Ralph's Helpful Tips: Holding Deals Together - How to Get Creative

By
Real Estate Agent with John Aaroe Group BRE #01708344
http://actvra.in/FmD

Ralph's Helpful Tips:  Holding Deals Together - How to Get Creative

Purchasing a home these days is not as simple of a task as most people think.  Even just negotiating the purchase contract has so many more elements now than it used to.  I hear all the time from some of the agents who have been in the business for 20+ years how they used to sign deals on the hood of their car!

But going past the point of a mutually accepted offer, there's the huge task of getting through the escrow all the way towards closing.  And I know everyone out there can relate.  We all have had and continue to have our episodes of bumpy escrows.

I've been known as a "dog with a bone" when it comes to holding deals together.  I NEVER give up when it starts to get a little turbulent.

The key to that is creativity, and knowledge.  Knowing what possible options are available when you come to what seems like a possible road block in your escrow is absolutely critical, and the biggest difference between those agents with a higher or lower closing ratio is exactly this factor.

Knowing the legalities of not only a real estate transaction but with mortgage loans is absolutely a prerequisite.  It is imperative that you know the current guidelines for the different types of loans available for buyers out there now.  Why?  Because knowing what to anticipate AHEAD of time will more than likely eliminate any hurdles before they become problematic.

An example:  FHA loans are a fantastic tool these days for buyers.  Government backed, and only 3.5% down payment.  But these types of loans have a long list of lender requirements.  You need to learn how to play "Matchie-Matchie" between the buyer's loan and the property itself in order to pave the way for a smooth escrow closing.

Knowing what to do and options available to your client when you hit a hurdle is extremely important.

An example:  What do you do when the property does not appraise?  What are the possible options at that point?  Here are some options that may hold your deal together:

1. Draw up an addendum to the purchase contract reducing the price to the appraised value (if the seller agrees).

2. Have the buyer bring in the difference in cash (if the buyer agrees and IF their lender will allow more than 100% loan to value ratio)

3. See if the seller can hold back a small 2nd lien on the property for the difference between appraised value and purchase price (if the buyer agrees and feels the home is worth that much to them, and IF the buyer's lender will allow it).  Maybe a small term like 5 years or less with a favorable interest rate to the seller.

4. Challenge the appraisal (this one topic is a blog post in itself).  A rebuttal to an appraisal is NOT a simple and easy thing to do.  I've challenged appraisals in the past with success, but it is a detailed report you must submit with market statistics, comps, testimonials from the selling agents of the comps, market trend reports, and a presentation as to why the appraisal is incorrect.  This is going to an underwriter, so OPINION DOES NOT MATTER one bit when it comes to challenging an appraisal.

5. Small loan from another party or hard money lender (if the buyer's loan guidelines will allow)

6. Any combination of the above.

These are just some of the ways to get over what may seem at the time to be an insurmountable issue.

Appraisals are just one of many possible issues that may arise.  Inspection issues, HOA issues, loan issues, seller logistic issues, and more may come up.  And knowing how to get through these and what the many different solutions are will help you close more deals.

If you think it would be useful, I can make a blog series out of this topic.  Let me know if you think it would be helpful and depending on the response, I will make a commitment to creating a series.

 

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Re-Bloggged 3 times:

Re-Blogged By Re-Blogged At
  1. M.C. Dwyer 07/24/2012 09:35 AM
  2. Susan McCall 07/24/2012 12:12 PM
  3. Winston Heverly 12/11/2012 06:55 AM
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Topic:
Real Estate Best Practices
Location:
California Los Angeles County Sherman Oaks
Groups:
LA Connection
EXPRESS WITH WORDS AT ACTIVERAIN
Realtors®
Club Chaos
Ralph's Helpful Tips
Tags:
los angeles real estate agents
ralph gorgoglione
low appraisals
appraisal issues
escrow problems

Comments 24 New Comment

Rainmaker
582,697
Susan Neal
Fair Oaks CA & Sacramento Area Real Estate Broker
RE/MAX Gold, Fair Oaks
Hi Ralph - You have the same philosophy as I have: as realtors, we are the professionals on whom our clients are relying for answers. We need to be problem solvers, not whiners. I'm often troubled when I hear an agent complain that a deal fell through, but they didn't even seem to try to save it. I'll ask them if they tried various things, and they either didn't even think of it or they just assumed they would be unsuccessful.
July 24, 2012 11:14 AM
Rainer
258,202
Kimo Jarrett
Kimo's Lifestyle Solutions
WikiWiki Realty

The appraisal or home inspection is usually why a deal will fall apart because unless the seller secures an appraisal and inspection prior to listing to validate their asking price, closing could be a challenge, couldn't it?

July 24, 2012 02:32 PM
Rainmaker
56,428
Sharon Sanchez
Your Number "1" Source For Real Estate.
Realty World - Ace Home Realty

Great post.  I do whatever I can to hold the transaction together and overcome whatever obstacles that come along.  It can be challenging at times, but I do my best to be creative if necessary and get the transaction closed.  Also knowing how the lending side works is essential.

July 24, 2012 04:12 PM
Rainmaker
115,968
Dora Griffin
NMLS 6380
D A Griffin Financial.LLC

Tons of issues come up. A really big TIP is for real estate agents is to ALLOW plenty of time when writing contracts. From the lending side of things writing contracts for quick closes just sets not only the deal up for failure, it sets up buyers, sellers and agents for unnecessary stress.

It is only going to get harder with all the government intervention into the lending business. Money laundering will be another new requirement next month. They will be tracing the money even more. Give  yourself time to close and everyone can show up smiling.

July 26, 2012 12:53 PM
Rainmaker
308,767
Anja Kerstens
GRI, CDPE, CHS, ASP, Selling Silicon Valley Real Estate
Summit Realty Group

Ralph, good tips.  Rebuttal aren't easy but that doesn't mean we should do them when we disagree. Yes, they are a lot of work and no, our clients have no idea how hard we work for them.

July 28, 2012 09:16 PM
Ambassador
911,704

Ralph Gorgoglione

California Real Estate (800) 591-6121
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