I've written several  humorous (and not so humorous) posts about what I call "Big Box Bankmarts."   Here is yet another example as to why any bank that is too big to fail should either be broken up or cease to exist.

Via Jane Penttinen (Sunstreet Mortgage, LLC - Sr. Loan Officer):

Bank of AmericaExcuse me BofA! You CAN NOT have it both ways!

 I refinanced a loan this week for some past clients.  I did their purchase loan in 2005.  We did an 80-15-5 because they had another home that had not closed yet.  The 15% second was a home equity line of credit.  Their previous home sold and they paid off the 15% second in March of 2006.  They never drew another dime on the equity line.

 

June 2008: 
They received a letter from Countrywide telling them their 0 balance equity line was frozen.  They were not allowed to take any draws on the line because the value had decreased.  No problem for them.  They weren't using the line anyway.

Like lots of other people, the equity in their home has evaporated but current rates are still better than what they had on their first so we put together a Freddie Relief refinance - a great deal for them.  We are able to drop their payment $200+ per month and because they didn't have PMI on the original loan, there is no PMI on the refinance even though their LTV is now 95%.

October 2009:
Bank of America (aka Countrywide) rears its ugly head!  There had never been a Deed of Release recorded for the "no longer usable" home equity line of credit.  The title company received a notice from BofA that there would be a $350 Early Termination Fee in order to do the Deed of Release.  Early Termination Fee?  On a line of credit they were no longer allowed to use? 

Really??  This Early Termination Fee showing on the HUD1 would prevent them from completing the Freddie Relief refinance.

My client took BofA the statement from March 1996 showing where they had paid it off.  She took them the letter from June 2008 saying they no longer had a home equity line of credit.  She took them the statement showing the $350 Early Termination Fee.  She asked them how in the world they could expect an Early Termination Fee when they were the ones who terminated the line.  BofA's response - "We didn't close the line.  We just won't let you use it." My client spent over an hour discussing this with the Wizards of BofA.  At one point they actually told her "if you do your refinance with us we may consider waiving the fee". 

Really??  My client told the Wizards of BofA "either this fee gets waived and you allow the title company to record a Deed of Release or I will go to the Attorney General and see what they think!  You CAN NOT have it both ways!  I didn't terminate the equity line - you did." 

Guess what?  She got it!  Refinance paperwork is all signed - we will record and fund on Monday.

BofA - what are you thinking?  How many other people are you pulling this stunt on?

 

Jane Penttinen, Sr. Loan Officer

Sunstreet Mortgage, LLC

520-547-4150

If you, your friends or family require the services of a mortgage professional, please don't hesitate to call me.  I am never too busy for any of your referrals.

BK090736      

 
Posted by Ruthmarie Hicks on 11/07/2009 01:27 PM   Comments (1)  
Originally posted at: Ruthmarie's Blog: Excuse me BofA! You CAN NOT have it both ways!

I've written several  humorous (and not so humorous) posts about what I call "Big Box Bankmarts."   Here is yet another example as to why any bank that is too big to fail should either be broken up or cease to exist.

Via Jane Penttinen (Sunstreet Mortgage, LLC - Sr. Loan Officer):

Bank of AmericaExcuse me BofA! You CAN NOT have it both ways!

 I refinanced a loan this week for some past clients.  I did their purchase loan in 2005.  We did an 80-15-5 because they had another home that had not closed yet.  The 15% second was a home equity line of credit.  Their previous home sold and they paid off the 15% second in March of 2006.  They never drew another dime on the equity line.

 

June 2008: 
They received a letter from Countrywide telling them their 0 balance equity line was frozen.  They were not allowed to take any draws on the line because the value had decreased.  No problem for them.  They weren't using the line anyway.

Like lots of other people, the equity in their home has evaporated but current rates are still better than what they had on their first so we put together a Freddie Relief refinance - a great deal for them.  We are able to drop their payment $200+ per month and because they didn't have PMI on the original loan, there is no PMI on the refinance even though their LTV is now 95%.

October 2009:
Bank of America (aka Countrywide) rears its ugly head!  There had never been a Deed of Release recorded for the "no longer usable" home equity line of credit.  The title company received a notice from BofA that there would be a $350 Early Termination Fee in order to do the Deed of Release.  Early Termination Fee?  On a line of credit they were no longer allowed to use? 

Really??  This Early Termination Fee showing on the HUD1 would prevent them from completing the Freddie Relief refinance.

My client took BofA the statement from March 1996 showing where they had paid it off.  She took them the letter from June 2008 saying they no longer had a home equity line of credit.  She took them the statement showing the $350 Early Termination Fee.  She asked them how in the world they could expect an Early Termination Fee when they were the ones who terminated the line.  BofA's response - "We didn't close the line.  We just won't let you use it." My client spent over an hour discussing this with the Wizards of BofA.  At one point they actually told her "if you do your refinance with us we may consider waiving the fee". 

Really??  My client told the Wizards of BofA "either this fee gets waived and you allow the title company to record a Deed of Release or I will go to the Attorney General and see what they think!  You CAN NOT have it both ways!  I didn't terminate the equity line - you did." 

Guess what?  She got it!  Refinance paperwork is all signed - we will record and fund on Monday.

BofA - what are you thinking?  How many other people are you pulling this stunt on?

 

Jane Penttinen, Sr. Loan Officer

Sunstreet Mortgage, LLC

520-547-4150

If you, your friends or family require the services of a mortgage professional, please don't hesitate to call me.  I am never too busy for any of your referrals.

BK090736      

 
Posted by Ruthmarie Hicks on 11/07/2009 01:27 PM   Comments (1)  
Originally posted at: Ruthmarie's Blog: Excuse me BofA! You CAN NOT have it both ways!

Halloween Blaze Van Cortlandt Manor Westchester

Happy Halloween to all!  I went to the Halloween Blaze at Van Cortlant Manor in order to deliver to everyone some prime photos from one of the areas primary hot spots for Halloween..  The Halloween “Blaze” celebration is nothing short of amazing with 4000 pumpkins lit up on the 18th Century colonial estate.  They make them into dinosaurs, they have black cats, and rats carved into pumpkins, ornate patterns as well as a spaceship, a pirates ship and so much more too numerous to even begin. The tour takes a little over an hour and is worth the trip up from lower Westchester to Croton-on-Hudson…Unfortunately, I’m still playing with the pics.  I admit – a professional photographer I am not.  I made a mistake with my settings and it was literally too dark to fix!

So, as a poor substitute – I found this video of Bobby Picket singing the “Monster Mash” on YouTube.  I’ve heard it every Halloween since I was a child, but I didn’t know the artist behind the voice. His immitation of Boris Karloff made him and the song “The Monster Mash” famous. The song was composed in 1962 and was a major hit.  It went through several incarnations – taking off in Britain in the 1970s.

© 2009 http://thewestchesterview.com All rights reserved. Original post:

Happy Halloween to all…from the land of the Headless Horseman…

 

Does size really matter?  Do the number of listings or the size of the brokerage have anything to do with the ability of the agent to market and sell a home successfully? Is it the brokerage or the agent that is the determining factor?

What Does the Brokerage Bring to the Table?Blowing smoke

One of the biggest issues  I encounter on listing presentations  are questions regarding the brokerage itself.   Most questions revolve around marketing.  What does the brokerage do in terms of marketing  for the listing?

I think that most sellers assume that since the brokerage is “big” and has capital behind it, that they are the ones spending  big bucks on marketing the home.  But this is rarely the case.   Many big-box national brokerages build on that confusion and perpetuate the myth that their brokerage “brand” makes a significant difference in selling a home for top dollar.  They also tout their “marketing package” in terms of the amount of support they offer.  Some actually stress that the number of agents in the brokerage somehow makes that brokerage better or somehow more able to move the property.   With all the hype and misinformation out there it is small wonder that sellers are confused.

I  would challenge these large brokerages who claim that their numbers speak for themselves  to enumerate exactly WHAT  they do to justify their claims?  And while they are at it, I would like to have some hard numbers to back up their success stories.  I haven’t seen any of them come up with any marketing advantage that holds up under scrutiny.  Most of the time they appear to be blowing smoke.  Don’t get me wrong, I’m not slamming big brokerages. That would be rather foolish since the brokerage that I am currently associated with is quite large.  What I am trying to do is cut through the hype.

Follow the Advice of Deep Throat:

Who actually sells the listing? The agent or the brokerage? To figure that out you have only to listen to the words of “Deep Throat” in All the President’s Men.   He told Robert Redford to “Follow the money!”

If a brokerage has  hundreds of agents, it is likely that they have close to 1000 listings.  Brokerages are business to make money on sales.  For a big brokerage like this – the listings are a numbers game.  Throw 1000 up against a wall and maybe half will “stick.”  So how important is your individual listing going to be to that brokerage?  Answer: not very.

But what about the agent? Most agents have just one to two listings at a time.  Top producers can  have as manay as  20-30.  Agents are paid on commission.  If the property doesn’t sell – all the work they did is down the drain….and  there is a lot more to than sticking  a sign in the ground.  When a listing fails to sell an agent is out usually well over 150 hours of time AND they are generally out a good deal of marketing money as well.  Do you think that agent cares if your home sells?  You better believe it.

Take Home Lesson:  Look to the AGENT to market and sell your home.

Stay tuned for part 2 – where some major marketing myths will be revealed.

Further Reading:

Mirror, mirror on the wall…who’s the fairest listing agent of all…Part 1:

Mirror, mirror on the wall…who’s the fairest listing agent of all…Part 2

© 2009 Ruthmarie G. Hicks http://thewestchesterview.com.  All rights reserved.  Initial post

This Brokerage Has 750 Listings…..So they must be the best! (Part 1)

 

 

The Hartsdale NY housing market is in buyer’s market mode.  Prices for coops, condos and single family homes all experienced price reductions when compared with the thirdHartsdale Home quarter of the previous year.   This was the second year of price reductions for the area.  Volume was variable with single-family home sales being down 70% over the previous year while there was a slight increase in the number of coop sales.

Hartsdale Cooperatives:

Coop prices dropped 11.1% over the previous year with the average price being $192k for Q3 2009. That was enough to make them a desirable purchase.  This was particularly true of East Hartsdale Ave.  Demand remained high and volume was up 1% from 2008.   There is a 5.8 month inventory on the market – making it a borderline buyer’s market in terms of inventory.   Prices have dropped nearly 15% from Q3 2007 – which is roughly when sales prices peaked. This is still a buyer’s market, but the reduction in inventory and stable sales volume indicates that we may be near the bottom.

 

Hartsdale Condominiums:

Condos didn’t fare as well as cooperatives.  Sales prices were down nearly 13% from the previous year.  The average sales price for the third quarter was $370k down from $425k in 2008.  Sales volume was down 33.3% and there is currently an 8 month inventory on the market creating a definite buyer’s market.  This market didn’t really start declining until after the stock market crash – so it may have some more adjustments ahead.

 

Hartsdale Single-Family Homes:

The price of a single-family home was up about 2.3% – however, I would not consider this to be a true improvement.  The volume was so low, that this probably reflects the nature of the homes that actually sold more than an uptick in prices.  Volume is down 70% from Q3 in 2008.  Further, that low volume translates into over two years of inventory on the market – making this a definite buyer’s market.  The market is down less than 8% from the peak indicating it may have a way to go.  Sellers should price homes realistically, while buyers should enjoy great opportunities in the coming months.

Hartsdale NY home prices

 

 

Hartsdale Home sales volume

Hartsdale Home Sales Inventory

 

Further Reading:

Hartsdale NY – Market Statistics for 3rd Quarter 2008

Hartsdale NY – Housing and Market Statistics for Fourth Quarter 2008

Hartsdale NY – Housing and Market Statistics for First Quarter 2009

Housing and Market Statistics for Hartsdale NY – Second Quarter 2009

© 2009 Ruthmarie G. Hicks – http://thewestchesterview.com. All rights reserved.

Hartsdale NY Housing Market Statistics – Third Quarter 2009

 

 

 

 

Following the stock market crash of 2008, home prices in White Plains finally took a hit.  This market had remained remarkably sturdy up to the fourth quarter of 2008.  The correction has been an abrupt one.  The third quarter market reports reflect a market that is experiencing a major correction.  The declines are steady but not alarming.  This is the first time that White Plains has have every single factor in buyer’s market territory.White Plains NY Foliage

White Plains Cooperatives:

The average price of a cooperative in White Plains has decreased to $181,000 – down $36,000 or near 17% from Q3 of 2008.  Sales volume was also down 38.5%.  Although sales picked up over the summer months inventories remain in excess of 12 months.  This is an excellent buying opportunity and sellers need to be realistic when pricing their homes.

 

White Plains Condominiums:

Condos have seen a sharp decline in prices. This is to be expected because during the boom a large number of condos were built creating a “natural” glut.  Sales prices are down 16.1% over the previous year to $463,000 – down $89,000 over the previous year. Sales volume was down 20% over the previous year.  Once again – this is a buyer’s market and sellers need to price their units to sell.

 

White Plains Single Family Homes:

Single family homes fared slightly better – at least at the starter level.  Homes in the move-up range were another story.  WIth jumbo loans hard to get and with a large pool of would-be move up buyers dealing with a depreciating values in the homes they are in – this is to be expected.  There is a glimmer of hope for entry level single family homes – but the rest of the market is languishing.  Prices are down 13.3% or $85,000 off the Q3 2008 average.

White Plains NY Housing Prices

White Plains NY Housing Sales Volume 2009

White Plains NY housing inventory 2009

Further Reading:

Housing and Market Statistics for White Plains NY – Second Quarter 2009

White Plains NY – Housing and Market Statistics for First Quarter 2009

White Plains NY – Housing and Market Statistics for Fourth Quarter 2008:

White Plains NY – Housing & Market Statistics for 3rd Quarter 2008

© 2009 Ruthmarie G. Hicks, all rights reserved. Original Post from http://thewestchesterview.com

White Plains NY Housing Market Statistics – Third Quarter 2009


 

Over the past couple of months, I have written some scathing blogs about the big banks (Big Box Bankmarts) and their inability to fund loans in a sane, reasonable and timely manner.  I’ve had loans stalled, delayed and otherwise mired in underwriting for months on end for no apparent good reason.

Just the other day Chris Berg created a “movie” using XtraNormal about Big banks and foreclosure sales.  If you want a good laugh – you should take a look.  This inspired me to try my hand at an XtraNormal video creating my own diatribe on the big banks regarding plain vanilla 30-year loans. I admit that my dialogue can not match Chris Berg’s but the sentiment is the same.

Enjoy the video and have a great weekend.

 

Further Reading:

Vote with your feet: Just say “NO” to Big-Box Bankmarts!

No! It’s NOT OK! 90-120 day escrows and endless closing delays are NOT acceptable.

Why Recommending A DIRECT LENDER Could Make You Choke on Your Coffee

Have We Kicked Mortgage Brokers to the Curb Too Soon? Why Mortgage Brokers Will Survive

 

Original Post: http://thewestchesterview.com

Freaky Friday: A conversation with a Big Box Bankmart Loan Officer..

 

Ever since the taxpayers of America threw a ton of money at the failing banks - we have been patiently waiting for the banks to loosen credit, fund loans in a timely manner, streamline the short sale process and help those who might be able to avoid foreclosure to stay in their homes through loan modifications.  Instead of doing what was expected of them - the banks vaulted the money, threw away the key. Foreclosures increased, short sales became harder and harder to get and let's not even start on loan modification...FORGET ABOUT IT!

I don't know whether this bill would have a prayer in the Senate...but I do think that it is a long overdue for Congress to tell the banks that this behavior won't be tolerated.

Via Claudette Millette - Metrowest Mass Exclusive Buyer Broker (The Buyers' Counsel):

loan modification paperFour senators are putting their muscle behind a new housing bill intended to prohibit lenders operating in the U.S. from foreclosing on home owners without first having discussed reasonable modification options with the borrowers. 

The bill, called the Preserving Homes and Communities Act is being sponsored by Rhode Island Senator Jack Reed, Illinois Senator Dick Durbin, Jeff Merkley of Oregon and Sheldon Whitehouse of Rhode Island.   

Under this bill, lenders will be forced to the negotiating table under the threat of stiff fines and other legal penalties.   

All lenders will be required to perform what the bill terms as a "net present value" test for all seriously delinquent borrowers.  The test would be a financial analysis weighing the benefits of a modification of loan terms against the benefits of foreclosure. 

For borrowers who do not fit into this program, the bill would create a multi-billion national fund for states to make loans or grants in order to prevent foreclosures. 

The senators' rationale behind the creation of this bill is that they are frustrated with the slow pace of current loan modification programs and feel that they are not keeping up with the record numbers of foreclosures this year. 

"Voluntary efforts to keep families in their homes have failed," said Durbin. "This bill will force lenders to modify qualified mortgages rather than letting them move quickly to foreclosure, which destroys households and neighborhoods." 

The act will also set up a mortgage payment assistance program to provide money to state housing agencies to assist people who have lost income and face the prospect of foreclosure. 

The most significant aspect of this bill would be to create "mandatory mediation" requirements forcing lenders to allow some mediation efforts between them and their borrowers before being able to file foreclosures against home owners. 

This proposal will, no doubt, be met with opposition by banking and mortgage lending groups.  It is, however, currently favored to be supported in the House. 

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Copyright 2009 - Claudette Millette, President, TheBuyersCounsel - 800-392-1446  - E-mail    

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Posted by Ruthmarie Hicks on 10/07/2009 12:08 AM   Comments (5)  
Originally posted at: Ruthmarie's Blog: New Housing Bill Will Force Loan Modification

Although the market I work is NOT a big short-sale market, I'm hearing some pretty scary stories from agents who have taken on these properties...It's just another reason why we need to say "NO!" to Big-Box Bankmarts.  They are playing a lot of games with taxpayer monies and homeowners who are truly in distressed circumstances.  They are large, have connections in Washington that make ....er....regulating them while nigh impossible.  It gets back to the influence peddling and corruption that has deep tenticles in our government.  The only way to fight back is NOT TO USE THESE LENDERS.  The same holds for many of the large banks. They are toying with the public on their own dollar.

Via Bob Hertzog (Summit Home Consultants):

GUESS WHAT?  INDYMAC (NOW ONE WEST BANK) & BOFA  WOULD RATHER FORECLOSE!

For the past several months, we, as agents who have taken on short sale listings, have been able to tell potential clients, "Your lender doesn't want your home back. They would much rather work with you on a short sale".

Well folks, I'm here today to tell you that you should pause before making this assertion.

Fellow CDPE (and AR Member) Sidney Jimenez has written several blogs lately about the strong-arm tactics that lenders have been taking in recent weeks/months.  I would highly recommend you read them here, and you will get an even better idea of what these two particular lenders are doing to homeowners (the same ones that bailed them out with their hard-earned tax dollars).

Case In Point:

I took on a listing in May/2009 for a couple who were going through a divorce, with 3 children.  The husband, after suffering a serious accident, had been unemployed for the past two years, and the wife's income was cut almost in half at her job of 10+ years.  First, they tried to do a Loan Modification.  Up to the point of missing their first payment June 1st, they had exhausted everything they had (savings, 401(k), etc.) in order to keep making their house payments.  Their backs against the wall, going through a divorce, they finally could not make their payment.  Instead of just walking away, they thought they would try to salvage their credit and increase the bottom line to the lender by proceeding with a short sale.

IndyMac was in 1st position with a loan amount of $478,000.00

BofA was in 2nd position with a loan amount of $41,000.00

After 30 days of having it listed on MLS, we received an offer of $275,000.  The BPO came in a week later (ordered by IndyMac) at the purchase price of $275,000.  I found this out yesterday from the "supervisor" at IndyMac.

On the HUD 1, we instructed the Title Company to give BofA $13,000, and the remaining balance to IndyMac (after closing costs and commissions).  So, IndyMac would net $241,000 on the deal (slightly more than half of what was owed).

BofA said they would take the $13,000, but only if my client agreed to pay the remaining deficiency of $28,000 through a promissory note.  Note, in AZ, BofA can obtain a judgement at a later date, as this was a HELOC.

IndyMac, on the other hand, came back with the following:

They would accept the $241,000, but only if my client signed a promissory note for $75,000, payable over 10 years, at 0% interest.  Plus, they would only accept a payment to BofA of $3,000, not $13,000.

Here is the funny part...Well, not funny, but....

Arizona has what is called the Arizona Anti-Deficiency Judgement Statute, which does not allow a lender in 1st position to obtain a judgement for a deficiency on a first mortgage, or a second mortgage if it is "purchase money".  Obviously, the HELOC doesn't fall under this statute, but the 1st mortgage does.  I explained this in detail, on more than one occasion to the IndyMac "supervisor" that this case was escalated to.

After talking to her "VP", this is the response I received today:

Bob,

"I have spoke with upper management and we are not going to wave the promissory note as a condition of the approval.  If the borrower is not willing to sign that then we will proceed with foreclosure.  Thank You".

So, IndyMac now gets the house back, and my client becomes yet another foreclosure statistic.  The home has decreased in value (now worth about $260,000), and will continue to decrease until they finally sell it.  IndyMac still has not filed a Notice of Trustee Sale.  Once they decide to do this, my client will have 3 months to stay in the home until the sale takes place.

So, let's say they file the notice at the end of September (he as until then to respond to their "offer").  That means he gets to stay in the home until January 1st, 2010.

Then, let's say they put the home on the market February 1, 2010 as an REO Listing, and it takes 90 days to market and close the transaction.  

Getting the picture now?  Instead of getting their $1,200/month mortgage payment ($14,400) over the course of the year that they should have been getting, they get NOTHING.  Tack on another $800 per month for general maintenance, taxes, and utilities, and that number now climbs to $24,000.  

On top of all that, the house is worth about $260,000 today.  They will be lucky to get it sold for $240,000 as an REO in February 2010.  

The bottom line is this:

If IndyMac takes the short sale today, they net $241,000

By foreclosing, they are LUCKY to net $200,000

But then again, do you think IndyMac (now One West Bank) or BofA cares? 

Do you think that if they take back enough homes that they will finally learn their lesson?

Heck No!  After all, when they go bankrupt again, they simply have to pick up the phone and call THE MESSIAH for another BAILOUT!

So folks, the purpose of this post....

Before taking on a BofA or IndyMac short sale, THINK AGAIN!  While we all love to help homeowners who are distressed, WE CAN'T WASTE OUR TIME WORKING WITH LENDERS WHO WOULD RATHER FORECLOSE ON HOMES THAN WORK THROUGH THE SHORT SALE PROCESS.

One question to all of the AR Members...AM I THE ONLY ONE EXPERIENCING THIS IN THE LAST 4-6 WEEKS?

summit logo


 

 

 

BigBankBoxmartOver the past four months, I’ve had five transactions with one particular big-box bank.  All save one were a complete nightmare.  What tipped me over the edge towards a new rant was Greg Nino’s post “I am prejudiced and here’s why…”, a post from Michael and Karen George “A Realtor really messed me up the other day.” and the fact that yet another loan is poised to have a prolonged escrow due to a  Big-Box Bankmart.

I will leave you guessing as to the identity of the banks in question…I am not as brave as Greg.  But I can say this much…my litany of complaints could fill a tomb the size of War and Peace.  Mountains were made out of molehills. LO’s went MIA when the going got tough.   Papers got lost, closings were delayed (5 times in one instance) the process went on so long that  things such as employment verifications  required RE-verification.  Rate- locks expired and contracts were hanging by a thread because so much time had elapsed.    There were extensions on extensions.  You name it, it went wrong.  The final insult came when the bank then “surprised” the buyers by trying to increase the agreed upon mortgage interest rate by 0.25 points at the closing table.

If the public believes that Big-Box Bankmart is their only choice – it will become just that:

As I said in a previous blog about seemingly endless escrows  – all I seem get from the powers that be at any Big-Box Bankmart  is snarky arrogance  bordering on disdain.  Its pretty simple….Big-Box Bankmarts pretty much feel that they are in full control of the situation.  The result is a smugness that is simply disgusting.  Since the  public feels that they are the ONLY game in town – Big-Box Bankmarts feel accountable to no one.  If the public believes that Big-Box Bankmart is the only viable choice – it will become just that.

But hubris is dangerous…..There can be accountability – but we have to make them accountable.  Let’s vote with our feet and tell our clients why we don’t want them using  banks that just have not been performing.  The public needs to say “NO!” – we won’t use a Big-Box Bankmart until they clean up their act – and by doing it collectively – we are doing ourselves, and in some ways – our country – a good turn. By using  banks and mortgage brokers that can get the job done in a timely manner with decent customer service – we are saying “no” to bad service and a dangerous trend towards Big-Box Bankmart monopolies.

© 2009 Ruthmarie G. Hicks http://thewestchesterview.com.  All rights reserved.

Vote with your feet: Just say “NO” to Big-Box Bankmarts!

 
  
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Ruthmarie Hicks

White Plains, NY

More about me…

Keller Williams Realty

Address: 120 Bloomingdale Rd. Suite 101, White Plains, NY, 10605

Office Phone: (914) 374-5529

Cell Phone: (914) 374-5529

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