Seattle Residential: I Do That

Preparing Your Home For Sale - The Top 10 Recommendations From a Morris County, NJ Stager

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Mon, 25 Jul 2011 09:50:59 -0700

Kristine Ginsberg from Morris County, N.J. has some clear and concise advice for home sellers. Get your home in order before putting it on the market and you will knock the socks off the buyers touring. You need to be a stand-out to be a successful seller.

Via Kristine Ginsberg (Morris County, NJ: Elite Staging and Redesign, LLC):

Preparing Your Home For Sale - The Top 10 Recommendations From a Morris County, NJ Stager

1. Walk through each room as if you were a buyer. Can you move freely about? If not, open up the space by eliminating excess furniture, creating easy traffic flow throughout your home. When selling - less is always better!

2. If possible, use a short-term rental company and store personal items, excess furniture and personal collections – anything that takes away focus from the home’s architectural features and causes distractions – remember you are selling your home, not your lifestyle. (This will also eliminate stress later when it’s time to move.)

3. Clean, Clean, clean - It's the easiest, no cost project and this can't be emphasized enough - nothing turns a buyer off more than a messy, dirty or smelly home - this will send buyers running for the door - trust me on this one!

4. Master bedrooms and baths should appeal to both sexes - if yours is gender specific, balance it with some masculine/ feminine accessories - pillows, art, greenery, a well placed throw and use neutral bedding - your grandmother's homemade quilt isn't going to cut it!

5. Painting the interior of your home is the greatest ROI (Return on investment) when selling. Is the color palate of your home uniform throughout with neutral colors? Keep in mind, you are appealing to the masses - choose taupes, beiges, creams and grays. Another bonus is these colors go with almost any decor. You can add pops of color using art, throw pillows, floral center pieces, plants and a well place throw.

6. Look at upscale hotels online– they are staged to appeal to the masses – clean, crisp, clutter free, updated. Outdated wall paper and boarders should be removed - this is one of the biggest buyer turnoffs and they often move on. In today’s market buyers want turnkey homes!

7. Assume buyers will be looking in your closets, cabinets, attics and basements…because they will! Organize what you must keep, and store the rest. Buyers want to know your home has enough storage space to accommodate their stuff.

8. Fix broken screens, running toilets, door hinges, leaky faucets and door bells - Yes, I'm beating a dead horse, but these are big turnoffs and don't invoke any confidence that your home is well taken care of –the kind buyers are looking to buy!

9. Open all blinds, eliminate heavy window treatments and take down outdated vertical blinds that scream the 80’s. Let the natural light shine in - this cheers up and brightens the home, making it more spacious and airy – just what today’s buyers are looking for!

10. When selling it’s hard to be objective about your own home because your are too emotionally attached - consult a professional home stager to help you prepare your home for today’s market, giving it the competitive edge over your competition!

Home Staging Morris County - Kristine Ginsberg

Elite Staging and Redesign (201)602-2562

When you're looking to sell quickly and for top dollar, Elite Staging and Redesign of Morris County knows how to get the job done right. We will use proven techniques to create warm, inviting, updated spaces that will appeal to the masses. In today's competitive market, every home can use an edge and that's what Elite Staging is all about.

Home Staging Website: Elite Staging and Redesign

Morris County Staging Before/After pictures: Portfolio

Email: Kris@elitestagingandredesign.com

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

Licensed broker since 1985 offering spectacular service to buyers and sellers in greater Seattle, with particular interest in Green Lake, Ballard, Phinney Ridge, Wallingford, Ravenna, Bryant, View Ridge, Roosevelt and the University District.

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Real Estate 101: The "u" and "r" of Buyer-Broker Agreements

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Fri, 08 Jul 2011 10:22:27 -0700

Back in the 1960's I read Raise High The Roof Beams, Carpenters by J. D. Salinger. In the opening pages of the story Salinger retells an old Taoist tale that goes like this:

Duke Mu of Chin said to Po Lo: "You are now advanced in years. Is there any member of your family whom I could employ to look for horses in your stead?" Po Lo replied: "A good horse can be picked out by its general build and appearance. But the superlative horse - the one that raises no dust and leaves no tracks - is something evanescent and fleeting, elusive as thin air. The talents of my sons lie on a lower plane altogether; they can tell a good horse when they see one, but they cannot tell a superlative horse. I have a friend, however, one Chiu-fang Kao, a hawker of fuel and vegetables, who in things ppertaining to horsesis nowise my inferior. Pray see him."

Duke Mu did so, and subsequently dispatched him on the quest for a steed. Three months later, he returned with news that he had found one. "It is now in Shach'iu," he added. :What kind of horse is it?" asked the Duke, "Oh, it is a dun-colored mare," was the reply. However, someone being sent to fetch it, the animal turned out to be a coal black stallion! Much displeased, the Duke sent for Po Lo. "That friend of yours," he said, "whom I commissioned to look for a horse, has made a fine mess of it. Why, he cannot even distinguish a beast's color or sex! What on earth can he know about horses?" Po Lo heaved a sigh of satisfaction. "Has he really got as far as that?" he cried. " Ah, then he is worth ten thousand of me put together. There is no comparison between us. What Kao keeps in view is the spiritual mechanism. In making sure of the essential, he forgets the homely details; intent on the inward qualities, he loses sight of the external. He sees what he wants to see, and not what he does not want to see. He looks at the things he ought to look at, and neglects those that need not be looked at. So clever a judge of horses is Kao, that he has it in him to judge something better than horses."

When the horse arrived, it turned out indeed to be a superlative animal.

I recalled the story in the 1980's when I first began selling houses and noted the one letter difference in the two words. Over the years since then I've attended many training classes that seem to focus on how to be a successful real estate agent. Some of the early ones focused on selling techniques and closing maneuvers, but since the mid 1990's and the the advent of Buyer Broker Agreements there has been a shift and the emphasis is now on working with a Buyer in finding the best house possible for that person.

While state laws vary, in Washington, like many others, it is law, that a real estate broker give any new clients a copy of the laws governing that broker's actions. Here is Washington's Law of Agency.

If you (or "u" in today's texting short cut) are looking for the perfect horuse, be sure to add and "r" as in Realtor® to your set of tools. Looking at pictures online, reading text on a flyer and even touring the property at an open house or with the listing broker are not guarantees that you're getting all of the insight necessary to make a wise decision. The first thing the wise shopper does is to interview brokers until one is found that you sense will be the Kao for you. And when you've found him, work with him to ensure that your real estate adventure is a success. Insist on a Buyer Broker Agreement that holds your agent of choice to work for your best interests.

Also published at Puget Sound Real Estate Professionals

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

The Growth of Cities: My Comments on Zoning

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Wed, 22 Jun 2011 22:15:06 -0700

Few cities, if any, appeared on the scene over night (remember, "Rome wasn't built in a day?). Even well planned cities have taken unusual twists and turns along the way from ground breaking to current habitation. And no two cities have ever taken identical paths. Builders of condominium complexes establish and record a comprehensive set of rules and regulations for the future use of that which they build, as required by law. But there is a point when the people who have purchased the various units have greater interest in the complex than the builder and the balance of power shifts. The owners start to amend the rules and regulations. The landscaping changes. When more owners are involved in the day to day process of maintaining the property, the better the property becomes.

In many cases, when there is a predominance of rental units in the building, the property is not so well maintained. For this reason Fannie Mae and Freddy Mac require a high percentage of owner occupants or they will not accept the mortgage terms.

Cities usually have a cause attached to their location. A river allows for river transport of goods. The bay off an ocean demands a port. Mountain passes define routes, and where routes cross, trade has been going on for centuries.

Once a town or city has begun to grow, interested parties make rules and set up enforcement policies on how the inhabitants should get along. And as towns become cities the management becomes more complex.

City management systems include mayors and councils and more rules and regulations are made. There comes a time when the managers start asking neighborhoods to reoprt on their wants and needs. There comes a time when city managers tell the neighborhoods that they must plan for the future. They ask the neighborhoods how they are doing and how they want to grow.

Some neighborhoods heed the call and engage. The people that live in these neighborhoods meet and talk and tell the city managers how things are going. Neighborhoods are made up of people. Some academics like to do studies and they come up with things called demographics. These academics go deeper into there studies and say that if this then that. They start forgetting about the people that live in the neighborhoods.

You may think I'm wandering, but I am not. Seattle has asked it's 37 urban villages to come up with plans for growth and greater density. The Roosevelt neighborhood has done that. The Roosevelt neighborhood has come up with a zoning plan that allows for greater density and allows for a density that sustains a new light rail station to be built there. But certain elements fo the city are aligned with developers who have decided that blocks which they control would be better suited to growth and that the people who live in the neighborhood are just being selfish is wishing to control home their homes are impacted.

It's a sad day when communities loose control to developers. Don't let it happen to you. If you live in a Seattle neighborhood, support Roosevelt's Plan for the future. And Roosevelt will support your cause when the going gets tough. Great neighborhoods make great cities.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Rain Camp Seattle Today: The Commute Starts Now

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Mon, 20 Jun 2011 10:07:16 -0700

Rain Camp and the Active Rain 5th Anniversary Party starts today and ends Wednesday with a barbeque at headquarters.

I'm commuting today on my trusty Felt bike from Ride Bicycles in Roosevelt. This is not really a commuter bike, but I use it a whole lot more lately, especially when my destination can be reached on old rail beds converted to bike and walking trails.

Commute time - 50 minutes

Cost - $0,00

Parking cost $0.00

Rain Camp - Priceless.

Off I go

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Start With No

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Fri, 17 Jun 2011 11:55:13 -0700

Start With No by Jim Camp begins with a challenging proposition, one that most real estate agents will back off from. The author "explains why win-win is an ineffective, often disastrous strategy" and I'll add that he does so quite effectively.

I read this book with a closed mind and the fixed concept, that in real estate, negotiating to compromise is what gets most sales to the closing table. But soon I was confused. As I moved through the book I started to find nuggets that would be helpful in improving my skills as a negotiator. The final chapter consists of 33 "rules" that one should practice everyday to become and efficient fiduciary for their client.

I know the arguments for the win-win theory of negotiating. I know sales scripts and closing techniques. And yet I knew that some of what I had just read would be very helpful to me.

The only thing I could do was to read the book again, and this time with an open mind. Here a a few pithy statements of mine to help sum up the contents of this amazing book.

Do not be needy.
It's okay to be unokay...let the adversary bloom with confidence.
Yes and Maybe are responses that don't forward the negotiation. No tells you what aspects and conditions need to be discussed and resolved.
For every negotiation you must have a Mission and a Purpose.
You can't control the outcome, but you can control your behavior.
Never close.
Ask interrogative questions and then listen.
Know your adversary's pain.
Know your budget...it's okay to say No.
Know the adversary's budget.
Have an agenda before you start any conversation.

Would you like to be a better negotiator? Can you open your mind to something a little different than anything you've heard lately? Jim Camp's book, Start With No, has been an eye-opener for me. Usually I send my just read real estate books out to anyone who asks for them, but this one I want to keep and reread as I try to put into action the 33 rules to become a successful negotiator. It's okay for you to say "No". I'm good with that. Reading this book is not for everyone.

But I would like you to join the Active Rain Book Club and share with us some real estate specific books you've enjoyed lately.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Moving Link: A Resource to Make Your Move Easier in the Greater Seattle Area

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Fri, 10 Jun 2011 16:06:23 -0700

What is Moving Link? It is a company in western Washington formed in 1997 to assist home sellers in locating the right mover for their needs with out having to contact every mover in town. Moving Linkis able to connect a seller with the right mover for them and facilitate a move any where in the country and probably anywhere in the world.

Why was this company formed? To make moving easier than ever before. The result:

Single point of contact that works for you – not the moving company
Client advocate to trouble shoot the moving service
Volume incentive/leverage with the mover to keep costs competitive
Easier way to compare bids
Quality Assurance
Un-biased consulting

And Best Of All: It costs the seller nothing extra. Why: Because the movers pay Moving Link the fee they would normally have to pay their own front man.

Moving Link has a great reputation and they keep it that way by constantly getting feed back from the people they have helped. Companies that fall short of the quality of service don't get recommended the next time.

Richard Harper, founder of Moving Link, recently sent me the following hints to safe money when moving and I am passing them on to you with his permission.

Do it yourself Plan A - Rental Truck, beverages, and pizza go a long way and is the most cost effective way I know to move. Now, if you're older like me - oh, my back, my knees, my friends are all old, my kids either live out of town or can't afford to take time off work to help, Plan A won't work.

So, Plan B, you're thinking is to rent a truck and hire some experienced people to help. The cost of your plan B won't be much different from hiring a professional permitted mover in a competitive situation and is a lot less stressful.

Packing The more you pack the less the mover will charge you. Couple of thoughts: Start packing the non-breakable items first and if you run out of time, use the movers for the breakable items. It is pretty hard to break a box of books or linens! On a local move you will save time and money by "staging" your home for the mover. I know, I know, after listing your home for sale, the word staging isn't a fun word, but it can save you money.

PURGE!! When packing, use the 3 second rule: If you hold something in your hand for 3 seconds or longer trying to decide if it should go in the move or not - you DO NOT need it!! Less to move... Less it will cost! - have I already mentioned the word purge? On a local move consider using the mover to move only the big items and you move all of the boxes and smaller items.

Moving There is a fine line between getting the highest quality at the most competitive price! Make sure you DO YOUR HOMEWORK!!! www.thebbb.org; www.utc.wa.gov; www.wmcmovers.com

Storage Self Storage? Portable Storage? Mover's Storage? What kind of storage is the most cost effective for you? How long will you be in storage? Look at your total cost not just 1 month of storage. What will it cost you to go into storage? Do you need access while it is storage? Is it important to your to maintain continuity in responsibility for potential damage? Answering those questions will guide you in the direction in which you need to head.

Bottom-line... the more you do - the less your move will cost.

I have no connection with Moving Link other than the knowledge that they give excellent service to their clients.

If you are moving from or within the greater Seattle area give me a call to help you with the marketing and sale of your property; and call Moving Link to make sure the heavy lifing gets done right.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Short Sale Fraud

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Sun, 05 Jun 2011 13:11:51 -0700

Ken Harney writes and interesting post re Short Sale Fraud, but I didn't like the particular way it uses common terms. When he says

A comprehensive new study estimates they will lose more than $375 million this year alone when they sell undervalued houses to tag teams consisting of real-estate agents and investors

he seems to be targeting any and all real estate agents and investors. The article starts with "Are banks and distressed home sellers getting rooked" and they answer is, that they certainly are by a few unscrupulous agents and investors , but for the most part banks have screwed themselves by completely complicating the homes sale process with legal entanglements and ineptitude.

For two hundred years the real estate industry has been developing in this country and the industry has done all right, thanks. For years the banks have wanted to play a bigger role. Most of the industry has seen that having the loan originator, the title processor, the escrow closer, the realtor, the appraiser, and the inspector as separate unconnected businesses is a good thing and provides many levels of cross checking to keep fraud at bay.

There are big real estate companies which own title companies or have lending wings. Some companies even call themselves home and loan establishments in hope of convincing the consumer that one stop shopping is convenient and therefore better for the consumer.

So what is going on with the banks and short sales. The bank gets to control the seller like a puppet on strings. A short seller's home can be put at a reasonable price and the minute the realtor discloses that it is a short sale, no savvy buyer that is buying a home to live in will touch it. Why? Because it will take 9 months or longer to close and these buyers are buying a home to live in now.

Besides taking nine months to close, the sale might not ever close. Why? Because the banks lose money on a short sale but if they foreclose, there is the insurance that will pay them for their loss. All of that time is wasted and the home goes into foreclosure.

So, about the fraud? The banks are totally inept at handling real estate transactions. Multiple listing Associations across the country have developed forms over the years that work regionally and within state and federal laws favoring neither the seller, nor the buyer, but anticipate bringing a mutually acceptable contract on real estate to closing. Banks on the other hand have taken the position that their obligation is to their stockholders, and the bank's attorneys have left no avenue unexplored on how to extract every dime from every real estate deal that they can get their hands on.

Banks feel they are above the MLS rules and regulations, so each bank has it's own rules to be followed.
Banks have no respect for anyone one so they pay everyone involved fees they would pay their entry level tellers.
Banks have to have control, and they get it when the have the right to approve a short sale.
Banks take forever to complete any task.

With all of these control issues the banks have created a system ripe for fraud and there are people who saw that and they became real estate agents and investors and are now all over the banks with their game. If any of these bounders is ever brought to trial and found guilty I am almost positive that you will find that as a whole these people got into the real estate industry after 2007, and that none of these people ever acted like a true real estate agent whose job is to help a seller market their home and to help a buyer find and buy a home.

Most agents have the best interests of their clients at heart. We've always had a few bad apples, like every profession. You know who the bank caters to by virtue of having investors. And that includes every big bank. Feel sorry for them if you must. I surely don't.

Also published on Seattle Real Estate with Glenn Roberts

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

List of What We Do for SELLERS

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Fri, 03 Jun 2011 20:51:23 -0700

Even people in Seattle wonder why Realtors earn so much for putting a sign in the ground. Mimi Foster explains what we do in great detail. She also links to her own post on what we do for buyers. Boith are very good reads.

Via Mimi Foster - Realtor Colorado Springs (EPIC Real Estate Group Real Estate Colorado Springs):

Previously I posted a list of What Realtors Do for BUYERS. Many of you subscribed to my blog in anticipation of the follow-up roster, and many of you have emailed me wanting to know when I was going to post the subsequent What Realtors Do for SELLERS. Since I posted it last week as things were quieting down for the Memorial Day weekend, very few appear to have seen it, so here is a reprint.

One of the ways that I use this is in a Listing Presentation. Not that I expect ANYONE to actually read it, but just the shear volume of it is daunting, and the idea is to let the Client know that we are not just putting a sign in their yard when we take a listing. If you are mailing it to a Seller or using it in a Listing Presentation, or however you might choose to use it, here is an accompanying COVER LETTER that I use to go with it.

This list was compiled prior to the advent of Short Sales and pre-Foreclosures and eContracts, and while I continue to tweek it, there could very easily be a LONG list of additional items. If you have the fortitude to actually READ this list, PLEASE feel free to add more items in the Comment section, and I will, in turn, add those to this list so that the list is more complete. Again, you have my permission to use this as you see fit.

REALTOR^® SELLER SERVICES / TASKS INDEX

PRE LISTING: A lot goes in to getting ready for the initial listing appointment. After an initial phone call, we will verify City Records and previous sales, do a thorough Market Analysis, prepare documentation. This process generally takes several hours before we even meet with a prospective Client.

Make appointment with Seller for listing presentation

Pull property City and tax records

Pull old MLS listing, if applicable

Order Owner & Encumbrance Report

Research property's current use and zoning

Research and verify legal description of property

Pull comps on Active, Sold, Pending, Withdrawn, Expired, and Cancelled Listings

Research "Average Days on Market" for property of this type and location

Prepare Comparative Market Analysis

Print Map of property and comps

Prepare Agency Disclosure

Prepare Listing Contract

Prepare Seller's Property Disclosure

Prepare Closing Instructions

Prepare Lead-Based Obligations of Seller

Prepare Lead-Based Paint Disclosure

Prepare Mold Disclosure

Prepare Square Footage Disclosure

Prepare Seller's Request for Verification of Loan Information

Prepare Showing Instructions

Prepare Pre-Listing Packet

Order delivery of Pre-Listing Packet

Confirm time to meet with Seller

Inform Seller to have a copy of their key made for the lockbox

LISTING APPOINTMENT: Meet with Seller to discuss market, pricing strategy, and options. Determine financial and time needs. Would working together be mutually beneficial? Prepare Net Proceeds for Seller. Discuss Staging of the property. If proceeding, fill out paperwork.

Give Seller an overview of current market conditions and projections

Discuss Comparative Market Analysis

Discuss pricing strategy based on professional judgment and market

Discuss goals with Seller to market effectively, including schedule for selling

Explain role in taking calls to screen for qualified Buyers

Discuss safety of lock box

Discuss Agency

Discuss Contract and all other disclosures

Discuss availability of Home Owner's Warranty

Have Seller sign all paperwork

Assist Seller with completion of Seller's Property Disclosure form

Discuss things that need to be done in home

Staging Packet to Seller

Get loan payoff information

Show Centralized Showing Service to Seller

Have Seller choose preferred flyer template

Get copies of leases, if applicable

Ask for floor plan, upgrades, special features, detailed list of amenities

AFTER LISTING APPOINTMENT: Place sign, lockbox, directionals. Take measurements and pictures (after Staging). Verify all information and enter into MLS. Design flyers, do all internet input to multiple sources, design eProperties site, make web page, show property to prospective Buyers, discuss property with other agents, Broker Open, if applicable.

Copies of all documents

Prepare Seller Net Sheet based on List price

Measure interior rooms

Measure exterior of home

Take interior pictures after Staging

Take exterior pictures in good weather

Select best pictures, crop, and download

Put in yard sign and directionals

Get extra key and install Lockbox

Enter listing to MLS and verify all information

Download best pictures to MLS

Download disclosures to MLS

Make copies of disclosures

Leave several copies of disclosures at property

Check MLS for Matching Buyers

Design flyers for Matching Buyers to mail to Realtors

Input Seller into Management System

Assist Seller in Staging home for maximum price and quickest sale

Make Showing Sheet for front desk

Design mailers and postcards to Realtors

Design and print flyers

Design "Just Listed" cards and "Pick Your Neighbors"

Mail Realtor, Neighbor, and Matching flyers/cards

Design, print, and deliver flyers

Compile list of completed repairs and maintenance items Seller has done

Verify HOA fees and disclosures, if applicable

Mail copy of Contract to Seller - include MLS printout and projected Seller Net Sheet

Call in HOW, if applicable

Listing to www.Realtor.com

Listing to www.RealtyCOSprings.com

Input listing into Centralized Showing

Input listing into eProperties and all related information

Make "Special Features" cards

Calculate average utility usage for last twelve months

Set any number of showings

Return all phone calls - weekdays and weekends

Verify with Seller after first few that Showing Instructions are being followed

Add daily activities to eContracts

Call Seller weekly to keep updated

Reprint and supply flyers promptly as needed

Input all showings into Centralized Showing and eContracts

Discuss feedback regularly with Seller

Discuss Open House

Show house any number of times to prospective Buyers

If interested, get Buyer pre-qualified

Do CMA every four weeks

Call Seller with strategy if CMA different

Amend/Extend if monetary change

Change MLS, if applicable

If price changed, send out email BLAST to previous Agents who showed home

Reprint flyers

Deliver flyers

CONTRACT NEGOTIATIONS: Thoroughly review and discuss all offers, review Buyer's financial qualifications and details of offer, prepare Net Sheet for Seller with offered numbers, negotiate and renegotiate as many times as it takes, sign offer or counter.

Receive and thoroughly review all offers submitted

Pre-negotiate with other Agent before writing, if applicable

Discuss Buyer's financial qualifications, terms, and times

Discuss exclusions, dates, etc. with other Agent

Review Contract Addendum thoroughly

Evaluate offer(s) and prepare a "Net Sheet" on each offer for Seller

Discuss offer with Seller

Negotiate the offer and options

Get pre-qualification letter

Sign offer or prepare Counterproposal, if necessary

Prepare and convey any counteroffers, acceptances, or amendments

Acceptance Deadline Time

Renegotiate however many times necessary and finalize

Make applicable copies

Convey signed copies to other Agent

AFTER CONTRACT SIGNED BY ALL PARTIES: Make sure all Contracts and disclosures signed properly. Deliver Earnest Money and Contract to Title Company, order Title Commitment. Order payoff from mortgage company, meet all deadlines, coordinate inspections and appraisal, explain moving and closing issues with Seller.

Order Title work

Make copy of Earnest money and Contract

Deliver check and Contract to Title Company

Notate dates on calendar

Send date sheet to Seller

Do necessary paperwork for unusual conditions

If Seller and Buyer both our clients, do Change of Status Notice

Copies of leases and damage deposit receipts, if applicable

Order payoff

Seller's Property Disclosure Deadline

Inspection Objection Deadline

Resolution Deadline

Property Insurance Objection Deadline

Change status on MLS and print to verify

Review all paperwork for signatures

Get all necessary signatures

If mail-out, get instructions and addresses

Notify Title Company of Mail out

If POA needed, get original from Title Company

Get POA signed and notarized

"Under Contract" info letter to Seller

Signed copies of Contract to Seller

Remind Seller to notify Utility Company to stop service and do a "final read"

Discuss with Seller advantages/disadvantages to continued showings

Discuss what happens if other offers come in between Contract and Closing

Change showing instructions in Centralized Showing

Referral agent needed for Sellers new location?

Resolve any Title Disputes

Resolve any Off Record Matters

Deliver unrecorded property information to Buyer

Have Seller notify Utilities, phone, cable, etc.

Mail "The Moving Guide" with Change-of-address forms to Seller

Set up closing time

Call Buyer's Agent and coordinate closing time

Verify closing date and time and make all parties aware

Mail time-verification of closing and directions to Seller

Assist in solving any Title problems (boundary disputes, easements, etc.)

Assist in obtaining Death Certificates, if applicable

Cleaning needs (e.g. carpet, kitchen, etc.) upon move-out

Discuss mover and time-frame for move-out with Seller

HOME INSPECTION: Make arrangements with all parties to coordinate inspection. Thoroughly review inspection report with Seller. Discuss items, willingness and advisability to fix, estimate of costs. Make arrangements with appropriate contractors and vendors to have items fixed.

Set up Inspection

Coordinate time with Seller, Agents, Buyer, Inspector

Review Notice of Unsatisfactory Conditions with Seller

Help Seller negotiate Inspection Objections

Help Seller with repair estimates or a credit at closing

Copy of Inspection Notice to file

Verify prior to closing that all repairs have been made

Get copies of repair receipts

Fax copies of receipts to other Agent

THE APPRAISAL: Do current Market Analysis on property value. Coordinate and meet with Appraiser. Make sure appraisal done in timely manner. Options if appraisal is low. Any appraisal conditions? Coordinate fixing items, if noted. Schedule final inspection.

Set up appraisal

Coordinate time with Seller, Agents, Buyer, Appraiser

Do current CMA for appraiser

Meet appraiser with CMA

If VA, make sure CRV ordered and completed

Track Appraisal Deadline

Verify appraisal completed and satisfactory

If appraisal low, discuss options with Seller

Discuss any conditions on appraisal with Seller

Schedule final inspection on appraisal conditions, if applicable

Verify all conditions met prior to closing

TRACKING THE LOAN PROCESS: Track the Buyer's loan progress with other Agent. Make sure all dates and deadlines are met. Keep Seller apprised of current situation. If Contract falls, begin from the beginning. Release of Earnest Money if within Contract dates.

All paperwork to Lender

Make contact with Lender and verify Buyer information

Loan Application Deadline

Buyer's Credit Information Deadline

Disapproval of Buyer's Credit Information Deadline

Existing Loan Documents Deadline

Existing Loan Documents Objection Deadline

Loan Transfer Approval Deadline

Contact Lender weekly to ensure processing of loan approval is on track

Notify Seller of loan approval

IF CONTRACT FALLS: Begin from the beginning. Sign all documentation to terminate, and Release of Earnest Money if within Contract dates. Reinstate on MLS and all internet sites. Reissue flyers and start marketing process again.

Fill out all necessary paperwork

Re-input into MLS

Sign Release of Earnest Money forms

CLOSING PREPARATIONS AND DUTIES: Schedule a walk-thru with all parties. Confirm that all dates are being met, confirm if mail-out, POAs or other documents needed. Review closing documents and verify that all figures are correct. Deal with all last-minutes crises, make sure Seller brings keys, ID and GDOs.

Schedule walk through with Buyer, Buyer's Agent, Seller, Vineyard Properties

Verify with Seller how proceeds of sale being received

If mail-out, verify correct mailing address

Confirm mail-out with Closer

Title Deadline

Title Objection Deadline

Survey Deadline

Survey Objection Deadline

Document Request Deadline

CIC Documents Objection Deadline

Off-Record Matters Deadline

Off-Record Matters Objection Deadline

Right of First Refusal Deadline

Property Insurance Objection Deadline

Coordinate Possession Date and Possession Time

Prepare disbursement authorizations

Notify Title Company of any Amend/Extends or date/money changes

Last minute bills and receipts faxed to Closer including HOW, if applicable

Make sure Closer has all addenda, correct price, rents, or applicable credits

Discuss closing figures with Closer

Check final figures for accuracy

Call Seller and discuss final figures 24 hours prior to closing

Remind Seller to bring picture ID, keys, door openers, receipts, etc.

If not receiving proceeds at closing, discuss Seller's need for Cashier's Check

Deal with all last-minute crises

Check file for any unsigned documents

Coordinate this closing with Seller's next purchase and resolve timing issues

Have a "no surprise" closing so that Seller receives proceeds at closing

POST SALE: Enter the sales data to MLS and records for County. Remove signs, directionals, and Lockbox. Make sure file is completed and have it copied to disc. Change MLS to SOLD

Change MLS to "SOLD"

Enter sales data for County Records

Scan entire file to disc

Store hard file at outside location

Copy HUD-1 and put in pre-addressed envelope

Remove sign, directionals, and brochure box

Remove lockbox

Mail out disc of all paperwork to Seller

Mail out HUD-1 to Seller the following year for taxes

What Realtors Do for Sellers was written by Mimi Foster

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Selling homes throughout Colorado Springs, Old Colorado City, Manitou Springs and surrounding areas with a Specialty in Victorian and Vintage Homes in
Downtown Colorado Springs

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Ravenna-Roosevelt May 2011 Market Report

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Wed, 01 Jun 2011 17:37:04 -0700

Ravenna-Roosevelt May 2011 Market Report

The 16 closings in May was double that of the 8 closings of residential property in the Ravenna and Roosevelt neighborhoods of Seattle during April. Surely a good sign that the people who took the plunge actually made it to the closing table. Active listings have been pretty steady for the past three months coming in currently at 33 . We still could use more inventory in these neighborhoods. There are buyers out there looking for homes.

Status	#	Low $	High $	Average	Median	Days on Market
Active	33	170,000	775,000	493,004	459,000	59
Pending Inspection	10	159,950	528,000	335,070	355,00	36
Under Contract	19	144,500	839,500	471,579	425,000	39
Sold	16	300,000	640,000	442,538	415,000,	30

Last month there were 25 listings pending inspection or otherwise resolved and just waiting to close. Now there are 29 such properties, so expect June totals to be up slightly.

For in-city Seattle north of the ship canal the statics include 219 closed sales in April, 469 pending sales (up 130) and 912 active listings up 121 since last month. Absorption rate is now 4.2.Still a sellers market.

This report includes single family homes, townhomes and condominiums.

If you live in the Seattle area, and in particular the North Seattle and the Ravenna or Roosevelt areas, give me a call and let’s discuss how to resolve your real estate issues.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

The truth about Case-Shiller and the DC area

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Wed, 01 Jun 2011 10:14:58 -0700

For my hometown sports fans and real estate noodlers, this piece from John MacArthur in the DC area explains why Washington and Seattle are good to go. Well, the Nationals have some work to do...just saying.

Via John MacArthur Licensed Maryland/DC Realtor (ReMax Realty Centre):

This morning's Washington Post ran a story titled "Home prices take a double dip". The story was stock coverage about the most recent Case-Shiller report. The big news was that the long forecast "double-dip" in prices seems to have occurred. There were only two exceptions, Washington DC and Seattle, Washington.

Ken Rapoza at Forbes.com shared "You know that $400,000 house you want to buy; offer them $350,000. If they don’t take it now, they will soon enough." That is an understandable reaction to housing prices that have begun to fall again. The advice probably won't work in the DC area and it won't work in Seattle either.

Jobs are the steroids that create a booming housing market. DC has jobs. The Seattle area has jobs. One has the Federal Government and the other has the defacto internet government. While the rest of the nation suffers from "steroid" loss (see Barry Bonds, Manny Sosa, Mark Mcguire, et al), these two areas continue to perform at Jose Bautista like levels.

Now, home sales and baseball games do have a lot of similarities. Both need two sides to complete a transaction. Both support large networks of ancillary services. Both have designated officials overseeing the transaction. Both keep records of what transpired and both have "second guessing" Monday morning quarterbacks discussing what happened, what might have happened and what should have happened. Both begin a season of hope in the spring and languish through the dog days of summer.

Home sales need cash to be completed. Baseball needs a bat and a ball. Available cash is dependent on the ability of the borrower to repay the debt ( don't believe advertising, if you need a loan the underwriter will determine your credit worthiness and this can change from one lender to another). A bat and a ball is dependent on the front office's determination of how much supplies the team will need ( don't believe their lavish lifestyle is any indicator of quality of equipment because this can change from team to another).

Right now, the majority of the country does not have a strong enough economy (see jobs) to support home sales at a level pace. The future does seem to hold the possibility of yet another dip when the back log of foreclosures hit the market. As for DC and the Seattle area, the Federal Government continues to grow faster than the fat kid stuffing twinkies in his mouth and Seattle remains the closet capital of the free world (think about it, control of the internet is a bit more powerful than drones flying over Afghanistan).

All of this being shared, please note, prices everywhere took a free fall from 2006 to 2009. If your average price in 2006 was around $250,000 and in 2009 it was around $175,000, small ups and downs that keep you around $175,000 do not represent any worthwhile gain. You may have waited another two years but if you sell, you will still be out the $75,000. Simple terms... If you lost a dollar last year and this year you bounced back with a 5% gain, you still only have a nickel and the lost 95 cents is still gone.

Hats off to Case-Shiller. They have discovered a way to make money in a dreadful housing market. If the reports depress you, turn to the Sports section. Jose Bautista is still cranking out non-steroid aided home runs, the long hot summer lays before us and somebody will emerge as a champion

John MacArthur

Tudela-MacArthur

ReMax Realty Center

301-509-5111

For More Information

Para obtener más información

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

One More for the Veterans

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Sun, 29 May 2011 10:30:01 -0700

When traveling I often mention to my driver (wife) that we should pull over in the next town and check out a Vietnam Veterans' Memorial. I must have seen a hundred of them by now, but never tire of pausing for a moment and bowing my head in rememberance of what all our veterans have done for us. I like to think that other countries have veterans too, and even if they opposed us in battle, it was their leaders who sent them into the fray. Veterans from every country, from every war, get my respect all year long. My latest visit was on a bike ride along the confluence of the Columbia, Snake and Yakima Rivers.

This one is in Richland, Washington along the Columbia River.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Eileen Black - Bainbridge Island Washington

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Wed, 25 May 2011 21:19:57 -0700

I have to admit that like many people, I misjudged someone.

Here's the story. Last fall my mother-in-law passed away. She had passed 90 and still lived in her own home, alone, but a fall and complications took their toll. She lived on Bainbridge Island, Wa, a few miles from her daughter Ellen. Her other daughter and I are Realtors® only 10 miles, a ferry ride and light years away. Ellen and Marjie's brother Scott lives in New Hampshire.

The home would eventually be put on the market and since Marjie and I are in the business, we knew what had to be done, but because of that ferry ride we opted not to list this home. It is out of our area and expertise. The three siblings went about interviewing three local agents as the three in-laws continued preparing the house for market. Of course it went against my better instincts to keep my big fat nose out of the interviews, but I managed. The siblings selected Eileen Black to represent them.

I noted that Eileen had signed on to ActiveRain at one time but never really engaged. I checked her other listings at the time and she seemed to be working in a price range that tripled the projected value of my mother-in-law's home. Stupid me. I thought she wouldn't really give the siblings the time of day once this property was listed.

Lesson learned. I was way wrong. With a great deal of patience while certain work was being done and the season changed and the principals' vacations ended the property, with some final recommendations from Eileen, came on the market. There were two offers after the first open house and one was accepted, but the buyer backed out a few days later because she couldn't build a certain fence there. Undaunted, Eileen kept Ellen, the executrix, informed daily. The next week she managed to feature the home in the local newspaper, and an all cash buyer, who wasn't intending to buy anything at the moment put in an offer that was accepted and closed.

From my perspective and the phone conversations I overheard, there was a lot of work that went into the process and Eileen did an amazing job. My somewhat worrisome sister-in-law was well informed and finally admitted that she didn't realize that her sister and I had so much work to do with each transaction.

I applaud the work of Eileen Black and would recommend her for any listing in any price range on Bainbridge Island in the future. If you live there, make a note. She will serve your needs as a buyer or as a seller.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Expired? Cancelled? Off Market? What's a Seller To Do?

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Sun, 22 May 2011 11:07:45 -0700

Expired? Cancelled? Off Market? What's a Seller To Do? You are not alone. Many homes in Seattle and elsewhere have languished on the market for months. In other words: Unsold. No action for weeks. You're the seller. The sign post in your yard has been leaning toward the street for so long you can tell it's trying to run away. What do you do? Blame your agent? Blame the market? Blame the banks and their lousy short sales and foreclosures? Let me help you here. There are only three reasons your home didn't sell. And you the seller are directly responsible for two of them and partially responsible for the third.

Here are the three reasons your house didn't sell:

Preparation
Price
Marketing

PREPARATION: The advice on how to prepare a home for sale is unlimited and it's free. Most sellers know well in advance of their own moving plans and have ample time to prepare. Sometimes sellers may not have the money to do major repairs, but a clean and tidy home, inside and out, is the first step in assuring that your home will sell. All you have to do is look and/or ask a professional.

PRICE: You know how hard you shop for bargains. Home buyers are out there scouring the listings for that special value. If you've been expecting that rare buyer with more money than brains is going to show up and fall so soundly in love with your house that they will pay way over market, you need to think again. That happens when the market has been trending up for years and even homes that seem to be over-priced get more than one offer. Select an agent and go with him to look at the competition before you decide on a price.

MARKETING: Some properties slip through the cracks. Not many, but a few do. Often properties marketed by owners are finally listed by agents but already have long market times. This is a turn off to buyers. Everyone wants to get something that's new on market, or they want a deep discount. Marketing can't cure all ills, but if your agent doesn't have a strong Internet presence, doesn't use high quality photography, doesn't advertise your listing online with more than just the simple MLS broadcasting, doesn't have a social media plan to expose your property on Facebook, Twitter, LinkedIn, Craig's List, Active Rain, Realtor.com, Zillow.com, Trulia.com and others, you aren't getting full exposure. There is such a diverse array of Internet sites these days, all vying to be "the only one" that no buyer is able to check them all.

As a seller, it is up to you to properly prepare and price you home. Don't kid yourself into thinking that those things are not that important. And it is up to you to interview agents and find one that will thoroughly work all avenues of listing exposure to assure that the right buyer will see your home soon after it hits the market.

Homes are selling in Seattle and all over the country. But not all homes. Too many end up expired, cancelled, or just off market.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Bike riding in Minneapolis

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Mon, 09 May 2011 18:04:40 -0700

Spring arrived in Minneapolis on Friday the 6th of May. We took advantage of sunshine and 60 plus degrees for an 18 mile ride down Wirthe Parkway to the Greenway. Lunch and Midtown Market and then east to the Missisippi River and north past the University, finishing on Plymouth Ave and back to my brother's house.

Minnesota has more paved, rails-to-trails biking trails than any other state.

We liked it so well that a different 6 of us drove to Wayazata Saturday and enjoyed even a nicer day riding 26 miles On the Dakota trail through the Lake Minnetonka area to St Boniface where we had an excellent lunch on an even beter day than the day before.

We're enjoying an extended family visit back in the state of my youth. You can go home again.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Don't Buy A Home Now

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Tue, 03 May 2011 18:49:39 -0700

There are reasons why I say don't buy a home now. Let me give them to you.

You can read on Realtor.com and Trulia and Zillow and numerous other websites the Five, or Eight, or Ten reasons to buy, hints to sell, techniques to get a great deal and so on. There are reasons you should not buy a home now, and I'm not just talking about the Seattle residential real estate market.

The first question you have to ask yourself, and it is one I ask every new buyer at our first interview, Do you really want to be a homeowner? It seems like that is a rhetorical question. Of course the buyer wants to buy a home. That is why he is in the office. The usual answer is, Well, yeah! And I always appreciate the enthusiasm. Then I ask, And what kind of down payment do you have saved up? And the answer tells me how motivated the buyer has been for long enough to save up whatever he has for the down.

Sometimes the answer to the first question is, My folks really want me to.

And sometimes the answer is, All of my friends are.

And even, Not really but I guess I should.

These are three good answers that should be telling you that now is not the time for you to be buying a home.

A while back I was showing homes to a couple who were renting and they wanted to see a home just down the street from where they lived. I showed them that home and we chatted, but not enough. They both had good jobs, but very little to put down. They could only look week nights, because they liked to go skiing every weekend. When at the places we looked at, he was always looking for the spot where the big flat-screen TV would go, which they didn't own yet.

Unfortunately, I wasn't listening very well. I found them just what they said they wanted and we made an offer that was accepted. At the inspection it turned out that they had changed their minds. There was so much to do and they would have to give up the ski weekends, and the TV and probably a few other activities they loved, once the winter changed into spring. So they didn't buy. They weren't ready to be homeowners quite yet.

So that is a reason not to buy a home now. You have a decent job but you're not ready to give up a few of life's pleasures to save up the down payment.

Here's another good one. You have a job and there is lots of opportunity to move up the ladder quickly, but it would mean a transfer to another city. Look in to the company transfer policy. If they won't fund the move and cover any loss you might have from the sale of your home, it might be better to wait.

Are you buying a home to flip and make a lot of money like Uncle Harry? Flipping is a job and akin to being an investor. Don't buy into this lifestyle unless you can afford to lose your investment.

It's harder these days to buy a house for very good reasons. Too many people who shouldn't have been homeowners bought when it was easy and now many of them are complaining that they were treated unfairly.

Homeownership isn't for everyone. If you're not ready to make sacrifices and save up for the down payment, don't even go there. If you don't like home maintenance, and can't afford to have every needed repair hired out, perhaps you should be a renter. When you are ready to be a homeowner, give a Realtor® a call. In Seattle call me. My number is right below.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

April 2011 Ravenna Roosevelt Market Report

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Sun, 01 May 2011 11:41:17 -0700

April 2011 Ravenna Roosevelt Market Report

The data is in for April is in and the results are pretty much as predicted. Closed sales are up 100%! There were only 8 closed sales in March, but there were 17 in April. Inventory has remained at 31 active single-family units including condos for the Roosevelt Ravenna neighborhoods.

The map below shows the sales in red, the pendings in yellow and the active listings in green.

What does the data have to say about the month of April? Let's take a look.

Status	#	Low $	High $	Average	Median	Days on Market
Active	31	159,950	775,000	411,838	400,000	60
Pending Inspection	7	144,500	499,000	320,833	319,000	123
Under Contract	24	199,950	839,500	492,464	457,450	43
Sold	17	125,500	596,500	380,441	420,000	62

We see that the average days on market for the pending and sold properties went way up. This indicates that those sellers who were too high have lowered their prices to meet the market, or that the market has improved and in spite of what Case-Shiller says and what you read in the paper, the housing market in the Seattle neighborhoods of Roosevelt and Ravenna is alive and well.

If you would like to be a part of this activity, give me a call. Let's take a close look at how the light rail station in Roosevelt will affect the growth in this neighborhood.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Maximum Seller Concession for Buyer's Loan

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Fri, 29 Apr 2011 15:48:46 -0700

What is the maximum Seller Concession for a Buyer's Loan?

Well, that depends, and it's always best to consult with the Buyer's lender before your offer includes promises your lender can't keep. When you are negotiating for a buyer, keep the following in mind.

Type of Loan	LTC/CLTV	Maximum Seller Concession Allowed
Conventional Primary and 2nd Homes	Over 90%	3%
Conventional Primary and 2nd Homes	75-89.99%	6%
Conventional Primary and 2nd Homes	Under 75%	9%
Conventional Non-Owner Occupied	N/A	2%
FHA	N/A	6%
VA	N/A	4% Maximum for prepaid closing costs, funding fee & debt payoff

This information provided by Eileen Burke with Cobalt Mortgage in Seattle, a preferred lender.

Eileen also counsels that Seller concessions can not be paid in cash to the buyer, so if you are leaving money on the table, apply it to future home owner's insurance, property taxes, or *HOA dues.

We are in a very unusual market. For listings where the Sellers properly prepare the home and agree to list at a price the market recognizes as current, we are seeing very short market times and multiple offers. The other half of the market consists of homes that were priced too high originally and/or the Sellers are unwilling to lower them. It's this homes that the seller is often willing to assist the buyer in making the loan more attractive and sometimes just possible.

Representing a Buyer involves getting the best deal possible and this is one avenue to explore.

Representing a Seller and suggesting a Seller contribution in a counter offer may just be the ingredient that makes for a happy transaction.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Sunseekers East of the Cascades

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Sat, 23 Apr 2011 09:39:26 -0700

We'd had enough of rain for a while, and with no work obligations in sight, Marjie and I headed across the Cascades where the sun always shines (comparatively speaking) to enjoy some biking on the Chamna Nature Preserve, On the Richland River Trail and Today on the Sacajawea Trail. You have a great day. We will too.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

On Submitting Purchase and Sale Agreements

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Thu, 21 Apr 2011 15:07:56 -0700

On Presenting the Washington State Purchase and Sale Agreement

In every state, laws have been enacted to help the public move through life with a regard for the accepted way of completing certain transactions. Some procedures have been found so damaging to the public interest that they have been made illegal. The real estate industry is guided by many such laws.

Some industries, like real estate, have practitioners who form groups, like the REALTORS®, which have devised stricter guidelines in the form of what we call our Code of Ethics. From the Preamble to the National Association of Realtors® Code of Ethics:

In recognition and appreciation of their obligations to clients, customers, the public, and each other, REALTORS® continuously strive to become and remain informed on issues affecting real estate and, as knowledgeable professionals, they willingly share the fruit of their experience and study with others. They identify and take steps, through enforcement of this Code of Ethics and by assisting appropriate regulatory bodies, to eliminate practices which may damage the public or which might discredit or bring dishonor to the real estate profession

Where this Code of Ethics and state or national law conflict, the obligations of the law must take precedence.

Over the past decade we have moved through a housing bubble and a bust. Strange and unusual practices and techniques have developed. I follow many news groups and blog sites concerning the real estate industry and one particular practice that has arisen before and is here again, is one which is bothersome for me.

Agents sometimes lose sight of the scope of their obligations.
Sellers sometimes give instructions that agents shouldn’t follow.
Buyers sometimes make demands that agents don’t want to follow.

For example: Between 2004 and 2007 many offers were grossly in excess of the asking price, and were often accompanied by other concessions from the buyer and/or buyer’s agent to make the deal more likely to favor that particular buyer. In most cases, this is merely an indication of how much the buyer wanted to buy the property.

But, I’ve been reading lately, where buyers are offering “side deals” to owners selling short, to cover moving expenses, and bonuses to listing agents for stronger consideration of their offer among the many, if there are multiple offers.

This appears to be the same thing as above, but in the case of a short sale, it is a matter of defrauding the bank. If the value of the property to a buyer is the price on the purchase and sale agreement, plus the moving expenses gift, plus the agent bonus, shouldn’t all of that money be applied to the mortgage? I’m not a advocate for the banking industry. But I am an advocate for following state and federal laws and the REALTOR® Code of Ethics.

As an agent, I know that, in Washington, all written offers must be presented to the seller. Failure to do so may be breaking a law. It is not my place, as a listing agent, to tell a buyer’s agent not to write an offer because the seller won’t go that low.

As a seller, (including banks, but they do it all of the time) to demand certain restrictions on offers, or to say that you don’t want to see them unless certain conditions are met, is asking your agent to break a law. Just accept delivery of them and counter them, or not, as you see fit.

As a buyer, you have a right to offer any price you want for a property. And, if you have an agency agreement with a real estate licensee, that agent should forward your wishes. That’s reasonable. Please don’t ask your agent to do anything illegal.

As always, I am not an attorney. I am a REALTOR®. Creative real estate practices by everyone from Main Street to Wall Street got us in trouble over these past few years. Let’s not be too creative once again in our zeal for recovery or personal profit.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Ravenna Park 2011 Easter Egg Hunt

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Mon, 18 Apr 2011 09:59:57 -0700

The 34th Annual Ravenna Park Egg Hunt in the Park will be held On April 24th in "Little Park" on Easter Sunday at 2:30 rain or shine. If you have a child participating, bring a dozen plastic eggs, filled with candy, coins, sticker, or other treats (no nuts, please) to the Coleman's House at 311 19th Ave NE before 6 PM on Saturday April 23rd.

With your eggs please include the form which is available here: The Egg Hunt Form.

You can help hide eggs, make a donation for the "Golden Eggs," or volunteer to be the Easter Bunny next year.

Come join the neighbors this Sunday for a good time in the Little Park.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Coffee and a Concept

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Fri, 15 Apr 2011 21:36:54 -0700

Today I met with Mike Carpenter for coffee and I think we each had a concept in mind. A few years ago Mike showed up on my radar and very successfully preformed his role as loan officer in a transaction that was causing me some small logistical issues. I've learned since that Mike is the kind oflaon officer that is not working some kind of a numbers game, but is totally willing to give each client hours and hours of his time, and reams (kilobytes these days) of information to help them make the proper decision when moving forward with purchasing a home or not.

Once I had Mike in my radar, of course I was in range of his. His presentation is interesting and unique. His delivery is remarkable and reliable. If you live in the Puget Sound area, this is one place to go for competent and excellent personal home loan service.

But all of that is another story. For various reasons really unknown to either of us, we hadn't chatted for a while. A question came up on Facebook that triggered a somewhat related question from me, and so I asked Mike to educate me on a loan officer's perspective of the new federal regulations regarding loan officer compensation. We exchanged a short dialogue...no one else jumped in to this public social media exchange.., and that was it. Then I received an email from Mike and he proposed a coffee get together. We agreed to meet in the Roosevelt Square Starbucks this morning.

Our conversation took its own course. We are both somewhat concerned about the way communication is headed and information is passed in this modern world of email, texting, twitter, and the cloud. Simple confession, no surprise to anyone...we are both over fifty, and yet, both consider ourselves computer literate (or we know the means to affect that).

The upshot of our hour and a half conversation is this:

In the good old days, (10+ years ago) you could engage a contact, schedule an appointment (face to face) and in the course of 1-3 hours establish a relationship which allowed for proceeding with doing what we know well for the benefit of the client we had only recently met. In today's marketplace, with this generation of buyers and sellers we don't get 1-3 hours to establish a relationship that the client feels comfortable relying on.

Why?

Too much information is available on line, so everyone seems to think they are an expert on everything.
Everyone gets too much information constantly on their smart phones from Facebook, Twitter, Mom, Their mechanic, The library, A politician, The dentist, etal. There is no focus.
Whatever it is that anyone wants, they are used to getting it right now. For example a) I need a pre-approval letter this afternoon. b) Can you show me this house today? c)What is my home worth? I have a buyer.

The current generation of those active, or those who want to be active in the real estate arena don't seem to be willing to take time to discuss their peculiar set of circumstances with a professional in order to make the right forward thinking moves. We don't know why. Not enough time in the day? Not enough ability or desire to focus on one particular issue at a time?

So I'm asking my Active Rain contacts, are you finding it difficult to sit and spend time with new clients in order to explain all of the nuances of the real estate transaction or loan process these days? And I'm asking the public, why is it difficult for you to interview agents or loan officers so that a complete understanding can be reached as to the best way to help you achieve your real estate ambitions?

It's time we all moved toward a better understanding of how to assist non-owners into an ownership position, and how to help sellers realize a true market value for their major investment.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Magnolias Bloom Late This Year

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Thu, 14 Apr 2011 23:45:33 -0700

The Magnolia Trees in Seattle seem to be blooming late this year. It's been cooler than normal and very few warm days. I've stopped running now but used to run in the St Patrick's Day Dash in Seattle. We'd run through a tunnel and then up on the Alsakan Way Viaduct with fun views of the city and out over Puget Sound. The race was rerouted a couple of years ago and it's a pretty boring run these days in light of the alternatives.

Driving down to the race start I always remember picking up a friend who ran with me almost every year. She had a Magnolia Tree in her yard and it seems like every year when I picked her up her car would be covered with the blossoms from the tree. That race is alwyas held on the Sunday closest to St Patrick's Day. I took this picture this week.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Washington State Property Management Law as Applied to Real Estate Licensees

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Thu, 14 Apr 2011 16:26:28 -0700

The Washington State Property Management Law as Applied to Real Estate Licensees has changed twice in the past two years. First the State tried the "one law fits all" approach but it proved to include a process that was too difficult to manage.

A real estate brokerage in Washington is now known as a Firm. A Firm can decide if they want to provide property management services and/or selling and listing services. If they choose to do property management, they must have a trust account.

Property management places duties on the licensee to both the landlord and to the tenant. Among other obligations, the landlord is owed the duty of striving for profitability, the accounting of funds in collecting of rents and disbursement for maintenance and repairs, showing properties and securing tenants, making mortgage, tax, and utility payments, and in dealing with tenant problems. To the tenant the licensee owes the duty of providing a safe environment, and of seeing that the terms of the rental agreement are fulfilled by the landlord.

It was ruled, that since all licensees are managed by their broker for real estate activities, and because property management is a real estate activity, all agents managing property, including their own owned property must account for all finances through their Firms trust account. Firm owners and designated brokers objected and the law was changed.

Now, licensees may manage their own owned properties by keeping a separate trust account, but, in all dealings with their tenants they must exclude the Firm name and any mention that they are in fact a real estate broker.

It's confusing to say the least, for the licensees and for landlords and tenants.

If you are a licensee and your broker does not have a trust account for property management, you may not collect or disburse funds, or show property to or for a client.

If you are a licensee and own rental property, you must not give your tenants your real esate business card, nor should you have them meet you or deliver rents to your office. Your letters and emails to them should not have your Firm name included. This seems contrary to disclosure laws, but that is the way the State of Washington wants it.

If you've purchased a property as in investment, you should ask your realtor first if he is allowed to do property management, before asking him to engage in any actions which may be prohibited..

Good luck to all of us. Let it be further said, that I am not an attorney in any state. If you have questions, ask your designated broker.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

Pushing the Envelope

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Mon, 11 Apr 2011 18:51:23 -0700

I just read a post by Richard Yates, Alan May is a cheater... and since I read Alan May too, I had to check in and read his shopping list post. Alan is not a cheater, except by Richard's definition of terms, maybe, but reading Alan's post took me to Billie Evans shopping list post. That's a good read too, but one can't leave that post without checking Margaret Woda's words of wisdom on reciprocating. Of course her post directed me, and probably you too, back to a post by TLW. I can't go any further than that, because something unusual happened to me today.

Tni LeBlanc wrote a post on insurance today. I got an email from her suggesting that I might want to comment. She was right and I did. Then I wrote back and asked why she would ask for my opinion. No one had done that to me on Active Rain before. I felt honored. She had remembered that I had comented about insurance in an earlier post of hers but I won't link to that here. Six is enough.

I was busy earlier today and by tomorrow may have missed some or all of these very good articles. Commenting encourages clear thinking, if you take the step to go that far. Good blogs encourage that, too. Tni's email is an important indication of how Active Rain is bringing us together. I see more and more agents working at home, and I though I go to the office everyday, I feel less connected because so many work from home. Read Tni's post about Reators® and insurance. Insurance is important and you might have had this discussion in your office, or not if you don't go there anymore. It's nice we can gather here and ping the best minds in the business. Thanks, Tni. Thanks to Active Rain. Thanks to everyone. Keep pushing the envelope.

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook

I Guarantee You I Can Sell Your House for $XXX,XXX.00

Glenn Roberts - Seattle Residential (Lake & Company Real Estate) — Mon, 11 Apr 2011 09:53:39 -0700

Charita Cadenhead, a Realtor in Birmingham, Alabama, has the perfect advice for sellers across the country. Selective belief in what you hear others say is not enough. Learn the facts about the value of your property and make realistic decisions. Comments disabled.

Via Charita Cadenhead, Bham Broker/Property Manager (Bham WIiRE Realty LLC (Sales & Property Management):

I Guarantee You I Can Sell Your House for $XXX,XXX.00

In real estate we have come to learn that there are few guarantees and this applies whether we are working with buyers or sellers. But let's talk about sellers for the moment.

When I hear a real estate agent say "I could have sold that house for $XXX,XXX.00" I always wonder how do they know what they could have sold it for particularly if they never brought a buyer or presented an offer. Sure listing agents want to paint pictures of themselves in the most favorable light but at the same time, remain realistic while painting that picture.

On listing appointments, I just cringe when I hear a seller say that so and so said they could sell it for $XXX,XXX.00. The fact is that no one can make that guarantee. As a listing agent, we are certainly going to aim for achieving that goal, but can we actually guarantee it? I think not. Unless of course the home is grossly underpriced and everyone realizes that they would be remiss to pass up such an opportunity. Heck even those not looking to purchase a home may suddenly be drawn to a grossly underpriced home on the market.

But for starters, here's what we can do to heighten the chances of achieving that goal:

Don't be so caught up in what you want to hear that you loose sight of reality.

Price the home right from the start based on the available data that we have (what similar homes have sold for within a given area from you home)

Be honest and recognize what defects and repair needs the home has or what will detract from the price or attract buyers in spite of those defects and needs.

Never lose sight of the fact that the appraiser is the actual person that determines the fair market value of your home

If comparable homes have sold, then we know that they were able to appraise to at least the contract price

By making necessary repairs, buyers can be more confident when the home inspector uncovers only a few minor repair needs. A laundry list of repairs resulting from a home inspection will always put home buyers on high alert and cause them to suspect that the home hasn't been properly cared for.

De-cluttering your home so that potential buyers can realize the actual space that can be clouded by too much stuff (when selling a home, less is more).

Review all offers with a fine tooth comb and consider the offer price as well as the value of the proposed terms before accepting or rejecting an offer

Be open to negotiating no matter the amount of the offer price

So what's the point of all of this talk? Simply this: when selling your home, be realistic about pricing and the condition of the house. Pay particularly close attention to the facts (sold comps) that the real estate agent presents to you and take into consideration all of the above and you and your agent willl heighten the chances of your home selling at list price (or close to it).

I you do these things, I guarantee that we'll have a greater chance of achieving the goal.

Like I always say, I don't like writing checks that ........................

Origin of BDAMB from Bham (The Back Door Ambassador Series)

BDAMB Gains Access Through Front Door

Charita Cadenhead, Your Metropolitan Birmingham, Alabama Real Estate Broker of Choice

Got a question about Metropolitan Birmingham real estate? Just ask Charita. Need a good Realtor(R) to help you find a new home or sell the one you already own? Just shoot me an email. In need of a rental property? Subscribe to be notified whenever we list a new rental or home for sale.

www.inandaroundbirmingham.com
bhamwiire@gmail.com
(205) 527-1112 - cell
(205) 321-1200 - Office
(800) 496-7431 - Fax

One thing about being in real estate: I can't hide even if I tried. Bham WIiRE Realty: We're Everywhere You Want to Be!

Glenn Roberts, SRES*
Lake and Company Real Estate
206-524-3665
Seattle Residential ~ I Do That

*Senior Real Estate Specialist

Referrals from past clients and other agents always make me smile.

Glenn Roberts | Lake and Co Real estate on Facebook