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Posts Tagged ‘Las Vegas Short Sale Agents’

Avoid Foreclosure, Underwater? Need to know your Home’s Value, Las Vegas Real Estate Team specializing in Short Sales can help

Short Sale Questions Answered by Las Vegas Short Sale Specialist in Nevada – 702-482-7739http://www.ShortSaleinNevada.com – TO BUY A SHORT SALE – Log on to http://www.theballengroup.com/Buying_a_Short_Sale/page_2401586.html

FREQUENTLY Asked Questions on Las Vegas Short Sales and Pending foreclosure in Nevada
1.) Do I Qualify for a short sale in Nevada? If you owe more than your home would sell for – you qualify.

2.) I have enough money to pay the difference – Should I do a short sale? We suggest you contact your attorney or legal professional,
but you may want to consider paying off the difference to save your
credit or look into a loan modification. FYI – We have had people
approved even though they had the money in the bank.

3.) I have
been hearing a lot about loan modifications. Should I try one? Sure. If
you think you might qualify – why not? Word to the wise – USE YOUR
LENDER. It’s free. If your lender can’t do it – it can’t be done by some
guy who claims to be a “specialist in loan modifications” and charges
you $500 or more. The law actually states that NOBODY can charge up
front for Loan Modification services. If they try to charge you up front
– they are breaking the law. Is that who you would want trying to save
your home? If you feel you qualify for a loan modification or refinance,
we can point you to a licensed mortgage company. If you can’t qualify,
we can help you with the Nevada short sale process.

4.) Who pays the Las Vegas Short Sale Agent for their services? Good News! The bank pays us all commissions plus items the buyer may ask for such as closing costs.

5.) What is a hardship package and why do I need it? The Nevada Short Sale
hardship letter is to state your situation. The bank wants to
understand why you can’t make your payments and keep your home. A
hardship could be medical (physical or mental illness). It could be
divorce, death, relocation, loss or change of employment, addictions
causing money loss, taking care of sick parents, large amounts of child
support and so on. We can’t tell you what your hardship is, but these
are some we have seen approved. The rest of the package is simply a
combination of pay stubs, bank account statements, profit & loss
sheet, and tax returns. Some of these items are never requested from the
bank. It all depends on the bank.

6.) Can I short sale my home in Nevada and buy something more affordable? Maybe. There is talk that this may be some day be called mortgage fraud.

7.) How will the Las Vegas short sale
affect my credit. To find out an exact score hit and how your credit
will be affected, you will need to get professional advice from an
accountant and/or credit professional. It will affect your credit, we
are not licensed or trained in the credit department to tell you
specifics.

8.) How is a short sale better than a Las Vegas Foreclosure?
Again, a credit professional, accountant or legal professional can
better advise you, but we are told that with a short sale, you can buy a
home years before you could if you had a foreclosure on your record.

9.)Can the lender come after me? They
can if they choose. It depends on how their final approval letter is
written. You still have the choice to accept or deny their terms and opt
for the foreclosure or deed in leiu of foreclosure should you decide.
We have not seen collections personally, but we understand that the debt
can be sold to a collector if it is not written as settled. This can be
negotiated in the final stages of the short sale once a negotiator has
been assigned to your case.
 

Las Vegas Short Sales, The Ballen Group, Las Vegas Short Sale Specialist Team, Keller Williams Realty Las Vegas
  • Las Vegas Short Sales
  • North Las Vegas Short Sales
  • Nevada Short Sales
  • Henderson Short Sales
  • On Call Legal Counsel
  • Award Winning Las Vegas Short Sale Specialist Team
  • The Ballen Group Short Sale Nevada
  • Professional Las Vegas Short Sale Agents 

TO SELL – 702-482-7739

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702-482-7739 – http://www.ShortsaleinNevada.com – Las Vegas Short Sale Specialists explain the “Approved” Short Sale in Nevada – The Ballen Group – Keller Williams Realty Las Vegas

What is a Las Vegas Short Sale?

A Las Vegas Short Sale occurs anytime the value of the property is less than the amount owed to the lender and the lender agrees to write off the difference. In other words, the homeowner is “upside down” on his loan. Short sales may be forced by a variety of situations: job loss, loss of income, divorce, medical bills, or changing payments on adjustable rate mortgages (ARMs).

Why would a lender agree to a Las Vegas short sale? Lenders make their own business judgments when accepting or rejecting short sales. Lenders are in the business of making and servicing loans, not taking properties back through foreclosure and reselling them. They want to avoid spending time and money to foreclose, evict borrowers, and resell properties. They want to avoid paying property taxes, insurance, maintenance and repairs. They want to avoid risking theft and vandalism to the property. Before the mortgage lenders will consider a short sale, they need to know financial information about the seller and why the seller cannot pay the loan. The seller will need to submit information to the lender to assist the lender in deciding whether to accept a short sale.

Approved???? What does it mean when a Short Sale is Approved

  • May simply be “Approved” for the sellers hardship – not buyer, financing, or price
  • May simply be “Approved” for particular buyer’s financing and offer price
  • May be pre-approved at a certain price (this is not always where the agent LISTS the home)
  • May have been approved months prior at a certain price and now circumstances have changed
  • May be “Approved” by the bank, but Seller still needs to agree to bank terms
  • WATCH THE VIDEO ON “APPROVED” SHORT SALES HERE

So you WANT to buy a Short Sale in Nevada?


 

 

Call 702-604-7739 for Short Sales in Nevada


Las Vegas Short Sales, The Ballen Group, Las Vegas Short Sale Specialist Team, Keller Williams Realty Las Vegas

  • Las Vegas Short Sales
  • North Las Vegas Short Sales
  • Nevada Short Sales
  • Henderson Short Sales
  • On Call Legal Counsel
  • Award Winning Las Vegas Short Sale Specialist Team
  • The Ballen Group Short Sale Nevada
  • Professional Las Vegas Short Sale Agents

 

 

Get More Information on Las Vegas Short Sales


 

Contact The Ballen Grouptoday to get help from an agent that specializes in your area.

 

 

 

The Ballen Group
Las Vegas Short Sale Specialists
3100 S. Durango #106
Las Vegas, NV 89117
(702) 604-7739

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Las Vegas Short Sale Specialists
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Las Vegas Short Sale Approval, What is a Short Sale?, Las Vegas Real Estate Agent, Nevada Short Sale Specialist, Distressed Property

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~ Short Sale Questions by Las Vegas Short Sale Specialist and Agents in Nevada ~

702-482-7739 – Las Vegas Short Sale Agent – The Ballen Group – Las Vegas Short Sale Specialist – http://www.shortsaleinnevada.com – Keller Williams

  • FREQUENTLY ASKED SHORT SALE QUESTIONS

    At any time – take action by calling 702-604-7739 and requesting a las vegas short sale kit to start the process. Our informational sellers handbook is a clear guide to what the short sale process is and how it is handled by The Ballen Group Short Sale Specialists. Act Now – We Can Help!!

    1.) Do I Qualify for a short sale? If you owe more than your home would sell for – you qualify.

    2.) I have enough money to pay the difference – Should I do a short sale? We suggest you contact your attorney or legal professional, but you may want to consider paying off the difference to save your credit or look into a loan modification. FYI – We have had people approved even though they had the money in the bank.

    3.) I have been hearing a lot about loan modifications. Should I try one? Sure. If you think you might qualify – why not? Word to the wise – USE YOUR LENDER. It’s free. If your lender can’t do it – it can’t be done by some guy who claims to be a “specialist in loan modifications” and charges you $500 or more. The law actually states that NOBODY can charge up front for Loan Modification services. If they try to charge you up front – they are breaking the law. Is that who you would want trying to save your home? If you feel you qualify for a loan modification or refinance, we can point you to a licensed mortgage company. If you can’t qualify, we can help you with the short sale.

    4.) Who pays the Realtor for their services? Good News! The bank pays us all commissions plus items the buyer may ask for such as closing costs.

    5.) What is a hardship package and why do I need it? The Short Sale hardship letter is to state your situation. The bank wants to understand why you can’t make your payments and keep your home. Ahardship could be medical (physical or mental illness). It could be divorce, death, relocation, loss or change of employment, addictions causing money loss, taking care of sick parents, large amounts of child support and so on. We can’t tell you what your hardship is, but these are some we have seen approved. The rest of the package is simply a combination of pay stubs, bank account statements, profit&loss sheet, and tax returns. Some of these items are never requested from the bank. It all depends on the bank.

    6.) Can I short sale my home and buy something more affordable? Maybe. There is talk that this may be some day be called mortgage fraud.

    7.) How will the short sale affect my credit. To find out an exact score hit and how your credit will be affected, you will need to get professional advice from an accountant and/or credit professional. It will affect your credit, we are not licensed or trained in the credit department to tell you specifics.

    8.) How is a short sale better than a Las Vegas Foreclosure? – Again, a credit professional, accountant or legal professional can better advise you, but we are told that with a short sale, you can buy a home years before you could if you had a foreclosure on your record.

    9.)Can the lender come after me? They can if they choose. It depends on how their final approval letter is written. You still have the choice to accept or deny their terms and opt for the foreclosure or deed in leiu of foreclosure should you decide. We have not seen collections personally, but we understand that the debt can be sold to a collector if it is not written as settled. This can be negotiated in the final stages of the short sale once a negotior has been assigned to your case.

For Short Sale Help Today with NO UP FRONT FEES – Call 702-482-7739

( – ( Short Sale Home for Sale in Las Vegas, Single Story Las Vegas Real Estate ) – )

Las Vegas Homes For Sale – http://www.ballengrouphomes.com – Las Vegas Short Sale Specialist Team of Las Vegas Real Estate Agents with Keller Williams Realty Las Vegas

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Las Vegas, NV 89123

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And if you know anyone looking to buy or sell a home, we can certainly help with that too! And Finally, if you are browsing for your next home, use our Ultimate Las Vegas Homes For Sale Search Engine athttp://www.BallenGroupHomes.com/search/ .

The Ballen Group 
http://sold.ballengrouphomes.com
702-482-7739 (Office)

 

Keller Williams Realty 
3100 S Durango Drive, Suite 106
Las Vegas, NV 89117

Each Office is Independently Owned and Operated

~ Las Vegas Short Sale PANEL with Debbie Zois and Guests at Keller Williams Realty ~

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~ Call us to discuss short sale options. Las Vegas Short Sale Specialist Team, We can Help ~

Las Vegas Short Sale Specialist, Las Vegas Short Sale Agent, 702.482.7739 – http://www.ShortsaleinNevada.com – When Ready to sell your Las Vegas Home – if you owe more than the mortgage, we can help. Call us to discuss short sale options. Las Vegas Short Sale Specialists with Keller Williams Realty Las Vegas. If you are looking to buy, feel free to use our Online Nevada MLS search and Property Finder at http://www.ForSaleByBallen.com – It’s FREE and Online NOW.

Yes, We are seeing a lot of Short Sales in today’s Las Vegas Real Estate Market. It is happening to your friends, your family, and maybe even you. Your home is not worth what it used to be. Las Vegas Short Sale Professionals are now calling it being “upside-down” in which you owe more on the mortgage than the house is now worth. If you can hang on through the slow market, great. If not -you may want to consider a Las Vegas Short Sale to avoid a foreclosure situation. A short sale is when the house or property is worth less than what is due on the mortgage. The bank (note holder) takes the loss, but not a such as a foreclosure process. A Nevada short sale is not always the best option for everyone. You need expert Las Vegas real estate short sale expert advice to decide on the pros and cons of a real estate short sale in Nevada. If you are even thinking of short selling your property, here are some positives and negatives to consider:

Positive

  • Avoid Foreclosure – Foreclosures can be a very hard and stressful process for everyone. It might take anywhere from six to twelve months even for a foreclosure to complete.
  • Being proactive – Facing your Las Vegas foreclosure will help give you some control over the process. By choosing a short sale, finding a buyer and negotiating terms with the bank, the huge effect on your credit score by a foreclosure can be dodged.
  • Start over faster – Minimizing damage to your credit score can help you get back on your credit feet faster. You’ll be eligible to purchase another house faster than if you entered foreclosure according to major lenders.
  • You might not owe anything after the Short Sale – Your agent can try asking the bank to cancel your debt altogether. It does happen, but not all the time.
  • You won’t need to pay large monthly mortgage payments
  • The bank may forgive the difference in debt between what you owe and the final price.
  • You can avoid the time consuming and traumatic foreclosure proceedings.
  • Your credit score will usually recover more quickly than a foreclosure
  • You are more likely to avoid bankruptcy
  • You may not be taxed on the debt forgiven.
  • If you are not able to pay the mortgage premium, or work with the lender on getting a loan modification, a short sale is probably the way to go…even though it means losing your home and investment.

Negative

  • There will be damage to your credit – When a short sale is completed, it is still recorded on your credit but should have a lesser impact as a foreclosure for most creditors. Although lenders will consider a short sale similar to a foreclosure, The chances of getting a home loan will still be slim for a bit.
  • Tax Consequences – Talk to your accountant to see if you qualify for the Mortgage Forgiveness Debt Relief Act of 2007, no taxes are owed on the forgiven debt.
  • Bank Could Demand a note or some payment – The bank is not forced to forgive the debt. They may ask you to pay them back for the difference on the sale and what is owed on the mortgage, but you’ll need to agree to this.
  • The mortgage holder/lender does not have to say yes to a short sale
  • You must prove a hardship that prevents you from making your payments.
  • A short sale is not short. The time depends on how quickly you and your agent put together the hardship package, and how quickly the lender reacts
  • Lenders are known for taking a while to approve short sales.
  • If your home has liens, each lien holder/lender must be consulted.
  • The successful transaction depends on a good offer from a good buyer.
  • The real estate agents involved will usually get a smaller commission.
  • You may be asked to sign a promissory note for the debt forgiveness for approval .
  • Lenders may seek repayment of the debt forgiven after the short sale is completed.
  • Your credit score is going to take a hard hit. Consult tax and legal advice.
  • You could be taxed. Consult a tax professional.
There are no promises or guarantees in a Las Vegas short sale whether the lender(s) will approve the short sale or forgive your debt, but Short Sales offer an alternative to the damaging effects of a Nevada foreclosure. A short sale is a complicated process for all parties involved. There are so many details involved (more than what the average homeowner is aware of). Make sure to consult a Las Vegas Short Sale Specialist with a proven history of success with short sales. For help with your Las Vegas Real Estate, Equity or Negative Equity – Contact Richard Ballen, (of The Ballen Group) – The Wizard of Real Estate. Richard will work Magic with your Las Vegas Short Sale, Henderson Short Sale, or North Las Vegas Short Sale. RICHARD GET’S THE DEAL DONE!

 

 

The Ballen Group
Las Vegas Short Sale Specialists
3100 S. Durango #106 (At Desert Inn)
Las Vegas, NV 89117
(702) 604-7739

Las Vegas Short Sale Specialists
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KWLV………The 3D Experience. Determined, Dedicated, Driven @Desert Inn and Durango – Click the link below to find out more about Keller Williams Realty Careers.

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Las Vegas Real Estate Agent – Homes for sale in Nevada – Short Sale Listings – Las Vegas Short Sales

 

 

 

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~ Las Vegas Short Sale Agent, Short Sale Agent in Nevada, Nevada Short Sale Agent in Las Vegas

702.482.7739 – http://www.ShortsaleinNevada.com – When Ready to sell your Las Vegas Home – if you owe more than the mortgage, we can help. Call us to discuss  short sale options. Las Vegas Short Sale Specialists with Keller Williams Realty Las Vegas. If you are looking to buy, feel free to use our Online Nevada MLS search and Property Finder at http://www.ForSaleByBallen.com – It’s FREE and Online NOW

Las Vegas Short Sale Agent help – Our Process


 


WHAT TO EXPECT DURING YOUR LAS VEGAS SHORT SALE
Las Vegas Short Sale Process

  1. The Listing Contract – We will obtain all required forms and data to begin the process 

  2. Lock Box – We will hang an electronic lock box for showings – if permitted. The lockbox is a computer and provides data to us for following up with agents who show the property. We find a lockbox doubles the showings than a property without one. 

  3. Pictures – We will take pictures of the property in order to create a virtual tour and showcase the property on television, in print, and online. The better the pictures, the better your chances of selling your home and receiving offers the bank will consider. 

  4. MLS – Within seven days of obtaining your listing, we will have your property live on the MLS. If we are unable to get pictures during that time, due to property preparation, we will have to do a written exclusion of the MLS. We encourage you to prepare your home in advance and work with the photographer on scheduling. If you allow a lock box, you will not need to be present for the photos. A professional style ad will be written, 8-12 pictures will be featured, and link to a virtual tour will be provided. The better the MLS brochures look, the more likely it is that we will receive an offer within our 6 week plan. 

  5. The Shortsale Package Submission – All banks are different. Certain banks want the entire shortsale package up front, while others won’t look at anything until there is an offer. The shortsale transaction coordinator will submit all information including the authorization to speak on your behalf, the listing contract, and the package when the bank will allow the submission. 

  6. The marketing plan-All shortsale listings are put on a plan from the day their listing is live on the MLS. This plan includes the weekly updates, internet marketing, and price reductions. This plan is designed to generate an offer within 6 weeks of a live listing. You will receive change orders that require your signature in order to reduce the price.

  7. The Timeline – The entire process typically takes 90-120 days 

  8. The Offer- The law requires us that we present you with all reasonable offers. We will explain the offers, what they entail, and what they mean to you. You will have the right to accept, counter, or reject all offers. Our goal is to obtain an offer that proves to the bank that it will be more expensive for them to foreclose than to accept the loss on the provided offer. If the offer is too low, we will need to counter or reject. In some cases, especially where there is a tenant, the price has to be dropped under fair market value to encourage an offer. In this case, we will have to provide proof to the bank that we attempted to obtain a higher offer. This is done providing marketing proof, MLS records, and showing reports. 

  9. The Acceptance – Once we have an accepted offer, all information will be submitted to the bank. The bank will require proof of the offer, all counter offers, and a HUD. The HUD basically provides the bank with a bottom line loss when they include the brokerage fees and closing costs.

  10. The Property Status – Here is the tricky part. Once you accept an offer, the board of Realtors REQUIRES us to list your property as “contingent” in the MLS. This shows other Realtors that your property has an offer. If a buyer hires a Realtor to look up active properties, your property may not show up on their report. This is required to prevent sellers from wasting the time of buyers who would otherwise assume your property is available. We are permitted to continue marketing your property as we had been on TV, Radio, Internet, Print etc. It is only the Multiple Listing Service that requires us to list your property as contingent. During this time we are permitted to receive other offers and send them to the bank as well. 

  11. The Escrow – We will require the buyer to open escrow within 24 hours of your signed acceptance. Although they will be required to deposit an earnest money deposit, this does not mean you are entitled to it. The earnest money check is cashed and held in a bank account assigned to the title company. In most cases, the offer provides the buyer with financing contingencies that entitle them to a refund if they lose their financing. In addition, they will have a due diligence process (explained on the next item) that allows them an exit strategy due to inspections etc. That being said, both parties to have to sign a cancellation of escrow in order for the buyer to obtain a refund. You have legal rights as well and will have the right to refuse the reimbursement with your legal representation. The Escrow officer will be determined in the contract. Nothing will be done without both parties agreeing, that includes the actual closing of the home. 

  12. Due Diligence – Due diligence is the process where the buyer investigates everything they need to know, in order to make an educated a decision about the condition and whereabouts of the property. This includes inspections, investigations of nearby schools, worship, and other buildings or services pertinent to the buyer, home owner’s association’s amenities and regulations, and property inspections. The length of due diligence is determined in the contract and is typically 10-15 days. The buyer has the right to withdraw their offer and obtain a refund of earnest money within that due diligence process. After the due diligence process is complete, only finance contingencies, or the sellers failure to perform (honor the contract) would entitle them to a refund, unless otherwise agreed upon in the contract. In a “normal” transaction, due diligence would begin on the date the contract is signed. In a shortsale transaction, due diligence (unless otherwise stated in the contract) begins upon written bank approval of the short sale financing contingency. In other words, approval of the shortsale. 

  13. The Bank Process – Once the bank receives the offer and the shortsale package, they begin their procedure. They will order what they call “Values”. The values are usually obtained by two reports. The first is a standard appraisal. The appraiser will valuate your property based on the condition and nearby sales. The second is a Brokers Price Opinion, more commonly know as a BPO. The BPO is ordered from a non-affiliated real estate agent.  In most cases, especially if your property is occupied, they will only do a “drive by” obtaining exterior pictures and statistics for the bank. The bank will then assign these values to a negotiator. The negotiator will then determine if the offer is acceptable. If you have multiple mortgages, this process has to be completed with each bank. 

  14. The Decision – Most of our short sales are being approved, but new rules and regulations are put into play everyday. The most common reason for denial is liens. If you have not paid your HOA dues, you will be unable to pass a free and clear title if they have placed a lien on the property. We strongly encourage you to keep your HOA dues current. If there is a mechanics lien (sometime seen from a pool builder or repair person who was not paid), It makes it difficult, but not impossible to close. The bank would have to agree to pay off this lien. If the offer obtained is high enough, and the bank is ultimately receiving their “bottom line”, it might be paid. Another recent struggle is the 2nd or 3rd mortgage. In the past, the additional mortgages would take $1,000 and right it off. Today, they are getting tougher. We must get the additional mortgages to agree just as much as the first. Without their approval, we have no sale. Some banks have a standard (we won’t take less than ___dollars or ____percent of the sales price) and some are more flexible. We won’t know until we get into the details of your short sale. Once the bank(s) approve, they will give us a written approval stating their terms (bottom sales amounts, commissions, closing costs, timeline to close etc.) You still have to agree to sell. If you don’t agree with their terms, you don’t have to agree to the short sale either. If there is a denial, you owe nothing to the brokerage. 

  15. The Commissions – This is the good news. You do not pay the brokerage/agents commission, the bank does. The goal here is for the loss of your home to be your entire expense. Although we have a transaction fee, we ask the bank to pay that as well. The only thing you may have to pay is liens or HOA arrears if they can’t be negotiated. 

  16. The Closing – This is the best part. Once the acceptance from the bank is handed down, the HOA (home owner’s documents) package is approved, and the due diligence is completed, the buyers & sellers are brought into the Title Company to sign off on all documents. The buyer’s funds are then deposited (usually within 24 hours – 72 hours of signing), the deed is recorded, and you are done. You must vacate the property PRIOR to closing. In our experience, it is best to vacate the property 72 hours prior to closing (provided both parties have signed). This allows the buyer to complete the walk through on a vacant property. This is not required, just suggested. We suggest you have all utilities scheduled for shut off on the next MONDAY after closing. This way, if there is an extension for any reason, you are not stuck in the property with no power, gas or water. Please remember to forward your mail to your new address. 

  17. The End – Hopefully a smooth process and you are now free to begin the next chapter of your life! 

    Call 702-482-7739 to be assigned to your Las Vegas Short Sale Specialist (North Las Vegas or Henderson) today.