| |
Buying Properties in Default
Part 2, Part 1
Locating Loans in Default
The Notice of Default or Breach is the first public
notice (document) that announces a loan in default, so it makes sense to start there. Access these notices at the
county courthouse, newspapers that routinely advertise these notices or through a reputable Foreclosure Service
Provider. We Get Them DAILY !!
Evaluate Selections & Determine Potential
You know the default amount from the legal notices or service provider's information. Now you must estimate the
property's market value. Subtract the default amount from the estimated market value to determine the gross equity
in the property. This figure also reflects your gross profit potential. If there is little or no difference in
the amount of debt and the market value, move on to another property. If there is a big difference, there may be
enough equity in the property to make a sizable profit.
Contact the Homeowner
This is easier said then done. The homeowner is probably being bombarded with letters and calls from attorneys
and bill collectors and has creditors showing up at his door. The only way to contact the homeowner is by phone,
mail or in person, and chances are it will be difficult getting in touch with him.
Start with mailings. Indicate in a letter that your a private investor looking for property in that part of town.
Let the property owner know that you may be able to help him with his financial problems.
Demonstrating an understanding to the homeowner's dilemma will help your efforts. Indicate in your letter that
you may be able to stop the foreclosure, save his credit rating and provide cash for use in paying his bills and/or
for relocating.
Invite the homeowner to call at his convenience. If you don't hear from him in a reasonable amount of time, say
three or four days, follow up with another letter, perhaps worded a bit more urgently. As you get closer to the
auction date you may need to send two or more letters per month.
Follow up with phone calls. Be courteous, never pushy. Never interview the owner on the phone. State that in order
to determine whether or not you can help him, you will need to meet with him at the property. Make sure he understands
that the meeting will be more productive and less time consuming if he will have the loan, mortgage and insurance
documents available, as well as the foreclosure notices.
If you are going to make an offer on the property, you must have the loan, ownership, and debt or lien information.
You must also assess the condition of the property and the property owner. Combined with the market value and the
default amount, you have all the ingredients necessary to formulate your offer.
If you feel comfortable with it, you can visit the property in person. You may be confronted by an angry homeowner.
Be polite and leave if you are asked to. Never, under any circumstance, snoop around, inspect or generally trespass
unlawfully on somebody's property.
A special note in contacting the Homeowner. This is usually an emotional time for the homeowner and more than likely
significant outside forces have placed him into this situation. A significant number of homeowners in this situation
will use denial as a coping method. Be sympathetic but also firm in that the outcome of the situation will be worsened
should they not deal with it head on and be proactive. "No one is going to be coming down the street and just
pay off your loan so you can stay here for free. "Wouldn't you prefer having money in your pocket and time
to find another place to live, over being evicted by the police and not having any time or money to find another
place to live?"
Meeting the Homeowner
Use common sense and dress appropriately, something casual but not sloppy. Be sympathetic. Does the homeowner need
cash? Is he waiting for a bailout? Will he go bankrupt? Find out. Review the loan and mortgage documents. Verify
the loan amount, monthly payments, interest rates, taxes, etc. Review the insurance policies as well. Get all the
pertinent information you can. Ask the owner if there are any other liens or judgments he may be aware of.
Inspect the property with the homeowner. Never comment on the owners lifestyle, just the physical condition of
the property. Point out the obvious defects or items in need of major repair. Use an inspection checklist and record
your information and estimated costs of repair.
Make no promises at this point. Make no offer or give the homeowner any money. Make an appointment to meet with
him again if you think you want the property.
Preparing Your Offer
Determine the net equity in the property. This is the difference between the market value and the default amount
plus liens and repair amounts. Negotiate with the lien holder. You may offer to satisfy the lien for 20% of the
amount. Chances are the lien holder will lose everything when the property sells at auction. Buying out the lien
puts more equity in the property and more money in your pocket.
Remember to include closing costs in your calculations for the purchase and sale if you intend to flip the property.
Also included the carrying costs, the mortgage payments and taxes and insurance, while you hold, repair, and then
resell. Also include a seller's commission if you use a broker. Calculate every legitimate expense associated with
buying, repairing, carrying and selling the property. If a large enough figure remains, you may have a very nice
deal. This bottom line figure has to pay the homeowner for his property and produce a profit for you.
How much do you offer the homeowner? Some investors itemize every expense, show their calculations to the owner
and offer to split the profits. Some itemize the expenses and pay the owner the remainder on the bottom line. The
investor then earns his profits by the reduction in lien amounts as negotiated, savings in repairs by doing them
himself, negotiating a lower seller's commission, or selling the property himself. Others still make offers based
on the bottom line, and negotiate from there.
The Purchase Contract
When the owner decides to sell, you will both need to sign an Equity Purchase or Real Estate Purchase and Sale
Agreement. All parties recognized in the mortgage contract must sign.
Check with your attorney before signing any contract and make sure he is knowledgeable in real estate equity purchases.
Investing experts agree that the terms of the agreement must be clearly stated in the contract. Leave nothing to
verbal understandings. Your best defense against future problems is the manner in which you present your evidence.
Have everything documented properly. This is probably one of the main reasons to use a Realtor to write up the
offer. The cost is insignificant when you compare it to the overall cost of the property and your potential loss
or gain.
The following clauses should be included in your
purchase agreement:
- A "Subject to" clause that allows you to bow
out of the deal if something is not as originally agreed upon. This could be for unknown damages, general condition
of the property or loans, termite damage, etc.
- A statement that allows you to show the property.
- A statement indicating that the property has to appraise
at a certain value.
- The property must be vacant, all tenants and possessions
out by the specified date.
- An agreement between buyer and seller that the payments
for the current loans equal "X."
- A statement indicating the sale is subject to the condition
of the loan and/or encumbrances against the title.
- A statement indicating the buyer shall pay all closing
costs.
- A statement indicating the seller shall: Deed the property
to the buyer... Authorize the buyer to record said deed at the appropriate time... Be aware that the buyer may
resell the property... Be aware that the purchase price may be below market value... Leave the premises in good
condition and pay for damages incurred after the contract has been signed and before the seller has left... Agree
to pay for any damages or repairs necessary as discovered by termite and roof inspections... Vacate the premises
on the date specified.
- A statement indicating all net proceeds paid to seller
will be paid at closing
- A Realtor that specializes in pre-foreclosures should
have most of these clauses included into their Real Estate Purchase Agreement, along with all the other forms that
may be required by State law.
Closing
Inform your attorney or Title Rep that you have a signed contract and that you need representation at closing.
Have him prepare a Release of Lien, to be recorded at or just prior to closing, if you have negotiated a settlement
with a lien holder.
Arrange your financing. If you assume the loan and have been in contact with the lender, make sure the foreclosure
process is stopped before the sale date.
Order your certified appraisals and inspections as required before closing. Order the termite and roof inspections
as well. Verify from a title search that there are no other lien holders against the property.
If all goes well, you probably just bought real estate well below market value.
Thomas Blanchard is the Broker Owner for 1st Realty Group-REO Asset Services and has been specializing in the disposition
of Bank Owned properties in Las Vegas since 1994. He has several Real Estate Agents that specifically handle Pre-foreclosure
properties and Short Sales. You can set up an appointment with Mr. Blanchard by calling (702) 456-REPO(7376)
Real Estate Reports
BUYER REPORTS
SELLER REPORTS
REO Asset Services was specifically started to serve
the Las Vegas Foreclosures Real Estate needs of Banks and Financial Institutions in the disposition of their Bank
Owned foreclosed homes. So if your looking for a Las Vegas Foreclosure or Bank Owned Foreclosed Home, REO, VA or
HUD Repos, we are the Company for you. After all we are:
"Your Las Vegas Real Estate Connection!"
We also handle the marketing and purchasing for most
difficult or specialized Real Estate transactions: Properties in Default - Pre-Foreclosure - Bankruptcy - Divorce
- Probate
|
Contact us now
|
| Explore our many services and call us at (702) 456-7376
or visit 1st Realty Group for a confidential, no-obligation consultation. |
|
 Email this Page to a Friend
|
|
|
