You can never go back to a childhood memory and have it be as fond as you remember it.

  I took my sister back to a place we had wonderful childhood memories. She turned 50 the other day, and we decided to take in a concert and re-visit Hampton Beach New Hampshire. The Opening act was an old friend from High school (Bruce Marshall) and the head-liner was Joe Cocker, these great musicians put on a wonderful show.

       Bruce Marshall. Joe Cocker.

The Hampton Beach Casino was crowded and smaller than I remember, the Beach shops and Arcades were Seedier than I recalled from my childhood. And the Hotel rooms were not nearly as fun or as big as I recall from my youth.

We had a great time, the ocean was where I remembered it to be, but the fried dough was only fair the corn dogs greasy and the board walk dirtier than the eyes of my childhood recalled.

Maybe I have out grown Skeet-ball, bumper cars and Tee Shirt tourist traps? Maybe my parent saw this place for what it was when we were little and didn’t let on because we seamed to be having fun, and were oblivious to the carnival atmosphere these ocean front board walks were in reality.

Maybe when I was small every trip away from home was exciting, new, bright and shiny an adventure to be savored and the good times stored away as a great memory.

I am well traveled, but each time I leave home I can’t wait to be home in my own little sanctuary. I understand what attracts me to Real Estate as a profession there is nothing more important than that feeling…of Home.

Happy 50ith Sandi, I hope you enjoyed the show…the next adventure will be at my house, the rooms are clean and it’s as big as you remembered it to be.

 And the view is much nicer- your little brother & Realtor!!

Fun Fourth on the Farm.

Many of you enjoyed the hustle and bustle of city celebrations, on this holiday. We had a decidedly rural experience, this year. One of our friends and neighbors asked us to join them on the Farm for the fourth.

One of my golf buddies, showed another talent by putting on a Blacksmith's exhibition for his family and guests. Now we live in a very Artsy area, and I have been to many craft shows, but to watch a guy you play golf with, form intricate art work out of raw iron was really cool (or should I say Hot).

It’s been so much fun to hang out with friends and neighbors, listen to live music under the stars and a bit odd to see cows watching you dance the night away.

The little ones found the four-wheeler, and roasting marshmallows to be their favorite part. The adults found the private fireworks display and liquid libation just the right combination for a celebration with friends and family.

There is just nothing like the people you meet in the White Mountains of New Hampshire, leaving your keys in the ignition and your front door unlocked is a way of life here, and I wouldn’t change that for the world.

How is your View?

On the 200th Anniversary of Americas Independence, I found myself celebrating in a very patriotic town.

I grew up in Sudbury Massachusetts, my home town was involved in the revolutionary war in a big way. As children we were taught about the battle of Lexington & Concord (these are boarder towns of ours). We had a town militia (the Minute Men), and General Washington Spent many days in a local Inn (the Wayside Inn). These beautiful old Inns, Churches and Grist Mills were part of the landscape in my town. Sudbury has the unique distinction of having the zip code of 01776, and we knew even as children that was something special.

Minuteman statue in Lexington. Wayside Inn Sudbury.

The Little Red School house, where Mary had her little lamb was one of the building I passed on my bike as a kid, and a regular parking place when we were teens with girl friends.

Little Red School House & Grist Mill...Sudbury Massachusetts

On the fourth of July in 1976, this little town had a huge celebration I remember it fondly. There were reenactments, fife & drum marching bands, fireworks and parades for all to see. Thinking back on these teen years I recall all the fun and mischief we got in to and got away with. As I come ever closer to my 30th high school reunion I realize this celebration was about our forefather sacrifice and the freedom it won for kids like us.

Martha Mary Chapel...Sudbury. Fife Player reenactment of the Revolution.

Of the 56 original signers of the Declaration of independence very few remained unscathed for their part in this revolution. All but a handful of these educated men paid for their patriotism with their lives, homestead destroyed , families imprisoned or killed, and most were financial ruined for their part in apposing the British.

When you go to the parade, fireworks or a picnic at a friends house this weekend...raise a Sam Adams to our forefathers and remember what sacrifice's were made 230 years ago to make America what it is today.

.... ... Happy 4th All!

Anyone (even those living under a rock) has to know the rain just wouldn't stop in the Northeast.

Real Estate is slow and the rivers are over-flowing.

We have had 26 days of rain out of the last 30.

The mud is never ending...and construction is stuck in the sticky stuff.

Backhoes and brooks...are a bad combination when you are digging a new pond.

My 50,000 square foot excavation / pond has been underwater for months.

Anyone looking for 20 tons of mud?

Fourth of July schedule of events in the Loon Mountain Resort area Lincoln /Woodstock New Hampshire

         Hope you can Make it up to the White Mountains this summer...everyday is an Adventure!

9:30 AM	The Papermill Children's Theatre Presents Snow White and the Seven Dwarfs, Lincoln
10:00 AM	Family Games begin at the Kancamagus Recreation Area, Lincoln - Immediately Followed by a Family BBQ
2:00 PM	Parade Begins at Alpine Village Resort No. Woodstock and Travels Rt. 112 to the Rivergreen Hotel in Lincoln
7:00 PM	Live Concert of Patriotic Music by the St. Johnsbury Band at the Bandstand in Soldier's Park, No. Woodstock
	9:30 Fireworks Display in Lincoln     Other fun activities and events available for families while you are in the White Mountains try; the Zip line at Alpine Adventures. See the Bear show at Clark's trading post. The Whales Tale Water Park. the climbing wall at Loon Mountain Visit the Flume State Park in Lincoln NH Gondola Sky Rides at Loon mt. Kayak on the Pemigewasset River. Play Miniature Golf at the Hobo Hills (or ride the train) Visit Lost River Caves, and mine for gold. For more information check out the Chamber of commerce web site :    www.lincolnwoodstock.com (or call) 603-745-6621

We all owe a debt of gratitude to this New Hampshire born statesman.

John W.Weeks:  Was born in Lancaster New Hampshire in 1860, Served as a Congressmen from 1905- 1913, a U.S. Senator from 1913-1919 ,a Member of President Harding Cabinet in 1920 and then as Secretary of War from 1921-1925.

 John Weeks tenure in Politics allowed him to be a strong advocate for the creation and the foundation of the United States National Forest System. This legislation became know as the Weeks act in 1911. This preservation movement began in 1906 when Congressmen Weeks made a motion to Congress to authorize Federal purchase of private land for the purpose of forest reserve. Ultimately it was Floods, forest fires and the protection of forest land's natural watershed that help to pass this legislation. The ability to control the water flow was defined as a primary function of the formation of the management of the forest reserve.

Weeks summer home on Mount Prospect in Lancaster New Hampshire, was dedicated to the state and the more than 400 acres, buildings and fire watch tower are know as Weeks state park today. If you ever get a chance to visit it is worth the trip and the Mountain views are terrific.

Weeks State Park 603-788-4004...for more info

• Scenic overlooks
• Nature walks
• Picnic tables
• Observation - fire tower
• Memorial building museum
• 1 1/2 mile narrow, two way traffic road to the summit.
• For autos or walking, not suitable for busses or campers.
• Historic site fee paid at the memorial building.
• Importance of Weeks law told with photos, words and art.
• Teddy Roosevelt's gift moose head.
• Mounted specimens of New England birds and animals.
• Logging history.

Relatively flat and easy to built on sites are hard to find in mountain side ski resorts.

Master Plan... South Mountain high speed quad chair lift, base lodge and several new ski slopes have been completed and opened for two seasons. The Subject home site has ski to your door access for the Loon mountain Ski Resort, and is in close proximity to the cross country trails and the Pemigewasset River.

Riverside terrace at South Peak, 40 completed condominiums along the river with access to the ski trails.

One of the adjacent completed homes in the neighborhood...with all of the 65 home sites sold and new construction on many of them. The Subject property has a completed home on either side of it, so you know what the values will be before you buy.

Original purchase price was over $400,000 , seller short sale being offered at an asking price of $199,000 subject to lenders acceptance.

For more listing info log on to : 

www.alpinelakes.com and search MLS # 2786254

Steve Loynd- White Mountain resort property expert.

  steve@alpinelakes.com / 800-926-5653

Sellers be prepared to supply the following to your lender;

A complete financial statement, with account balances and a list of other assets.

A hardship letter detailing your need for loan modification.

Supply any additional hardship circumstances, death certificate of spouse (if applicable) and or employment status.

Request any forms the lender requires to speak directly to your real estate broker, and authorize release of all pay off statements to the broker. Including account numbers and contact persons assigned to the file.

Gather and share any property taxes, home owners dues, second liens, or attachments on the property with your broker as well as the first mortgage holder.

Request from your real estate professional any additional fees that come with transfer of real estate in your town, county or state.

Your Broker will communicate with the lender and will be asked to supply the following:

A broker opinion of current market value (BPO) many times this is requested from another broker or even an appraiser to have a second opinion.

A (proposed) HUD settlement statement detailing the cost associated with the anticipated sale of the subject property. This is a crucial element, things like transfer tax, recording fees, HOA fees and commissions must be detailed for your lender to accept them as a cost associated with the sale.

When an offer is made the additional paper work supplied to the lender will be: sale contract (with the sale subject to lender approval), addendum's to the contract, required inspections and any financing contingencies of the sale.

And typically a new proposed HUD with updated prorations and contract sales price applied to the figures.

Buyers be prepared to supply the following items for a short sale.

Evidence of available funds (if it's a cash offer)

Pre-approved lenders letter indicating you have financing in place for the purchase.

And Patience, is needed in any of these transactions, if you have to close on a property with in 30 days you may want to seriously consider looking at regular re-sales or new construction with out lender issues.

I have three sales currently in the short sale arena each has some special circumstances involved with the seller.

Three Short Sale Examples

1) One sale was listed as a traditional listing with the seller prepared to bring money to closing to pay off what ever was short. The husband died prior to writing a purchase agreement, the wife didn't have the money to pay off due to complicated partnership agreements with her husbands business. This Short sale was started after the sales contract was signed and it is likely to be 4 months from start to finish.

2) Another sale, the seller had a principal pay off in hand at the time of listing and was sure the sales contract he signed was going to get him out free and clear at closing with no additional money being due at closing. It turns out he had refinanced with in the last two years and had taken out a reverse mortgage, he had a very large penalty due if the property was sold in the first few years. But due to a necessary cross country move that is what we were dealing with. This will likely take two months to unravel before the sale can be completed.

3) On the last sale,(per my instructions) the seller approached the lender's loss mitigation department with an unemployment and negative equity issue prior to marketing the property and we are on tract to close in less than 30 days. All the necessary documents were completed prior to an offer being made.

Sellers' do your due diligence prior to accepting an offer, We know this is a difficult situation for you we are here to help smooth the way to a sales that is as painless as is possible under the circumstances.

Buyers' do your due diligence have cash in hand or an approved letter of finance prior to making your offer and if you will be frustrated that the sale is not going to close on your terms, this type of transaction my not be for you.

The Above examples only begin to scratch the surface of the complicated nature of seller/ lender & buyer issues you will face in a short sale deal.

Brokers, do your leg work prior to taking one of these listings. If you are not prepared to babysit a sale every day for several months, then let someone else that is willing to, to take this listing.

steve@alpinelakes.com  / 800-926-5653

This blog is not intended to be a complete check list of all the items you may face when dealing with a short sale but the main items to be prepared for are high-lighted.

The Low ball offers continue, all the buyers I have met lately have asked to see the cheapest places on the market. Then low balled an offer as if the rules of the game required it.

As part of my normal vetting process I always ask what do you see as the prefect home for your family? When the market was in a normal mode we were looking for: Location, size , amenities and a price comfort level kind of in that order.

Now the first response to the question" what are you looking for?" Is usually answered this way: something that if I have to sell I wouldn't  lose my shirt on.  This sounds like planning to get divorced before you even find a spouse.

We are all a little gun shy, but there are some great properties for sale out there at bargain prices right now. Why wouldn't people in a position to purchase want all the things they envision that could ever need in a home. If your buyers go in thinking this will be the family home we will never out grow, shouldn't that out weigh settling on the cheapest place available?

We all know when you sacrifice quality for price you inherit the replacement cost of obsolescence. The perfect property comes with long term planning in mind, not an exit strategy of good enough for right now.

Buyers your future move up cost will far exceed buying the right property now and growing with it, then settling on a bargain now that will need to be replaced by the next purchase in a stronger market later.

Buy your move up property now, and you’ll never have to worry about replacement cost or equity position later.

  New Hampshire White Mountain

  Real Estate Expert : Steve Loynd

  Email: steve@alpinelakes.com

Property search: www.alpinelakes.com

My Blog: www.steveswhitemountainblog.com

The Northeast has had it's share of rain, the water bill is way down so far this year, but the lawn mowing schedule...is basically any day it's not pouring I have to mow. One more positive thing the flowers are quite nice this year, and my back yard is very green.

Kayaking is looking good for the summer, lots of water in the Pemigewasset river.

The Flume and Lost River Caves are fun to see when the waterfalls are brimming over.

Loon Mountain Opens up the Tram, horse back riding and the train this weekend.

Other summer Attractions include: Clark's Bear Show, Whales tale Water Park, Hobo Hills Mini Golf, The Dinner Train, and Fireworks on the Fourth of July.

National Forest Hikes...are very popular, a day hike or a through hike on the Appalachian Mountain trail.

     It's a nice day for a hike...in the White Mountains.

steve@alpinelakes.com / www.steveswhitemountainblog.com

Steve Loynd, your White Mountain recreational property expert.