10 Strategic Get-Into-Escrow-Quickly Tips –especially for the 1st Time Homebuyers Tax Credit

By
Real Estate Agent with RE/MAX Hometown Realtors

You still have time to take advantage of the 1st Time Homebuyers Tax Credit, but you’ve got to act quickly and strategically. You must close escrow by November 30, 2009, which means you really should enter into contract by October 15. (The government could extend this deadline, but you can’t count on it.) There’s a lot of bidding competition right now, and issues can come up during escrow, so you’ll want to give yourself as much time as possible.  Even if the Tax Credit isn’t your main motivation, you can still cut down on lengthy searches and write fewer offers by following these strategic steps. Many of these you’ll do upfront, even before you start your actual search. It’s a lot like a great paint job—the best results come from the most diligent prep work.

1. YOUR LOAN—BE  PREPARED. Clearly identify your loan amount, loan program, and source of any gift funds upfront. Switching programs midstream can cost you time and might result in the loss of an offer. You’ll need a preapproval from a direct lender, and one who is available to write new preapprovals as required (on weekends, too). Once you’ve found the lender you want to work with, stick with them. Loyalty is mutually beneficial. Be prepared to write an earnest money check for 1% of the purchase price –or more. You may also be required to put this money into escrow upon seller acceptance—even before the short sale is approved by the bank.  Even if you’re paying cash, plan on showing proof of funds.

2. YOUR LOAN—STAY PREPARED. Keep all your paperwork close at hand and updated, including your FICO scores and proof of funds to close (down payment and closing costs).  Scan it and have it ready, so if the seller requires you to prequalify with their lender too, you will have everything ready. They may also ask you for DU approval (desktop underwriting).Don't buy anything that will affect your credit score, especially big ticket items like furniture or a car. Your credit score may be rechecked up until the day of closing and a new purchase may affect your ability to get a loan. 

3. YOUR SEARCH—BE $$$ REALISTIC. Have your REALTOR® pull the solds for the past 3 months in your desired neighborhood and pay particular attention to the past 30 days. If prices are on the rise, make sure this is still a realistic area for you. Keep in mind that most people are looking for the same thing—the nicest house in the best neighborhood for the lowest price. You’ve got competition!

4. YOUR SEARCH—TARGET  IT.  Zero in on just a few favorite neighborhoods. This is not the market to be looking all over the entire county. If prices are rising in your first choice community, switch quickly. Have a backup area in mind from the beginning.

5. YOUR SEARCH—REALLY KNOW WHAT YOU WANT.  Sit down with all decision makers involved and have a heart-to-heart about which amenities and features you really need and want, and which you can live without. Don’t let your emotions get in the way. Be logical when you make your wish list; because as soon as you start looking at homes, your emotions will kick into high gear.

6. YOUR REALTOR®-- PUT THEM TO WORK. Full time professional REALTORS® love what they do, and will be your greatest asset in this turbulent market. Their connections, perseverance, hard work and loyalty will get you the results you want. Be prepared to sign a Buyer Broker Agreement, which spells out the specific duties of both parties. if you’re not willing to make a commitment, the best agents won’t take time away from their loyal clients to help you.

7. THINK OUTSIDE THE BOX. Do you really have to have 2 full baths? There’s less competition for homes with 1 bath, and you could add another one later, or get a rehab loan upfront.  Or how about a 2-on-1 instead of a single family home? Extra space or rental income can be a great asset.            

8. LOOK AT THE CONTINGENT/PENDING LISTINGS. Another reason for having a good REALTOR® at your side.  A very high percentage of escrows do not close with the original buyer, so it pays to track these homes and put in a competitive backup offer . In San Diego we now have a “contingent” status, where a short sale seller has accepted the offer but the bank has not yet approved it. Many of these first-position buyers are putting in offers on several homes at once, so look for homes which have been in contingent/pending for at least 1 month or more. Chances are that many short sale listings will need a new buyer, and when they do, they will need one quickly.

9. LOOK FOR HOMES NOT ON THE MARKET YET. Your REALTOR® can help you here, too, by checking the recent NOD (notice of default) filings in your targeted neighborhoods. Another possibility—homes which are going to auction within the next few weeks. Many of these would have made great short sales but the seller stayed in denial too long, or perhaps didn’t’ get the loan mod they were seeking. If your agent can get a short sale listing from the seller, and you write a strong offer and present it to the bank, you have a shot at getting the house, and helping the seller salvage their credit.

10. PUT IN OFFERS ON BOTH SHORT SALES AND REOs (and regular sales). You never know which will pop first and it’s best to cover all your bases. The advantage with regular and REO sales is simple—you’re dealing with the owner (private seller or  bank). The decision can be made relatively quickly, so you can get into escrow quickly. However, everyone else knows this too so the competition is fierce, with dozens of offers  on almost every decent home.  Short sales can take a long time and there’s a good chance the approval won’t come before your deadline. The good news is you still can get some tax benefits from selected home purchase related fees. If it’s the house you really want, in the long run you’ll be doing well.

If the First Time Homebuyers Tax Credit is your main goal, make sure you know all the basics, plus the IRS rules. http://www.irs.gov/newsroom/article/0,,id=204671,00.html. For more specifics on the difference between REOs and short sales, see my blog at http://activerain.com/blogs/barbfischer

Happy house-hunting to you!

 

10 Strategic Quick Escrow Tips ©2009 Barb Fischer San Diego

 

 

Posted by

Barb Fischer

La Mesa, CA San Diego, CA

619.339.1396

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Re-Blogged 12 times:

Re-Blogged By Re-Blogged At
  1. Susan Neal 09/07/2009 01:02 AM
  2. Frank D'Angelo 09/07/2009 01:31 AM
  3. Will Nesbitt 09/07/2009 06:15 AM
  4. Jen Anderson 09/07/2009 07:39 AM
  5. Jeff Baxter 09/07/2009 08:28 AM
  6. Jim Frimmer 09/07/2009 01:11 PM
  7. Ceci Burklow 09/07/2009 01:26 PM
  8. Gene perez 09/07/2009 05:39 PM
  9. Barb Mihalik 09/07/2009 05:54 PM
  10. Damon Gettier 09/07/2009 10:04 PM
  11. Julie Chapman 09/19/2009 06:01 PM
  12. Barbara Martino-Sliva 09/19/2009 07:21 PM
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Show All Comments
Rainmaker
1,255,335
Gene Riemenschneider
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes

All very good hints.  The rush is on around here.  And I do not think some will make it.

September 07, 2009 12:04 PM #17
Rainer
23,841
Jeffrey Burnham
Encore Realty - Las Vegas, NV
The Wizard

Sound Advice

Jeff Burnham, THE WIZARD-Rosen & CO. West, Las Vegas, NV

September 07, 2009 12:12 PM #18
Ambassador
1,231,551
Erica Ramus
Erica Ramus - Ramus Realty Group - Pottsville, PA - Pottsville, PA
MRE, Schuylkill County PA Real Estate

That is great advice. I just sent your blog post to my buyers' agents in the office. Thanks for writing it.

September 07, 2009 12:40 PM #19
Rainer
9,138
RICH & LISA JOHNSON
Tarbell, Realtors - Redlands, CA

Great tips.  Folks are getting frantic with the deadline looming ahead!

September 07, 2009 01:06 PM #20
Rainmaker
160,070
Colleen McConnell
Tallahassee, FL
Tallahassee Retired Realtor

Most of your advice is very helpful. However, I don't agree with the shotgun approach to buying a house,  unless it is an investor looking for the best deal, and even then, it's annoying to everyone - "PUT IN OFFERS ON BOTH SHORT SALES AND REOs (and regular sales). You never know which will pop first and it's best to cover all your bases." As a listing agent for regular sales as well as short sales, I prefer to have only serious buyers make offers.

September 07, 2009 03:16 PM #21
Rainmaker
508,995
Patricia Aulson
BERKSHIRE HATHAWAY HOME SERVICES Verani Realty NH Real Estate - Exeter, NH
Realtor - Portsmouth NH Homes-Hampton NH Homes

Good post, good tips today. Thanks for taking the time to get it out today.

I tend to agree with Colleen's comment above.

Patricia Aulson/portsmouth nh homes

September 07, 2009 03:49 PM #22
Rainmaker
809,500
Marte Cliff
Marte Cliff Copywriting - Priest River, ID
your real estate writer

Good advice for all buyers!

Regarding #2 - I'll never forget one couple who kept trying to buy a house but the appraisals would always come in low, and no sellers were willing to come down. Finally they were in contract and scheduled to close.

Their lender was in our office and said "Nothing can go wrong now, unless they do something stupid, like buy  a car." And guess what they did...

As for staying prepared - I had a friend who worked with a mortgage company and her mantra was "Give 'em paper, give 'em more paper. They want paper." She always advised people not to be upset when the lender wanted just one more thing, because "they want paper."

I hope all those first-time buyers heed your words and that they all find their homes and come to agreement in time to take advantage of the credit...

Signature, Marte Cliff Copywriter

September 07, 2009 03:54 PM #23
Rainmaker
719,020
Chuck Carstensen
RE/MAX Results - Elk River, MN
Minnesota Real Estate Expert

All good tips.  You have to be ready because homes are selling real fast.

September 07, 2009 04:43 PM #24
Rainer
79,318
Gene perez
Greater Mortgage Solutions & Valley Hills Realty - Santa Maria, CA

great advice I am gonna reblog this one

September 07, 2009 05:37 PM #25
Rainmaker
128,113
Mike Henderson
Your complete source for buying HUD homes - Littleton, CO
HUD Home Hub - 303-949-5848

Great points all of them.  The two I really liked are be creative.  The idea of going forward with a one bath instead of a two bath and then add on a bath.   That can really open up an entire possibility of new homes to look at and bid on.  The other great point is to look at the contingent and pending sales.  Almost half the homes I have bought this year have been because the other offer fell through.

 

September 07, 2009 07:48 PM #26
Rainmaker
232,889
Barb Fischer
RE/MAX Hometown Realtors - La Mesa, CA

Thanks everyone for all the input.  And Colleen, I agree and know we all (especially as listing agents), want only serious buyers to submit offers, but at least out here, if buyers were to wait for a response before submitting another offer, it would take a long time for them to ever get into escrow; even some REOs still take 30+ days to respond. I would love another solution-- maybe enforced standards for short sale response times and some way to solve the 1st trust deed/2nd trust deed battle.  Ideas?

September 07, 2009 08:22 PM #27
Rainer
228,888
Stephanie Reynolds
Integrity First Financial Group, Inc. - Santee, CA
East County San Diego Homes 619-838-4408

Hi Barb!

This is a great post for first time home buyers! Excellent points!

September 07, 2009 08:38 PM #28
Rainmaker
351,538
Damon Gettier
Damon Gettier & Associates, REALTORS- Roanoke Va Short Sale Expert - Roanoke, VA
Broker/Owner ABRM, GRI, CDPE

Hi Barb, great post!  It was easier for me to reblog you than write it!  Thanks!

September 07, 2009 10:06 PM #29
Rainer
56,405
Bryan Fagan
JN&B Reallty LLC - Kingwood, TX

Great tips and post.  Keep the blogs coming. Exllent points for home buyers.

September 07, 2009 10:54 PM #30
Rainmaker
160,070
Colleen McConnell
Tallahassee, FL
Tallahassee Retired Realtor

Barb, in answer to your question about ideas for speeding up short sales, I think we're all ready for a solution to the short sale delays. i read recently (maybe here on AR) that some banks are experimenting with different strategies to speed the process along. I think it involved less paperwork being submitted as well as less stringent requirements from the lender.

I know of a local investor who buys short sales from the bank and then turns around and sells them. I don't know of all the implications of this strategy, but at least it makes the property desirable again to a potential buyer.

I have several short sale listings right now that would be great for first time homebuyers, but none of them are interested because they're not likely to close by Nov 30.

September 08, 2009 06:10 AM #31
Rainmaker
811,683
Lyn Sims
RE/MAX Suburban - Schaumburg IL Real Estate - Northwest Suburbs of Chicago - Schaumburg, IL
Schaumburg Homes

Great post except about the put in offers on both short sales & REO's.  Wrong for the quick close on the short sales.  Skip them all together in my area.  I was going to reblog this but won't for that comment.

September 08, 2009 12:35 PM #32
Anonymous
Anonymous
Mark Clausen

Hey Barb,

 

We moved from La Mesa (Mt. Helix) to Austin about 3 years ago. We miss the old digs. Amen to #3 first time buyers have some lofty expectations.

September 08, 2009 02:56 PM #33
Rainmaker
197,630
Mark Velasco
Realty Source, Inc (Luxury Homes Division) - Whittier, CA
Friendly Hills Homes for Sale - Whittier, Ca. Real Estate - Listings

Hi there Barb. Great advice. I think that I read a Blog that reminded us that it will take at least 45 days for the swamped loan processors to finish the loans. Maybe even longer if the rush of people is HUGE (which I know that it will be). That being said: Oct 15th the cut off date or Oct. 1st (to be safe). Have your Escrows open BEFORE Oct. 1. Tell your Clients of the terrible possibility that they STILL may not make it in time (to avoid legal consequences)

September 08, 2009 10:22 PM #34
Ambassador
1,554,090
Christine Donovan
Donovan Blatt Realty - Costa Mesa, CA
Broker/Attorney 800-610-7253 DRE01267479 - Costa M

These are great tips to give buyers a realistic view of the current market and to help them purchase their home in time to get the tax credit.

September 08, 2009 10:59 PM #35
Rainmaker
487,038
Lorraine or Loretta Kratz
Crescent Moon Realty, Inc. & Land N Sea Auctions. - San Marcos, CA
Certified Negotiation Consultants

Barb:

I find that buyers are still in the "I Want" stage and educating has been a challenge.

September 18, 2009 09:42 AM #36
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