Getting a Mortgage on a Foreclosure/Bank Owned Home – CAN IT BE DONE???

Getting a Mortgage on a Lehigh Valley Foreclosure/Bank Owned Home – Can it be done??

Yes!  All Day long…The question is what type of mortgage can you get?  That is the question.

When dealing with any type of large purchase you should make sure that you are working with experienced professionals all the way around.

Real Estate Sales – Is a sales business but you should weed through those fast talking sales type personalities…and look for a Real Estate agent that works more like a Real Estate Consultant instead.

This is one of the largest purchases a person makes in their life – I do not care how much you spend but next to buying a car and getting married this is the 3rd most expensive investments and just as stressful as the rest.  Interview and ask questions – make sure you know who you are working with before you make a written commitment to work with them.

Okay – So, what kind of loans can you get on a Bank Owned/Foreclosure? Well, It Depends!

Let’s talk about Residential Owner Occupied properties in this Blog.

It depends on what type of loan you are looking for: The best way to think about this is, How much do you have saved to buy a home? Are you looking to purchase a home with the least amount of money out of pocket? Do you want to avoid paying mortgage insurance?

1) I always ask my buyer’s are you looking for the least out of pocket type of loan? If so, then there are a few options.  There is the typical FHA loan and this is a loan for owner occupied properties – with this loan you only need 3.5% down and if the property you want to purchase has a bad roof or mold in the basement or even the cooper piping has been ripped out – you can get an FHA 203K Rehab loan and you will be set.

2) If you are looking for purchase a home anywhere above North of Coplay, west of Macungie, North East including Bath and above than the property may be eligable for USDA Rural Housing loan which is 100% financing. This means you do not have to put anything down to get the loan like with FHA you must put 3.5% down to get the loan.

3) If you have saved money for your purchase and/or you are selling a home and plan on putting a significant amount of money down on your purchase then you best bet is a conventional loan – There are less restrictions on this type of loan but depending on the condition of the property you still may need a renovation loan.

4) Are you a First Time Home Buyer? Do you find it difficult to save money and will you have less then $5000 in savings/checking but you can pay your monthly obligations on time and you currently live in Lehigh County and want to purchase a home in Lehigh County -Depending on your Family household monthly income, you could qualify for a special program through the Neighborhood Housing Services of the Lehigh Valley – They work with 2 local mortgage companies that will help you with a 2nd loan that will give you 5% down and 6% closing costs necessary to purchase a home.  If you keep the home for 5 years – this loan will be forgiven!! There are also programs for Northampton counties but no loans are forgiven there.

Sometimes – repairs needed are unknow until you have a professional home inspector out to the property you plan on purchasing – When you make an offer on a property you typically have a minimum of 7 to 10 days to conduct due diligence or inspections to make sure there isn’t anything about the property that you do not accept – an unknown material defect like Mold, Roof, defective Heating, plumbing systems etc.  Basically, anything that is going to cost over $2000.00 total to replace/repair.

Looking for More Details: Click here Lehigh Valley Down payment and Closing cost assistance programs.

Hope this Blog was helpfu.

Lehigh Valley Short Sales – Available Short Sales Listings as of October 20th, 2012

Lehigh Valley Short Sales Listings as of October 20th, 2012.

Available Short Sale Listings in Lehigh & Northampton County ONLY.

  • We will post Free Monthly links to properties that are Available as of the above date. The Report is in Summary format – If you are interested in a full report – Please contact me and we can work together to get you what you need. NO CHARGE & No Pressure!

  • If you would like to get Notified by Email when I add content to this site…sign up to the RIGHT.
  • If you would like us to set you up on a Daily email list of Lehigh Valley Short Sale Listings that fit your specific needs…Please Contact us and we will set you up for FREE.

  • Listings are pulled by Lehigh & Northampton Counties and Separated by Detached/Single Family Homes and All other property Types – The listings are in order by list price least to greatest.  If you need information on another area in the Lehigh Valley, Please contact us.

Follow Link to Access Report

  • Lehigh County Detached/Single Family Short Sale Listings:  81 Properties – Link Here

  • Lehigh County ALL Other Property Types – Short Sale Listings: 108 Properties – Link Here

  • Northampton County Detached/Single Family Short Sale Listings:  76  Properties – Link Here

  • Northampton County ALL Other Property Types – Short Sale Listings: 69 Properties – Link Here

Important Real Estate Disclosures

Moriah Represents the Buyer for the Listings above NOT the seller. The Seller’s agent information is available UPON Request. This report is provided by running a consumer summary report from the Lehigh Valley MLS.

This information is provided to you by Moriah Martin, Real Estate Agent with Prudential Regency real estate through a report generated by the Lehigh Valley MLS system owned by The Lehigh Valley Association of Realtors.

This information is deemed reliable but not guaranteed. Changes to property Status and/or listing Prices can change on a Daily basis…please contact Moriah Martin for any questions on the current status and/or Listing Price of a property.

Lehigh Valley Bank Owned/Foreclosures as of October 20th, 2012

Lehigh Valley Bank Owned/Foreclosures Listings as of October 20th, 2012.

  • We will post Free Monthly links to properties that are Available as of the above date. The Report is in Summary format – If you are interested in a full report – Please contact me and we can work together to get you what you need. NO CHARGE & No Pressure!

  • If you would like to get Notified by Email when I add content to this site…sign up to the RIGHT.
  • If you would like us to set you up on a Daily email list of Lehigh Valley Foreclosed/Bank Owned Listings that fit your specific needs…Please Contact us and we will set you up for FREE.

  • Listings are pulled by School District and we have provided the most popular Links..If you need information on another area in the Lehigh Valley, Please contact us.

Follow Link to Access Report

  • Allentown, Southern Lehigh School District Listings:   32 Properties – Link Here

  • Bethlehem, Nazareth, Whitehall/Coplay School District Listings: 19 Properties – Link Here

  • Easton, Wilson, Bangor Area School District Listings: 23  Properties – Link Here

  • Northampton, Catasauqua, Northwestern, Northern Lehigh Area School District Listings: 19 Properties – Link Here

  • East Penn & Parkland, Salisbury Area School District Listings: 14 Properties – Link Here

Important Real Estate Disclosures

Moriah Represents the Buyer for the Listings above NOT the seller. The Seller’s agent information is available UPON Request. This report is provided by running a consumer summary report from the Lehigh Valley MLS.

This information is provided to you by Moriah Martin, Real Estate Agent with Prudential Regency real estate through a report generated by the Lehigh Valley MLS system owned by The Lehigh Valley Association of Realtors.

This information is deemed reliable but not guaranteed. Changes to property Status and/or listing Prices can change on a Daily basis…please contact Moriah Martin for any questions on the current status and/or Listing Price of a property.

Lehigh Valley Short Sales – Available Short Sales Listings as of June 5th, 2011

Lehigh Valley Short Sales Listings as of June 5th, 2011.

Available Short Sale Listings in Lehigh & Northampton County ONLY.

  • We will post Free Monthly links to properties that are Available as of the above date. The Report is in Summary format – If you are interested in a full report – Please contact me and we can work together to get you what you need. NO CHARGE & No Pressure!

  • If you would like to get Notified by Email when I add content to this site…sign up to the RIGHT.
  • If you would like us to set you up on a Daily email list of Lehigh Valley Short Sale Listings that fit your specific needs…Please Contact us and we will set you up for FREE or you can Request a Search HERE.

  • Listings are pulled by Lehigh & Northampton Counties and Separated by Detached/Single Family Homes and All other property Types – The listings are in order by list price least to greatest.  If you need information on another area in the Lehigh Valley, Please contact us.

Follow Link to Access Report

  • Lehigh County Detached/Single Family Short Sale Listings:  94 Properties – Link Here

  • Lehigh County ALL Other Property Types – Short Sale Listings: 98 Properties – Link Here

  • Northampton County Detached/Single Family Short Sale Listings:  102  Properties – Link Here

  • Northampton County ALL Other Property Types – Short Sale Listings: 43 Properties – Link Here

Important Real Estate Disclosures

Moriah Represents the Buyer for the Listings above NOT the seller. The Seller’s agent information is available UPON Request. This report is provided by running a consumer summary report from the Lehigh Valley MLS.

This information is provided to you by Moriah Martin, Real Estate Agent with Prudential Regency real estate through a report generated by the Lehigh Valley MLS system owned by The Lehigh Valley Association of Realtors.

This information is deemed reliable but not guaranteed. Changes to property Status and/or listing Prices can change on a Daily basis…please contact Moriah Martin for any questions on the current status and/or Listing Price of a property.

Lehigh Valley Short Sales – Making an Offer on a Short Sale – What Questions to Ask???

Lehigh Valley Short Sales – Making an Offer on a Short Sale – What Questions to Ask??? – As a Home Buyer and a Buyer Agent there are certain questions you should ask – A Few Important Tips shared here.

What is a Short Sale: A Short Sale is when a homeowner owes more on their Mortgage for their home then their home is currently worth at current market value.  The homeowner is trying to avoid Foreclosure by selling their home as a short sale. 

What the Consumer/Buyer should know about Short Sales

1) The number 1 most important part to thinking about buying a short sale is you need to be working with a Real Estate Agent who has experience negotiating and closing short sales…this way they know what questions to ask the Listing/Seller’s agent to make sure the short sale is being processed correctly. 80% of the Real Estate Agents who list short sales have no idea what they are doing….most have never even closed on a short sale. You do not want to work with Agents who have no experience in successfully closing short sales.  It is a waste of time.

2) The most important way to decide if you want to make an offer on a short sale is if you are in a position where the type of home you are looking for is hard to find….meaning there are no other homes available on the market that are either Typical owner occupied sales or Foreclosures….because right now, We are in a Buyer’s Market…so, as you know there is a large inventory of many types of homes…..if you can find a home that is not a short sale….then you may want to forgo the stress of making an offer on  a Short Sale.

3) Short Sales are most perfect for people who are in a current month to month renting situation or living with family…they are in no rush and have the time to wait around about 60 to 90 days just to get a reply to their offer from the seller’s Bank.  Then close within 30 days later…Typically, the entire process is about 4 months until settlement.  If the short sale is processed correctly by the seller’s agent or the third party negotiation company.

4) Short Sales will not take a home sale condition – So, if you need to sell your home….forget looking at short sales.

Questions you need to ask the Listing Agent – As a Consumer & Buyer Agent

1) You need to make sure that the Listing Agent has pulled a title report to verify what liens & judgments are against the seller.  Just because the seller said they only have 1 lien does not mean they only have 1 lien. THIS MUST BE VERIFIED.

2) You need to make sure that the seller is current and up to date with their water/sewer/trash bills through the local municipality and all taxes are also paid up to date IF THEIR TAXES ARE NOT INCLUDED IN THE LOAN PAYMENT.  Just ask the Listing Agent – If it has not been verified….again the title company can do this.  There are Banks who will NOT pay these defaults. FHA will not pay water/sewer/trash bills…the seller MUST keep these current.

3) How many Lien’s are on the property and who is the Mortgage Company – What type of loan ie: FHA, Conventional etc. ?? If it is an FHA loan….that is a good thing as FHA will tell the seller exactly what they will accept for the property after the appraisal has been completed – it is 80% of the current market value to start…so this way the process is much easier and more likely to get a reply from the seller’s bank faster.  Plus, you as a buyer know what you will be expected to pay for the home.  The Bank expects current market value or just a hair under.  Remember,  The seller already owes OVER CURRENT MARKET VALUE and the Bank is already loosing money at current market value.

4) If there are 2 Liens/Mortgages on the property – You must ask the Listing Agent if they have also started the short sale process with the 2nd Lien? This must be done at the same time….it is not uncommon for the 1st Lien holder to NOT pay the 2nd Lien off in full….the process for the 2nd Lien holder takes just as long as the first Lien holder and why this should be done at the same time.

5) If there is a Third Party negotiation company – This means that the listing agent is not handling the short sale.  You need to know who the negotiation company is and how they are going to process the short sale etc.  You should request weekly followup and communication. If there is a negotiation company – You the buyer will be paying for this service…NOT THAT I AGREE WITH THIS.  But, if the home is your dream home, 1% of the purchase price may be worth it.  You may also be charged 2% transfer tax instead of 1% as part of your closing costs.

6) If you need seller’s assist – because you do not have all the money you need for the closing costs.  It is standard practice that Banks will only give a total of 3% seller’s assist.  So, if you need 6% – don’t even try.  The seller’s Bank will most likely not give you 6% no matter what.  This is also True with Foreclosures….they will normally only approve 3% also – except Fannie Mae Foreclosures…they will give you 3.5%.

Well…that is pretty much the most important points to keep in mind. Weekly followup with the Listing Agent on how the short sale process is moving along is really important.

A good practice for your Buyer agent would be to investigate the listing agent by pulling their listing history to see if they have closed any short sales over the past 1 to 2 years….then you know what you are dealing with.

Listen the worst thing that can happen is you wait around for 60 days min and you do not get a reply from the seller’s bank…at that point you will have the right to continue to wait by extending the time you are going to give to them in writing or just get out of the contract and get your deposit money back.

The worst part of making an offer on a short sale…is not knowing what is going on and not being able to make an

GOOD LUCK!  I hope this has helped you.offer on another home at the same time.

Lehigh Valley Bank Owned/Foreclosures as of June 3rd, 2011

Lehigh Valley Bank Owned/Foreclosures Listings as of June 3rd, 2011.

  • We will post Free Monthly links to properties that are Available as of the above date. The Report is in Summary format – If you are interested in a full report – Please contact me and we can work together to get you what you need. NO CHARGE & No Pressure!

  • If you would like to get Notified by Email when I add content to this site…sign up to the RIGHT.
  • If you would like us to set you up on a Daily email list of Lehigh Valley Foreclosed/Bank Owned Listings that fit your specific needs…Please Contact us and we will set you up for FREE or you can Request a Search HERE.

  • Listings are pulled by School District and we have provided the most popular Links..If you need information on another area in the Lehigh Valley, Please contact us.

Follow Link to Access Report

  • Allentown, Southern Lehigh School District Listings:   54 Properties – Link Here

  • Bethlehem, Nazareth, Whitehall/Coplay School District Listings: 36 Properties – Link Here

  • Easton, Wilson, Bangor Area School District Listings: 47 Properties – Link Here

  • Northampton, Catasauqua, Northwestern, Northern Lehigh Area School District Listings: 32 Properties – Link Here

  • East Penn & Parkland, Salisbury Area School District Listings: 16 Properties – Link Here

Important Real Estate Disclosures

Moriah Represents the Buyer for the Listings above NOT the seller. The Seller’s agent information is available UPON Request. This report is provided by running a consumer summary report from the Lehigh Valley MLS.

This information is provided to you by Moriah Martin, Real Estate Agent with Prudential Regency real estate through a report generated by the Lehigh Valley MLS system owned by The Lehigh Valley Association of Realtors.

This information is deemed reliable but not guaranteed. Changes to property Status and/or listing Prices can change on a Daily basis…please contact Moriah Martin for any questions on the current status and/or Listing Price of a property.

Lehigh Valley Bank Owned/Foreclosures as of May 16, 2011

Lehigh Valley Bank Owned/Foreclosures Listings as of May 16, 2011.

  • We will post Free Monthly links to properties that are Available as of the above date. The Report is in Summary format – If you are interested in a full report – Please contact me and we can work together to get you what you need. NO CHARGE.

  • If you would like to get Notified by Email when I add content to this site…sign up to the RIGHT.
  • If you would like us to set you up on a Daily email list of Lehigh Valley Foreclosed/Bank Owned Listings that fit your specific needs…Please Contact us and we will set you up for FREE or you can Request a Search HERE.

  • Listings are pulled by School District and we have provided the most popular Links..If you need information on another area in the Lehigh Valley, Please contact us.

Follow Link to Access Report

  • Allentown, Southern Lehigh School District Listings: 54 Properties – Link Here

  • Bethlehem, Nazareth, Whitehall/Coplay School District Listings: 37 Properties – Link Here

  • Easton, Wilson, Bangor Area School District Listings: 51 Properties – Link Here

  • Northampton, Catasauqua, Northwestern, Northern Lehigh Area School District Listings: 30 Properties – Link Here

  • East Penn & Parkland, Salisbury Area School District Listings: 16 Properties – Link Here

Important Real Estate Disclosures

Moriah Represents the Buyer for the Listings above NOT the seller. The Seller’s agent information is available UPON Request. This report is provided by running a consumer report from the Lehigh Valley MLS.

This information is provided to you by Moriah Martin, Real Estate Agent with Prudential Regency real estate through a report generated by the Lehigh Valley MLS system owned by The Lehigh Valley Association of Realtors.

This information is deemed reliable but not guaranteed. Changes to property Status and/or listing Prices can change on a Daily basis…please contact Moriah Martin for any questions on the current status and/or Listing Price of a property.