H***a
发帖数: 506 | 1 seller把property转给auction公司一下子让买房的过程变的复杂化，风险加大不少。
首先是没有任何contengincy，虽然一般reo property是卖as is，但还是有inspection
contengincy让买家有个退路。另外虽然我们不是很担心贷款，但毕竟这是vacation
home，不是primary residence，我们又刚买房子一年多，还欠一屁股债，这个年头谁
知道会出什么麻烦。再有earnest money也涨到2500刀。seller agent也有些shock，因
为这样房子更难卖了，他的佣金更难拿了。不过，和他探讨以后，他愿意让我们先作
inspection，然后再决定是不是签这个合同。另外seller agent暗示给我发
preapproval的那个贷款公司他信不过，以前好象closing时候有把事搞砸的情况，强烈
建议我从wells fargo等大一点，可靠一些的银行作贷款。本来我也是这样打算的。接
下来的几天网上找了一个当地的对loghome还算熟悉的inspector，价格也还公道，作了
inspection,同时跟wells |
h*******y
发帖数: 360 | 2 Big Cong!
请问你说的reo和forclosure是一回事吗? |
T*********e
发帖数: 9208 | 3 u never know if reo or short sale or even a regular sale has title problem.
that's why you buy title insurance.
there is no diff for title problem between reo and short sale or even regula
r sale. as long as you have a title insurance, title company is gonna check
it for you, and insure it for you, then they are same.
Auction is a little different if no title insurance is bought due to title p
roblem.
Don't tell me you didn't buy title insurance.
inspection
【在 H***a 的大作中提到】
: seller把property转给auction公司一下子让买房的过程变的复杂化，风险加大不少。
: 首先是没有任何contengincy，虽然一般reo property是卖as is，但还是有inspection
: contengincy让买家有个退路。另外虽然我们不是很担心贷款，但毕竟这是vacation
: home，不是primary residence，我们又刚买房子一年多，还欠一屁股债，这个年头谁
: 知道会出什么麻烦。再有earnest money也涨到2500刀。seller agent也有些shock，因
: 为这样房子更难卖了，他的佣金更难拿了。不过，和他探讨以后，他愿意让我们先作
: inspection，然后再决定是不是签这个合同。另外seller agent暗示给我发
: preapproval的那个贷款公司他信不过，以前好象closing时候有把事搞砸的情况，强烈
: 建议我从wells fargo等大一点，可靠一些的银行作贷款。本来我也是这样打算的。接
: 下来的几天网上找了一个当地的对loghome还算熟悉的inspector，价格也还公道，作了
|
l****g
发帖数: 304 | 4 Thanks for the experience. |
n*******9
发帖数: 3244 | 5 lz doesn't sound like having a owners' title insurance. they have to have
one for their lender though. by the way, don't even bother to ask listing
agent to be your selling agent. Agents who list REOs don't have time for you
. They all have hand full of REOs and busy as hell. if you don't believe me,
try call one and ask him to show a property for you.
.
regula
check
p
【在 T*********e 的大作中提到】
: u never know if reo or short sale or even a regular sale has title problem.
: that's why you buy title insurance.
: there is no diff for title problem between reo and short sale or even regula
: r sale. as long as you have a title insurance, title company is gonna check
: it for you, and insure it for you, then they are same.
: Auction is a little different if no title insurance is bought due to title p
: roblem.
: Don't tell me you didn't buy title insurance.
:
: inspection
|
P******e
发帖数: 1325 | |
T*********e
发帖数: 9208 | 7 不一定，不过一般会安排他们自己公司小伙计给你办差
you
me,
【在 n*******9 的大作中提到】
: lz doesn't sound like having a owners' title insurance. they have to have
: one for their lender though. by the way, don't even bother to ask listing
: agent to be your selling agent. Agents who list REOs don't have time for you
: . They all have hand full of REOs and busy as hell. if you don't believe me,
: try call one and ask him to show a property for you.
:
: .
: regula
: check
: p
|
H***a
发帖数: 506 | 8 I never said there never would be a title problem for a REO property, only
said REO normally has clear titles. You'll find tons of ariticles about the
difference between REO and Short Sales as far as title lien, below are just
a couple
http://ezinearticles.com/?Buying-REO-Homes---The-Pros-And-Cons&id=1029105
http://www.articlesbase.com/real-estate-articles/foreclosure-investing-the-pros-and-cons-of-investing-in-foreclosures-317974.html
Of course, we had to buy title insurance for the loan compan
【在 T*********e 的大作中提到】
: u never know if reo or short sale or even a regular sale has title problem.
: that's why you buy title insurance.
: there is no diff for title problem between reo and short sale or even regula
: r sale. as long as you have a title insurance, title company is gonna check
: it for you, and insure it for you, then they are same.
: Auction is a little different if no title insurance is bought due to title p
: roblem.
: Don't tell me you didn't buy title insurance.
:
: inspection
|
H***a
发帖数: 506 | 9 Thanks. Foreclosure is a generic term, REO is one type of foreclosures, or
sort of already foreclosured situation. Short sale is like pre foreclosure.
【在 h*******y 的大作中提到】
: Big Cong!
: 请问你说的reo和forclosure是一回事吗?
|
r*****n
发帖数: 98 | 10 do you plan to rent out?
where do you find these foreclosure listing? i am interested in vacation
home in smoky mountain.
thanks! |
|
|
H***a
发帖数: 506 | 11 Yes, we do have the owner title insurance, paid by the seller Citi mortgage.
And, it is not true that listing agent doesn't have time for buyers. It
depends. The one we worked with IS the listing agent for Citi mortgage on
this particular property and other properties, and they only sell REO
properties. They worked like regular seller agents and always willing to
answer my questions. It is true they are extremely busy but if they don't
work with buyers to get the property sold, where they make t
【在 n*******9 的大作中提到】
: lz doesn't sound like having a owners' title insurance. they have to have
: one for their lender though. by the way, don't even bother to ask listing
: agent to be your selling agent. Agents who list REOs don't have time for you
: . They all have hand full of REOs and busy as hell. if you don't believe me,
: try call one and ask him to show a property for you.
:
: .
: regula
: check
: p
|
H***a
发帖数: 506 | 12 Yes, we do plan to rent it out after the repair is done. I just put in like
"foreclosure cabins in great smoky mountains" and googled. Here are a couple
of websites that seem to be updated often
http://www.wearsvalleyhomes.com/foreclosures/main.php
http://www.smoky-mountain-properties.com/foreclosures.htm
Good luck to find the dream vacation home!
【在 r*****n 的大作中提到】
: do you plan to rent out?
: where do you find these foreclosure listing? i am interested in vacation
: home in smoky mountain.
: thanks!
|
T*********e
发帖数: 9208 | 13 seems u really don't know a.
do you know somebody a relative to previous previous owner could claim they
own a portion of the house many years later?
do you know some contractor could put a lien on the property a few years lat
er. No one would know those issues until they surface.
what you are talking about are existing ones that can be detected by a caref
ul title check.
the
just
【在 H***a 的大作中提到】
: I never said there never would be a title problem for a REO property, only
: said REO normally has clear titles. You'll find tons of ariticles about the
: difference between REO and Short Sales as far as title lien, below are just
: a couple
: http://ezinearticles.com/?Buying-REO-Homes---The-Pros-And-Cons&id=1029105
: http://www.articlesbase.com/real-estate-articles/foreclosure-investing-the-pros-and-cons-of-investing-in-foreclosures-317974.html
: Of course, we had to buy title insurance for the loan compan
|
T*********e
发帖数: 9208 | 14 did these two articles even talk about differences between reo and short
sale?
and I think both of they are just bluffing on reo, which can be a nightmare
in a lot of times.
the
just
【在 H***a 的大作中提到】
: I never said there never would be a title problem for a REO property, only
: said REO normally has clear titles. You'll find tons of ariticles about the
: difference between REO and Short Sales as far as title lien, below are just
: a couple
: http://ezinearticles.com/?Buying-REO-Homes---The-Pros-And-Cons&id=1029105
: http://www.articlesbase.com/real-estate-articles/foreclosure-investing-the-pros-and-cons-of-investing-in-foreclosures-317974.html
: Of course, we had to buy title insurance for the loan compan
|
H***a
发帖数: 506 | 15 I am not going to argue with you on this any more as you seem know
everything. Again, I never said there will never be a title problem on an
REO property, only said REO normally has clear title, which means exactly
like you said the existing title problems could be detected and lien be
removed during the process that Bank become the owner. As far as "never
knows", that is exactly why it is called "never knows" because nobody will
know until it happens. That's why there is such a thing called tit
【在 T*********e 的大作中提到】
: seems u really don't know a.
: do you know somebody a relative to previous previous owner could claim they
: own a portion of the house many years later?
: do you know some contractor could put a lien on the property a few years lat
: er. No one would know those issues until they surface.
: what you are talking about are existing ones that can be detected by a caref
: ul title check.
:
: the
: just
|
n*******9
发帖数: 3244 | 16 for your case the listing agent worked for you that's because he isn't buy
enough. if you are in a major city like the one I'm in now, REO listing
agents will not even answer their phone. all you can get is a answer machine
. that's how busy they are now.
mortgage.
【在 H***a 的大作中提到】
: Yes, we do plan to rent it out after the repair is done. I just put in like
: "foreclosure cabins in great smoky mountains" and googled. Here are a couple
: of websites that seem to be updated often
: http://www.wearsvalleyhomes.com/foreclosures/main.php
: http://www.smoky-mountain-properties.com/foreclosures.htm
: Good luck to find the dream vacation home!
|
T*********e
发帖数: 9208 | 17 You are simply wrong at this point. REO is not better in title than short sa
le. I pointed it out because you listed it as one of your experience.
REO's title is as clean or complicated as short sale or even a regular sale.
you just have no way to know it before a title company check it out.
some
【在 H***a 的大作中提到】
: I am not going to argue with you on this any more as you seem know
: everything. Again, I never said there will never be a title problem on an
: REO property, only said REO normally has clear title, which means exactly
: like you said the existing title problems could be detected and lien be
: removed during the process that Bank become the owner. As far as "never
: knows", that is exactly why it is called "never knows" because nobody will
: know until it happens. That's why there is such a thing called tit
|
H***a
发帖数: 506 | 18 That's why I said "it depends". Nobody should assume that REO listing
agent doesn't answer phone calls or too busy to work with buyers, it's
different case by case. That's the statement I saw in a lot of places and
my own experience proved it was not true.
buy
machine
【在 n*******9 的大作中提到】
: for your case the listing agent worked for you that's because he isn't buy
: enough. if you are in a major city like the one I'm in now, REO listing
: agents will not even answer their phone. all you can get is a answer machine
: . that's how busy they are now.
:
: mortgage.
|
H***a
发帖数: 506 | 19 Please do more research on the Internet.
http://compassrealtyflblog.com/2009/08/15/reo-vs-short-sale-whats-the-
difference/
I don't think everybody who wrote articles for the difference between
short sale and REOs are dummies and try to just bluff REOs like you
described. The stage where Short Sales and REOs are in the foreclosure
process determines that there are less likely liens claimed on REOs such
as unpaid HOA, utilities, property tax etc than on short sale properties
after closing.....
As
【在 T*********e 的大作中提到】
: You are simply wrong at this point. REO is not better in title than short sa
: le. I pointed it out because you listed it as one of your experience.
: REO's title is as clean or complicated as short sale or even a regular sale.
: you just have no way to know it before a title company check it out.
:
: some
|
T*********e
发帖数: 9208 | 20 扯把,reo和short sale在交易前，你说的这些lien都要clear,否则根本无法成交。你找
一个short sale close了才发现还有hoa/utilities/property tax的，这些问题title
company都会在close之前解决否则都是他们的责任。银行也不可能给你贷款。
你简直一点概念都没有，还买了两个房子了。
【在 H***a 的大作中提到】
: Please do more research on the Internet.
: http://compassrealtyflblog.com/2009/08/15/reo-vs-short-sale-whats-the-
: difference/
: I don't think everybody who wrote articles for the difference between
: short sale and REOs are dummies and try to just bluff REOs like you
: described. The stage where Short Sales and REOs are in the foreclosure
: process determines that there are less likely liens claimed on REOs such
: as unpaid HOA, utilities, property tax etc than on short sale properties
: after closing.....
: As
|
|
|
H***a
发帖数: 506 | 21 I did have a typo, meant "before closing", not "after closing". What I
was trying to say is because of the potential lien claims, it took much
longer time and more complicated to get the short sale property as any
party who has lien on the property can become a problem to break/holdup
the deal even bank approved the short sale. For REOs, buyers don't need
to worry about the liens held by other parties as Bank cleared all those
BEFORE they put the property on market for sale. That's the "clean
ti
【在 T*********e 的大作中提到】
: 扯把,reo和short sale在交易前，你说的这些lien都要clear,否则根本无法成交。你找
: 一个short sale close了才发现还有hoa/utilities/property tax的，这些问题title
: company都会在close之前解决否则都是他们的责任。银行也不可能给你贷款。
: 你简直一点概念都没有，还买了两个房子了。
|
T*********e
发帖数: 9208 | 22 你就是凭空想象，谁说银行在close前会主动付所有账单？银行拖起来比谁都厉害。你的
话还给你自己吧，自己不懂就要谦虚点。你一边说自己不是professional, 一边直着脖
子说自己就是对就是对；一方面说是你自己的typo,一方面又说我偷换概念，哈哈，笑死
人了
告诉你，short sale比reo麻烦的就是需要三方同意，甚至是四方，而不是两方。其他的
reo的比short sale还麻烦，你那个房子都已经winterize乐，heating也没有检查把，s
hort sale至少还有人住, utility都有，都可以检查。祝你好运把，单heating换起来就
要上万了
【在 H***a 的大作中提到】
: I did have a typo, meant "before closing", not "after closing". What I
: was trying to say is because of the potential lien claims, it took much
: longer time and more complicated to get the short sale property as any
: party who has lien on the property can become a problem to break/holdup
: the deal even bank approved the short sale. For REOs, buyers don't need
: to worry about the liens held by other parties as Bank cleared all those
: BEFORE they put the property on market for sale. That's the "clean
: ti
|
P*****u
发帖数: 36 | 23 虽然自己根本没有买investment property的打算，读了楼主的帖子觉得挺长见识。先
谢过。
个人的experience和自己做的research，程度深浅都不同，楼主用心来跟大家分享很多
细节，有“专家”也许觉得有些观点不当，但我没有觉得有mislead读者的意图。有人
读完了尽忙着用挑衅的语气挑刺，让人有点看不下去了。 |
d***y
发帖数: 634 | 24 REO并不能保证TITLE是CLEAN的，但是你的贷款银行一定会要求在
CLOSE之前把所有的LIEN都解决，加上买家提供的TITLE INSURANCE，基本上
问题不大。
如果你用现金买的话，你就要小心了。REO的房子是有可能有LIEN的。
这时候你可以和银行再讲价，或者要求银行解决所有的LIEN，银行通常会选给钱了事。
你能处理的好的话，LIEN是能帮你赚钱的，尤其是这种REO的。
【在 H***a 的大作中提到】
: I did have a typo, meant "before closing", not "after closing". What I
: was trying to say is because of the potential lien claims, it took much
: longer time and more complicated to get the short sale property as any
: party who has lien on the property can become a problem to break/holdup
: the deal even bank approved the short sale. For REOs, buyers don't need
: to worry about the liens held by other parties as Bank cleared all those
: BEFORE they put the property on market for sale. That's the "clean
: ti
|
c********h
发帖数: 7827 | 25 lz写得挺好干嘛非得抓住一点不依不饶的?
看看你们俩说的也是大同小异
你的
笑死
他的
，s
来就
【在 T*********e 的大作中提到】
: 你就是凭空想象，谁说银行在close前会主动付所有账单？银行拖起来比谁都厉害。你的
: 话还给你自己吧，自己不懂就要谦虚点。你一边说自己不是professional, 一边直着脖
: 子说自己就是对就是对；一方面说是你自己的typo,一方面又说我偷换概念，哈哈，笑死
: 人了
: 告诉你，short sale比reo麻烦的就是需要三方同意，甚至是四方，而不是两方。其他的
: reo的比short sale还麻烦，你那个房子都已经winterize乐，heating也没有检查把，s
: hort sale至少还有人住, utility都有，都可以检查。祝你好运把，单heating换起来就
: 要上万了
|
n**********b
发帖数: 253 | 26 thank you for sharing the story. |
H***a
发帖数: 506 | 27 本来已经不想跟你这样不懂得尊重别人的人纠缠，看你有点“挑衅”的样子，尤其是总
想误导来这里读帖子的人，就再跟你费点口舌。你的assumption很多，而且不好好读别
人的帖子还要鸡蛋里挑骨头，希望你没有因此在为人出事上出过问题。
首先，欧帖子里从来没有说过reo property银行会“主动”把所有费用付清，这是你
make的第一个assumption。但是正常的程序卖reo和卖一般房子一样，欠费在close前要
由seller付清或者close时settle，如果有没有付清的buyer又不知情的，无论reo或者
一般的房子都是可能发生的，根本不是欧要在这里说的问题，因为这和是不是reo没有
直接的因果关系。
其次，欧所讲的reo的clean title根本和你所说的某人的侄子的侄子某天跑来claim
lien是完全两码事，你非得要扯到一起，ms自己什么都懂。欧已经说过这个reo的pros
是欧自己看来的，很多real estate的文章都谈到这一点，你就说人家那都是胡扯，都
是为了吹捧reo，真是可笑到极点。实事上，人家的文章讲的很清楚：
http://ezinearticles.c
【在 T*********e 的大作中提到】
: 你就是凭空想象，谁说银行在close前会主动付所有账单？银行拖起来比谁都厉害。你的
: 话还给你自己吧，自己不懂就要谦虚点。你一边说自己不是professional, 一边直着脖
: 子说自己就是对就是对；一方面说是你自己的typo,一方面又说我偷换概念，哈哈，笑死
: 人了
: 告诉你，short sale比reo麻烦的就是需要三方同意，甚至是四方，而不是两方。其他的
: reo的比short sale还麻烦，你那个房子都已经winterize乐，heating也没有检查把，s
: hort sale至少还有人住, utility都有，都可以检查。祝你好运把，单heating换起来就
: 要上万了
|
R*****8
发帖数: 7056 | 28 严重警告！不许欺负mm,不然我找你算账哈
罚你300个包子，哼
你的
笑死
他的
，s
来就
【在 T*********e 的大作中提到】
: 你就是凭空想象，谁说银行在close前会主动付所有账单？银行拖起来比谁都厉害。你的
: 话还给你自己吧，自己不懂就要谦虚点。你一边说自己不是professional, 一边直着脖
: 子说自己就是对就是对；一方面说是你自己的typo,一方面又说我偷换概念，哈哈，笑死
: 人了
: 告诉你，short sale比reo麻烦的就是需要三方同意，甚至是四方，而不是两方。其他的
: reo的比short sale还麻烦，你那个房子都已经winterize乐，heating也没有检查把，s
: hort sale至少还有人住, utility都有，都可以检查。祝你好运把，单heating换起来就
: 要上万了
|
