Wes Asks… I have already negotiated the price on the home I am purchasing but the appraisal came in lower than the price. How can I challenge this value?

If the actual value of the home you are looking to buy came in lower than your preapproved loan amount, the lender cannot approve the loan under the original contract terms. Therefore, this could hinder your chance to get the home that you want to buy.

Luckily for you, there are a few ways in which you can challenge a low appraisal:

Find out what type of appraisal took place. Appraisals can differ based on the way in which they were performed:

  1. Electronic – AVM – Automated Valuation  –  An appraisal done via Internet search of comparable homes. The value of your home is determined based on information readily available on the web and without actually visiting your home.
  2. County – Often times called a “drive-by” appraisal, this is when a picture of your home is taken and compared to area homes based on its curb appeal and county records
  3. Traditional – A traditional appraisal is when an actual appraiser enters your home and collects all the information needed to compare it to other area homes

If an appraisal has come in low, you can request to know what type of appraisal was done and if there are comparables available to submit a reconsideration of value to the appraisal management company.

Negotiate a new deal. Typically a buyer would be excited about an appraisal coming in low because they automatically assume that they can get the home for less than they previously agreed upon. But the reality of things is that it is the seller who has the final say. To combat a low appraisal, come up with a new price that the seller will accept. This way, you’ll both be happy!

Pay extra money. If you are faced with a seller who is unwilling to agree to a new price, you may just have to pay a little extra cash and get creative with how you do so. Because the lender will only lend based on the appraised value so if you agree to a different price you will have to pay the extra money out of pocket.

Terminate the contract. When all else fails you may cancel the contract. This is assuming that you have an appraisal contingency written into your contract.

Make sure you are working with a good real estate professional to help you negotiate a new price and a good mortgage professional to assist you in the negotiation for new loan terms.  

 

 

 

Jake Asks… Im a new college graduate and need to build some credit. Any ideas?

Congratulations on your graduation! Now you can move ahead with plans for your life! Credit is a big part of your future. Most likely you lll need it sooner than you think. Having good credit will make things easier for you going forward – however if you made it through college without building a credit history  (other than student loans) you will want to do a few things right away.

You will find employers, landlords, insurance agents and banking institutions are all going to want to review your credit – so follow some of the advice below and you’ll be in good shape before you know it!

  • Think before you borrow- DO NOT borrower more than you can afford to pay off every month
  • Always pay your bills on time
  • Get the right kind of credit
  • Open Ended like a credit card and Closed Ended like a car loan or personal loan
  • Secured Credit Cards are a great way to go to build credit – start small – $500 is usually a good limit
  • Keep your balances to 30% of the limit on any credit card or line of credit
  • If you do have student loans – make sure you look at a consolidation loan and make sure you pay attention to the repayment period and make sure to pay the loans back on time

Be diligent and keep on top of your bills at all times –  it will take a bit to earn a high credit score but your time and energy will pay off – literally –you’ll get lower rates and better terms on your future financing! Good Luck!

Johnny Asks… I’ve heard sellers are getting multiple offers on their homes… is there a way for me to stand out and have them choose my offer?

Well my advice is to make a fair offer, use a professional to assist you and… write a love letter to the house… yes I said it – write a love letter!

One way to get noticed by the seller is to put your thoughts on paper – a love letter of sorts to sellers telling them what you love about the house and why you are the best buyer!

One of my clients wrote a letter and she described what she liked about the home, including how pretty the landscaping was, the gorgeous pool in the yard, the nice neighborhood and the great award winning school close by for her twins. The agent submitted the letter with the offer and… IT WORKED – they got the house.

The key to this strategy is to be sincere, since the sellers are emotionally tied to “their” homes and want it to go to a good new owner – someone who will love it as much as they do.

If you are feeling the love… include the following items in your letter

  • Pictures and family history
  • Things that you like about the home and the neighborhood – be specific
  • Detail your home search and why this one is perfect
  • Include why you are perfect for this home
  • Anything that you would like to share about your loan qualification
  • If you find out you have anything incommon with the seller  – you can mention that as well.

Keep it short and sweet  but dont go overboard with praise – they might think they priced the home too low!  Give it a try – it certainly can’t hurt! Good Luck and hopefully you make a good love match!

Jillian Asks… I found the home of my dreams but am struggling to come up with enough money for a down payment. Would it be a good idea to use money from my retirement savings towards the down payment?

Tapping into your 401(K) for a loan is not necessarily a poor decision. It does depend on your overall financial situation – so what is right for you may not be for someone else.  Ask yourself the following: Do you have some emergency money – can you afford the new payment, can you afford the repayment of the 401k loan you would be making to yourself, can you still afford the lifestyle you want if you buy this new home ? In other words would this dream home make you house poor?

When it comes to 401(K) loans you can borrow up to $50,000 at any given time without being charged a tax or penalty, if allowed by your employer and if you have that much in your account, Typically you cannot borrow 100% of the funds you have invested.  You will typically have a term of up to 15 years to pay off the loan from your 401(K) when it is taken for a down payment on a home. As per the method of re-payment, your employer will usually begin deducting your monthly loan payment directly from your pay. Therefore, taking a loan out on your 401(K) is quite simple and an easy way to give your down payment that extra boost that it needs and you get to pay yourself back – with interest!

One thing you may want to consider when deciding whether or not you would like to follow through with this loan is your job stability. If you are to lose your job or choose a new career path, you will have just 60-90 days to pay off the loan. If you are unable to pay off the loan, it will be considered a distribution and you will incur taxes.

The best advice I can give is to take some time to weigh your options, answer the questions above honestly and speak to a financial advisor to learn all the details of what you would be getting yourself into….  So you can determine if it is a good decision for YOU!

Wayne Asks… I am in the process of being approved for a mortgage and want to make sure that I do in fact get approved. What are some things that could prevent my approval?

To ensure that you end up getting approved for a mortgage home loan, be sure to follow these tips, which could make or break the deal.

 

1.     Don’t make any major purchases. By executing a large purchase prior to the closing of your mortgage, you may in fact prevent an approval.  Many individuals feel as though once everything is lined up, they are in the clear and can splurge on new items such as a car. Yet the reality of things is that a bank will see a purchase such as this as a potential risk of debt for you and therefore not approve your mortgage. Wait until everything is in the clear, then you can buy that new car!

2.     Don’t make a career change. Another action that a bank may see as a risky move during this process is to change careers. A career change may mean instability. And for a lender, they do not want to see anything of the sort. Make sure that you have a steady income and job while seeking mortgage approval.

3.     Prepare for a credit check. Typically a lender will run an additional credit check prior to closing. This means that as you are leading up to your anticipated closing date,  you must make sure that all of your credit card payments are made on time and that you don’t incur any unnecessary debt.

4.     Prepare for closing-costs. Often, people forget about the costs of closing. If you don’t have the funds available to pay for closing costs, you may need to negotiate with the seller to pay them for you. Always make sure that your funds are sufficient enough for any unexpected costs .

Bottom line is that if you plan ahead for the expected and unexpected, you will be prepared and a good risk for the lender!

 

 

Andre’ Asks… I am selling my home and I’m a bit superstitious. My agent brought a contract to me today – Friday the 13th… I dont want to accept it – my wife says I’m nuts. What do you think?

Andre’, you are not alone.

There are many buyers and sellers than will avoid having the number 13 associated with their transaction. Not only do they avoid the 13th day of the month, but studies show that properties with the number 13 in their address are 34% less likely to sell than any other numbers.

Buying a home is typically the largest financial investment for a borrower – so they want everything to be just right – especially the contract day or the closing day. 

Since many people tend to believe that Friday the 13th is the most unlucky of days  – most likely real estate will be very quiet in 2012 on that day!

I would suggest your agent present you the contract on the 14th and avoid all reference to the 13th – just in case! Good luck!

 

 

 

Andrea Asks… I am first time renter and have been told that I should get renters insurance. Is this true?

It is important to understand that you are personally responsible for the home or apartment that you are renting. In addition to this, you must understand how to stay protected if something were to go wrong. One of the best ways to protect yourself is through renters insurance. I would highly advise that all renters consider using renters insurance for the following reasons:

 

  1. It will keep you covered. Renters insurance will protect you for everything from personal property to personal liability. For example, if your neighbor we’re to fall asleep with a lit cigarette in their living room thus resulting in a fire within your building, any damaged property will be covered by renters insurance.
  2. Renters insurance protects from your own mistakes. Now we already discussed what would happen if your neighbor made a drastic mistake but what happens when you are in that same situation? Renters insurance will help protect you against any legal ramifications.
  3. It may save you money in the long run. You would be amazed as to how fast your belongings add up. If you were to be the victim of theft or a small disaster you may potentially lose a great deal of money. Renters insurance will help replace some of those items of yours in a worst case scenario.

Andy Asks… I dont know what to believe when it comes to tax rules… How can I be sure I wont mess up my filing?

There are many widely-held myths about our tax system that cost taxpayers money every year.  Four of the bigger untruths are:

  1. I’m a student, so I don’t have to pay taxes.  Although students may receive special taxcredits, there is no blanket exemption for those enrolled in higher education.
  2. My child is working, so I can’t claim him as my dependent.  As long as you provide more than half of that child’s support, and they meet relationship and citizenship qualifications, you may claim them as your dependent.
  3. I’m married, so I have to file a joint return. It may be advantageous to file “Married Filing Separately”, for instance when one spouse has substantial medical deductions (subject to the 7.5% floor).  Run the numbers and see which  results in the lower tax bill.
  4. I can sell my home tax-free once I’m over age 55.  Regardless of your age, you may exclude $250,000 in gain from the sale of your primary residence. 

My best advice is always get a professional to help you navigate unfamiliar territory!

 

George Asks… I just got a letter from the IRS that I am going to be audited. What does this mean? Will it affect my ability to get a mortgage in the future?

Congratulations!  You have been selected to attend an IRS audit!  Although there are a number of “lucky” people selected completely at random by the IRS computer, the majority of returns chosen for review drew attention for specific reasons.  So how did this happen and how can you prevent it from happening again?

Check your arithmetic.  Few audits are generated by mathematical mistakes alone, but too many of these kinds of errors indicate a sloppy return, and that may lead to a full audit.  How do you get picked?  An IRS computer program compares your deductions to others in your income bracket and weighs the differences.  This formula, called the DIF Score, is used to select returns with the highest probability of generating additional audit revenue.  The DIF formula incorporates not only income and deductions, but also your profession, where you live and the size of your family, among other things.  For example, a family of five living in the Hamptons on an income of $30,000 would be very unlikely.  The IRS will want to know how you do it (wouldn’t we all).  A household with a $50,000 salary would rarely have $10,000 in charitable contributions.  But if you did, by all means claim it; just be prepared to prove it.

Arrange your finances so they don’t stand out.  There are two situations which are likely to invite close scrutinization by the IRS.  The self-employed have more opportunity to either “hide” their income or “create” deductions by converting personal expenses into business expenses.  Be prepared to substantiate your expenditures as deductible expenses.  The IRS also has specific audit programs aimed at specific professions and occupations for those who receive their income in cash.  People working in the gaming industry, waiters and bartenders are prime audit targets; the more cash you receive and the higher your income potential, the more likely the IRS is to find additional tax dollars by reviewing your return.

Substantiate.  In the audit itself, the IRS will focus on those items where taxpayers have historically failed to keep the required substantiation.  Traditionally, auto, travel, meals and entertainment have been the areas most audited.  Know the rules for deducting these expenses and keep accurate records.  Don’t come to your audit with a shoe box full of scraps of paper and receipts.  The more organized and thorough your documentation is, the easier it is for the IRS agent to conclude that you have full substantiation and owe no additional taxes.

Know when to file.  It is a good idea to have your return prepared early.  If you have a big refund and are unconcerned with audit issues, file early and get your money back.  If you have taxes due, and no penalty for underpayment, don’t file until April 15th.  Paying a federal tax bill before it is due amounts to an interest-free loan to the government.  However, if you are concerned about a potential audit, never file until the last minute.  It won’t hurt and can only decrease your chances of being selected.

You will still qualify for a mortgage – even if you have an audit as long as you take care of any of the issues the IRS has with you prior to applying!

 

James Asks… Do you have a check list to help me be prepared to do my taxes?

TAXPAYER CHECKLIST

Whether you have scheduled the appointment with the accountant or purchased the     do-it-yourself  tax software, you are now going to have to get organized.  Following is a reference guide of all the data you might need.

Information You Need 

Personal Data

  • Social security numbers (incl. spouse & children)                
  • Your child care provider’s tax ID or Soc.Sec. #                      

Employment & Income Data 

  • W-2 Forms for this year                                                                        
  • Partnership and trust income                                
  • Pensions and annuities                                                                          
  • Alimony received   
  • Jury duty pay                                                                                          
  • Gambling and lottery winnings             
  • Prizes and awards 
  • Scholarships and fellowships
  • State and local income tax refunds      

Homeowner / Renter Data 

  • Residential address(es) for this year                                    
  • Mortgage interest                                                                 
  • Sale of your home or other real estate 
  • Second mortgage interest paid                                                             
  • Real estate taxes paid           
  • Rent paid during tax year                                                      
  • Moving expenses    

Financial Assets 

  • Interest income statements  
  • Dividend income statements
  • Proceeds from broker transactions       
  • Tax refunds and unemployment compensation   
  • Misc. income including contract or freelance work              
  • Retirement plan distribution 

Financial Liabilities 

  • Auto loans and leases           
  • Student loan interest paid                                                     
  • Early withdrawal penalties on CDs                                       
  • Personal property tax information         

Deductible Expenses               

  • Gifts to charity       
  • Un-reimbursed expenses for volunteer work                       
  • Un-reimbursed expenses related to your job       
  • Investment expenses             
  • Job-hunting expenses                                                                            
  • Education expenses               
  • Child care expenses                                                                               
  • Medical savings account       
  • Adoption expenses
  • Alimony paid          
  • Tax return preparation expenses and fees                            

Self-Employment Data 

  • K-1’s on all partnerships        
  • Receipts for business-related expenses                                               
  • Farm income          

Deduction Documents 

  • Estimated tax pmts for current year                                     
  • IRA, Keogh & other retirement plan contributions               
  • Medical Expenses                                                                  
  • Casualty or Theft Losses                                                                        
  • Other miscellaneous deductions                                                           

 

 

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