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

Before all the statistics about housing are reported on the news, the actual sales have to happen first. What real estate agents are experiencing right now will help impact how the world economy behaves in a few months. So every once in a while, I will post a “sneak peek.” Here’s what is actually happening in my business during the last few weeks. There is something about buyers in today’s real estate market that is giving me hope.

To put it in perspective, a little history first. Approximately between the years 2004-2006, buyers were demanding homes that had all bells and whistles - “McMansions” with granite counters, stainless appliances, wood floors and so on. That urgent desire for all the amenities drove buyers into purchasing homes they could not afford. Buyers did not consider what might happen when their adjustable mortgage rates came due. (The reason for the decline of the real estate market is a much longer story. I am focusing on buyer choices at the moment.) 

Recently, I have been hearing my clients sing a slightly different tune. While it is nice to have those extras, more buyers are poised to make purchase decisions based on what they can afford, and are willing to postpone upgrades to a time when they are more certain about their finances. Location, location, location first, Viking appliances later! Yes, buyers want a bargain, it’s their market and they know it. But common sense is back at the helm and it’s refreshing to hear!

The National Association of Realtors released a report on August 24, 2010 that explains the decline in housing sales in July 2010. Home sales (closed sales) declined as anticipated because many people took advantage of the home buyer credit which ended April 30 (buyers had to be in contract by 4/30/10 to qualify). In other words, people who might have otherwise purchased a home later in the year, closed on their homes in June in order to gain the tax credit. Lawrence Yun, Chief Economist for the National Association of Realtors, explains the findings in this televised interview.

Again, here is what I am experiencing today. Almost like the “good old days” when you bought a starter home, fixed it up over time, and had a solid, common sense plan for paying it off, buyers are indeed buying, but using more caution and care. The difference is that in those “good old days,” 30-year fixed interest rates were much higher (I remember 10% in 1990), and today’s rates are closer to 4.625%. There are still many financial options available to first time home buyers such as low interest SONYMA loans in New York State. If you want to stop paying a landlord and own your home, talk to a real estate and/or mortgage professional. Get all the facts, then decide what is best for you.

Tammy Benkwitt is a real estate agent and instructor who lives in Fishkill, New York. She can be reached at 914-714-2127.

Posted by:  Tammy Benkwitt

Last weekend, I was showing properties to everyone’s perfect buyer: pre-approved for a mortgage (1), renting a home (2), and can move anytime (3)! The “triple crown” of buyers! I spent about 30 minutes placing calls to the various agencies setting up appointments, only to find one required 48 hour notice. The company that sets up the showings refused to call the seller to ask if it was alright to show the house. I persisted and called the listing agent directly who was able to get us in the door. I had almost given up. What was that seller thinking demanding 48 hour notice?

In 2002, a sellers’ market, I moved my family from Peekskill to Fishkill, both small towns located in New York. I sold my condo in about three weeks. Even during that short time, always cleaning the unit, and then having to leave with our 100-pound Labrador retriever for showings was stressful to say the least. So I am indeed empathetic when sellers ask for some notice when buyers want to view their house.

Sellers are in rough seas in 2010. Most agents truly understand what is involved in placing your property on the market and having total strangers walking through your bedrooms when you are not there. We all know there are times when you or the kids may be sick and the house cannot be shown. When it takes months to sell a house, being flexible and having the patience of a saint is essential. You will be rewarded with a faster sale and, possibly, a better price.

Posted by:  Tammy Benkwitt