I’ve been to court 4 times in the last month seeking the court’s approval on foreclosure sales.  All but one had multiple bids!

Balanced Real Estate Market?

Last year most of the foreclosure sales I attended did not have multiple bids. Having more than one bid usually means the price is going up. In the last 3 sales recently the prices were bumped up on multiple bids an average of $17,000 each!  The higher prices help to maintain prices in any given strata complex or neighborhood. This is of course good for homeowners in the area.

More Kelowna Foreclosures coming?

Last year at this time we hovered at just over 100 court ordered sales. Today there are 153.  The prediction is that there are more coming as those folks who need to sell and have been waiting for the market to change are finally faced with the fact that things aren’t changing drastically any time soon.

Foreclosure information

With 25 years Kelowna real estate experience and having handled a large number of court ordered sales and/or foreclosures I’m able to answer all you questions surrounding this process. A foreclosure or court ordered sale is much different than a regular arms length transaction.  Call Paige Guernsey, an experienced Kelowna real estate agent, direct at 250-862-6464 for more information.

Talk to you soon…

Paige

HOW TO BUY A FORECLOSURE

There are many misconceptions in the buying public regarding a foreclosure.  Most think you can get a price on a house that’s far below market value. Not always so.

4 MAJOR STEPS

1) Know what you’re getting into

2) Getting your offer accepted

3) Court Acceptance

4) Possession

KNOW WHAT YOUR GETTING INTO

The Bank of Canada requires that foreclosing banks attempt to get the most amount of money for each property. This involves appraisals and real estate agents with market evaluations.  Homes that are well kept and/or vacant will usually receive a value close to the other homes in the neighborhood. If the home is in poor condition, this too will be reflected in “market value”.  I can help you determine what the best market value for any given property is, regardless if it’s a foreclosure or not.

Buying a foreclosure involves a Contract of Purchase and Sale and a Schedule A. The Schedule A spells out that the property is being purchased “as is where is” and that the bank does not make any representations or warranties about the house.  This paperwork is very different than a regular arms length transaction in what we’ll call a “normal” transaction between a buyer and a seller.   You should read it carefully and have a very clear picture of what “as is where is” means.

GETTING YOUR OFFER ACCEPTED

Working with a bank on offers usually takes quite a bit longer than working with a seller who’s looking to sell the home they are living in. Consider there may be a time difference and different levels of management the paperwork has to go through before any type of acceptance or counter offer is made.  Also, banks are generally closed on the weekends.  Banks generally get “low ball” offers and most often there is a lot of negotiating back and forth before price and terms are met that are mutually agreeable.  They don’t like to see a lot of “subjects” but it is possible to get an offer accepted with some subjects.  Any offer made to a bank on a piece of real estate has to also be “subject to court approval”.  This is because the court has the final say if an offer is accepted.

After your offer is accepted, and your subjects are removed, it’s filed at the appropriate law court and becomes public knowledge.  Most Kelowna foreclosures happen at the Kelowna Law Courts, but sometimes they’re in Kamloops or Vancouver. A court date is set after this step, and is most often about 2-5 weeks after the filing.

COURT ACCEPTANCE

On the day of court, I would HIGHLY recommend that you attend with your realtor.  Often other buyers will attend court with a sealed bid to present to the presiding Master.  These buyers will also have taken the time to check the court filing to find out the accepted offer price and usually their offer price will be higher.  This means that there are “competing bids” and if you’re wishing to be the successful bidder then you will have an opportunity to change your original offer.

The Master has the final say on which bid to accept and not only will be looking for the best offer price, but a sizeable deposit made by way of certified cheque or bank draft attached to the offer.  For possession, a successful bidders Contract of Purchase and Sale will usually read a certain number of days after court approval. For instance, it’s advisable to put “10 BUSINESS DAYS AFTER COURT APPROVAL” on the contract for Completion, Possession, and Adjustment dates.  This allows for regular banking hours and weekends.

POSSESSION

After all that, moving day is here!  Earlier we talked about the Schedule A and that there are no representations or warranties made by the bank.  Although moving in on possession dates usually go smoothly and hold no surprises, it’s imperative to understand that there is the possibility that the house won’t look the same as when you viewed it last. Occasionally disgruntled homeowners may do damage on moving out or take unexpected things like kitchen cabinets!

With so many details surrounding foreclosures, it’s critical to work with someone who knows the process.  If you’re considering purchasing a Kelowna real estate foreclosure, call Paige Guernsey direct at 250-862-6464. With many years experience around foreclosures and court ordered sales I can help you navigate the sometimes bumpty waters to a successful conclusion!  If you’d like a list of current homes for sale in Kelowna that are under foreclosure, send me an email at paige@kelownahome.com.

Talk to you soon…

Paige

Happy Halloween!

There are a few homes in Kelowna that have some scary history behind them.  A seller is not required anymore to disclose these stigma’s, like murder or suicide, to the buyer. Some buyers care and some don’t.

I rented a house not too long ago while we were building and there was definately some spooky things that happened there.  Lights coming on in the middle of the night, apparitions moving around at night that were clearly visible, smoke alarms going for no reason.  If you believe in ghosts, I’d have to say this “ghost” was friendly and had a sense of humor. My family was all aware of it being around but never had any fear.  Here’s a list of 11 ways to “GhostProof” your house.

Need help selling your haunted house? Call Paige Guernsey direct at 250-862-6464 and get her 25 years experience selling real estate working for you.

Happy Halloween and talk to you soon…

Paige

HAS IT HAPPENED TO YOU?

Every now and then I do something so silly and every now and then someone, in this case, hears me doing that silly something!

My daughter loves to sing and I decided I would support her and start singing too (FYI… I’m a very bad singer). We sing in the car with the windows down and when we’re on the highway we sing quite a bit louder! Yesterday someone called me while I was singing AND driving on the highway. I didn’t realize I pressed the answer button on the steering wheel and that person listened to me sing. Incredibly, for about 2 minutes! Completely embarrassed I called them back when I realized what happened. Kinda’ wierd they didn’t answer the phone!

If you’re looking for a real estate investment or a place to call home in Kelowna, and like to laugh, call Paige Guernsey at 250-862-6464

Talk to you soon…

Paige

With real estate prices and interest rates being low, coupled with the fact there are some great deals to be had in the condo market with a flood of inventory, more and more people are looking at real estate to bolster their financial portfolio.

Consider this, you take a mortgage out on a newer 2 bedroom condo that you can rent, factoring in property tax, payments on this are approximately $850.  Turn around and rent this unit out for $900-$950 a month and you’ve got a money-maker.  Interest on this loan is deductible as are any expenses to maintain the property.  I used 30% that came from a Line of Credit and a conventional mortgage of $110,000, making this a 100% financing scenario. If you have cash to put down, your payments would be substantially less.  We all know the real estate market in Kelowna will go up again. Wouldn’t it be nice to have someone pay off a loan for something you bought today for $165,000 that in 5 years time is worth $200,000?

I know that all sounds so simple, but if you are considering a Kelowna real estate investment, call Paige Guernsey on her direct line at 250-862-6464 for some useful information that can provide for your future!

Talk to you soon…

Paige

If you’re thinking of selling your home in the near future, investing in a few well-conceived improvements could pay you big dividends in terms of improving your resale value The big question is: where to spend your money? Whether you’re selling in the near future or at some later date, your first consideration should be the value you place on the improvements while you’re continuing to live in the home. After taking that into consideration, there are several guidelines that can help you achieve the best return on your investment.

Kitchen renovation tips, all for under $1,500

The kitchen is normally the focal point of any house.  It’s the high point of virtually every potential buyer’s walk-through – male and female alike.  As such, improvements to this area are almost always a worthwhile investment.  Here’s a great video on a cost effective cabinet upgrade for as little as $1,500!

Cabinet upgrade

As a general rule, the more visible an improvement is, the better your chances for a good return on your investment.  For example, mentioning you have a new water heater or plumbing upgrade won’t have the powerful visual impact of a new kitchen counter top or tile backsplash — even though they may cost the same.  Refacing your existing kitchen cabinets is a lower cost option than replacing all your cabinetry.  If you’re thinking of a major kitchen renovation, focus your energy – and your budget – on creating new work surfaces and improving function or traffic flow, rather than simply focusing on adding more floor space.  Here’s a great video on updating counter space for under $1,500.

Counter-top upgrade

For the more budget conscious, a fresh coat of paint is one of the least expensive improvements that can create a favourable first, and lasting impression on buyers.  In fact, dollar for dollar, a fresh coat of paint often delivers one of the best returns on your investment.  Painting your kitchen  and simply replacing your handles with updated hardware can revitalize the entire look of your kitchen and strengthen its visual appeal. Remember when choosing your colours that light colours can make a room appear larger, and neutral shades will be most appealing to the greatest number of potential buyers.  Another optical effect that will help create the illusion of more space is to install new flooring or backsplash tiles on the diagonal to draw the eye up and away on the longest line possible. All for under $1,500…

Upgrade paint and wall finishings

A new tap, and possibly even a new kitchen sink are also very affordable options to give your kitchen a quick and affordable ‘facelift’.

Lighting is also a very affordable way to improve the look and the function of your kitchen space.  For a very minimal investment, the new halogen light fixtures can illuminate your workspace while adding ambiance to your kitchen.   Small under the cabinet halogen pot lights take up little space, and can add a modern flair.

Lighting upgrade

If you’re not sure what’s worth doing or where to start, call Paige Guernsey direct at 250-862-6464. A great source of information, I can tell you what improvements will show well to prospective buyers in the future.

Talk to you soon…

Paige

Everyone wants to save money!

The trick is knowing how to do it.  Most people are under the impression that buying a property that’s in foreclosure is going to save them a lot of money… not necessarily so.  For a purchaser, buying a foreclosure is quite different than buying a home through a normal arm’s length transaction.  First of all, an accepted offer is what triggers a court date. If that offer happens to be yours, then any subsequent buyers wanting to bid on the home can attend the courthouse, find out what the original offer is (I know that sounds strange, but it’s public infomation), and show up on the court date with a higher offer in a sealed envelope.  Secondly, there is no Property Disclosure Statement but rather a Schedule A from the bank or lender saying they don’t make any warranties on the property. It’s really very important to every buyer considering a foreclosure that they not only work with a realtor experienced around this process, but that complete a thorough fact finding mission about the home, property, and neighborhood.

Knowing your way around the foreclosure process.

There are so many small details surrounding the foreclosure or court ordered sales.  This article is an example of things that can go wrong. If you’re wondering about this possible money saving route, please call Paige Guernsey direct at 250-862-6464. I’ve been involved in several foreclosures and can help you navigate the waters successfully.

Talk to you soon…

Paige

Recently a full side by side duplex sold on Highland Avenue in the Glenmore neighborhood of Kelowna.  I analysed this property for investors and found there was potential to make a profit. The profit would involve renovating, stratifying, and selling each side separately. Check this video out and see how we did it.

If you’re wondering about investing in Kelowna real estate, call Paige Guernsey, an experienced Kelowna realtor for 24 years on my direct line at 250-862-6464.

Talk to you soon…

Paige

Coldwell Banker Horizon Realty’s managing broker, Susan Tough,  has written a new blog. She’s a natural at it, and she’s called it “Across the TOUGH Desk“.  In it she answers all kinds of questions buyers and sellers have before, during, and after a sales transaction. One of her blogs deals with the simple question “Can I sign for my spouse?”. A tougher question, (no pun intended!) is addressed in another blog post titled “When is it a good time to use a Fee Agreement?”  This blog promises to be a winner. Watch for it in the future and learn all kinds of things about Kelowna real estate.

If you have a question about buying or selling a home in Kelowna that you’d like answered, call me, Kelowna real estate agent, Paige Guernsey direct at 250-862-6464.

Talk to you soon…

Paige

CMHC has some great predictions for our housing market through 2011 and 2012.  Could CMHC be right?

The report released yesterday, suggests that mls sales are expected to increase later this year due to low interest rates and strong price competition.  Also predicted is the demand for new housing to increase due to our strengthening economy. Now if we could just get our actual monthly stats to match up with these predictions! Sales will sadly be down again  for May when the Okanagan Mainline Real Estate Board stats come next week. Bring on the sunshine!

Talk to you soon…

Paige