April Fool's Day Virus - Conflicker - Removal Tool

The news has been all over the latest April Fool's Day virus that is to hit tomorrow, or actually might have already hit in Sidney Australia and parts of Asia.There does not appear to have been any widespread damage yet.

But, I digress. From the Kim Komando show here is a link to see if your system has the conflicker virus and a removal tool for it.

Conflicker virus removal tool

Also, here is a link to other conflicker removal tools on Kim's site.

BTW, McAfee does not view this as a critical threat, especially if you have been updating your virus signatures on their site.

If you have Windows and have kept up with your updates, you should be ok. But, if not, go to Kim Komando's site and see what she has to say about fixing things.

Attention For Sale By Owner - Alert on Possible Scam

Do you have your home up for sale by owner? If so, please read this through.

A seller that I have been talking with, who has since listed their home, was approached by a couple about the home, while still FSBO (For Sale By Owner) last week. The couple was very nice, expressed an interest in the home and eventually made a verbal offer. The sellers countered and they reached an agreement.

The couple then said that they would be using a VA loan and would get a VA appraisal and have a signed contract. Three days later the sellers and the couple talked on the phone. The husband of the couple informed the seller that the VA would only value that house at about $7000 less than the agreed upon figure, and, that they would require the sellers to pay $5500 in closing costs.

When asked how the VA appraised the home without a singed contract, the buyer replied that the VA checked out the value on tax records. The sellers, fortunately, walked away from the deal.

Now, where is the scam? The VA, nor any lender that I know of, in today's market, will do an appraisal without a contract. And, they will certainly not base that appraisal all on tax records. And, while VA will allow seller concessions, up to a maximum, they do not require them.

It is apparent that the "buyers" wanted to get a much lower than market value price for the home as well as having the seller pay most, or all, of their costs to close. To compound that matter, one of the "buyers" represent their self as a real estate agent. If that were true, this practice appears to be a gross violation of Georgia license law.

This is the first instance of this that I have heard of, but it is one too many. I recommended that the seller talked to the broker where the "buyer" indicated she was an agent. If anyone comes to your door proclaiming to be an agent, make sure that you get a card of theirs, and, if they try anything like this, report it to their broker. The "buyer" might not be an agent, or, might be new and not realize that they are breaking license law. They also might be unscrupulous and want to get a quality home for foreclosure prices. Either way, the broker is responsible for the actions of the agents at their firm and, believe me, will nip this in the bud.

So, protect yourself from predatory buyers. Read my blog, I try to be fair. And, to find out about my offer especially for FSBO's, give me a call at 706-207-5290 or click here to email me with your inquiries.

From the VA Home Loan Information Site, see particularly steps 2 & 3,

FIVE EASY STEPS TO A VA LOAN:

1. Apply for a Certificate of Eligibility (COE).
   
   A veteran can obtain a COE by completing VA Form 26-1880, Request for a Certificate of Eligibility, and mailing it, along with proof of military service, to the eligibility center (see office list at back of pamphlet). Also, veterans who have already begun the loan application process with a lender may request the lender obtain a COE through webLGY, which is accessed through the VA portal. More information about this online system can be found at our website which is: www.homeloans.va.gov.
   
2. Decide on a home to buy and sign a purchase agreement.
   
3. Order an appraisal from VA. (Usually this is done by the lender.)
   
   Ordering an appraisal can be done via the Internet using TAS (The Appraisal System). This is a centralized system that allows lenders easy and quick access to order an appraisal.
   
4. Apply to a mortgage lender for the loan.
   
   While the appraisal is being done, the lender can be gathering credit and income information. If the lender is authorized by VA to process loans on the automatic basis (and approx. 99 percent of all VA loans are processed this way), the loan can be approved and closed upon receipt of the appraised value determination without waiting for a VA review of the credit application. VA has also approved the use of several automated underwriting systems for lenders to use in connection with VA loans. The two main systems are Loan Prospector and Desktop Underwriter. For loans that must be approved by VA, lenders send the credit package to VA. VA staff will then review it and notify the lender of the decision.
   
5. Close the loan and move in.

Buyers - There is Still Money Out There for a Loan - Financing Options

With all of the focus on how tight credit is, you may believe that there is no money out there for a home loan. If that is the case, you are believing wrong. There is still a lot of money available and a lot of lenders who will make that loan. There are even some 100% loans available.

Here is a list of the main types of loans that you can get today:

• FHA - the majority of today's mortgages are being written, or underwritten, by FHA. The requirements are a bit stiffer than they used to be, and the you will need to come up with at least 3.5% of the loan amount to qualify.
• FHA Renovation Loan - there are two types, standard and streamlined. They allow the buyer to renovate a home prior to moving into it. This type of loan can make purchasing distressed or foreclosed properties enticing.
• VA - this is a 100% loan available to honorably discharged U.S. veterans. It can be used more than once, the veteran will just have to get a certificate of eligibility each time he/she wants to use it. All previous VA loans have to be paid off.
• USDA- rural development loan for properties in specific designated zones. This is another 100% loan program. Athens-Clarke County is not eligible but much of Jackson, Madison, Oglethorpe, Oconee, Barrow and Walton County are eligible.
• Reverse Purchase Mortgage - this is a program specifically for seniors over age 62 who can purchase a home for a down payment and have no payments for the rest of their lives.
  
• Conventional - available from mortgage brokers, banks, lenders, etc. Different institutions will have different types of loan programs.
• Owner Financing - sometimes the seller will finance all or part of the purchase price. This may be good for someone with special circumstances who cannot qualify for a loan for some reason but is able to make the payments. A person who is self-employed but with less than 2 years of history might be a candidate for this.

For all loan types (except owner financing) speak with knowledge-able lenders. Not all lenders will be knowledge-able about each loan type. They might not even offer all loan types. And, even if they offer the same loan type, such as FHA Renovation, the programs may be very different. You may want to interview and deal with several lenders and make detailed comparisons before selecting one. And don't forget to get a pre-approval, not pre-qualified, letter. It puts you in a better position to get the home that you want.

For more information on loan types, or, about buying or selling a home or land in Athens and the surrounding counties, call me at 706-207-5290.

Athens GA Women's Council of Realtors Charity Chili Cook-Off Mar. 19, 6-9 PM

The Athens chapter of the Women's Council of Realtors will be hosting it's 4th Annual Chili Cook-Off for the benefit of the Athens Area Homeless Shelter. The cook-off will take place at The TailGate Station, 234 Oak St from 6PM - 9PM Thurs, Mar. 19.

There will be something for everyone, with 12 different chili recipes to sample and vote on. Soft drinks are available also, along with fire extinguishers. The Packway Handle Band will be providing blue-grass music for entertainment.

For more information and for tickets, click on the Athens WCR website.

Come out for some smokin' hot chili and to support a great cause.

So You Want to Sell Your Home - Part 10 - First Impressions are Everything

What is the first thing people see when they come to look at your home? Your yard and other exterior features, of course. They see you lawn, your mailbox, your driveway, your plants and trees. They see the outside of your house.

The home buyer experience starts when the buyer(s) first see the property. If what they see isn't appealing enough to coax the potential buyer to leave the car, it doesn't matter what the inside of the home is like (unless the buyer's agent really knows the home and is can persuasively present a case for it). And even if the buyer(s) go in to look at the interior, they already have had their expectations set for poor maintenance and possible hidden problems. They will take a closer look at the interior, expecting to find problems, sometimes imagining them, that will discourage an offer.

Start from the street and look back at house. Are they shrubs that need trimming that obscure the view of the home? Does the lawn need mowing and weeding, or even re-seeding? Are there dead trees and shrubs that need to be removed? Are there fallen leaves that need raking.

How does the house look? Does it need painting? Are the gutters or shutters sagging? Is the driveway in good repair? Is pressure washing needed? How does that roof and chimney look? Pay close attention to door and window jams and thresholds. Are they mildewed? If so clean them up. Are there signs of dry rot or water damage? If so, have them repaired. Do they need painting? Go ahead and paint them.

Once everything is in good repair, add some inviting features. Place annuals around the mailbox, plant some shrubs, put annuals along walkways, mulch any flower beds, place flowers around the entrance. Provide some color and a cheery perception. Perception is everything with a buyer when they are looking.

The important thing, set the buyer's expectations. A well presented exterior makes a positive impression. It encourages the buyer to view the interior more positively. And, it increases the potential for both an offer and the amount of the offer.

First impressions, if they are very good, are an important step in getting from For Sale to Sold!

Getting to Yes - Negotiating the Deal

Negotiating, we do it every day, in all parts of our lives. When we discuss what to have for dinner, that is a negotiation. When we decide which station to watch, which movie to see, those are negotiations. We do it all the time, often unconsciously. We do it mostly with the little things, and usually it goes very well. We avoid confrontation, sometimes with agility, sometimes not, but we do it.

Negotiating is often viewed as confrontation, with a clear winner and a clear loser, but, it doesn't have to be that way. The best negotiations result in both sides winning, neither side losing. It is called WIN-WIN. Yes, there might be compromise, but it is mutually agreeable compromise.

Whether buying or selling a home, each person wants to get the very best deal that they can. How do we make both sides winners? The simple answer is by doing whatever it takes to make both the buyer and the seller feel good about the transaction. It's getting there that takes the skill.

Here are a few pointers to aide in easing the home buying and selling negotiating process. They apply equally to buyers and sellers:

1. Don't think of this as a win at all costs situation. This is not a contest.
2. Make your offers and counter offers realistic. You, the buyer, are not going to get that house for 10 cents on the dollar. You, the seller, are not going to get paid more than market value for the home.
3. Do not view offers, or counter-offers, as insults. Negotiating is an iterative process, it may often take multiple counter-offers by each party to reach an agreement.
4. Do not immediately respond to offers or counter offers. Take some time to review them. Determine as seller if you can live with what you will net from the offer. Determine as a buyer if you can afford that additional stipulations.
5. You can substitute items of value for money. What does that mean? As a buyer, you can meet an asking price but ask for the appliances to remain, or for a home warranty. As a seller, you can agree to concessions, such as paying a certain amount of the costs to close, but, you can ask for an earlier closing date, or a higher price to cover some of the closing costs.
6. Refrain for providing personal information that may provide leverage to the other party. For instance, as a seller, don't mention that you are being transferred. As a buyer, don't mention that you absolutely love the home and it is what you have dreamed about all of your life.
7. Set a reasonable deadline for response to offers and counter offers. Provide days rather than hours for a response, especially if it involves providing something that is dependent upon the actions of a third party, i.e. getting a survey done, it may take a couple of days to find a surveyor and get the cost of having the survey completed.
8. Keep quiet. Once your offer or counter has been submitted, wait. Don't contact the other side. It puts you in a position of weakness.
   
9. Keep your emotions out of the negotiating process. This is the hardest part of the process, for many, an impossible part of the process. The buyer does not want to pay for you memories of the property. The seller is not there to enable you to afford a boat with the money you will save.
10. At sometime, BAFO. At some point one or the other side will reach BAFO, or Best And Final Offer. If this is the case, make sure that it is stated in your counter offer. It may be the most the buyer can afford, or is willing to pay for the home. It may be the least the seller will take without any further concessions. Either way, when this point is reached, be prepared to say Yes or No. Don't get angry and don't take it personally.
    

And here is my last tip. Get someone to handle the negotiations for you. This could be your Realtor buyers or sellers agent or it could be an attorney or someone else you hire specifically for the negotiation. Some Realtors will handle just the negotiations, and the paperwork for you. But this person should be totally objective about the transaction and able to remain unemotional. This will assure that personalities do not enter into the process.

As your sellers representative, I will present all offers to you, in a very positive manner, along with an analysis of what this means to your bottom line; your net proceeds, your closing date, etc. I will give you time to review the offer, and then we will discuss it. I will present the pros and cons, let you know whether it is reasonable to market value. We can then work out any counter offer strategies, or even a flat out rejection (not recommended).

As your buyers representative, I will work with you on preparing a reasonable offer, to market value and any concessions that might be reasonable, also. Once a counter is received, I will perform the same steps that I would with a seller.

Either way, I will be working to get this negotiation to the point of Win-Win regardless of how many iterations this may take. Whether you use me, another Realtor, an attorney, or do it yourself, this should be your goal; Getting to Yes, Getting to Win-Win.

For information or assistance in buying or selling your home in Athens and the surrounding counties, please call me at 706-207-5290 or click here to email me with your questions and inquiries.

Time for a Change - or Just Change Your Time - Spring Forward this weekend.

This weekend marks the beginning of Daylight Savings Time for 2009. At 2:00 A.M. on Sunday morning, resulting in a "short weekend" for those of us that live in states other than Hawaii and Arizona.

It is also a reminder to change the batteries in your smoke alarms and other alarms, such as carbon monoxide, if you have them. Whether you want to be a purist and remain awake to change you clocks and watches at 2:00 A.M. or you prefer to make the changes before going to bed or after waking up, it doesn't matter. Just don't be late to church on Sunday or work on Monday.

For information regarding buying or selling a home in Athens-Clarke County, Oconee, Oglethorpe, Madison, Jackson, Barrow or Walton Counties, call me at 706-207-5290 or click here to email me with your inquiries.

So You Want to Sell Your Home - Part 9 - Write a Book

Really, writing a book will help you sell your home! It doesn't have to be a long book, or even have much of a plot. You don't even need to write a lot of original content.

When I list a home, I work with the sellers putting together a marketing book. This is a book that is prominently displayed in the home and that buyers and buyers agents have easy access to. They may even carry it with them as a reference as they tour the home and property.

So, what should this book include? Let's start with the cover. The cover should be a nice quality binder with a very appealing picture of your home, at it's best. It should also show the address, to help imprint your home in the potential buyers mind. I use a quality binder because, unlike paper folders, the binder is less likely to "walk off".

So much for the outside, what should you include on the inside:

• A letter from you, the home owner. This should be the very first item in the book, and, one of only pages that will be truly original thought. This should be a short letter, one or two paragraphs, of what you love about your home, perhaps why you bought it, what memories it provides.
• A description of your home clearly pointing out all of the highlights. Describe the granite countertops, the master bath, the hardwood floors, all of the features that you feel are the selling points.
• Pictures of the property - especially the outside, during the different seasons.
• A plat of the property. If you don't have one, you can usually get one at the courthouse.
• A floor plan of the home and any other structures. If you have one available, it is a great tool to help a buyer get a feel for how the home flows.
• Square-footage of key rooms, which include but aren't limited to:

Kitchen
Dining Room
Living Room
Family Room
Master Bedroom
Other Bedrooms
Bonus Room
Basement

• Area information:

dining
hospitals
parks
entertainment
etc

• Commute times to schools, shopping, etc.
• What improvements have you made or had made.
• Copies of your last utility bills, up to 12 months if possible
• A property tax page detailing how much your property taxes are.
• Area schools, just the addresses types. Do no evaluate the schools.

That's it, a simple book but it can make the difference in selling your home or not. So, whether listing with an agent, or selling on your own, write a book.