So we know a short sale is when the seller owes more then the house is worth..... So the third party the lender needs to approve or even renegotiate the deal..... We have all seen this.....
So the short sale listing gets an offer the buyers and the sellers come to terms..... Now the package is sent to the bank... If the buyer and seller are lucky the bank has given the listing agent an idea where the house should be listed.... More likely they told the agent they wouldn't talk until the agent had an offer....
At this stage the sale is marked as a contingent short sale... The sale is contingent on the bank agreeing to the terms or renegotiating the contract. The bank can take as long as they want....They never seem to care what the timeframe of the offer is.... The classic question of the buyer is when can we move in? The answer is 30 days to never. All rules of ethics seems to go out in a short sale situation. Unless the listing agent sets rules position doesn't matter very much...If more offers are sent to the bank they just reject the lower offer no matter when it comes in... The sale is still active in the multiple listing service (CSS) but venders like Zillow don't seem to have this information... Also some buyers are insistant on seeing them... Once in while you get the news that they welcome backup offers because the buyer is about to walk...Or the offer is to low....
I ask my buyer why would you want to look at a contingent short sale? It's mostly like a pending without bank approval... During the time the a property is a contingent short sale everyone waits.... No money is spent and all timelines are suspended while bank approval is sought.. The bank will either say yes, no or renegotiate.... Often the bank will let the home go to foreclosure (especially if the offer is low)...
Many times a buyer walks (they actually do want to buy something) and the agents lists the home as active and seeks another buyer to slip into the spot. These are better for the new buyer because the process is started...
If you need to settle a deal quickly it important to stay away from most short sales and contingent short sales...Once in a while the buyer walked as the bank came back... Those are the safe short sales to buy in a timely manner...Your real estate agent knows the lingo to indicate that a short sale can settle quickly.
After the bank comes to terms with the buyer and the seller the listing status changes from contingent short sale to pending.... I hope this helps...
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