Buying and Selling Real Estate in Chino Hills CA

LEARN MORE ABOUT HAFA PROGRAM - HOME AFF..

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About HAFA

HAFA is a program primarily designed for homeowners who are unable to stay in their home even with a loan modification under the Home Affordable Modification Program (HAMP). Under HAFA, homeowners may be able to avoid a foreclosure by selling the home as a “short sale”(where the value of the home is less than the remaining amount of the mortgage) or by transferring title to the lender through a process called a “deed-in lieu of foreclosure.”

HAFA:

•Complements HAMP by providing a viable alternative for borrowers (the current homeowners) who are HAMP eligible but nevertheless unable to keep their home.

• Uses borrower financial and hardship information already collected under HAMP.

• Allows borrowers to receive preapproved short sales terms before listing the property (including he minimum acceptable net proceeds and acceptable closing costs).

• Requires borrowers to be fully released from future liability for the first mortgage debt and, if the subordinate lien holders receive an incentive under HAFA, those debts as well (no cash contribution, promissory note or deficiency judgment is allowed).

•Uses a standard process, uniform documents and deadlines.

• Provides financial incentives: $3,000 borrower relocation assistance; $1,500 for mortgage servicers to cover administrative and processing costs; and up to a $2,000 match for mortgage investors for allowing a total up $6,000 in short sale proceeds to be distributed to subordinate lien holders (up to 6 percent of the remaining balance of each junior lien).

•Requires all servicers participating in HAMP to implement HAFA in accordance with their own written policy, consistent with investor guidelines. The policy may include factors such as the severity of the potential loss, local, markets, timing of pending foreclosure actions, and borrower motivation and cooperation.

•The program sunsets on December 31st, 2012

FAQs

HAFA is a complex program with nearly 50 pages of guidelines and forms. To help you better understand the process, NAR has prepared some frequently asked questions that address the basics. For more information on HAFA and more detailed NAR FAQs, please visit www.Realtor.org/shortsales

Who is eligible for HAFA?

The borrower must meet the basic eligibility criteria for HAMP:

•Principal residence (including certain vacant properties for borrowers who recently moved at least 100miles for employment and meet program requirements)

•First lien originated before 2009

•Mortgage delinquency or default is reasonably foreseeable

•Unpaid principal balance no more than $729,750 (higher limits for two-to-four-unit dwellings)

• Borrower’s total monthly payment exceeds 31 percent of gross income

How is the program being implemented?

Supplemental Directive 09-09 (revised March 26,2010) gives servicers guidance for carrying out the program. Check www.realtor.org/shortsales for future updates.

A Short Sale Agreement (SSA) will be sent by the servicer to the borrower after determining the borrower is interested in, and eligible for, a short sale and the property qualifies. It informs the borrower how the program works and the conditions that apply.

After the borrower contracts to sell the property, the borrower submits a Request for approval of Short Sale (RASS) to the servicer within three business days for approval. If the borrower already has

An executed sales contract and asks the servicer to approve it before an SSA is executed, the Alternative RASS is used instead. The servicer must still consider the borrower for a loan modification.

What are the steps for evaluating a loan to see if it is a candidate for HAFA?

1.Borrower solicitation and response

2.Asses expected recovery through foreclosure and disposition compared to a HAFA short sale or deed-in-lieu of foreclosure

3.Use of borrower financial information from HAMP

4.Property Evaluation

5.Review Title

6.Borrower notice if short sale or DIL not available (to borrowers who have expressed interest in HAFA)

What are the HAFA rules regarding real estate commissions?

•The servicer specifies the amount of commission in the Short Sale Agreement(SSA) as a “reasonable and customary” closing cost. The borrower and the prospective real estate broker may negotiate with the servicer on the terms of the SSA, including the commission.

• There is a different rule if the borrower submits an executed sales contract to the servicer for approval before a SSA is executed. In that case, the sale contract is submitted to the servicer with an Alternative Request for Approval of Short Sale. The amount of the commission in that case is the amount negotiated in the listing agreement, not to exceed 6 percent.

• Neither buyers nor sellers may earn a commission in connection with the short sale, even if they are licensed real estate brokers or agents. They may not have any side deals to receive a commission indirectly.

What else should I know?

•The deal must be “arms length”. Borrowers can’t list the property or sell it to a relative or anyone else with whom they have a close personal or business relationship.

• The amount of debt forgiven might be treated as income for tax purposes. Under a law expiring at the end 2012, however, forgiven debt will not be taxed if the amount does not exceed the debt that was used for acquisition, construction or rehabilitation of a principal residence. Check with a tax advisor or the IRS.

• The servicer will report to the credit reporting agencies that the mortgage was settled for less than full payment, which may hurt credit scores.

• Buyers may not reconvey the property for 90 days (no “flipping”).

HOME AFFORDABLE FORECLOSURE ALTERNATIVES..

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HAFA:

•Complements HAMP by providing a viable alternative for borrowers (the current homeowners) who are HAMP eligible but nevertheless unable to keep their home.

• Uses borrower financial and hardship information already collected under HAMP.

• Allows borrowers to receive preapproved short sales terms before listing the property (including he minimum acceptable net proceeds and acceptable closing costs).

•Uses a standard process, uniform documents and deadlines.

•The program sunsets on December 31st, 2012

FAQs

Who is eligible for HAFA?

The borrower must meet the basic eligibility criteria for HAMP:

•Principal residence (including certain vacant properties for borrowers who recently moved at least 100miles for employment and meet program requirements)

•First lien originated before 2009

•Mortgage delinquency or default is reasonably foreseeable

•Unpaid principal balance no more than $729,750 (higher limits for two-to-four-unit dwellings)

• Borrower’s total monthly payment exceeds 31 percent of gross income

How is the program being implemented?

Supplemental Directive 09-09 (revised March 26,2010) gives servicers guidance for carrying out the program. Check www.realtor.org/shortsales for future updates.

An executed sales contract and asks the servicer to approve it before an SSA is executed, the Alternative RASS is used instead. The servicer must still consider the borrower for a loan modification.

What are the steps for evaluating a loan to see if it is a candidate for HAFA?

1.Borrower solicitation and response

2.Asses expected recovery through foreclosure and disposition compared to a HAFA short sale or deed-in-lieu of foreclosure

3.Use of borrower financial information from HAMP

4.Property Evaluation

5.Review Title

6.Borrower notice if short sale or DIL not available (to borrowers who have expressed interest in HAFA)

What are the HAFA rules regarding real estate commissions?

What else should I know?

•The deal must be “arms length”. Borrowers can’t list the property or sell it to a relative or anyone else with whom they have a close personal or business relationship.

• The servicer will report to the credit reporting agencies that the mortgage was settled for less than full payment, which may hurt credit scores.

• Buyers may not reconvey the property for 90 days (no “flipping”).

How to Hire a Home Inspector

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use one or used a bad one. Just because they have a seal on their site doesnt mean they are qualified. Many accredited organizations give certifications but even their philosophies fall short of what you need. So how do you make sure you get the right Chino Hills home inspector and they do a complete job? Well first, ask for a sample inspections from one they did in the past...

The National Consumer Council & Harvey W..

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Homestead exemption what is it?

Predatory Lending and Predatory Buyers

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They had some hard knocks and medical bills but always paid their debts while on a fixed income and maintained a credit score of 630 which isnt excellent but pretty good. Although they were never late on their home they were a couple times late on some small bills recently because of the extraenous bills that popped out of nowhere so their credit score went down around the low 600's. They suddenly got struck with these unexpected bills for their son that they couldn't cover and the only way they could get out of it was to borrow against their home or sell it.

They went to Capital Financial Resources Inc., at their branch in Glendale, CA. and were told they could be helped. They took his information and told him "no problem, we'll get you your money in two weeks." Mr. Thomas was relieved. "They are going to save us from our credit getting ruined and will help us keep our home."

However, after a month goes by we checked back with him and he still didn't have his money. "every week they come back with excuse after excuse. We still don't know what we are getting, what we are paying and when they are going to pay us." The are on a fixed income and because the lender is delaying things so much they are further behind on their bills which has affected their credit. "We finally got an estimate and we are paying close to $13,000 in fees to borrow $20,000," he said, "by straggling the deal and having our credit scores get worse, they have us because we have no other place to go and have to pay through the nose."

After we investigated into this company we found they have a what the industry calls a "predatory lender." Common buysiness practices of predatory lenders incldue but are not limited to:

* Not immediately sending an estimate of fees and rates, also known as a Good Faith Estimate .
* Charging bogus fees and telling you they are mandatory.
* Telling you that prepayments are mandatory when in fact they not (it just makes them more money).
* Fabricating information to the lender as if its you in order to get you to qualify for other programs and telling you you only got approved for the lower program yet they got you approved for better and pocket the profit.

We contacted Capital Financial Resources and talked to someone who claimed to be the "owner" named "Gustavo"(wouldnt give his last name). We got the run around by Gustavo as he preceded to try to explain why there was an explanation for everything that went on. Once we told him who we were, we were knowledgeable in real estate (he thought we were a relative) and we asked for his last name he wouldn't tell us and told us to call his lawyer. Upon checking their license with the department of real estate we found a host of problems that they were being investigated by the state on charges just like this and more.

"We had no idea," Mr. Thomas said, "they were referred and once they started on us we were at their mercy and had to pay in order to save our house and credit. Its amazing they aren't in jail."

But their story doesnt end there. When trying to sell a home yourself they learned the rule: YOU MUST beware of "home buying predators."

While he is going through this he is trying to save his family by trying to sell his home on his own. He lists on websites bu tnot he MLS and has a sign out in his front yard and gets a pretty good response. However, he experienced a two person team of what we call predators. They "prey" on your inexperience as a self seller and try to get you to take a lower price. Here is one example (more are here as they come to us)

While the sellers of the abovementioned was showing his Sun City home, they get a call from a Mr. William Bill Strom from Ga.and says he is looking for something for himself because he is moving back to california and offers $170K over the phone and says he will be in town soon "to look at it." However, a man (Mr. D Peruch of Sun City) shows up the next day to look at it saying he is looking on behalf of a friend.(Mr. William Bill Strom of Georgia).

In the midst of this we call the list of people the seller has shown the home to and because the seller is a family friend we called the list of people that looked at his house to see if his "perspective" was getting in the way.

When we got to talking with Mr. William "Bill" Strom he seemed sincere and forthright. "I have no problem paying a fair price" he said. "Im a fair person and am looking for a fair deal." He said he would be out in 10 or so days (where he told the seller he would be out in 3 days)

Furthermore, after I got him to admit that he indeed offered $170K I told him that he was close to a deal. I explanied the cheapest house in the area is $157K and THAT property was a 2 br and half the square feet. I also told him an appraisal was almost done and it will come in around $185k and with that he reconfirmed "if its what you say I have no problem paying whats fair and will pay cash and have it fund in 7 days."

Well the next day Mr. Peruch shows up again at the sellers home to ask questions about why they were selling and what they owed on their property (see this report of whats relavent to answer when selling and what questions a predator will ask that you don't need to answer ) then after he leaves Mr. Strom calls and gives them a NEW offer of $145K, EXACTLY what Dan Peruch found out the sellers owed., MUCH lower than the $170k offer he first made and 35K lower than what it sold for).

Needless to say they were temporarily crushed and if they had not had an offer considerably higher right it would have slighted their spirit in pursuing a better offer, which is exactly what they were hoping.

Once we exposed them Mr. D Peruch went back to the sellers home to threaten bodily harm to us when we brought their tatics to light and found the sellers the salesprice they should have gotten if Mr. Strom's words were genuine.

Most realtors can sniff out these types and shelter you from the highs and lows of these deceptive practices.

We stepped in on both instances and got them the home loan they needed at a fraction of the price , created a better flyer which ultimately sold the house for them for more than they thought they would get.

We are using this company and these people as examples and by no means are the only out there doing these things .

There are hundreds of thousands of these predators out there. If YOU run into one you can file a complaint with authorities or contact us for help to get out of it.

If your loan has closed but feel taken advantage of Contact US and we will include you in any possible litigation that might be being prepared against the lender you dealt with.

The Perfect Flyer

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Therefore the flyer needs to be double sided with the front page hinting to what payments would be and then the back talking about many types of financing and the ability to help them with improving their credit score (even excellent credit clients cna have a lower than expected score)so they can qualify for less down or interest only loan programs (cuts their payment almost in half and they can pay more if they want, goes to reducing the principal)and more. By using a credit and finance approach it walks your buyer through the process better, gives an easier path for them to buy your home and with credit and finance support; helps the ones that your agent might turn away into a deal! Make sure your team knows or have them use our website to help you help them sell your home.

Is your property free and clear of HOA fees and Mello-Roos ? Then advertise it! on a $400,000 property thats a $50,000 difference when it comes down to their final payment.

How a Realtor Earns Their Pay

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In the old days Realtors got paid by representing you with buyers and basically "clerk" the deal by not really fighting for you but rather being a glorified referee. They would advertise it , have an open house, or a caravan (where fellow realtors tour the house so they could tell their prospective buyers that might be interested). When they recieved offers they would present them to you and negotiate for you by going back and forth. With the market the way it is to where houses sell themselves if priced on the medium or low side then what is the realtor really doing to earn your money? Many will tout years of being in the business or so many houses sold but just being around no longer cuts it these days with sellers AND buyers and they demand more. As more people become aware of credit and finance the new breed of realtors are learning too and putting these three weapons to your in the negotiating process.

While Credit Score Raising , Buying Power Boosting , and Mortgage Enhancement are just becoming topics in most real estate periodicals and newspapers, WE have been practicing for years what many are just learning. Read on and you will demand more out of your realtor and be in more control of the real estate process, whether you use us or not.

Before we get into the meat of what Im talking about lets first go to all the things a Realtor should do to earn your money.

1. When coming to meet you they should bring an analysis of your neighborhood, your town and your city concerning recent sales and listings.

2. Produce at least 10 testimonials from clients within the last 12 months, their best and worst.

3. Have a website like this that has reports that deal with every facet of the real estate process.

4. Supply a list of team members from Home Inspectors , Appraisers, Advertising Reps, Landscapers , Handymen , Movers ,and every other person that is needed throughout the process.

5. Develop a plan as to how the realtor will represent you detailing every step their personal team will take through the aspects of the sale. Discloses obligations and gives you a checklist of what to expect .

6. Write a representation agreement (between you & realtor)and takes the time to carefully explain every paragraph of it .

7. If you need to get your home ready, supply you with a team of professionals (landscaper, plumber,handyman, maids,professional furnishers,etc.)that you can contact and get your house in shape quickly so its ready to show.

8. Lists the property in the MLS (Multiple Listing Service) so it can be picked up in databases that might be looking for a property like yours.

9. Get a "virtual tour" done and posted to their website (where more and more people are looking).

10. Get "For Sale" sign out front of your house with the website address to see the Virtual Tour.

11 . Create The Perfect Fliers .

12. Fliers to be posted in Sign box (attatched to For Sale sign in front of your property)and use for Open Houses

13 . Open House scheduled and scheduled often

14 . Advertise it- in the paper, through their broker network, through "caravans" and through inter office mailing.

15 . Qualify Offers -Make sure when their efforts bring in offers that they are real, the buyers are qualified and that their buyers agreement isnt full of catches that you might not pick up and make the deal not as advantageous as it appears.

16 Expert analysis-When an offer is presented buyers will Inspect the property and come up with problems that they want negotiated in the deal. Your Realtor Having Home Inspectors, Contractors and other professionals to be at your fingertips will combat the offer and bring a higher level of confidence and will keep the sales price up.

16. Negotiate -when multiple offers are around they help you interpret what are the pros and cons of every deal .

17. "Deal Breaker" Maker - Many times in negotiating , the buyer and seller reach an impasse and both would walk away, hurting everyone when it takes a Realtor finding the way around it. Only Realtors with experience have the tricks. It could be negotiating a repair, having escrow cut the closing costs, getting a better price on a percieved repair. Helping the Buyer get a better deal on Financing by raising their credit score , increase their buying power in order to have a lower debt to ratio which qualifies them for lower mortgages rates . They should also have access to preferred finance centers that will help the buyer get a lower payment.

A Sellers example? A sale in 2003 had the buyers agent bringing an offer with a home inspection that says the roof needed to be redone, some electrical in three rooms and spa. The bill? $24,000. They tried to tell our realtor they can only afford $400,000 and our buyer wanted to hold at $449,000. Our realtor gets to work by having their Inspector rebuke the inspection on things he could, then got contractors quotes that favored a better deal to fix whats left and then presented the buyer and their agent with a finance program that the buyer could not qualify for initially (but raising credit score and buying power got them approved)and the buyers agent didnt bother to help them get. The buyer had their credit score raised, buying power improved and was in a better cashflow situation.

The Result? Our seller saved $19,000 on the repairs and got the buyer approved for 4.85% over their 5.99% which translates our seller being able to sell the house for $444,000. If our buyer hand not heard of us using a team approach to this level the deal would have gone south or the seller would have "lost" over $40,000!

This is the new breed of realtor system that no buyer or seller can live without . Buyers come away with better credit, better cashflow, lower payments than conventional real estate deals. When our realtors represent them they get the expertise of Home Inspectors, and turning the the same scenario onto the buyer and their new transaction.

Buyers Case in point : we represented a buyer and while we bulletproofed and streamlined our client to put them in the best position on the sale between them, we also found out the seller was in the midst of a sale on their new property they were planning to get once our buyer bought their property. We found out their position on the other sale and offered a better loan program to the seller than they knew they could get, which saved them $35,000 of which they gave $20,000 to our client through a price reduction for our efforts of going beyond the scope of the sale we wer oblilgated to by most realtor standards. The buyer saved what would translate to a $65,000 savings from the negotiation as well as streamlining .

Realize many realtors may say they do this but by giving you testimonials that you can contact saying they did it is what you should demand because 89% DONT use this new phase of full service real estate.

The Key weapons on top of the normal efforts are :

Team of experts and staff not just a "one person show"
Advertising Promoting and using the perfect flyer
Attacking the sale from all angles by using Credit Score Raising , Buying Power Boosting ,
and Mortgage Enhancement

If the realtor you are interviewing does not incorporate ALL of this then they are not full service and you may want to consider Contacting Us before its too late!

Understanding Your Credit

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Understanding Your Credit

Mortgage Funding Info

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Mortgage Funding Info

Credit Info

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Credit Info

Fico Scores Effect Purchasing

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Fico Scores Effect Purchasing

Property Rights

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Property Rights

Real Property Definition

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Real Property Definition

Property Investment

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Property Investment

Property Trust(s)

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Property Trust(s)

Negotiating a Contract

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Negotiating a Contract

Real Estate Negotiation

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Real Estate Negotiation

Dont Let It Fall Through

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Dont Let It Fall Through

Sell Your Home Fast

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Sell Your Home Fast

Real Estate Tax Advice

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Real Estate Tax Advice

Property Inspection

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Property Inspection

Pick An Offer

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Pick An Offer

Open House Expectations

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Open House Expectations

Your Open House

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Your Open House

Marketing Info

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Marketing Info

Listing Real Estate

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Listing Real Estate

Selling My Property

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Selling My Property

Multiple Offers

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Multiple Offers

Getting Real Estate Ready

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Getting Real Estate Ready

Real Estate List Price

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Real Estate List Price

Housing Market Info

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Housing Market Info

Pricing Your Property

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Pricing Your Property

Property Appraisal

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Property Appraisal

Real Estate Appraisal Info

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Real Estate Appraisal Info

More Tax Advice

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More Tax Advice

Real Estate Agent

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Real Estate Agent

Real Estate FSBO Advice

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Real Estate FSBO Advice

Real Estate Appraisal

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You should look at each home for its individual characteristics. Generally, older homes may be in more established neighborhoods, offer more ambiance, and have lower property tax rates. People who buy older homes, however, shouldn't mind maintaining their home and making some repairs. Newer homes tend to use more modern architecture and systems, are usually easier to maintain, and may be more energy-efficient. People who buy new homes often don't want to worry initially about upkeep and repairs.

Only an appraiser can give a real home value, but one thing your real estate agent can help you with, is determining the 'sold' value of homes around the area. This is especially important when writing an offer!

Real Estate Tax Shelter(s)

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Real Estate Tax Shelter(s)

Real Estate Tax Benefits

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Real Estate Tax Benefits

Loan Closing Advice

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Loan Closing Advice

Escrow Advice

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Escrow Advice

Home Loans

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Home Loans

Closing Costs

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Closing Costs

Review A Closing

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Review A Closing

Closing a Home

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Closing a Home

After The Loan

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After The Loan

Credit History

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Credit History

Negotiating Tips

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Negotiating Tips

Property Negotiation

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Property Negotiation

Safety Inspection

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Safety Inspection

Home Inspector Worksheet

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Home Inspector Worksheet

Home Insurance

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Home Insurance

Home Inspection

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Home Inspection

Debt To Income Ratio

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Debt To Income Ratio

Your Loan

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Your Loan

Apply for a Mortgage

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Apply for a Mortgage

Select a Mortgage

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Select a Mortgage

Mortgage Alternatives

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Mortgage Alternatives

Basic Mortgage

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Basic Mortgage

Mortgage Loan

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Mortgage Loan

Effective Offer Writing

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Effective Offer Writing

Mental Control

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Mental Control

Comparison Shopping

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Comparison Shopping

Home Selection

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Home Selection

Home Hunt

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Home Hunt

Approval Letters

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Approval Letters

Real Estate Ads

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Real Estate Ads

House Search

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House Search

Your Wish List

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Your Wish List

Find your Dream

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Find your Dream

A REALTOR Can Help

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A REALTOR Can Help

Confidence and Experience

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Confidence and Experience

Ownership Advice

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Ownership Advice

Young Buyer

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Young Buyer

Home Ownership: Are You Prepared?

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Home Ownership: Are You Prepared?

Buying an Affordable Home

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Buying an Affordable Home

Home Ownership : How To

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Home Ownership : How To

Buy vs Rent

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Buy vs Rent

Checklist for Home Buyers

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Checklist for Home Buyers