOR® Santa Maria CA Homes Central Coast:

5 Reasons You May Not Want to Counter That Offer

It never hurts to ask, right? How many times have you heard that expression? However, as a real estate agent, I have a front row seat and back stage pass to home buying and selling action, and I can say with absolute authority that -- sometimes it does hurt to ask. Countering a buyer’s price and terms is the equivalent of asking. And there is risk in doing that. When you are selling a home, here are a few reasons you might want to rethink countering a buyer’s offer:

1) It’s a fair offer. The offer is fair and it hits your target. What more could you want? A little more you say? You may want to resist the temptation to ask for a little more. Just because a buyer offered you what you want up front doesn’t mean there is more meat on the bone. The buyer and their agent studied the market before writing the offer and they probably reviewed the same comps you and your agent studied. They know they've written a fair offer -- it didn't happen by accident. If you counter their fair offer, they may think you are going to be unreasonable throughout the transaction, give up, and simply walk away. Think twice before countering a fair offer.

2) It was prepared carefully. As an agent I know presentation matters. You may not be able to determine whether an offer is well prepared, but your agent will know. In my opinion, a well prepared offer leaves out unimportant requests, and includes every single piece of information necessary to make a decision. A good buyer’s agent is going to counsel their buyer about how to make a good offer, what to leave out, and what to include -- and a serious buyer will listen. When I receive a well prepared offer, I not only know that the buyer is serious, I know that they are worth taking seriously. Think twice before countering a serious buyer with a well prepared offer.

3) You will interfere with the buyer’s momentum. Yes, there is a momentum to the home buying process. You may have forgotten that if it has been awhile since you bought a home. Countering can put a kink in momentum -- and it can kill the enthusiasm of a buyer. Especially in today’s market where they must withstand a whirlwind of negative news reports, the opinion of their family, friends, (and sometimes their agent), as well as hurdle through the current invasive loan pre-approval process in order to write an offer. Countering can sometimes feel like a road block to a buyer who has already navigated an obstacle course. Think twice before slowing a buyer’s momentum with a counter offer.

4) The market is declining. This has to do with leverage. If the market is declining in your area, the buyer is aware of that fact as well. So, they may be absolutely insulted that anyone would counter any offer they make in that type of environment. You simply may have no leverage in your current market. This is true even on a short sale -- if the market is declining and the offer is reasonable -- it is sometimes better to let the bank do the countering, if they choose to do so. Think twice before countering in a declining market, lest you find the value of your home declining with it.

5) A counter is a rejection and some people don’t take rejection well. This reason is almost completely emotional and psychological. Simply put, not every buyer is up for a nice spirited game of negotiations. You might return that serve to find that the other player has walked off the court. Some people just can’t handle rejection. Other people like to be in control. And, some people just don’t like to play what they view as “a game.” I’ve found that there are people who will never ever respond to a counter offer. They typically “don’t do bidding wars” and they “don’t do counter offers” either. Think twice before rejecting that offer with a counter.

Every situation is unique, and the decision of whether to counter an offer should reflect both the current market for your home and the particular offer that is presented. However, I do believe that the decision to counter an offer should not be made lightly. At a minimum, you should think twice.

Tni LeBlanc is an independent Real Estate Broker, Attorney, and Short Sale Agent. She is a Certified Distressed Property Expert (CDPE) and Certified HAFA Specialist (CHS) serving the Santa Maria, Orcutt and Five Cities area of the Central Coast of California.

If you are considering a short sale of your Santa Maria, Orcutt, or Nipomo home, you should seek out an experienced Central Coast Short Sale Agent to guide you through the process. If you would like a short sale consultation, please call my office to schedule a meeting or a telephone consultation at (805) 938-9950.

* Nothing in this article is intended to solicit listings currently under contract with another broker. This article offers no legal or tax advice. Those considering a short sale are advised to consult with their own attorney for legal advice, and their tax professional for tax advice prior to entering into a short sale listing agreement. Mint Properties is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

Copyright© 2011 Tni LeBlanc *5 Reasons You May Not Want to Counter That Offer*

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Sellers: Time to list? Avoid mixed messages!

Sun, 19 Jun 2011 13:58:49 -0700

I sell homes in and around Tulsa, Oklahoma.

There has never been a better time to buy a home, and so if you are thinking of buying another home, let's get you out of the one you are in by pricing it correctly and making it appealing to buyers.

When you list with Coldwell Banker Select, we'll send a professional interior designer to your home (at our expense) to advise you on how to stage your home so that it will appeal to buyers. She'll help you see things from the buyer's eyes and even help you choose new paint colors.

I can recommend people who can help you with the condition of your home if it needs repairs to make it marketable.

As a former certified records manager, I can advise you on how to tackle your clutter and begin boxing up what is not essential in order to help your home look larger and more presentable.

Remember "the Four C's"

Cost
Color
Condition
Clutter

If we keep them in mind, then we can get your home ready for sale and position it in the market where it will sell and not just be listed.

To get more information about the Tulsa real estate market in your area, go to: Tulsa Market Snapshot .

Then call me and we'll evaluate the market together and get your home ready to be in a great position to sell.

Here's more on the subject:

Via Charles Edwards Bentonville,AR REALTOR Bentonville real estate agent and broker (Century 21 EXCLAMATION Rogers, AR 479-253-3796 ):

When it is time to list a property there is one thing I make clear to sellers. NO MIXED MESSAGES! It sounds simple but somehow it is not always. Does everything about your plan say YES! I REALLY want to sell in a reasonable number of days. Yes I said days, not months and certainly not years! Selling takes a real life, carefully planned strategy.

Have you done the proper maintenance inside and out? Is your home looking SHARP all over. Don't forget the check list: the yard and the garage, fresh paint, clean carpets, no trace of pet damage or odor, etc.

Have you priced your property according to the current market conditions, the size of your home and the condition of your property? The local numbers do not lie! Do not be taken in by promises of unreasonable gain in a down market.

Have you checked out the competing listings nearby? Yes there are a few homes for sale near you. Inventory is high so it's GAME ON! You are in a serious competition to make a sale!

Is your property ready for showing without DELAY?

If you are not ready to eliminate mixed messages rethink your decision to list. Make your decision and get the deal done in the shortest amount of time with the fewest hassles. No mixed messages to potential buyers.

I'm here to sell, not just to list your home.

Proudly serving your real estate needs in Bentonville, Rogers and Eureka Springs, AR 479-253-3796. I will provide a free market value analysis of your property. Just ask!

cedwards@ersells.com

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

The View From Both Sides – Seller or Buyer

Mon, 16 May 2011 09:29:48 -0700

Buying and selling a home can be very emotional and stressful.

Once a contract is signed and the period of due diligence begins, the buyer has the right to enter the home with qualified professionals to determine whether or not they need to amend the contract in any way based on what is discovered regarding the condition of the home.

Issues regarding the cosmetic condition of the home are irrelevant after a contract is signed.

If a homeowner allows a buyer into their home to select paint colors, measure for new drapes, etc., then they are just being nice and helpful.

It is part of the real estate agent's job to manage everyone's expectations.

Here is a look at the situation from both the seller's and buyer's perspective.

A bit of compassion for the other side of the deal goes a long way.

Via Karen Crowson, Livermore, CA (Alain Pinel Realtors, Livermore, CA):

The Seller’s Point of View
You are leaving a house you’ve called home for a number of years. You’ve been asked to move out your personal belongings, so the place hardly seems cozy or familiar anymore. You’re exhausted from keeping the place spic and span – show-ready at a moments notice.

Keeping after the kids and all their stuff is a job in and of itself, and being displaced repeatedly on weekends for open houses and showings is becoming quite annoying.

You’ve taken good care of the house for such a long time, and it finally paid off. You have an offer, and you and the buyers have come to agreement. But now it seems that the buyer ordered every inspection known to man, and was very aggressive in asking for one repair after another. Figuring all of that out means more people traipsing through your house, poking, prodding and who knows what? It’s very disruptive – you have so much to do to get ready for this big move!

They want to measure, photograph, match colors, re-visit – these extra visits are making you crazy! This house is so nice – close to perfect even! Why do they need to change everything? Isn’t it good enough for them – especially since they got it for such a screaming deal?

Enough already – can’t this all just wait until they own the place?

The Buyer’s Point of View
We’ve looked at a lot of homes. We’ve seen some in fabulous condition, but they’re too far from everything. This one has a great location and even though it’s had some nice updates to the kitchen and baths, there’s still a ton we have to do. The carpet’s worn. The paint colors are dark, and splotchy. The yard is very overgrown, so we’ll need to deal with that. And the heater and AC are old. We’ll no doubt have to replace those very quickly.

We were able to negotiate the price a bit, but we still have a lot of money to spend getting the place up to date. After all, the home we moved from had everything brand new. This feels like a bit of a step back, but this is where our job has taken us.

We could see quite a few ‘sins’ cosmetically and we were ok with those. But boy, we didn’t expect some of the things that came up as a result of the inspections. We still want the house and with the seller willing to make some concessions, we’ll put in a little more cash to make those other repairs as well.

But we’re getting a bit stressed out. There is some reluctance on the part of the seller to provide access to the house. We understand that they are packing to move, but the boxes and chaos doesn’t bother us. We have a big job ahead of us, and getting estimates and measurements helps us figure out what we can actually do right now, before move-in date.

With two little ones, it’s really hard to have any type of construction work after we move in. And we’re concerned about the dust and paint fumes a baby might breath in. Don’t they know how hard it is to move into a house, and then have to move everything back out so contractors can do their work? We only have a short window to get everything done while we have time off from work.

Why do they seem so concerned that we’ll be making changes to the place? After all, it will be our house soon.

You can see that both sides have legitimate concerns in this often stressful and emotional time. While difficult, understanding the situation from the other party’s perspective, will often help ease the tension. Usually, those sellers will soon be buyers, and one day, those buyers will be on the selling side.

Isn’t it good to know that most escrows are over in 30-45 days?

Tri Valley real estate for buyers and sellers. Search for homes in Livermore, Pleasanton, and Dublin.

I can also help you in the surrounding areas of Alameda County and Contra Costa County

including Castro Valley, San Leandro, San Lorenzo, San Ramon, Danville, Brentwood and Mountain House

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

A Short Sale is a Fire Sale ... without the Fire

Thu, 21 Apr 2011 10:56:26 -0700

A couple of years ago, my company began sending out a single-spaced list of distressed properties for use by agents in our company. It is a list of short sales and bank-owned properties and in November of 2008 it was about 12 pages long. I would watch it and noticed that occasionally it would drop down to 9 or 10 pages in length. Over the past two years that list has stayed around 12 pages long.

It's been a couple of months since they sent me the list and so yesterday I actually took a glance at it.

The list is now 19 pages long!

That tells me that the shadow inventory has definitely hit the market.

Forget about selling your Tulsa home if you don't have to. There's no way an average homeowner can compete with foreclosed homes and short sales -- unless you have an exceptionally unique property.

I can help you. If you have not made a mortgage payment in a while or are in danger of missing your payments, please call me.

I can help you sell your home by doing a short sale. It's much better than letting your house go back to the bank.

Via Judy Chapman (Koenig & Strey Real Living):

When it looks like you’ll lose your house to foreclosure, would you stand idly by and watch the bank take your home out from under you?

Or would you try to fix the problem? Apply for a loan modification? Borrow from a family member? Or when all else fails, do a Short Sale?

Because a Short Sale is just like a fire sale, but without the fire.

Keep the home fires burning

Negative equity has overtaken the American real estate landscape. What started out as an isolated problem — owing to subprime loans and irresponsible lending practices — has escalated into a full-scale crisis affecting one in four homeowners.

Think about that for a moment. One in four homeowners is underwater. One in four homeowners owes more on their mortgage than the house is worth. One in four homeowners is scared of losing their home if, for some unforeseen reason, they can’t meet their monthly mortgage obligation.

Out of the frying pan and into the fire

When you purchased your house, you counted on it increasing in value the way real estate has done for decades. You knew that if you had to move on due to illness, job change, income loss, or any other reason, you could sell your house and start over someplace else.

Then everything changed. You became a prisoner in your own home ... under house arrest.

Baptism by fire

You probably purchased your house when the market was on fire with overblown values. Just a few years later, when the fire started to consume itself, you were helpless to do anything about it.

Now you’ve fallen victim to circumstances beyond your control. Except you do have control. You can sell your house as a Short Sale. With a Short Sale, you can —

Sell your house and start over.

Avoid foreclosure.

Completely eliminate or substantially reduce your financial liability.

Minimize damage to your credit rating.

Purchase another house in 2 years.

Take care of the problem responsibly.

Doing a Short Sale isn’t for the faint of heart. Nerves of steel, constant diligence, and endless patience are required. In the end, when the sale goes through, it’ll be worth the extra work and those sleepless nights.

Fight fire with fire

A Short Sale should be treated just like any other house for sale. By not skimping, shortchanging, or selling short the home or the homeseller.

Your home should be marketed the same as a regular listing. Sellers deserve no less for the house they call their home. Likewise, buyers deserve no less for the house they want to make their new home.

An aggressive pricing strategy should be applied. Homeowners facing foreclosure don’t have time to wait. Once the house has been listed at a price reflecting current market value, it should never be allowed to stagnate. If the house doesn’t immediately generate interest, the price should be lowered. And lowered again and again until a buyer comes forward with a strong enough offer. Usually this process takes no more than a month or two.

Short Sales are really long sales. Getting a contract on your house is not the problem. Getting your bank to approve the Short Sale is another story. This is where the steel, diligence and patience parts come in.

Light your house on fire

When you find yourself leaping out of the frying pan only to land in the fire, it’s time to yell, “Fire!” So do it. Get it out of your system. Then do something about it.

Related Websites and Articles

U.S. Homes Lost $1.7 Trillion in 2010

30% of Mortgages are Underwater

* * * * * *

JUDY CHAPMAN |What can I do for you?

Residential Sales ∙ Short Sales ∙ Residential Rentals

Koenig & Strey | 1925 Cherry Lane | Northbrook, IL 60062

Judy@JudyChapman.net | Office: (847) 521-4111

© 2007-2011 www.activerain.com/blogs/NorthShoreChicago by Judy Chapman. ALL RIGHTS RESERVED. Portions of this content may be used with attribution. The information contained in this blog is the author’s own opinion and does not reflect the opinions of Koenig & Strey Real Living.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

You Can't See What You Can't See! Get A Pre-drywall Inspection!

Mon, 18 Apr 2011 12:01:30 -0700

If you are building or remodeling, it is important to hire someone to check things out before the drywall goes up.

This story tells how a mistake was made in putting in an air duct. Had the problem not been found before the drywall went up, then the homeowner would have had unusually high heating and cooling bills while having an unusually warm (or cold) bedroom.

Via Jay Markanich (Jay Markanich Real Estate Inspections, LLC):

Should you get a pre-drywall inspection on new construction?

YOU CAN'T SEE WHAT YOU CAN'T SEE! GET A PRE-DRYWALL INSPECTION!

The drywall was to go up that afternoon. At the last minute someone found MY ACTIVERAIN BLOGS on pre-drywall inspections. After reading some she was convinced she should get one.

Smart girl!

One teensy thing found was that a hole was cut to run a flexible HVAC duct and put a register in the master bedroom above.

The problem was, running it to this side would have put the register right in front of the sliding glass door to a third-level balcony.

Deciding against that, they decided to go out the other side. That duct is clearly visible in this picture.

BUT SO IS THE HOLE THEY CUT TO RUN THE OTHER DUCT! THEY SIMPLY LEFT THE HOLE!

The supervisor told my client that he had the drywall company scheduled to install drywall that afternoon. And for him to change that schedule, his words, "that inspector needs to find something really important."

This hole not only would have delightfully heated and air conditioned the ceiling space above the mid-level hall and stairwell, but would have dramatically reduced the air flow to the master bedroom! She would have had to live with it because they would never have figured it out.

I told her that when she brings this up with the supervisor, he would say he knew about it all along and it was already on his list. I also told her that it needed to be repaired with sheet metal screwed to the duct and sealed with aluminum tape. AND THAT SHE SHOULD GET A PHOTO OF THE REPAIR TAKEN FROM THE VERY SPOT THIS PHOTO WAS TAKEN FROM!

I can just see them spreading duct tape all over this to "seal" the hole!

My recommendation: my client had been told many times that she did not need a pre-drywall inspection. That the construction supervisor was in her house every day checking EVERYTHING that was being done. That the County would be doing "many inspections." She was told that so many times she almost bought it. Until her nagging feeling got the best of her and she called me. We did this very early in the morning. When she called she needed an inspection right away. Really early was the only slot I could give her! So we made it happen.

I'm glad she did! So is she.

DON'T EVER BUY THE LINE THAT IT IS A NEW HOME AND INSPECTIONS ARE NOT NECESSARY!

Jay Markanich Real Estate Inspections, LLC

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Obeo Tour With Style Designer -- Tulsa Condo near Joe Creek Bike Trail

Fri, 28 Jan 2011 04:43:21 -0800

This Obeo Tour has a style designer that let's you select colors for your walls, floors, trim, etc. Play around with it and let me know how you like this feature.

This property includes upgraded appliances, including a stacking Bosch Axxis washer and dryer, a GE Triton XL dishwasher, a GE Spectra range with a self-cleaning oven, an Allure vent hood, and a GE refrigerator with an electronic ice maker.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

"Oh, They Didn't Need You. The County Did The Inspection"

Thu, 27 Jan 2011 15:32:01 -0800

This blog and the accompanying blog in the hyperlink to this house beautifully illustrate why homebuyers should hire a home inspector.

I recommend using a PE (Professional Engineer) to look at structural issues.

The purpose of the home inspection is to discover whether or not you want to stay in the deal, not to have the home rebuilt prior to closing.

Read this blog and chase down the hyperlink. You will be shocked!

Via Jay Markanich (Jay Markanich Real Estate Inspections, LLC):

How do I approach this post?

Unbelievably I was called and scheduled to inspect this house.

When I had looked at it previously I did not know the Flipper, but I did know, from reading the sign, that the house had been purchased by and was being remodeled by one of the local Counties. It was then to be "sold" to some family unable to purchase it without some form of assistance. What disgusted me when I saw it previously was that the Flipper was an unbelievable con artist and that some poor soul was to live in that house.

It turns out that "poor soul" was going to be my client and I was chomping at the bit to inspect this place!!

Not knowing exactly when it was to be finished, the Realtor asked me to wait for a call to confirm the date.

THE CALL NEVER CAME. And being busy with scheduled inspections, I forgot about it.

Then yesterday the same Realtor called to schedule something different. Remembering this house, I had to ask about it!

"Oh, they didn't need you. The County did the inspection."

This is coming from a Realtor! I couldn't believe it!! "The County doesn't employ home inspectors. Who did the inspection?"

"The contractor who did the work. He walked them around showing them everything he did. The house looked beautiful! They were real happy. They are in it now. Since the inspection was FREE, we didn't need to call you."

Aggghhh! I have to say, my heart sank!

Here is a couple who CLEARLY doesn't know what they don't know. And they have bought a house!

And they are getting and accepting very bad advice from many sources!

They can't afford a house without assistance.

They have put their trust in the County, their Realtor and this schmuck contractor.

They have "bought" a house that was so unsafe outside, this home inspector was AFRAID to go inside!

They think all home inspections are the same, that a walk through is a home inspection and that it is FREE, so it must be a good deal!

They are so strapped they can't afford a home inspection. Then they CERTAINLY can't afford future repairs. And there will be future repairs!!

THIS is the crux of the sub-prime problem. We are still in it.

I have to say, honestly, that Mr. Jay is really, really, really tempted to send her a link to his blog about this house, but probably won't. No point in stirring that pot. I think the house will stir it soon enough!

My recommendation: if you ever, ever, ever feel like a home does not need a home inspection, ESPECIALLY if it was remodeled by a Flipper or "the County," call me so I can gently, quietly and politely PILE DRIVE SOME SENSE INTO YOUR HEAD!

OH, AND NOTHING IS ... FREE!

Jay Markanich Real Estate Inspections, LLC

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

The Oil & Gas Lease Is Available; You Can Buy the Lease

Thu, 27 Jan 2011 03:17:52 -0800

"The lease is available; you can buy the lease."

A REALTOR®-Associate in my company said this today in one of our land and ranch meetings while touting a lovely 269-acre parcel of land which I will be previewing later today.

I thought to myself, "That's pretty cool. Owning the oil & gas lease is the next best thing to owning the minerals."

Then I wondered if she really meant what she said.

Did she understand what she said? Did she mean what she said? Did she even know what she said?

[I kept my mouth shut in the meeting rather than interrupting and going off on a tangent -- since nobody really cared anyway except me (I am one of those about whom it is said, "There's always one in every group.....") However, I couldn't sleep. The distinction is important and I just cannot keep it to myself. I felt a blog coming on, so I got out of bed to write. So here it goes........ ]

When we own land, we don't actually own the land. We own a bundle of rights which includes the use of that land with restrictions.

When a landowner owns land in fee simple, that means he owns the full bundle of rights. Fee simple absolute or simply "fee simple" means that you own everything from the center of the earth up to where the government allows planes to fly.

As an owner, you can lease the entire bundle of rights to another person or you can lease a particular right. Thus you can lease the oil, gas and other minerals, you can lease the grazing rights, you can lease a cottage on the land (or just a room in that cottage), or you can lease hunting rights, etc.

If the mineral rights have been severed from the surface rights (meaning that a previous owner somewhere in the chain of title has retained the oil, gas, and other minerals in a recorded deed), then it is the owner of the mineral estate who has the right to lease the right to drill and produce the oil, gas and other minerals in and under the land. The landowner who only owns the surface cannot lease the minerals as the lessor.

However, the landowner who does not own the minerals can lease the minerals as a lessee. Usually it is someone other than the surface owner who leases the minerals (much to the dismay and sometimes anquish of the surface landowner). This is a pretty cool option.

Now, as someone purchasing a lease, it needs to be understood that a lease can and will expire. You can have a lease for 2 days or even 99 years -- but no more. You cannot own a lease in perpetuity.

Having said that, an oil & gas lease is valid as long as it is in it's primary term, be it 2 days, 3 years, 10 years, etc. This primary term is negotiated by a landman or an oil & gas attorney who is qualified to navigate the ins and out of such leases at the time that the lease is signed and purchased. A lease is a legal document that should be filed at the courthouse to have actual notice announcing to the world that such a lease exists. This is hugely important.

The lease is valid as long as it is in it's primary term or is held by continuous production. Oh, there is the kicker, continuous production. In other words, if you are the leaseholder (the lessee or the assignee), then you had best be drilling or producing oil & gas that makes it clear that you are actually doing something. This is technical and many leaseholders lose their lease after pumping milions of dollars into wells in the hopes of making them profitable, only to lose their investments of time, expense, and effort to someone else who picks up the lease at a later time. Boo hoo, so sorry, good bye.....

Now if the leasholder does not have an operator's license, then he must hire an operator to operate the lease. Only an operator can operate oil & gas wells. Anybody can own the lease, but they have to hire an operator if they themselves are not licensed to operate oil & gas wells. An operator is the only person authorized by the State of Oklahoma to do anything on an oil & gas lease. He must participate in every activity.

An operator can be a company or a person. An operator has a license number. In the eyes of the Oklahoma Corporation Commission Joe Operator is exactly the same as ExxonMobil and are under the same laws, rules, regulations, and restrictions. One operator is a single person and the other operator is a multi-national corporation. When either one comes on your land, they are exactly the same in the eyes of the State of Oklahoma. There is virtually no difference -- they are both operators.

An oil & gas lease can be sold or assigned to another person by means of an assignment or a bill of sale. Both of these should be filed at the courthouse as soon as possible to effect actual notice of assignment of the oil & gas lease. Again, this is hugely important. Race notice literally means that the first person to the courthouse wins. No kidding, I heard of one situation in Rogers County where a lessee was dying and needed cash to pay medical bills. He assigned the same oil & gas lease to six or eight assignees. The first one to file the assignment at the court house got the lease.

Of course, you can own a lease that isn't registered, but I recommend being safe. Toodle on down to the court house and get the documents filed.

Important note to self: Don't leave legal documents in the kitchen drawer. File them at the court house! Then put original documents in a safe place, such as a safe deposit box.

"The lease is available; you can buy the lease." I think she means that you can purchase an assignment. Or maybe she meant you can purchase the minerals from the owner of the mineral rights. I'll have to ask her.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Cap Those Faucets Before You Move

Sun, 09 Jan 2011 10:20:40 -0800

This article addresses a problem that I have seen in empty homes when doing inspections.

The faucet caps on the laundry faucets are a great idea.

I suggest adding a tiny ball valve to the refrigerator's ice maker tubing. Why it's not done when refrigerators are installed just baffles my mind.

It's a simple step for someone who knows what they are doing (i.e., a licensed plumber) to add a valve later. When the refrigerator is disconnected, it will stlll be there for the next family to use when hooking up their refrigertor's ice maker.

Via Tom Branch, Broker, CDPE, SFR - 214.227.6626 (RE/MAX Dallas Suburbs):

I've been meaning to write this blog for a while but I had forgotten about it. I was showing a home today and there was water everywhere in the laundry room at one of the properties. As I looked around I noted a small trickle at one of the laundry room washing machine faucets. The water was running down the wall soaking the sheet rock and puddling up on the floor. I made a quick call to the listing agent to let her know.

It reminded me of a listing I had had in Frisco. The owner had painted the house and put down fresh carpet so it would look nice and sell quickly. She had moved out of state and the house was vacant. It was a slow time of year and there were not many showings. I dropped by the house one day only to find the new carpet soaked in water! I traced the source back to a dripping laundry room faucet that day as well. Luckily we were able to have the carpet dried and suffered no real damage other than the several hundred dollar clean-up bill for the seller and several hours of my time making sure it was taken care of.

I used to recommend that sellers vacating a property cap off the laundry room and ice maker faucets. After that day, I started providing my sellers with the caps. I purchase them at my local hardware store and a set of three costs about $10. Not only is it an added service but it might just save the seller a bunch of money and myself a lot of time.

Cap those faucets before you move!

Photo Copyright 2010 - Imaged2Sell

Source: http://www.thebranchteam.com/wordpress/2011/01/09/cap-the-faucets-before-you-move/

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton. While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure. Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Copyright 2009-2011 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

The Gap Check Revealed a Demolition Notice on the Day of Closing

Sat, 08 Jan 2011 19:15:52 -0800

The gap check revealed a demolition notice on the day of closing.

It wasn't there when the abstract was updated in September. It showed up yesterday morning. We were closing at 3:00 pm.

We found out about it at the closing table.

A demolition notice had been filed by the City of Tulsa that very morning.

Who knew that a Demolition Department even existed!

Did you ever wonder what a gap check does?

The gap check is one of those items on a HUD Settlement Statement that I have always regarded as just another way for the closing companies and lawyers to make money. The typical cost of a gap check is $75.

I never paid a whole lot of attention to the gap check, but I will from now on.

The closer asked the buyer whether or not he wanted to proceed with closing.

Of course it was a Friday afternoon and no one seemed to be answering his phone. We kept trying to reach someone who could tell us what was going on.

The home was an REO and, of course, being sold "AS IS WHERE IS."

I was concerned that the buyer would be saddled with a bill for demolition, whether or not he wanted the home to be demolished. Fortunately, we were able to contact someone at the City of Tulsa.

It turns out that a citizen had called The Mayor's Action Line in September about a porch on the front of the house that was falling off. The code inspector had gone out to the home and had recommended the house be demolished.

Meanwhile, the listing agent listed the house and recommended the bank remove the offending porch, which was already removed by the time my buyer saw the property.

Neither the owner nor the real estate agent were aware of the code inspector's recommendation to demolish the house.

The bank that owned the property was paying three years of back taxes, but I thought they should pay for the demolition rather than my buyer. However, if my buyer delayed by choosing not to sign the paperwork, he would have to pay a $100 per diem charge.

In the end the buyer decided that he would go ahead and close and probably will be tearing the house down himself. That would probably be a lot cheaper than letting the City of Tulsa schedule the demolition and have a contractor do the demolition. A professional demolition crew would probably charge the owner more than my buyer was paying for the property -- which was not a lot.

The City of Tulsa stopped it's process of demolition and will be giving my buyer a chance to assess what he has purchased.

We closed. Yeah!!

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Higher Mortgage Rates Spurred an Increase in Home Sales

Thu, 30 Dec 2010 13:28:46 -0800

Higher Mortgage Rates Spurred an Increase in Home Sales

Does this just blow your mind?

How is it that we have had historically low rates and have not been able to get buyers off the fence and yet now that they are creeping back up they are beginning to come out of the wood work?

Is it that spring is on the way?

Is it that people are snowed in and looking for something to do? So let's just go online to look for a new house?

Is it because they think housing has hit the bottom?

Do people purchase more when they think that prices are going up?

Check out this information from CNN Money.

Higher Mortgage Rates Spurred an Increase in Home Sales

Dec 24, 2010 (www.cnnmoney.com)

The recent surge in mortgage rates, by all rational calculations, should have made America's already troubled housing market worse off. Instead, higher borrowing costs modestly boosted homes sales in November. Before slipping down slightly this week, mortgage rates had risen for several weeks in a row as yields on 10-year Treasury bills, which largely influence the cost of mortgages, rose. The rate increases were some of the highest seen since June of this year.

Intuitively, it would make sense that higher borrowing costs would discourage potential homebuyers. And vice versa. But quite the opposite has happened. Before the recent surge, mortgage rates had fallen to historic lows but failed to spur much refinancing or home purchases as virtually all major banks tightened lending standards. When mortgage rates started rising recently, potential homebuyers waiting in the sidelines took notice.

In November, the share of home purchases by first-time buyers surged to 37.2% from 34.4% the previous month, according to a monthly survey by Campbell/Inside Mortgage Finance, which tracks mortgage and housing industry trends. "That's extremely significant," says Tom Popik, the survey's research director. Since the survey launched in 2009, there's typically only been a one-percentage point change, if any at all, among first-time homebuyers.

The higher rates seem to have served as a warning shot, drawing in buyers eager to lock in historically low rates before they edge any higher. In a sense, they were waiting for an uptick to prove that rates had gone as far down as possible, before deciding to buy. Unlike current homeowners, first timers are positioned well to respond quickly to fluctuations in mortgage rates.

Popik says it's unlikely the rise in rates will spur many more home purchases. After a while, potential homebuyers will again think mortgages are becoming too expensive. For now though, rising rates have brought a boost, however small, to the struggling housing market. November sales of new homes rose 5.5% to a seasonally adjusted annual rate of 290,000 units, the Commerce Department reported December 15.

Naturally, in response to the uptick in home sales and increase in demand for lending, mortgage rates have most recently . . . fallen again. Somewhere, that makes perfect sense.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

How To Qualify For HAFA Short Sale

Sat, 18 Dec 2010 12:36:25 -0800

Twenty years ago after the Oil Bust in Tulsa, Oklahoma, when a homeowner could not sell his home for enough money to pay the bank off and pay all the expenses from the proceeds of the sale, the homeowner took his checkbook to the bank and wrote a check at closing in order to get rid of his house. Often the seller wrote a bigger check at closing than the buyer.

Things have changed. Many homeowners lack the ability to cover the equity shortfall in their home. They cannot write a check at closing to get the bank paid off and get on down the road.

To help homeowners in hardship situations, many homeowners are resorting to listing their homes with REALTORS® who understand how to do short sales.

It is a complicated process and it is not fast, nor are there any guarantees.

I have successfully represented both Buyers and Sellers through the short sale process.

The following is a description of how a homeowner qualifies for a HAFA Short Sale -- a particular subset of the short sale family of transactions.

If you have questions, please call me at 918-712-4473 or send me an email at dsolano@cbtulsa.com

Via Dave Gubler - Foothill Ranch, Lake Forest, Ladera Ranch and Mission Viejo (Orange County California Short Sale Specialist-IMLShortSale):

How To Qualify For HAFA Short Sale

First let's start by defining exactly what HAFA is:

The government's Home Affordable Foreclosure Alternatives program, or HAFA as it is commonly known may provide you with some relief. There are some hoops to jump through but working with an agent that understands the details and the process will ensure that you have an optimal chance for success. (There are 43 pages of guidelines associated with this program so please choose your real estate agent wisely!) Click Here For: HAFA Information Center

The three main benefits to you, the homeowner, are: (With respect to a Short Sale)

1. A formal timeframe to market and sell your home during which a foreclosure sale cannot occur. This, in my mind, is the main benefit. It will take much of the uncertainty and fear of foreclosure away from homeowners that are financially distressed and make it very probable that they are able to remain in their home longer than they otherwise would be able to.

2. A monetary incentive to assist you with relocation expenses. Although this is small, originally set at $1,500.00, it will help with the cost of relocating. It is presently set at $3.000.00.

3. Releases you from any future liability on the debt. This benefit has the most long-term benefit. It eliminates the lender/servicers ability to secure a deficiency judgment or promissary note on the loss.

HAFA is an alternative to the Home Affordable Modification Program (otherwise known as HAMP). To be eligible for HAFA the following criteria must initially be met:

1. Your lender/servicer must be participating in HAMP & HAFA: This can easily be established. You can look up whether your lender/servicer is participating in the government programs by following this link: Lenders Participating In HAFA

2. You must be HAMP eligible: What does this mean? It is fairly simple. All of the following must be true:
A) The home must be your primary residence.
B) Your mortgage must have been originated prior to January 1, 2009.
C) Amount owed on your 1st mortgage must be equal to or less than $729,750 (For a one-unit property).
D) Your current monthly mortgage payment exceeds 31% if your gross income.

AND ONE OF THE FOLLOWING MUST APPLY TO YOU: (Your lender/servicer is required to consider you for HAFA if the two stipulations above and one of the stipulations below are met)

1. You do not qualify for a trial period plan:   This is a bit trickier. Participating lenders/servicers have to analyze your further eligibility. The goal of HAMP is to provide a borrower with a loan payment (Principal, Interest, Taxes, Insurance, and HOA) of 31% of their gross income. This is the part that everyone knows about and it sounds pretty good (for most people)! Unfortunately the lender has an out. The bank is required to perform a Net Present Value Test (NPV Test) on each potential HAMP candidate. The long and the short of the NPV Test is this: If the bank will make more money by foreclosing than they will by modifying your loan (payment to 31% of gross income) then the bank is not required to offer you the loan modification. This is where many potential loan modifications via HAMP are stopped. Quite simply the modifications the bank would have to make (rate reduction, term extension, and principal forbearance) would make it more cost effective to foreclose. Please feel free to contact me regarding how the NPV Test is performed and what the components of it are.

2. You do not successfully complete a Trial Period Plan: This is fairly straight-forward. If you are offered a HAMP Trial Period Plan and reject it; you do not provide the correct & complete documentation required to participate in the plan offered; you do not make all payments during the course of the Trial Period Plan.

3. You miss at least two consecutive payments during a HAMP modification: Many people are unclear regarding this item. If you have completed the Trial Period Plan and entered in to the final loan modification stage of HAMP but you miss two consecutive payments on the modified loan then you are HAFA eligible.

4. You request a Short Sale: You have determined that you must move and you meet the first two criteria mentioned (Lender is participating in HAMP/HAFA, and you are HAMP eligible).

Although the HAFA process can be complex it may provide benefits to you that were not available previously. To participate in HAFA you must utilize a licensed real estate agent. For your own benefit make sure that you select an experienced short sale agent/negotiator. Please contact me directly at (949)218-0952 if you need to consider a short sale.

Related Posts:
HAMP Failing To Prevent Delinquency: Is Failure The New Success?

Complete Real Estate Solutions


Dave Gubler DRE# 01274644 - (949) 218-0952 - email me
website www.IMLRealEstate.com - search for homes

If I can provide you with more information about Orange County real estate, the housing market, or otherwise assist you, your friends or your family in a home search, please contact me.

                                                                      Subscribe to This Blog by Email

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Christmas Gift Traditions Remind Us of How Much We Are Loved

Fri, 17 Dec 2010 10:43:00 -0800

Christmas Gift Traditions Remind Us of How Much We Are Loved

Yesterday was a special day for me. I came home to two packages on the front porch. I knew immediately what they were because of the familiar shape of the boxes.

One contained Mother's Macaroons from my sister Kathy. Yum yum. I was restrained. I only ate two last night. She's been sending them for at least 10 years.

The other package contained Pittman & Davis grapefruit from my sister-in-law Anita. She's been sending the box of grapefruit for the past couple of years now because my brother used to send it before he died of cancer three years ago. Actulally, in 2007 I received two boxes of grapefruit -- because my brother David didn't know Anita was sending it and David figured he was the next son in line to carry on the tradition that my parents had started years ago. Anita won out. She has the highly privileged job of sending the family grapefruit.

Pittman & Davis grapefruit reminds me of the love of my parents.

Both of my parents are dead now. Every year they used to send a huge box of grapefruit and we could never find enough refrigerator space to keep it. My ex-husband whined for whatever reasons. I loved the delicious ruby red grapefruit from South Texas.

I took the boxes of grapefruit for granted -- until after my Daddy died.

Mom had died in March 2004 and Daddy died at Thanksgiving time in 2006. We spent two weeks clearing out his apartment at the Hampton in Houston.

I was working in the living room when I heard my sister exclaim from Dad's office, "The receipt for the onions! You found the receipt for the onions! I can't believe you found the receipt for the onions." I went in to see what all the commotion was about and Kathy was holding an old paper receipt from Pittman & Davis dated sometime in 1937. Daddy had saved it for all those years and had neatly placed it in his desk drawer with other important mementos.

I had never heard the story of how my parents met. ( I was the last of five kids and I never paid any attention. Now I wish I had been more "present.")

I guess it was the year 1937 and my mother was the college roomate of my father's sister Gerrie at Mary Hardin Baylor College in Belton, Texas. Daddy had seen my mother's photograph and wanted to meet my mother. So he drove up from the Valley to visit his sister.

Evidently the girls were washing their hair in the river -- no kidding, that's what I heard. Daddy drove to the river and met my mother.

He was driving a truckload of Pittman & Davis sweet onions. He had saved that receipt for that truckload of onions for 67 years!

My parents, Cleo and Burt Matteson, were married for more than 65 years when Mommy died. I never had a clue how much they loved each other until we went through their stuff.

I just put an entire ruby red grapefuit in my Vita-Mix and am drinking my grapefruit juice as I write this blog. Yum!

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Pipe and Cable Horse Fencing Installation

Fri, 03 Dec 2010 04:57:43 -0800

Pipe and Cable Horse Fencing Installation

Here's a new pipe and cable horse fencing installation at Fleur de Lis Farm in Nowata, Oklahoma.

It was professionally installed and so I thought these photos may be helpful for someone who wants to weld their own fencing. This installation is particularly well done.

In this case, the owner saved about $2 per foot by using lightly used pipe. Overall, this installation was economical and provides safe and sturdy fencing for horses.

This is a new installation by a company in Tulsa, Oklahoma.

This fence was recently installed behind the house. Eventually there will be a small barn and a horse here.

What I like especially about this fencing is that it does not disrupt the sight lines when looking out across the pastures.

Here is a 12-foot gate.

Heavy plastic sheathing covers the point at which the cable is attached to the post. This is to protect the horses' manes. The owner calls them Mane Protectors.

This is the walk-through people gate. The owner wishes it were just a bit wider because they did not leave quite enough width to drive the ZTR lawn mower through. Notice the strong posts to either side of the gate and the mane protectors on the cable.

In the distance you can see a corner post across the pasture where the pipe and cable meets a corner of barbed wire.

Eventually the barbed wire will be replaced when there is another chunk of change to put in another section of pipe and cable fencing. This will be done before a horse is put in the pasture. A barn is yet to be built before Pegasus comes to his new home.

This corner post is where the pipe and cable fencing meets a barbed wire fence. There is a gate to the right and so the fencing had to be very sturdy.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

A Qualified Buyer in Winter is Generally a Very Serious Buyer

Fri, 26 Nov 2010 10:53:43 -0800

In Tulsa the best time to list a house is in November and December so that the property is best positioned to take advantage of the spring market.

The Spring Housing Market in Northeast Oklahoma begins January 1st.

I am usually working with buyers on New Year's Eve and New Years Day. That's because serious buyers have time off to shop. My phone starts ringing just as soon as buyers have their Christmas decorations packed and their exchanges done at Dillard's.

So if you are thinking of listing your home, do it now. It will give me a chance to build a website for your home and also to list it on the specialty real estate listings throughout the internet.

It takes time to position a home in the market properly. If you are serious about selling, get your property listed now.

Via Michael Delaware, CRS, e-Pro (Troxel Realty Co. LLC):

A qualified buyer in winter is generally a very serious buyer. If you live in Michigan, and are considering placing your home on the market, do not buy into the old saw that you should wait until spring to place your home on the market. Too many sellers hold off for this, thinking that there are fewer buyers, and they might have more ‘luck' when the weather gets warmer.

I have found the opposite philosophy to be true. The reason you should consider placing your home on the market during the heavy winter months of December, January, February and March is because every other seller is applying the strategy of pulling out until spring. This means less competition.

You might say, well aren't there fewer buyers in the winter? Sure there are, but there are still buyers. It is important to note that a buyer that will request a showing during a heavy snow period in the winter is generally a very serious buyer.

Remember this: A qualified buyer in winter is generally a serious buyer. Last winter, I was working with some buyers that needed to buy a home in January 2010. They were serious. Their home had burned down, and they had an insurance settlement coming within weeks, and I had already gotten them pre-approved for a new loan.

They were living in a hotel until we found them a new home. They wanted to buy, and get to closing as soon as possible, so they could get moved in and become reestablished. We were shopping in the $250,000 to $300,000 range and we practically saw every single home available in the area they wanted to live in before they agreed on one.

However, the trouble I was having as a Realtor was that there were so few homes on the market in that price range in January, because so many sellers had pulled theirs until spring. When we found the perfect home, and closed in February, I could not help but think later in April and May when I was seeing all the new listings hit the market on how many sellers missed this opportunity? I mean, the couple bought a beautiful home, but they did compromise on some things they said they wanted when they found the one home with so many features they never thought about, and fell in love.

The home they bought was actually one I showed them because I was running out of homes to show them. The husband wanted a pole barn, and this house did not have one. I showed it to them after we had looked at three or four others that day, and this was kind of a ‘throw in' for our itinerary because it was on the way home. I did not think there would be any interest because there was no pole barn. To my surprise, they fell in love with the home, and decided to write an offer.

I cannot help but wonder if they would have made the same selection in the springtime, with 4X the available homes for sale to look at? One can never know, but it is for certain that they were serious buyers in the dead of winter, and when they found the home they liked, they bought it.

So any seller out there as we approach December that may be considering pulling their home from the market until spring would be wise to reconsider. I recommend that you place your home on the market in the winter, and take advantage of the lack of competition.

A qualified buyer in winter is generally a serious buyer, and if your home fits the profile of what that buyer is looking for, wouldn't you want the list to be as short as possible? I would. For help on selling your home in Southwest Michigan in the winter, give me a call at: 269-441-8182 or visit my website at: www.michaeldelaware.com.

Looking for Southwest Michigan Real Estate? Just Call Michael!

He is your key to the best homes in the region!

2010 'REALTOR OF THE YEAR'

For the Battle Creek Area Association of Realtors

Copyright © Photos and Content by Michael Delaware REALTOR® All Rights Reserved

"Twenty years from now you will be more disappointed by the things that you didn't do than by the ones you did do. So throw off the bowlines. Sail away from the safe harbor. Catch the trade winds in your sails. Explore. Dream. Discover."

- Mark Twain

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Are You Focused on What Really Matters

Fri, 19 Nov 2010 04:29:20 -0800

To these ideas of Bernice Ross I would add exercises that I believe originally came out of What Color is Your Parachute. A career counselor first asked me these questions thirty years ago.

List 5 accomplishments in your life about which you are the most proud?
What did you do to make them happen?
What about doing them made you feel really good?

Then I would ask:

What do you really want?

Via The CE Shop Inc. (The CE Shop):

by Bernice Ross

It’s 2010. Chances are you made some New Year’s Resolutions [last January]. A good question to ask is, “Are you paying attention to what really matters?” To determine what matters most in your life, answer the three following questions:

Name the three most memorable events in your life.

Name the five most important people in your life.

Name three things you wish you had more time to do.

Name three people you would like to spend more time with (and include the activity where you would be together.)

Did any of these include work? If you’re like most people, probably not. Unfortunately, our society often portrays being a “workaholic” as something noble—”The market is really tough. I have to 16 hours a day if we’re going to succeed!” “We both have to work—the kids would be stuck in a lousy apartment and a lousy school if we don’t!” “My clients need me—I have to be available when they call.”

If you look back on your past, chances are pretty good that your most precious memories are not of work—they’re of times spent doing special things with those you love or times you’ve taken time for you. So the next time you’re considering missing time with loved ones to stay at work or putting off caring for yourself because work is more important, remember what matters.

Bernice Ross is a member of the Broker Agent Speakers Bureau which is a full service Speakers Bureau serving the real estate and financial industry. To learn more about Bernice, view her bio or visit www.BrokerAgentSpeakers.com.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Does Visualization Really Help You Get What You Want?

Fri, 19 Nov 2010 00:22:09 -0800

Does Visualization Really Help You Get What You Want?

Today I took a different route home to pick up the mail after attending the Mike Lyon seminar on Social Networking at Tulsa's Little Theater.

It's not like I was depressed or anxious. I just didn't feel like going back to work quite yet.

So I stopped off at the Fairgrounds to see if I could find my old horse trainer at the year-end schooling show.

I really haven't been there in years since I don't ride any more. It was really quiet because today they were doing the low jumps and the green horses were doing their rounds.

I sat in the stands and watched the rounds and listened to the music. It was so rhythmic. Just watching the horses and breathing. For me it was meditative like yoga.

I remembered how I used to just stand at the window and watch my horses run through the front pasture.

But I am not being nostalgic. There is something primal about watching horses -- even under saddle.

I wandered off and found my friend who sells tack -- she owns The Horse of Course in Claremore. We talked until a customer came up and we were introduced.

Wouldn't you know it -- the lady I met has a little mare for sale by a wonderful Oldenburg stallion whom I have always admired. The mare is just getting going and so she is affordable -- well, sort of -- let's say she is within reach if I sell a few nice houses.

So I went and looked at the mare and then I waited until I could watch her in the ring.

Suddenly I started realizing that I could own that mare and be riding again. I just have to want it and make it happen.

I just came out of Landmark Education's Self Expression and Leadership Program where I was a coach. In the Curriculum for Living we learn that we can have whatever we want in life.

There is nothing stopping me.

I want another horse.

It may be that mare. It may be another animal. It doesn't matter.

I can visualize what I want. I can feel the mane in my fingers. It's going to happen.

I will be buying another horse and boarding it by April 2011. Pictures will be posted on Active Rain by June 1, 2011.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

You Cannot Get Title Insurance on Mineral Rights

Tue, 12 Oct 2010 12:37:21 -0700

You cannot get title insurance on mineral rights.

How do I know this? In 2006 I took the introductory course for new landmen at the University of Oklahoma. The course was an intensive two-day course offered by a CPL (a Certified Professional Landman -- the highest and most prestigious designation for landmen).

Most of the attendees were from Texas and Oklahoma. About half of the attendees were middle aged women working for title and abstract companies -- the very people that go to the court house to build abstracts for the attorneys who read the abstracts and write title opinions.

I asked this specific question: Can you get title insurance on mineral rights? The response from the presenter was a flat out, "No." You can only get title insurance on surface rights.

Just because attorneys rendering title opinions cannot offer title insurance does not mean that they cannot render an opinion regarding whether or not the minerals are included with the land.

Asuming that the abstract is up to date and complete, the attorney looking at the abstract is looking at every piece of paper that has ben filed at the court since Oklahoma statehood -- 1907. In many cases the documents will predate statehood when the Oklahoma Territory and Indian Territory became collectively known as the State of Oklahoma.

In Oklahoma's Indian Territory it all starts with allotment -- when an Indian (a/k/a native American) was given a quarter section for his homestead and three-quarters of a section for his allotment. He therefore has two pieces of property comprising approximately 640 acres in fee simple absolute. He owns everything from the center of the earth to the heavens..... well, let me rephrase that. He doesn't own the land per se, he owns the rights to everything -- he owns the whole bundle of rights, from the center of the earth to where the US government lets the planes fly. We say that he owns that whole bushel basket full of rights in fee simple absolute.

The allotment documents do not specifically say that he owns the mineral rights, a/k/a "oil, gas and other minerals." It just is that way.

So let's say Joe Citizen happens to get hold of his abstract and wants to see if he owns his minerals. He cannot find any place on his abstract where the deeds says that the Grantor "retains" or "reserves" a certain percentage of the minerals when granting the land to the Grantee. That means that the minerals were conveyed along with the surface. The Grantor conveys the whole bushel basket full of rights in fee simple.

Now let's say that the Grantor reserves the minerals. He then creates a separate basket of mineral rights for himself. The deed for the conveyance of the surface rights shows that a certain percentage of the minerals were reserved or retained. Now there are two estates: the surface estate and the mineral estate. (The mineral estate is dominant, by the way.) An attorney will only be able to get title insurance for the surface rights.

The mineral estate takes on a life of its own once it is severed from the surface estate. There will not be a Mineral Deed created until the mineral estate is conveyed. This is where it gets tricky and heirs often do not even know they own the minerals. Eighty years later it becomes like looking for grandmas' jewelry after it has been divided up. It's the job of a professional landman to track down all those little pieces of mineral rights that have been divided up.

In short, that's why you cannot get title insurance on mineral rights in Oklahoma. It just gets too complicated otherwise.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

The Loft above the Stable at this Equestrian Estate in Bixby, Oklahoma Has So Many Uses

Mon, 20 Sep 2010 18:30:29 -0700

The loft above the stable at this equestrian estate in Bixby, Oklahoma has so many uses. Of course you could store stuff up there… boring! You could stack stuff there. But why? You don’t need to stack hay there because this horse property has another barn where the hay is stacked. Besides, then you couldn’t look out of the cute little dormer windows of the loft!

Let’s examine all the fun ways to use the loft above the four Rockin J horse stalls of this beautiful Morton stable.

The loft above the stable at this Bixby equestrian estate would be so much fun for playing with plastic Breyer horses, Brio train tracks, Hot Wheels race cars, or other things that take up so much space and clutter up the gameroom or family room of the house. No matter how big your house is, there’s never enough room for kids to really have a wonderful adventure. There’s plenty of room in this loft above the stable at this equestrian estate in Bixby Oklahoma – which, by the way, happens to be for sale.

When I was a kid growing up we played in the basement; but we don’t have basements in Tulsa, Oklahoma – well , perhaps a few in midtown Tulsa – but for the most part we have to build shops and man caves to create those special play places. The loft above the stable at this Bixby equestrian estate will cure the itch of kids in the family who want to have a place to play creatively where they can leave the toys lying out without worrying about the maid sucking up the little Playmobil pieces in the vacuum cleaner.

When my son Michael was a tyke I taught him to love Brio trains and Playmobil landscapes. We laid out a new town each day, always coming up with a new design in his bedroom, taking the track down the hallway to the gameroom . We were constantly running out of train track and having to run to yhe Kiddlestix toy store in Tulsa to buy more of what we needed. The game was to be able to turn the train around and go the other direction without backing it up. This took up a lot of space. How we would have loved the loft above the stable at this Bixby equestrian estate! You could go and go and never run out of space to play.

I had a horsey friend in Jenks whose girls took riding lessons from my hunter-jumper trainer in Bixby. My friend was into dressage and had a nice little farmette on four acres in Jenks with a nice Morton barn. What I really remember about her house was the big closet in the gameroom. Every shelf in the closet was filled with Breyer horses. There were hundreds of them. Then along one wall of the family room were doll houses and horse barns of the proper scale and size for Breyer horses. Since this was one of the main living areas of her house, my friend would never let the horses play in the family room for very long. So they lived on the shelves in the closet. Had she had a loft like the loft above the stable at this Bixby equestrian estate, her girls would have been able to play with their plastic horses every day after school with their horse-loving friends in the loft over the barn.

Can’t you just imagine having a slumber party in the loft over the stable at this marvelous Bixby equestrian estate? You could invite your friends from your pony club or your round up club – whatever hobby you happen to enjoy. You could play in the pool or lounge in the hot tub and then lay your sleeping bags on the floor of the loft in the barn and tell stories all night long without waking any adults at the main house. Only the horses below you would be able to share your secrets over the paddock fence the next day.

Memories will be created in the loft over the stable of this Bixby equestrian estate… and wait till I tell you about the hay barn with the rock climbing wall!

It’s all for sale and you can find out more by calling Debbie Solano, Broker Associate with Coldwell Banker Select, Realtors in midtown Tulsa, Oklahoma (918) 712-4310, extension 1473 or by going to TulsaRealEstateWeb.com or NortheastOklahomaRealEstate.com or BixbyOklahomaRealEstate.com or OKLandandRanches.com.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Intangible Personal Property Tax Expanded to Locally Assessed Businesses by Oklahoma Supreme Court

Fri, 14 May 2010 10:39:45 -0700

Intangible Personal Property Tax Has Been Expanded to Locally Assessed Businesses by Oklahoma Supreme Court

Mike Means of the Oklahoma State Homebuilders Association sent out a legislative update this morning, saying:

In September of 2009, the Oklahoma Supreme Court ruled that with the exception of items listed in Article 10, Section 6A of the Oklahoma Constitution, locally assessed businesses should be paying ad valorem taxes on their intangible personal property. This means that such things as trademarks, software, patents, contracts, customer lists, company names, etc., are now taxable as intangible personal property. Talk about full employment for the local assessor! Currently locally assessed companies do not pay ad valorem taxes on their intangible personal property. The Supreme Court ruling changes that.

The solution is to look at an in lieu tax. Our state constitution allows for taxpayers to pay certain taxes in lieu of other taxes. Presently, Oklahoma businesses are liable for a state franchise tax. By creating a small business activity tax that would be paid in lieu of ad valorem tax on intangible personal property, we can eliminate the current franchise tax and save Oklahoma businesses from a large tax increase that will inevitably result from the Supreme Court's ruling. The ultimate details of this solution is being worked out by the legislature but the ultimate goal is that it be revenue neutral.

Without this solution, one tax expert says this will be the biggest tax increase in state history. We cannot do nothing.

This issue of ad valorem taxation affects all Oklahoma businesses. It could potentially hurt our economy by scaring business away from Oklahoma.

This is the same Oklahoma Supreme Court that recently ruled that REALTORS® can be sued for fraud if they give inaccurate court house information to buyers regarding residential square footage.

By the way, does anybody know how someone gets on the Oklahoma Supreme Court? How can we get some new blood on the bench? We shouldn't have to spend so much time trying to clean up their mess.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473

Scenic River Properties on Baron Fork Creek For Sale near Tahlequah, Oklahoma

Wed, 24 Mar 2010 21:15:59 -0700

Scenic River Properties on Baron Fork Creek For Sale near Tahlequah, Oklahoma don't come on the market very frequently.

It is hard to find access to the scenic rivers of Northeast Oklahoma, because the little roads leading down to the Illinois River or Baron Fork Creek have been shut off and barricaded. You really have to know someone who owns land along the river in order to get permission to cross their land to get to the creeks and streams feeding to the Illinois River or it's tributary, Baron Fork Creek, also known as Barren Fork Creek.

Baron Fork Creek flows out of Arkansas through a little valley near the village of Baron, Oklahoma, hence it's name "Baron" Fork Creek. However, the roadside sign along Oklahoma Highway 51 indicates that "Barren" Fork Creek is an Oklahoma Scenic River. Go figure. The creek is known by both spellings: Baron or Barren.

To find a unique recreational property with frontage on the river is especially unusual. Scenic river properties on Baron Fork Creek with full access to the creek are very hard to find, but to find one for sale at a reasonable price is especially unusual.

There is currently a unique recreational property for sale with frontage on the river. That property has approximately 32.64 acres with approximately 865 feet of frontage on Baron Fork Creek.

For the past twenty-five years or so the creek has flowed through an oxbow at the bottom of the bluff below the house, however a couple of years ago the creek changed it's main channel to a point further west, leaving the oxbow with less water.

Since these pictures were taken in December 2009 the creek has begun to flow back through the oxbow to follow its traditional course.

To find other scenic river properties on Baron Fork Creek for sale near Tahlequah, Oklahoma, you could look for residential properties for sale with a creek in Briggs School District or if you are looking to build a camp or second home, you could search for unplatted building lots or vacant land on a creek in Cherokee County Oklahoma.

Eagles soar above Baron Fork Creek at the point where the river flows through the "S" curves of the oxbow about a mile below the Highway 51 Bridge. If you were to own one of the unique scenic river properties on Baron Fork Creek then you would be able to fish for trophy bass or just sit and sip your coffee while watching the bald eagles soar above Barren Fork Creek as it wends its way toward the Illinois River and the Arkansas River further downstream.

The property that is currently for sale happens to have two homes, both built in 1996. One home is a "stick-built" home with full brick veneer on the front and vinyl siding on the back. The other home is a double-wide Oakwood mobile home. There is a total garage capacity for four cars. There is also a horse barn and several sheds and outbuildings. The property is completely fenced and very very private.

The current owner raises walking horses and enjoys riding the horses across the creek and up to the old railway right-of-way that is on the west side of Baron Fork Creek. The tracks have been taken up and so you can, with permission from landowners, ride your horses for miles along the railway right-of-way where there are no gates.

Thus, you can understand how wonderful and rare these scenic river properties on Baron Fork Creek for sale east of Tahlequah in Cherokee County, Oklahoma are truly unique recreational properties.

This is where equestrians and fisherman can truly co-exist on the banks of scenic rivers.

Debbie Solano, ABR, CHMS, CRS, e-PRO, GRI, REOS, SRES
Coldwell Banker Select, Realtors -- Land & Ranch Division
4408 S. Harvard Avenue
Tulsa, OK 74135

Office: 918-712-4473

Cell: 918-724-8201

FAX: 918-394-0473