Tulsa Home Buyers - don't skip the final walk-through before closing!

I encourage all my Tulsa Home Buyers to do a final walk-through of the property they're purchasing prior to closing. You haven't seen the home since we did inspections or perhaps re-inspections.

If the house flooded since then and the carpet is covered in mud, that will be YOUR mud after closing. If something was SUPPOSE to be painted that didn't get painted, YOU'RE going to be responsible for getting that done. Your ONLY chance of rectifying a problem is BEFORE you hand over a large money order at closing. Once you've closed on your Tulsa home purchase, all of that property's problems will be yours.

Yesterday my Tulsa home buyers Robert and Michelle and I did our final walk-through two hours prior to closing. When we scheduled this appointment through the Listing Realtor, we discovered that the Seller has taken a very nice chandelier from the dining room and replaced it with something much cheaper. If you aren't aware, that's not permitted.

The Oklahoma Real Estate Contract specifically states what remains with the property. It lists items that remain with the property unless specifically excluded or reserved by the Seller - including, but not limited to - light fixtures, window treatments, bathroom mirrors, etc.

Already aware that the Seller had switched out a light fixture, we were going to walk through the home a little more scrupulously than normal. But it didn't take long at all to discover that the home Seller had removed every single window covering!!

Thankfully my Buyers are calm and reasonable people. I contacted the Listing Realtor to let her know our findings, and we were able to work out a solution. The Sellers agreed to return all of the window treatments and related hardware. The gracious and professional Listing Realtor agreed to reimburse my Buyers a dollar amount for the switched light fixture.

Had my Tulsa home Buyers NOT done a final walk-through, they would have been out the expense to purchase all new window treatments - not an expense they would comfortably bear right after closing. And what a disappointment to enter your new home with champagne in hand, only to find unexpected and distressing surprises.

Tulsa home Buyers have no recourse AFTER closing - or at least nothing short of hiring an attorney. So, don't skip that last, crucial step in your home buying process.

And Tulsa home Sellers, if you want to keep a bathroom mirror that has sentimental value, please EXCLUDE it from the sale of your home at the time of listing!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Offered at $125,000
MLS 1205116

Brighton Square Townhomes are an affordable option to living close to Tulsa's Riverparks and Brookside shopping and dining area. Only blocks from Runner's World and Whole Foods Grocery, it's right by Henthorne Park and a mile from the cycling and walking trails on the Riverparks. Pets are permitted and Henthorne is a convenient place to walk your pup!

This midtown Tulsa townhome is on the inside of the complex, providing more privacy and less street traffic. The entryis large and includes a hall coat closet and half-bath.

New wood flooring was installed in 2011 and provides a clean, light appearance. The living area includes a full wall of custom built-ins by Jay Rambo, wood-burning fireplace with gas starter and dry bar with new granite top next to the dining area. Notice the accent lighting directed at the wall of cabinets and shelving.

The chef's kitchen was recently remodeled with granite counter tops and tile backsplash. It includes dual ovens, Jenn-Aire, custom cabinets by Jay Rambo, abundant storage, tile flooring and vaulted ceiling. Also new is a 2-vessel, under-mount stainless steel sink. Access from the garage is direct, so bringing in your groceries is a breeze.

Completing the first level is the wood deck outside the living area - plenty of room for outdoor furniture and a perfect spot to grill steaks!

The LARGE master bedroomis at the top of the stairs and has a private balcony. There are two closets in the master bedroom and a walk-in closet in the master bath area. A Pullman bath separates the two bedrooms and features a double-sink vanity on the master side.

The second bedroom has a large walk-in closetand access to Pullman bath.

The separate inside laundryis conveniently located upstairs.

This unit's furnace and air conditioner were replaced in 2007. It's wired for satellite and cable. The attached garage is oversized, has shelving and an electric overhead opener. There is also a security system which can be monitored.

The Brighton Square association dues are $135 per month and cover exterior maintenance. The roof was replaced in 2011 and there is an in-ground sprinkler system for your flower beds.

Besides a great open layout and multiple updates, you'll want to live at Brighton Square for its great midtown Tulsa location. It's literally less than a mile to the River Parks, less than a mile to the Brookside shopping and dining area, a short drive to Cherry Street and Utica Square Shopping Centre. Also it's a hop-skip to downtown Tulsa via Riverside Drive.

A one-year home warranty is provided by the Seller, and all appliances may stay with an acceptable offer. Do please call to schedule a showing: 918-852-5036! And enjoy our virtual tour of this lovely property below!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Stan is the type of home Seller that Realtors dream of representing.

Stan's home interior was in need of a fresh coat of paint and the pups had taken their toll on the carpets. His beautiful hardwood floors had a lot of wax build-up and needed to be refinished. There was landscaping needed and general power-washing and cleaning of the exterior.

Realtors are sometimes timid about being truthful with Sellers about the amount of work needed to prepare their home for sale. We worry that we will offend the Seller after giving a long "to do" list, and we worry that we are asking the Seller to spend more money than they are willing or able to spend.

But, Stan took it all in stride and said the magical words Realtors love to hear, "you're the professional - if you say it needs to be done, let's do it!" And when I explained to Stan why I wanted him to have the home professionally staged, he replied, "that makes sense to me!"

My colleague Dana Ferguson does a fabulous turn-key job of renovation and staging. She selected and coordinated all of the need contractors, communicated directly with Stan when decisions needed to be made and did an excellent job of restoring his beautiful home. Once she had the home staged and I walked through it with a critical eye, I knew we would sell Stan's home quickly.

At the time we listed Stan's home, there were eight homes for sale in his subdivision - many of which had been on the market for months. Stan and I studied the comps together, and he agreed to price it to sell.

Our listing was input on Thursday and photos were uploaded that evening. My valuable assistant Lil began syndicating the listing on Friday, and we had an offer in hand by Sunday.

FOUR DAYS ON MARKET. Easy-peasy when it's done right.

So, here's the home selling formula that works: (1) prepare your home for sale to impress the most discriminating home Buyer; stage your home so that the Buyer can SEE himself living there; (2) price your home realistically and competitively; and (3) market the property aggressively with professional photos and virtual tours, detailed verbiage and photo captions; saturate the internet.

All the preparation that Stan agreed to and making the decision to stage his home led to a quick sale. Period. No more mortgage payments, no more monthly utility or insurance expense and no worries. Stan was able to see the big picture and that's why he is the type of home Seller that Realtors dream about.

If you're planning to sell your Tulsa home, I would love the opportunity to view your home to give you an idea of what you need to do to prepare your home for sale. I would like to tell you about our listing services and how those set me apart from other Realtors.

Planning is paramount to success, and you can never start too early.

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Janet, a home stager from Hawaii writes and excellent post on why to stage your home for sale.

For my Tulsa update: my last two staged homes (list price $300,000 and $375,000) BOTH sold in 4 days on market. I wonder if their neighbors who refused to stage are regretting that decision after a year on market and numerous price reductions. Sellers, please understand that staging is an investment!!!

Breach of Oklahoma Real Estate Contract - Possible Repercussions

The Oklahoma Uniform Contract for Residential Contract of Sale of Real Estate is very specific about repercussions when the contract is breached by the Buyer or Seller. During the time period allowed for inspections and finalizing of financing, there are several instances where either party can legally cancel the contract.

However after that time period is up, there are possible repercussions if one party elects to not follow through with the transaction.

If the Buyer changes his mind after the allotted time period and if the Seller has performed all obligations as outlined in the contract, the Seller may terminate the contract and retain all sums paid by the Buyer, not to exceed 5% of the purchase price. Needless to say, the Buyer will lose his earnest money. The Seller may also pursue any other remedy available at law or in equity, including specific performance.

I've never seen this go to court and hope that I never do. But if the Buyer changes his mind at the last minute, I can't imagine what damages the Seller might seek. Could someone else have purchased his property during the time period it was taken off the market? I would think that the possible suffering of the Seller could be very subjective and very costly.

Virtually the same options are available to the Buyer if the Seller changes his mind and fails to close. He is entitled to the return of his earnest money and can pursue any other remedy available at law or in equity, including specific performance.

Please understand that a real estate contract is an enforceable contract, and don't ever enter one lightly. There is always a domino effect in a real estate transaction, because everyone is moving somewhere else and getting on with their life.

If you think your earnest money is the maximum amount you can lose if you breach a real estate contract, please read the verbiage again about remedies available and specific enforcement.

There's a reason why we use a written contract instead of making a handshake deal.

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

Easy Moves Tulsa - locally-owned Tulsa moving company

You know that I love to support locally-owned business, and I'm pleased to tell you about a new Tulsa locally-owned moving company called Easy Moves. I met with President, Andrew Wilson who recently returned from Afghanistan, and he is all about proficiency, consistency and customer service - qualities that are a "must have" for any business I endorse.

Easy Moves is a moving company that will do small or large jobs, residential or commercial. One big plus is that they only have a 1-hour minimum - well BELOW the industry standard. There are no extra or hidden charges for fuel or various surcharges that some moving companies charge - just the hourly rate of $85 for a two person crew or $110 for a three person crew, plus a flat one-time travel fee of $75.

Because I'm a Tulsa Realtor, I'm constantly asked who to recommend for moving. Tulsa really hasn't had many options, so I'm happy to see Easy Moves start up here. They offer FULL-SERVICE moving, including wrapping and boxing your belongings. They are bonded, fully-insured and cover all the legal stuff.

Andrew says that their quality employees is what he is most proud of - in addition to their lower rates. All Easy Moves employees are highly trained, professional movers and dressed in uniform. But, as you can see from the photo, they seem to have a sense of humor too!

They throw in ten free boxes with every move, so I would take advantage of that if you are planning to box your items yourself. I have moved several times personally, and I hate using the liquor store boxes - for me, it's new boxes and very thorough labeling!!

They really seem to be the best choice among Tulsa movers because they'll do as little or much as you need. They'll move your furniture and boxes from one house to another or from your home to storage - whatever you need. Deme is in process of moving his office from our first floor to our second floor, and you can bet I'm calling Easy Moves to move his 600-pound desk!

Easy Moves is the answer to your need for an honest, cost effective Tulsa moving service. Easy Moves services the entire Tulsa metro area including Tulsa, Broken Arrow, Bartlesville, Sapulpa, Owasso, Sand Springs, Claremore, Bixby, Jenks, Glenpool, Coweta, Wagoner, Catoosa, and Collinsville.

Please do call Andrew for your next move: 918-895-1551 or contact him through their web site, www.easymovestulsa.com. Tell him Lori Cain sent you~ he may give me a discount on the 600-pound desk!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

What to do with pets when your Tulsa home for sale is on the market

Sometimes a challenge to home Sellers is what to do with their pets when their Tulsa home for sale is on the market. Ideally, we don't want to request more than an hour's notice to show your home, so it needs to be "show ready" all day, EVERY day.

Many Tulsa home Sellers will be able to run home prior to a showing to crate their 4-legged family member. Some will keep their pup in the back yard or garage during showings.

If a home Seller is confident that their pet will not alarm or harm prospective Buyers, they may let them have the run of the house. Then, it's appropriate to write in Realtor remarks, "Fido is a friendly dog and welcomes you." But if Fido jumps on people, he needs to be contained.

I'm fortunate that my dog-sitter lives ten blocks away and could be available to remove all three of my pups with little notice, if my home were on the market. It rained today though, and my kitchen floors are covered with muddy paw prints. My dog-sitter is wonderful with our dogs, but she doesn't clean floors.

As hard as it is to imagine, not all people are "dog people." If none of the previous suggestions will work for you, perhaps a neighbor could help get the pups out of your home during showings. Please don't ask for more than two hours notice to show though, because that's truly an inconvenience to Realtors and your home will likely be shown less.

Talk to your Realtor about possible solutions to keep your pets segregated or confined during home showings. And, remember to reward Fido after a showing, because he's trying to make a good impression too!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain

My year (and special moments) in Tulsa real estate 2011

My encounter with Shelley Cadamy should have prepared me for my memorable year in real estate. Shelley was relocating from OKC to Tulsa with three children, was starting a new job and planning a wedding - obviously she multi-tasks well. Shelley wanted to see one particular Tulsa home for sale, but I had no idea she was hell-bent to drive to Tulsa to see it in the snow - a LOT of snow!! In addition to viewing her beautiful home, we met her lovely neighbors who helped dig her car out of the snow after we had dug her fiancé's car out. Shelley literally married Rick Munoz one week after closing AND then started her new job. I'm delighted that she and her family are in Tulsa!

Tom and Misty and I almost bought the wrong house. We all fell in love with one midtown Tulsa home for sale that had multiple offers - and we lost out. Determined to succeed, we hit the ground the next day ready to shop - and found something we all loved so much more. (Lesson learned about "the one that got away.") Also lesson learned about checking out flood history. They're now neighbors, close to Brookside and the bike trails, and we're happy to have them nearby. Next comes

Kathy and Steve who sold their home in Southern Pointe to settle into a home they inherited in midtown Tulsa. Before the year ended, they purchased another home in Southern Pointe, and we'll put their midtown Tulsa home for sale on the market at the beginning of 2012. Kathy & Steve are wonderful clients and friends. They are believers in home staging, and you'll be seeing photos soon of their midtown Tulsa home for sale.

Then I met Linda and Ron through Anna - they were returning to Tulsa and bought a condo two blocks away from me and Deme. This condo embraced the hottest designer trends of the 1970s, and it only took Linda a few months to renovate it to a contemporary and comfortable home. Demetrius and I went to their house-warming party - what a marvelous transformation! We're delighted to have Linda and Ron as neighbors and friends - fun couple.

Later, Ron and Linda's daughter's family relocated to Tulsa, and we found Kristen, Andrew and family the perfect home too. Thankfully, "taste" seems hereditary in that family - along with patience and humor!

George sold his Mother's home after she moved in with his family. We never showed Mary her home after George updated it, but I'm certain that she would have approved. The first-time Buyer who purchased her home was likely as excited as she was when she and Pete first purchased it. The home will be well cared for, and I think we all feel good about that.

I was so excited to sell "the Garden Deva's" rental home. Sold in four days because it was a kick-ass, tricked out house. I had little to do with Lisa's success but blessed to be part of it. Of course, I turned around and spent my entire commission check at Garden Deva's studio, proving that the saying "what goes around comes around" is absolutely true.

Then I met Leor and Hillary. I'm always pleased to receive an Internet inquiry, but I had no idea that I would meet new FRIENDS this special. We ALSO almost bought the wrong house, but lost out in a multiple offer situation. A month+ later, we found a home that suited them so much better. They are just around the corner from us now and we are learning what great cooks they are. Their south Tulsa home is currently under contract and should close mid-January. So, wonderful friendship and happy ending!

My fav clients (and friends) Mike & Gabbi referred Gabbi's Mom, Meg, to me. I've never gone through such a whirl-wind shopping spree with an out-of-state Buyer, but we had a good time shopping together on the Internet. Meg bought a great home, and I can't wait to meet her. That woman is a pistol.

Pat introduced me to her mother - I had sold two homes in Florence Park for Pat. We sold her Mom, Emalee's home to a lovely family who desperately wanted the four bedrooms and school district. That was a smooth transaction where everyone left with a happy face. Come to think of it, Emalee turns 90 this month and I haven't received an invitation to her birthday party as promised - will have to check on that!

Brian & Misty were awesome clients. We had some challenges selling their Owasso home, but they quickly stepped up to the plate each time. Seriously, they were accommodating Sellers! Each time Lil or I provided feedback, they responded. You would be shocked if you saw how high Brian got on a ladder to paint. And, once we had their Owasso home under contract, we found an awesome Tulsa home purchase in Florence Park - darling bungalow with a pool - and they love it there! Welcome to midtown, Brian and Misty!!!

Brent & Sandra were special 1st-time home buyers this year. I lost track of how many homes we viewed, but we finally found the perfect one. We were scheduled to close at a time to accommodate Sandra's doctor appointment, but she surprised us all by giving birth to a son in the early morning hours. Our closer wound up going to the hospital to close and get all signatures, as only one of us was allowed. So, he got a new house on the day he was born. Wonder what he'll want on his 16th birthday?

Stan was smart enough to move OUT of his 4,000 square foot home and purchase his down-sized property to ease the transition and best prepare his south Tulsa home for sale. Updating in progress and all is on schedule. Pics of his home for sale in The Crescent coming soon!

Roger and Peggy Jo win the prize for being the cutest couple of the year and wearing matching t-shirts. I think Roger celebrated his 79th birthday shortly before closing. We sold his home in Collinsville, and he purchased a home in Peggy Jo's neighborhood. They enjoy doing a lot of things together, so the drive from Collinsville no longer made sense. They were truly a joy and inspiration to be around.

Tyler & Samantha were also first-time home buyers and were able to take advantage of Rural Development financing to purchase Roger's home in Collinsville. Tyler said it looked exactly like the home he grew up in. Multiple repairs were required by the RD Appraiser and in order to make it work, Tyler and Sam spent one weekend painting a barn and another weekend replacing fencing and windows. I was really proud to see them "get after it" to make this purchase possible. Now, I'm reminded that they owe me a margarita!

Anna reminds me a lot of Shelley, so it's fitting that we closed on her home purchase at the end of the year. Anna was hell-bent on getting a good deal on a fixer-upper, which she did. She's currently experiencing some plumbing woes, so I'm not moving this to the "success" column yet. What I love most about Anna is her optimism and vision - she sees possibilities where the rest of us see junk. As soon as she makes this house habitable for her family, we'll be selling her midtown garden oasis home - photos coming out early spring I suspect.

And, then there was Bernie. I believe my life is complete now that I have known Bernie. We sold her beautiful four-square vintage home in Stonebreaker Heights, and it is perhaps one of the most amazing homes I've sold. Bernie restored this home with the love of a true artist and it was an honor to be in her midst.

I appreciate my friends who sent me referrals. Thank you Kari for referring David and Dot. Thank you Richard for referring Jeff. And I'm thankful for my internet inquiry from Randy and Denise - and we're thankful that Denise transferred to Tulsa to work at St. John's!

Each year in real estate brings a few more gray hairs and a few tears and smiles. I spent this morning struggling through some mold issues and possible moisture intrusion on a stucco veneer, so don't think that my job is all glamour, giggles and smiles. Plus, a client called last night at 10:30pm with sewer problems. I thought I would spend the day finishing holiday shopping, but spent the day on the phone with inspectors, repairman and vendors instead.

But my valuable job brings me and others much happiness and lasting friendships. I get to meet some of the most amazing people I otherwise would not encounter. 2011 was a great year for this Tulsa Realtor, and I appreciate each and every client that made it the special year that it turned out to be!!

You have finally found the home you wish to purchase and negotiated the sales contract. What's next?

First we get a copy of the executable contract to your Lender and Title Company. You'll begin gathering Lender requirements which should include two years' tax returns, two months' recent paycheck stubs and bank statements. Other items may be required depending on your type of financing and income sources. For example, if child support is going to be considered part of your income, you'll need documentation showing consistent payment of that. The Lender will also order an appraisal on the property.

The Title Company will order the abstract for the subject property and verifying that the Seller indeed has the ability to convey a clear title to the new Buyers.

We will schedule inspections at the soonest possible date. We want time to discover what needs to be repaired, get bids and complete repairs prior to closing. In some instances, the needed repairs will exceed the cap negotiated in the sales contract - in that case, time is needed for Buyers and Sellers to further negotiate.

You'll need to contact your insurer to get quotes for your homeowner's insurance. That information needs to be sent to your closer. Now is a good time to shop for rates, particularly if the home you are purchasing has energy-efficient or safety features that may reduce your rate. Don't forget to check the age and shape of the roof!

If all is on track, you'll want to schedule your utilities to be transferred and contact your internet service provider. And now, it's time to begin packing!

After repairs are completed, you may want to have your inspectors reinspect. You'll also want to plan a final walk-through of your new home the day before or morning of closing.

It can be a fun and exciting time!! The better prepared you are, the more pleasant your home buying experience will be!!! Call me, and let's buy a house together!!

Copyright 2011-2012 Lori Cain All Rights Reserved - Originally Posted at: Midtown Tulsa Real Estate - Lori Cain