I have helped families in the past purchase a home using Seminole County Down Payment Assistance funds known as SHIP. These funds are very hard to get but even harder to use. In years past it wasnt quite so bad since the majority of the homes were still owner occupied. But we all know what this market is, Short sales and bank owned homes.

I am pretty knowledgable in that arena too. I have worked both sides of the deals on short sales and sold plenty of bank owned homes this year. The 1 key to these deals is As-Is contracts. Which makes it hard for FHA to qualifiy but with 203K Streamlines these homes can once again be purchased with an FHA loan and utilizing Orange county SHIP funds.

But wait I figured I better call Seminole County to see if they are going to work like Orange and wouldnt you know it they ARENT. Government is some of the most ass backwards rules I have ever seen. And do you know why, because you have 1 person running the show that thinks they know what they are doing and instead of consulting the people that work in the trenches they make their decisions.

So for those of you lucky enough to get SHIP funds from Seminole County word to the wise. Do not look at bank owned or Short sale homes and here's why.

SHIP states that a home cannot be taken in as-is condition. So if an inspector says that there is a crack in the faceplate of a switch, that normally wouldnt have to be fixed. Ship will say yes it must be fixed and you will have to pay for reinspection to get your funds. But wait on a bank owned property the bank wont do any work to the property. SHIP's response "Well we tell the client that if they take a contract as-is they are responsible for fixing the items prior to closing." This is from their program director. Am I the only one that sees a problem with this?

   A) You put your money out of your pocket to fix these items.
        The property still has the chance of not closing, now you are out the money for fixing a home you wont get, this program is for people with low incomes and you want         them to take money out of their pockets and last but not least this is a bank owned or short sale property they wont fix the items requested and they will not authorize             anyone to do work on the property without their permission and they will not give permission to you to do work.

    B) You have a timeframe on purchasing a home
        Another little fact that makes it hard to purchase 95% of the short sales out there. You must have a set closing date within usually 90 days of receiving your award letter.
        Good luck getting a short sale closed in that amount of time, better yet just getting an answer to your offer.

So my response to the director is why cant they utilize a 203K streamlines?  Her response, "We just wont allow it" What a foolish answer, does she even understand how a 203K streamline works or how it can help people get into a good home? Hmm so I can have money I just cant spend it on what's available in the market place.

So I asked her why dont you tell the receipents of SHIP that they cannot then purchase Bank owned & Short Sale Properties. Well they can buy whatever they want just have to follow our guidelines, but these types of properties cant possibly fit into their guidelines and she knows this.

So now I look like I am lying and come out bad because I try to explain this to my clients. I try to make all my transactions smooth and avoid headache and heartache whenever possible, but not everyone wants to listen.

So we go through the pain of putting in an offer it gets accepted, they have a home inspection, comes back with some items, we give it to SHIP, they tell us have everything fixed. We go to to the bank who says NO. Now we have to back out of the deal and start all over.

Often times clients forget this is my profession I have helped numerous family members utilize these funds I know how these people work, I do my research. This could have all been avoided if you listen to your agent. Now your back up home is gone and snatched up by someone else and you are feeling pretty down hearted. Even if you are not working with me, listen to your agent and if she tells you something different take what I have said in this blog and call up SHIP for yourself and verify with them. Then fire your agent because he/she doesnt know what they are doing.


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For information on buying, selling, or auctions in Central Florida, Orange County and Seminole County, new construction, bank owned, short sale and foreclosure properties and Relocation services contact your Lake Mary Real Estate Agent Heather Joubran @ 407-810-6304 or hjoubran@remax.net.