Monday, September 23, 2013

New Florida Real Estate Contract - How Does it Affect You?

Florida real estate contract 2013
The Florida Association of Realtors has published  a new version of the Florida real estate contract effective September 3, 2013. Here are the highlights of the changes:
1. Does your refrigerator stay? According to the Florida Association of Realtors, it does. If you don't want to leave it, you have to specify that it does NOT stay. My opinion?  Since the refrigerator is an item commonly removed or used as a negotiating factor, I don't think it should be pre-printed in the new contract.  This item has been bounced back and forth in the last several changes of the FAR purchase and sale agreements.
2. What is the effective date of the contract? It used to be when the last party signed or initialed. Now the effective date is when the contract is "delivered", and that could be to the agent, not the client. For example, if you signed a counter offer and agreed to a purchase on October 3, but you did not deliver the contract to the agent of the seller until October 5, then October 5 is the contract effective date.
3. What if the property you are selling has a tenant, either long or short term? You must provide a copy of your lease within five days after Effective date.  The buyer has five days after receipt to cancel the contract should he not approve of the lease. Don't forget, even if you have a short-term rental, you must provide the lease agreement.
4. What if there is a tenant Part 2?  10 days prior to closing the seller must furnish estoppel letters describing the nature and duration of occupancy, rental rates, advance rent and security deposit written by the tenant. If the tenant will not provide the estoppel letters, the seller must issue an affidavit as to the same. The buyer may contact the tenants directly to ascertain whether the seller affidavit is accurate. If this information does not match the lease provided to the buyer, the buyer may terminate the contract within 5 days of receipt of the estoppel letter or affadavit, but no later than five days before closing. Unfortunately, the  Florida Association of Realtors did not create any "forms" to help follow this path, so I've created my own for my team at Rulnick Realty in Destin Florida.
4. What about mortgage approval? If you are a buyer, you must provide a copy of the loan commitment to the seller. In the previous version of the contract, this was not necessary.
5. If you are a "foreign" person, you must notify the seller in writing. Of course, you must also comply with FIRPTA "Foreign Investment in Real Property Tax Act".
6. All dates specified in contract, except time for acceptance and effective date – fall on the next business day.
7. You must now deliver a copy of the short sale approval to the buyers within 30 days of the short sale approval deadline (not 120 days).
8. They changed a lot of "wills" to "shalls"!
The information provided here is from the Florida Association of Realtors website. For further details, here is a page-by-page Florida real estate contract audio review.  If you have any questions, always consult your attorney before signing any real estate contract.
It's Wendy... It's Sold!
                                                                  Rulnick Realty 
                      

Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
call Wendy 1-850-650-7883

Labels:

Monday, September 16, 2013

Mary Esther, Florida Building Lot Sold with Creativity

Mary Esther Florida lot for sale
This building lot at 140 Snook Rd., Mary Esther Florida just sold! It's not as easy to sell a lot as it used to be, so I like to discover the best way to maximize the appeal and exposure of every piece of land I list on the Emerald Coast.  My first step when the sellers approached me with this piece was to simply check the plat online. It appeared that this Mary Esther lot was about four times the size of a standard lot in that neighborhood (reference the aerial above).  I asked the sellers about this and they stated that the lot used to be multiple pieces.  I then called the Okaloosa County Planning Department. The representative told me the lot "may" be subdivable simply by  providing a new survey to the county, but she needed to see the original deeds to make that decision. I had the owner bring me his paperwork, which was three inches thick of rubber-banded musty old deeds. I copied and emailed all of them to Okaloosa County. A few weeks letter, the representative called to confirm the lots could be easily subdivided without going through a formal process.  My next step was to list this parcel in the Emerald Coast Association of Realtors MLS in three categories for the best market exposure - residential land, commercial land (for development), and residential detached (there was a mobile home on the property).  Just a few months later, a builder bought this Mary Esther land to subdivide and build four houses.
140 Snook Rd., Mary Esther Florida, 32569, sold for $75,000.
Do you need help selling your house, condo or lot on the Emerald Coast of Florida with creative marketing?
It's Wendy!
                                                                  Rulnick Realty 
                      

Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network
call Wendy 1-850-650-7883

Labels: ,

497 Managua Way, Mary Esther FL,VA Compromise Sale Approved by PHH

Fort Walton VA Compromise Sale
This short sale home at 497 Managua Way, Mary Esther Florida, is under contract as a VA Compromise Sale with a PHH mortgage.  It has been approved for closing within 30 days. 
What is a  VA Compromise SaleIt is the Veteran Administration’s version of a short sale.  One important point about a VA Compromise Sale is that you must have a hardship to be approved. What is a hardship? It could be PCS (permanent change of station), divorce, job transfer, medical expenses, death of a breadwinner, unemployment, reduction in pay and more.
Be aware that with a VA Compromise Sale, a portion of your VA entitlement won’t be available for a future home purchase unless you reimburse the Veteran’s Administration. You may still have sufficient entitlement remaining to buy another home with a VA loan, however. You can find out by calling the VA directly.  Another point is that your credit will be affected with a VA Compromise Sale. It may be recorded as “settled for less”. Your FICO score could drop 50-200 points.  It may take you a couple of years to rebuild it. 
More questions?
It’s Wendy!
                                                                  Rulnick Realty 
                      

Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.
Co-Founder www.ShortSaleSuperstars.com  national network

Labels: ,