Recently, I was treated to lunch at a posh eatery in the Village of Fishkill.  Sapore Steakhouse is one of those expensive and intimidating places one dares not visit unless it's on an extra-special occasion. The good news is that the lunch menu offers many of the same meal choices as the dinner menu, but at a slightly lower price. So at mid-day, you can enjoy delicious cuisine without breaking the bank! My lunch partner ordered the Caesar salad which I'm told was delicious, and I sipped a rich and yummy lobster bisque. We each selected the hanger steak entree, which was cooked to perfection. Every morsel just melted in your mouth. Of course, I couldn't pass up the scrumptious crème brûlée for dessert!

The overall experience is orchestrated by service that is personable and gives attention to every detail. Our waiter was clearly a highly-trained professional who understood and explained the menu and wine selections well. He smiled often and made us feel welcome.

My favorite little Village of Fishkill offers an eclectic choice of eateries and places to shop and sight-see. One of the advantages to living in the village is the proximity of classic vintage homes located within walking distance. Side walks are rare in this region so being able to walk to dinner or to a local coffee shop is a treat. I hope you will take some time to visit. If you have any questions, give me a call!

Tammy Benkwitt is a 20 year real estate agent serving Dutchess, Putnam and Westchester counties. She can be reached on her cell 914.714.2127 or email . Call her if you are thinking of buying or selling!

Posted by:  Tammy Benkwitt

This is probably a larger story than I can tell in a short space. I will do my best.  

Once upon a time, the Hudson River was a prime location for factories. Manufacturers could build products, easily pack them on a nearby boat, and the majestic river led those goods to locations all over the planet. As our world changed, of course so did the river towns. The large brick structures that once were the economic centers for many communities were left abandoned for one reason or another. In many cases, these old buildings were vandalized and became an eyesore to once thriving downtown centers. This past Saturday night, I and about 100 or more people watched something truly unique that was inspired and created by community artists who wanted to give an old building renewed purpose and bring joy to a community. It is called Electric Projected.

Photo Credit: www.ElectricWindowsBeacon.com

On July 31, 2010 artists took on the task of creating paintings that could cover the old windows of a defunct electric blanket factory. In 2011, the task was to create cartoon-like animations based on those very same paintings. A perfectly eclectic mix of ear-popping music was added to accompany the often colorful and amusing animations. The result was a series of short cartoons - each emanating from its respective window. The building not only served as a large outdoor movie screen, but the intricate cartoons were designed to use the windows and the brick as a template (check out this example). On October 1, 2011, after the sun set, those videos were projected in front of eager spectators who braved unusually cold weather to witness the event. I have to say it was well worth the wait.

Kudos to all the artists and local businesses that contributed to the Electric Projected project. Thank you for a great evening! I urge everyone to visit their website to see all who were involved and for more background information.

Below are a couple of short videos I took with my iPhone. They are best viewed in a large format and in low or no light. Enjoy!

http://youtu.be/kNligoBqKeI

http://youtu.be/-I9hSBQmj94

http://youtu.be/hHU_yDTatR4

Tammy Benkwitt is a 20-year real estate agent serving Dutchess, Putnam and Westchester counties. She writes this blog to provide both community and real estate information. Tammy can be reached at tbenkwitt@houlihanlawrence.com or on her cell 914-714-2127.

Posted by:  Tammy Benkwitt

Eighteen  years ago, I walked into my office and saw a colleague looking fretful and upset. She was to have a closing later that day, but that was not to be. The house had burned down to the ground the night before. There are many reasons why a buyer needs to conduct a final walk-through. Making sure the house is still standing before you buy it is certainly an important one.

Let's first back up a bit and recap how we get to the final walk-through. Pretend you are the buyer. You make an offer on a house, negotiate with the seller to an accepted offer, and then you hire a home inspector to spend a few hours going over the house with a fine-tooth comb and everything checks out. A contract of sale is signed, you get your mortgage cleared-to-close, and a closing date is set. Now it's time to schedule when you re-visit the house and make sure it is everything you expect it to be - according to the contract you signed. This visit is commonly referred to as the final walk-through and it is usually scheduled to take place as reasonably close to the closing as possible. If the closing is in the afternoon, you do the walk through that morning. If the closing is in the morning, schedule it for the afternoon or evening prior.

Once you are at the house what exactly do you check? One of the first places I run to is a sink. I start running hot water in various places throughout the house. If the house had been vacant, it may take a while for the water to scald my fingers. To save energy, the seller may have set the hot water heater to vacation mode or the furnace may be off. I turn on the heat and place my hands on the baseboards throughout the house to make sure they are warming up. Sometimes we find a real problem and perhaps the furnace needs repair. It can happen. If there is central air, I will turn that on too.

The buyer and I will open up all cabinets and closets checking to see if the seller forgot to take anything. Most real estate contracts of sale will have language that states the house should be "broom-swept" and clear of debris. Sometimes sellers are kind and go to extraordinary lengths to clean the house usually out of pride and common courtesy. However, it is unlikely the contract of sale will say the house must be sanitized. So if the house is not as clean as you might keep it, don't be surprised. Did you want all those paint cans in the basement? If they are recently painted colors, maybe you do. During a walk-through I did at an older house in Poughkeepsie, I counted 44 cans of paint that had been left behind by the seller! No buyer wants that many old cans of paint. We requested that the seller either remove the cans prior to the closing or compensate the buyer. The seller removed the cans which was fine. Leaving behind rubbish for a buyer to remove is unfair and is usually considered "debris".

I will check the appliances to make certain they are running. I won't start a dishwasher because it takes too long to run through an entire cycle. I might run a quick rinse cycle if available just to see the power go on at least. The same goes for the washing machine. We will look over the entire exterior and interior from ceiling to windows to floor doing our best to notice if anything has changed since the inspection. Are there recent cracks in windows? Any newly noticed large stains on the carpet or floor? Did the movers perhaps make a significant dent in the wall?

If your contract of sale requires that the seller perform any repairs to the house, you need to make sure those repairs were completed. Most situations like this will require that the seller provide a receipt for work done by a professional which is given to the attorneys prior to setting up the closing date. But if there was anything not requiring a receipt, you need to check.

New York State requires working carbon monoxide and smoke detectors installed in the house by the time of closing. Unfortunately, many sellers will run to the store and buy them just prior to closing and leave them at the house in their original, unopened packaging. If that happens, make sure you install them soon as possible before you move in to keep you and your loved ones safe.

What happens if you do spy a problem on the walk-through? Like most agents, I have a smart phone with video camera. If I find something on a walk-through that seems unusual, I am taking video and showing it to my clients attorney. We will also call the listing agent and ask her to discuss the problem with the seller. Sometimes there is an easy fix. However, if it's not an easy fix, the attorneys will usually discuss the matter and possibly agree to holding a certain amount of money in escrow until the problem is resolved. This way the closing - and both parties - can move forward.

Some home inspectors may offer to accompany you at the final walk-through for an additional fee. It's not a bad idea. Be sure to compare pricing when you first hire an inspector for the initial visit. In any event, it is essential that your buyers agent be present with you to witness that either everything looks good, or that there is something amiss that needs to be addressed at the closing table.

Tammy Benkwitt is a real estate agent with twenty years experience working with buyers and sellers in Dutchess, Putnam and Northern Westchester counties in New York. She can be reached at tbenkwitt@houlihanlawrence.com or on her cell 914-714-2127.

Posted by:  Tammy Benkwitt

It was a perfect summer day: clear blue sky, seventy-five degrees with a light wind. Total perfection. So of course I skipped out on the office meeting and scrambled up to the Walkway Over the Hudson yesterday. To balance out the fact the I missed a couple hours of work, I took some video (http://youtu.be/VPLzWZNUpaM) and decided to share my experience with everyone!

If this is the first time you are hearing about the Walkway, here's a brief primer. It is located in Poughkeepsie, New York and was formerly a train bridge that spans the Hudson River and opened as a pedestrian walking bridge in 2009. At 1.28 miles across, it is the worlds longest pedestrian bridge.

Access to the walkway can be found on both sides of the river. I chose to visit the Highland (west) side, and was pleasantly surprised by some of the enhancements made in order to make visitors and their pets comfortable. For starters, parking in the Haviland Avenue lot was a breeze and free of charge. Restrooms were available as were concession stands offering snacks for sale. I was happy to see accommodations being made for dogs. There were water stations where a thirsty pup could take a drink. I was also glad to see that someone was posting the ground temperature of the Walkway (it was at 114 degrees when I was there) so pet owners could judge whether the Walkway was safe for Fido's paws at that time. More importantly, there were several spots at the entrance and along the walkway where a pet owner could grab a plastic bag to pick up any surprises that a puppy leaves along the way. (A hot issue because irresponsible dog owners have not been picking up. We saw one such surprise when we visited).

Did you know that there are benches approximately halfway over the 1.3 mile span? Some people I spoke to over the last year or so complained that there was nowhere to sit. Now you can rest your feet and take in stunning views of the river. It took us about 30 minutes to walk about 3/4 of the way and we could have kept going if time were not a factor. Bicyclists and roller-blading enthusiasts were also enjoying the span but everyone was polite and us walkers didn't have any problems clashing with those on wheels.

Wear comfy clothes and sneakers, bring a camera and a couple of dollars to put in the contribution container located on the bridge. Check out the website for more detailed information and special events.

^{Tammy Benkwitt is a real estate agent serving Dutchess, Putnam and Westchester counties. She can be reached at or on her cell 914-714-2127.}

Posted by:  Tammy Benkwitt

I almost hate writing about this because I know the lines are going to grow longer and my one of my favorite places will get even more crowded! But I'm in real estate and I can't help but brag about where I live! So keep this to yourselves... we have two drive-in movie theaters in Dutchess County! 

For those of you who have never been, a drive-in movie requires a car with a working radio, a comfortable seat either inside or outside your vehicle, insect repellent, and comfortable clothing (pajamas are highly recommended)! 

The Hyde Park Drive-In sits right across from Franklin Delano Roosevelt's home. (Come on, you know FDR would turn his radio to the drive-in station and peek at the big screen from his front porch if he could!) With drive-in movies you can save money bringing in your own drinks and snacks. Even though you can bring in your own healthy snacks, it's almost impossible not to order the French fries from the concession stand.

Just a short 15 minutes to the west in Poughkeepsie is the Overlook Drive-In. It offers the identical pricing and concessions.

The regular admission price for adults is $8.00, children between 5-11 cost $4.00 each and kids under 5 years of age are free. This includes two feature movies! (Tuesday night is bargain night. Only $5.00 for an adult.) You can't beat it.

Enjoy!

Tammy Benkwitt is a real estate agent and instructor with 20 years experience and serves the counties of Dutchess, Putnam and Northern Westchester.  She can be reached by cell 914-714-2127 or email .

Posted by:  Tammy Benkwitt

Did you know that there is more than one kind of real estate agent in New York? In fact, there are buyers agents, sellers agents, brokers agents, sub-agents, dual agents and designated agents. Which one should you work with? Well, that depends.

New York State real estate law requires us to discuss the various kinds of agents and who we represent at our "first substantive contact" with a new customer or client. For example, if you were to call a real estate agent inquiring about a home you saw advertised, that agent can tell you the number of bedrooms and bathrooms, but is not supposed to ask you questions or let talk about yourself until he or she explains the agency options available to you. For many, it's an awkward conversation. Most agents are lucky to be able to share this information before the customer hangs up the phone thinking they are being suckered into buying a bridge in Brooklyn!

In fact, many agents have a hard time understanding the complexities of agency relationships. The rules about what we are allowed to say and to whom we can say it and when can be mind boggling sometimes. Most of us have taken numerous classes to become better educated on the subject. So if you get confused, don't feel embarrassed because you are not alone!

We understand our clients are focused on either finding the right home or selling a property - usually the most expensive financial transaction in their lives. However, that is why it is so very important that buyers and sellers pay attention to what their real estate agent is supposed to be doing on their behalf. If you don't establish and understand your relationship with your real estate agent at your first meeting, it can cost you at the closing table. Agents are gladly willing to answer any and all questions.

In 1992, New York State mandated that all real estate agents not only explain agency relationships to clients and customers, it also required that we have our buyers and sellers sign a form acknowledging we had this discussion. Sometimes people are reluctant to sign the form. You should know that it is not an agreement or commitment between the agent and buyer or seller, just a disclosure. You are not obligated to continue to work with that agent because you signed the Agency Disclosure Form.

This is the first post in a series where I will try to explain, as succinctly as I can, what real estate agency relationships mean to you as a buyer or seller. Look out for upcoming posts and please feel free to ask any questions you may have in the comments section below.

Tammy Benkwitt is a real estate agent and instructor with 20 years experience and serves the counties of Dutchess, Putnam and Northern Westchester. She can be reached by cell 914-714-2127 or email .

Posted by:  Tammy Benkwitt

I was a devout BlackBerry user. Being a very serious, business-minded person, there was no other option. No other phones would have looked impressive in front of important people. I was able to read my email and answer the phone. I could download a few "apps" that I used every so often. In addition to the $29.99 per month in data fees Verizon charged me, I had to pay another $14.99 to use the BlackBerry Enterprise Exchange which allowed me to get my corporate email. I hated paying that extra $15 per month, but I was super-professional. Wasn't that worth it?

I spoke with colleagues who purchased a Droid phone. They loved their Droids and the best part was that they no longer had to pay the additional $15 per month to Enterprise. Plus it makes a cool sound! It was soooo tempting to jump in and buy one. But how could I possibly turn away from my trusted BlackBerry? Even though the track ball was sticking and I would have to pull the battery out every other week because it was freezing on me. I just had to stick with it.

My iPhone Screen

Then, in February in 2011, Verizon offered the iPhone for sale. My contract was up, I needed to make a move, and I went for it. It was an easy decision. I would save $15 per month, and have the latest and greatest phone on the market. That was a good decision for me.

I am frequently asked by my colleagues which phone they should get. Their contract is expiring and its time for a change. So I am writing this with my real estate agent friends in mind, although the following great advice certainly applies to everyone!

Here are some questions you should ask yourself in order to find the right wireless phone for you.

Can you read and use the screen clearly and easily?
 
I've looked at new BlackBerry's and met with agents who had just purchased one. Surprisingly, the red on black, raised qwerty keyboards were difficult to read. Agents who wore eyeglasses found this to be a challenge. (I wear progressive eye lenses and also found it to be a strain.) One agent told me she was scared off from the iPhone because she was told by her adult children that it was "too much phone" for her. Even if you don't use all the features, make sure you can at least read the screen easily. I found the iPhone to be extremely easy to view and easy to bounce from my email to my contacts to my calendar, and so on. The touch screen took a little getting used to. But the iPhone seems to know when I am mis-typing a word and (magically) corrects it.

 How many "apps" do I really need?

An "app" is simply a program that you add to your phone so that you can access it easily. There are thousands available and no one will use them all. How many you will use depends on you. Of course I use several related to real estate such as my MLS access and the Houlihan Lawrence app which allows me to access property information on the road. I can pull up Google and run a search for anything. It is equivalent to having a computer in my pocket. You may find that you will use more apps than you think. Some of the non-real estate apps I enjoy on my device are Kindle, Skype, and of course Angry Birds. How easy you can load and access an app depends on the device.

How easy is it to download an "app"?

The number of steps it takes to add a new program to your phone's home page does matter. Is it an easy process? How long does it take? When you get in the groove and want to get new apps added to your phone, it will bother you if its cumbersome or slow. On a Droid, you need to search for apps in the Marketplace and then download or bookmark them. For a BlackBerry, you can load an app easily, but you have to remember that it is sitting in your 'downloads' folder, then you need to move it to your home page if you want it easily available. Being a truly intuitive device, the iPhone has a button you press that reads App Store.

3G? 4G? What is a "G"?

Aside from being the 7th letter of the alphabet, the "G" in wireless speak means "generation". I have the iPhone 3G or 3rd generation and I am very pleased with its performance and speed. Reports are that a newer 4th generation (4G) iPhone will be released through Verizon in the near future. The improvements mostly have to do with speed and how fast can you pull up the internet on your phone.

Which is the best wireless phone provider?

This is going to depend largely upon where you live and work. Ask friends and colleagues what provider they use. In the southern Dutchess County region, Verizon is the way to go. I have not experienced dropped calls at all with Verizon in this area.

How much will it cost per month?

That depends on the carrier. Most people know to ask about rates when it comes to voice and text messaging. With smart phones, you will also need to pay a data fee. When you are researching providers, ask whether the data plan is a flat fee with unlimited service, or whether you are paying based on the amount of data (internet access which includes email) you will use.

How can I get a discount on the monthly fees?

Regardless of the provider company, tell them who you work for or any associations you to which you may belong. Odds are pretty good you are on someone's list and can get a discount. Most carriers offer these special rates.

Can I take pictures and video?

You may not think this is important, but when your granddaughter is doing something adorable, or you eat at a restaurant and you want to blog about it, it is indeed very handy to have a camera with high resolution quality and, again, easy to use. Its also important to find out how you access the pictures you've taken so you can move them to your computer, email, text or upload them to social media sites. Chase bank will allow you to deposit a check using the photo feature. (I've done it, and it works!) The iPhone has a camera in both the front and back which means you can make a face to face phone call - or take a picture of yourself hugging your favorite client- if you wish.

So make an appointment with yourself to spend an hour at a wireless phone store. Play with all the smart phones, try them out.

Which one is the easiest to use without having to ask someone? There's a clue right there! Don't be intimidated by the savvy salespeople who will direct you to phones they think are best for you. You are going to be living with this device for probably a couple of years, make sure you are happy.

Tammy Benkwitt is a real estate agent and instructor serving the Dutchess, Putnam, and Westchester regions. She can be reached on her iPhone at 914-714-2127 or tbenkwitt@houlihanlawrence.com. 

Posted by:  Tammy Benkwitt

The sun is out and the temperature is starting to rise - hooray! That means it's time to start looking for great little places close to home where you can get some fresh air. Sarah Taylor Park is located in the Village of Fishkill, New York. It is a tranquil respite that offers a walking trail, a playground for the kiddies, a large ball field, picnic benches and a pavilion.

The park is tucked away behind Route 9 and cannot be seen from the main roads. To get there from Route 9 North, turn right on Elm Street, then right on Main and then continue around to Old Main Street. You will see the signs. 

Here is a video of the park I took late last summer. (Sorry for the shakiness, I have since invested in a tri-pod!)

Whenever we visit a park, we make it a point to take with us whatever we brought in. So make sure you bring a garbage bag and leave this lovely park as pristine as you will find it! Enjoy!

Tammy Benkwitt is a real estate agent and instructor serving Dutchess and Putnam Counties. She can be reached at 914-714-2127.

Posted by:  Tammy Benkwitt

If you are a buyer who is actively looking to buy a home, visiting open houses is helpful because it gives you the opportunity to see what kinds of homes are for sale and at which price points. Here are some tips on how to make the most of your open house experience:

Wear slip-on shoes. (I bet you didn’t see that one coming!) Oftentimes a seller will request that buyers and agents remove shoes when walking through the house. The house may feature clean, light colored carpeting or gleaming hardwood floors. If you are asked to remove shoes, this is likely a good sign the seller is caring for the home.

Say as little as possible. Yes, introduce yourself, smile. But until you know who that agent works for, don’t share any information about your motivation or financial ability to purchase a home. If you like the agent and want to work with that person, that’s perfectly fine. But you first need to know who’s working for whom before you start talking! Agents are required by law to disclose who they represent upon the first substantive contact. Pay attention to this discussion carefully, it’s important. If you are talking to the listing agent, the person negotiating on behalf of the seller, understand that anything you say will be shared with the seller. (Many buyers falsely believe that if they buy the house from the listing agent it saves them money because the agent receives less commission. This is usually not the case.) If the agent fails to discuss with you who they are working for, make sure you ask!

Have a photo ID handy. For safety reasons, many agents will ask to see your driver’s license when you enter the house. Most people understand this and it’s not a problem.

Complete the sign-in sheet. Each open house will have a sign-in sheet. It will ask your name, contact information and how you were alerted to the open house. That’s it. Some people feel that if they share their name and email, a salesperson will hound them endlessly. Let’s be honest, the agent will likely follow up with you the next day to see if you liked the home. However, if you no longer wish to be contacted, let the agent know and your wishes will be respected. Please remember that you are a total stranger walking into another person’s house. Agents have a responsibility to make a record of everyone that enters the property.

Announce if you are already working with an agent. If you have a great buyer’s agent who is showing you homes and working on your behalf, just let the open house agent know who that is. Most agents appreciate this honesty and will follow up with your agent instead of calling you. If you have the business card from your buyer’s agent, hand it to the open house agent.

Keep your group together. Let the agent escort you through the house and please have everyone in your party stay together. Again, the agent does not know who you are. Nefarious individuals have been known to rifle through drawers and attempt to steal from the seller. We know you are eager to do your own thing and may feel like you don’t need the agent. Sorry, but the agent is responsible for the property while he or she is there. The polite custom is to be patient, understanding, and stick with the agent.

Take notes. Bring a pencil and notebook, iPad, your choice. But you will want write down the pros and cons of the home that are important to you. If you want to take photos or video, check with the agent to see if the seller has given permission. (There may already be photos on-line or in a brochure – ask for it.) Also, ask the agent if there is a survey or any other relevant documentation available.

Never bring to an open house: pets, sporting equipment, food or drinks. I have seen an entire little league baseball team (attempt) to come through an open house! Leave the back packs and large pocket books in the car. Use some common sense. If you were the person selling the house, what would be your expectations of how strangers should behave?

Experienced agents have a pretty good idea of who to expect at open houses. We know people like to attend open houses for a variety of reasons. Visitors include neighbors who want to see what is for sale on their street, general curiosity seekers with a little extra time on their hands, and folks considering a new home but who need to sell the one they live in first. So what’s “in it” for us?

Hosting an open house gives agents an opportunity to be in front of the public. We want to develop relationships and talk about real estate in the areas where we work and live. If a visitor likes us and chooses either to work with us directly or refer us to a friend, that is helpful to our business. Sometimes the person wants information about the local real estate market for the future and we are happy to assist.

And then sometimes, the open house visitor may actually purchase the house. It’s rare, but it happens.

Tammy Benkwitt is a real estate agent and instructor working in Dutchess, Putnam and Westchester counties. She can be reached at 914.714.2127 or tbenkwitt@houlihanlawrence.com.

Posted by:  Tammy Benkwitt

I am a full-time real estate agent - but with a small twist... I sometimes get to teach.

As a real estate instructor, I talk to other agents about our profession and how to improve their careers using technology better, or sharing an idea I learned from some other wise, old sage who taught me. Sometimes, it's just plain experience talking having made tons of mistakes over the years and letting my colleagues know how to avoid them!

One of the places I teach is at my local association of Realtors. Local boards not only provide educational opportunities to current real estate pros, they are also the best place to take a salesperson licensing class. The instructors are usually agents and brokers who are active and up-to-date with the state laws, trends, and have hands on experience with clients and customers.

I am one of several instructors who teach the salesperson licensing course at the Dutchess County Association of Realtors (DCAR). Many people don't realize how complex the real estate world is until they take this required course. It's quite an eye opener and I find it satisfying to walk people through the laws and practices that agents must know before they start to sell real estate.

In New York State, the Salespersons Licensing course requires 45 hours of classes and students have to pass a local and state administered exam. In order to become a broker, students must attend another 35 hours of what New York State terms "remedial" classes. So most people take the entire 75 hours at once. Classes are generally offered evenings over several weeks to accommodate anyone who is currently working in another profession. If you are considering real estate as a career, find your local association of Realtors and start asking questions!

If you want to know more about becoming a real estate agent, I am always happy to chat!

Tammy Benkwitt is a real estate agent and instructor. She helps buyers and sellers in Dutchess, Putnam and Westchester counties and can be reached on her cell phone at 914-714-2127 or tbenkwitt@houlihanlawrence.com.

Posted by:  Tammy Benkwitt

Are you thinking about buying a home? Have you driven past a house with a “for sale” sign posted and wanted to know more? Well, Houlihan Lawrence has a “mobile solution” for that! (I can’t use that other cool catch phrase because it’s trademarked!). 

It takes only a few seconds to download the application onto your smart phone. It works for BlackBerry, iPhone and Droid equipped phones. Download it today and keep it handy!

In the video below, using a BlackBerry, I demonstrate how to download the application and use a couple of the features. Enjoy!

Posted by:  Tammy Benkwitt

One of the best advantages of living in Fishkill, New York, is being near Brinckerhoff Elementary School. While I am sure the school itself is a fine educational institution, we found that it has an amazing hill to ride our sleds! Of course, it isn't a secret and many other families were out in force last weekend along with us flying down the mountain beating the winter doldrums!

I suggest topping off the day with a cup of hot chocolate in front of the fireplace! Or try out the local restaurants in the village. (See some of my previous posts on great local eateries.) Enjoy!

Tammy Benkwitt has been a real estate agent for 19 years and assists buyers and sellers in Westchester, Putnam and Dutchess counties. She can be reached at 914-714-2127 or email tbenkwitt@houlihanlawrence.com

Posted by:  Tammy Benkwitt

A real listing NOT professionally staged

Around this time of year you start to see real estate “experts” on television talk about what sellers should do to get a house sold. Often they will not hesitate in recommending a seller spend a few thousand dollars to improve curb appeal, purchase appliances, or make other improvements that will not result in a return on investment. I work in an area where the median selling price is $290,000 (December 2010). So we need to be frugal and thoughtful when it comes to spending money.

What can the prudent seller do to make a house sell faster while competing with many more homes in the same price range?

Pack, pack, pack away!

You are moving anyway and will have to pack it up eventually. Go down to the local grocery store and ask for free cardboard boxes. Start looking around your house for anything you are not actively using on a regular basis. That means the pretty Hummel’s, sports memorabilia, family photos and that George Forman grill you bought and used only once! You get the picture? Start a memory box for the kids school projects that you wish to keep (tucked away). Once filled and labeled, store those boxes carefully either in one garage bay, basement, attic, or rent some space. Be sure not to block areas where either you or a home inspector will need to access like an electrical panel, or plumbing, etc…
 

Check your Kitchen Carefully

Exactly how old and sad does that toaster oven look? If you are starting to nod, get rid of it. Remove anything from the kitchen counter you don’t use every day without fail. Also remove, or fold away any dish cloths or oven mitts. Remove everything attached to your refrigerator! (Buyers don’t need to see when you have your next doctors’ appointment.)
 

Remove personal pictures, and certificates from walls

You need to remove all the family photos from the walls. It’s difficult for a buyer to think of your house as their home while they are staring at your relatives. Also, consider removing diplomas too. I have seen buyers stare long and hard at college degrees trying to get a glimpse into what makes you tick.
 

Kids’ rooms

Way back in the olden days, I confess to having posters of David Cassidy on my walls! The new arch nemeses of every real estate agent today is the Jonas Brothers and every vampire lurking around on the big screen! Give your kids a hug and tell them that they can keep ONE medium sized poster, and pack away the rest. The same rules apply to those life-size posters (Fatheads) of football players.
 

Clean like your financial life depends on it!

Yes, yes, yes. If you ask me “should I clean even there”, the answer is yes! If the bathtub is dingy, make it sparkle. Buyers will open your dishwasher, ovens, and refrigerator if included in the sale. Clean between the hinges if you must! A buyer who walks into a clean home can immediately sense that the home is well maintained and that somebody cares. That is a huge, positive message to receive and creates an immediate emotional connection.
 

Offer a pleasant odor

When a buyer walks into a home, the very first thing they do is…breathe! It’s automatic, we all do it. Awhile back, I pulled up in front of a house with buyers in tow. From the street we could smell freshly baked chocolate chip cookies and laughed a bit at the obvious “staged” smell. Out of the nine homes I showed them, the “cookie house” was the one they purchased! It works! (By the way, do not leave burning candles to scent the house while you are away. It’s not safe and I will just blow them out when I arrive with buyers.)
 

Paint where necessary, remove wallpaper

If the walls are scuffed you need to paint. If the rooms are painted with dark colors, you need to paint. No getting around this one. It’s cheap and worth every penny of paint you purchase. Light, neutral colors, please.
 

Change the light bulbs, remove the heavy curtains

I am never surprised to notice how many people never change a burned-out light bulb. But replacing light bulbs adds light and lifts everyone’s mood. Warning: do NOT replace them with the eco-friendly yellow bulbs, not while you are selling your home. Those throw little light and can make a room look darker. Plus they take a few minutes to get completely bright once turned on. Buyers are not that patient. Pull down heavy drapes and clean the widows. “Light and bright” is the mantra you should get used to repeating!
 

Every house will have different specific needs. The above list is generic and applies to all. However, you should absolutely speak with a good local real estate agent to get some expert advice about any other possible improvements or repairs - before you spend a dime.
 

Tammy Benkwitt has been a real estate agent for 19 years and assists buyers and sellers in Westchester, Putnam and Dutchess counties. She can be reached at 914-714-2127 or email .

Posted by:  Tammy Benkwitt

In New York, attorneys play a critical role in the purchase or sale of real property. They are utilized by both buyers and sellers to make certain that ownership of the property is being transferred legally, and your rights are being protected under the law during the sales process. Therefore it’s important to shop around and choose an attorney so that when you locate your dream home, or find a buyer for a property you wish to sell, you have one ready to help you finalize the transaction. Here are some tips to assist you in your search for an attorney.

How do I find a real estate lawyer?

First, I would ask friends, family, and work associates who may have recently purchased or sold a property in that particular area. (If the property is located more than an hour away from the attorneys’ office I would pause before hiring. Find out if that attorney will charge additional time to travel to the closing. Also, a local lawyer may have specific knowledge of the community that may assist you in your transaction.) Your real estate agent will certainly know local attorneys. The local Bar Association or Chamber of Commerce should have a directory. Make it a point to call two or three lawyers and shop around.
 

What should I ask the lawyer when I call?

First, ask if real estate is his or her primary practice. Just like doctors who specialize in various types of medicine, lawyers often specialize in certain aspects of the law. You may have used a wonderful divorce attorney who championed you in the past. Ask yourself whether this is the same lawyer you should use when purchasing a new home. If that person will be tied up in court frequently and does not have a paralegal to assist, you may want to think about it. Ask how many real estate sales that attorney closed within the last twelve months.
 

Is there a paralegal or other staff available to handle situations if the attorney is in court or away from the office at a closing?

Even great real estate lawyers will be in meetings, at closings, or have professional obligations that won’t allow that person to come to the phone when you call. Paralegals or assistants can be invaluable resources and usually do much of the routine tasks anyway. You want the help when you need it. I find polite, friendly and efficient office staff to be an enormous plus.
 

How much do you charge? Is it a flat fee or based on some other formula?

Many lawyers I know who specialize in real estate charge a flat fee, but you should ask in advance. Fees vary.
 

What happens if the deal falls apart? How much will I owe you?

Unfortunately, buyers sometimes have difficulty getting a mortgage, or just get cold feet and you have to go back to the drawing board to find a new buyer. Find out in advance what your obligations will be to your attorney in the event your signed contract goes south.
 

May I call to ask you for advice in advance of the sale?

Some lawyers may ask you to sign a retainer agreement prior to investing his or her time to your sale. Many attorneys understand that people will have many questions throughout the process and will answer questions within reason prior to generating a contract. But you should ask this during the interview process so that there are no misunderstandings.
 

Are you a member of any local boards or associations or do you have any affiliations with local government?

Sometimes in addition to a full time real estate practice, attorneys can also hold positions in local government. That can prove to be an invaluable resource, or it can be a time-consuming job that pulls that person away from your transaction. It’s best to know in advance.
 

Have you ever appeared in court as the result of a real estate transaction that was in dispute?

Frankly, it’s a pretty rare occurrence. Most real estate sales and purchases go smoothly and whatever disputes arise are usually easily resolved. But it’s a good question to ask. You want to know how the person you are hiring to be on your side handles disputes and confrontation. (Do you hear the boxing gloves go on, or does a cooler head prevail?)
 

Do you own a title insurance company? Do you always use a certain title company?

Most buyers will use whichever title insurance company the attorney selects without considering possible cost savings. Ask whether or not specific competing quotes will be provided to you before title is ordered. Not all title companies charge the same amount. It’s worth it to check.

Do you use email?

Many more attorneys offices are using email which helps cut down on phone calls and misinformation. If this is important to you, ask.
 

How will you interact with my real estate agent?

Often agents have to be in contact with your lawyer to order a contract of sale, provide information about a repair that needs to be done, or a host of other reasons. It’s important that your agent not be a nuisance by prodding the lawyer all the time, and rather be a resource. Your agent can often assist the lawyer by running to town hall to pick up a document, hand delivering a contract, or being witness to the condition of a property (being the eyes and ears). Both parties should be working cooperatively to make sure your transaction runs as smoothly as possible.

Tammy Benkwitt has been a real estate agent for 19 years and assists buyers and sellers in Westchester, Putnam and Dutchess counties. She can be reached at 914-714-2127 or email .

Posted by:  Tammy Benkwitt

Right now many people are moving their collective psyche into holiday mode.  Am I making the pumpkin chiffon pie for Thanksgiving or is my sister making it again? Do I want to buy everyone gifts this year, or just the kids?  It’s the kind of mindset that can distract us. So we procrastinate on the tasks that can be most important and have longer lasting implications.

In the lower Hudson Valley, the spring real estate market is only about 3-4 months away. Typically it begins right after the Superbowl, as long as the weather holds. That gives buyers time to get their financial house in order.   Here are some steps home buyers can take right now to put themselves in the best negotiating position this spring:

• Watch your spending! It’s tempting to buy expensive gifts for the ones you love – the stores make it sooooo tempting!  Resist the urge to run up your credit card debt.  Hold off making large purchases such as cars until after you close on your new home.
• Pay down as much existing debt as you can.  Examine your bills carefully. Where you have loan balances, increase the amount of your regular payments – if even just a little.
• If you owe “official” paperwork to someone (i.e. a government entity) for something….get it done. 
• Sometimes buyers need someone to co-sign a loan, or to borrow or even gift them money.  If you think you may need financial help to buy a house, start talking to those folks now to see if this is an option. 
• Learn what to expect when you become a homeowner yourself.  Ask your friends and neighbors what they find most challenging and/or rewarding about maintaining a home.
• If school districts are important to you, start your research now.  Go to the district’s web site to read what services it has to offer. Avoid searching on third party web sites which often have incorrect data.  If you want the right answers, hear it from the “horse’s mouth.”   Make an appointment to visit to the school in person.
• Your mortgage professional is happy to speak with you today to help you plan ahead.  That person can run your credit report and give you invaluable advice about what you need to do in the coming months to be ready to buy. Make that call today!

Once your mortgage broker gives you an idea of how much of a home you can afford, start perusing websites to see what properties are available in your price range and in the town you wish to live.  Start searching for a buyer’s agent who can represent your best interests when looking for a home!

Tammy Benkwitt has been a real estate agent in New York for 19 years.  She currently serves the counties of Dutchess, Putnam and Northern Westchester.   Contact Tammy at 914-714-2127 or . 

Posted by:  Tammy Benkwitt