- 1 CREATIVE FINANCING OVERVIEW
- 1.1 Anti-vaxxer want informed consent and liberty
- 1.2 New York Times – Another Industry Captured Corporation – 5G Must Be Good Because Evil RT Warns It Is Unsafe
- 1.3 Tetanus Vaccine – TDaP – No Proof Of Safety
- 1.4 I just don*t thing being an adult is gona work for me
- 1.5 Sign In
- 1.6 Co-Broker Buyer Broker Agreement
- 1.7 JR-Deal-NewZ-2-8-2019
- 1.8 Home Renovation Can Cost A Lot
- 1.9 Funny Mockery of Ineffective Government – From An Opponent of Single Payer
- 1.10 IRS Provides Clear Test on How 20% Deduction Applies to Rental Income, Exchanges
- 1.11 Real Estate Calculations Every Investor Should Memorize
- 1.12 An additional inspection can cut short the time for the original inspection
- 1.13 Ten Mistakes Investors Should Avoid
- 1.14 How to Make Earnest Money Non-Refundable
- 1.15 4 Different Types of LLCs and the Ways They Pay Taxes
- 1.16 Why I Walked Away from a 118-Door Apartment, 10 Essential Real Estate Team Members & What to Do When Your Tenant Gives Notice
- 1.17 Helping Other Brokers
- 1.18 Home Inspection Questions
- 1.19 Seller-Financing Restrictions Under The Dodd-Frank Act – Barnes Wallace
- 1.20 Door Knocking to Find Real Estate Sellers
- 1.21 Radio – 9-16-2018 8 PM Eliminating Traffic Congestion 9 PM Buying Real Estate in Partnership – James Robert Deal – Attorney Broker
- 1.22 How To Choose A Domain Name – by Saul Klein
- 1.23 Mistakes Sellers Make
- 1.24 Buy Real Estate In Partnership
- 1.25 Small 5G Cell Towers in Neighborhoods Reduce Property Values
- 1.26 15605 Cascadian Way Bothell WA
- 1.27 Cell Towers Reduce Property Values
- 1.28 Reciprocal Easements by Prescription
- 1.29 There may be a short statute of limitations on your credit card debt
- 1.30 The Downside of Smart Homes
- 1.31 Cancelling, Restructuring, Extending, Deferring, Rehabilitating, Consolidating Student Loans
- 1.32 Where Americans Move To – Where they Moved From
- 1.33 Selling FSBO Can Cost Sellers A Lot Of Money
- 1.34 Renew the National Flood Insurance Program (NFIP)
- 1.35 Underwater Properties – Due to Climate Change
- 1.36 18809 65th Place W Lynnwood
- 1.37 Co-Brokerage Listing Addendum
- 1.38 Call A Real Estate Attorney BEFORE You Buy or Sell
- 1.39 How Much Is Your House Worth?
- 1.40 JRDeal-NewZ-12-13-17 CDC Manipulated Results Anthrax Vaccine Sickens Soldiers
- 1.41 Puget Sound Market Prices Up
- 1.42 Questions To Ask Before You Buy A Home
- 1.43 Prince Did Not Have A Will – Do You?
- 1.44 The Foreclosure Train Rolls On
- 1.45 Dodd Frank and Seller Financing
- 1.46 Buy This Book – Chain of Title
- 1.47 You Need A Lawyer When Doing A Modification
- 1.48 Mortgage Modification Successes
- 1.49 For Sale By Owner
- 1.50 Banks Losing Right to Require Arbitration
CREATIVE FINANCING OVERVIEW
In 2008 it became difficult to get financing. In the last few years, lending standards have been relaxed, but it is still harder to get financing than it was before 2008. The FHA loan is sometimes the best and only option for those with less than perfect credit and less than huge income.
A possible solution is not to get new financing at all, instead to get the seller to carry a balance.
If the seller owns the property free and clear, the process is a lot easier.
If the seller owes a balance to an existing lender, that financing is called and assumption or wrap-around.
You can do a lease-option or a lease with commitment to purchase, which are almost always unrecorded. You could do a deed of trust back to the seller, which may be a wrap-around deed of trust transaction, and these are generally recorded but they do not have to be recorded.
I must stop here and say that anyone buying or selling creatively should consult with legal counsel. It is not for everyone.
Bear in mind that you must comply with Dodd Frank restrictions on seller financing. These restrictions apply whether the deal is a recorded wrap-around deal or an unrecorded lease option deal. To be on the safe side, consult with an attorney who has studied Dodd Frank and a mortgage broker.
in 1980, when interest rates were the highest ever. Vietnam War deficit financing had pumped up the economy. Nixon had taken the country off the gold standard in 1971. The price of oil had gone through the roof. There was inflation at 13.5% per year and recession at the same time. It was called “stagflation.” Paul Volker took a sledge hammer to the economy, raising interest rates to the point where Jimmy Carter lost the election and home mortgage rates were in the teens.
People wanted to sell their homes, but buyers either could not qualify for mortgages at such high interest rates or were not willing to do so. Millions of sellers had old 3%, 4%, and 5% mortgages, and inventive real estate agents and lawyers figured out ways for buyers to assume sellers’ mortgages formally or informally. In some cases the mortgages had due-on-sale clauses in Paragraph 17 (renumbered today to Paragraph 18). A due-on-sale clause says that if the seller sells the property the bank can call the loan due. However, many state cases around the country held that due-on-sale clauses were void as restraints on alienation because they were practical impediments to resale.
I went into partnership with a Seattle attorney in 1980, and we were very busy rewriting and closing seller-financing transactions. Title companies and escrow companies were unwilling to close the transactions, and so we escrowed them ourselves.
Assume a $100,000 property (typical price back then) with a $60,000 deed of trust against it and a buyer with $30,000 in cash. The buyer would pay $30,000 down and give the seller an all-inclusive, wrap-around deed of trust for $70,000 that wrapped around and included the underlying $60,000 deed of trust. The buyer would make payments to the seller, and the seller would make payments to the lender. There would be a cash out in five years. Often we set up a collection account to handle the money, hold the original note and reconveyance, and give the seller notice if the buyer was not paying on time. Sometimes we got consent from the lenders. Sometimes we did not even ask for consent.
Then in 1984 Congress federalized the law of due-on-sale and preempted all state cases and statutes on the subject. Banks could enforce their Paragraph 17 or 18 due-on-sale clauses and call loans due if there was a change in ownership. The bank had to give 30 days notice, and if the balance was not paid in full or the property was not deeded back to the seller, then the bank could conduct a foreclosure, a process that typically takes six or seven months. In the agreements we wrote, the buyer and seller agreed what they would do if the lender called in the loan.
There were exceptions to the new rule: The bank could not call in the loan if a parent deeded to a child, or a spouse deeded to a spouse, or if a borrower put title into the name of a trust and there was no change in possession.
How does this relate to the present? Although interest rates are relatively low, it is still difficult for borrowers to get financing. That difficulty has had a significant impact on the current stagnation in sales and the drop in property values.
Maybe it is time for buyers and sellers to rebel. My experience is that lenders do not want to take properties back and will consent to wrap-around sales, provided that the seller is not released from liability. The banks have too many properties in their portfolios and mortgage insurance companies are being stretched financially.
I am ready and willing to set up and close wrap-around deed of trust transactions. The method I use is this: I either get the lender to agree to waive enforcement of the due-on-sale clause, or I get buyer and seller to acknowledge there is a risk, and I define the risk. I get the buyer to agree that if the lender calls the loan due, that the buyer will either refinance or resell the property.
What kind of buyer would be a likely candidate for a wrap-around sale? If I can get the lender to consent to the wrap-around, then any buyer would be a likely candidate.
If I cannot get a response from the lender or if the lender refuses to give consent, then the buyer candidate would be an investor or a person who could tolerate a certain level of risk, perhaps a person with sufficient assets who could refinance or re-sell the property if necessary. Every transaction would be handled differently.
If the parties have some concern about the bank possibly foreclosing, the deal can be structured on a lease-option basis.
Bank regulators should require banks to allow buyers to take over sellers’ existing mortgages in order to spur home sales. Due-on-sale clauses should be disregarded and assumptions and wrap-around sales should be allowed until the housing and mortgage markets return to normal. Click here to read the letter I wrote President Obama regarding this issue.
Until such change is made, buyers and sellers can be creative and “go around” due-on-sale clauses.
James Robert Deal, Broker and Attorney
Broker with Agency One Realty LLC
WSBA # 8103, DOL # 39666
James at James Deal dot com
Anti-vaxxer want informed consent and liberty Ada Drinkwater, Wife mother grandmother great grandmother Liberty & informed consent are not only the American Way, but a part of every document of medical ethics. Informed consent is also a part of the National...
New York Times – Another Industry Captured Corporation – 5G Must Be Good Because Evil RT Warns It Is Unsafe
From James Robert Deal: Too much microwave radiation will make our cities and towns hard to live and work in. We will be fried by smart meters and 5G. The main beneficiary of smart meters are the companies that make them. The main beneficiaries of 5G will be robots....
The US Institute of Medicine concluded that the evidence is inadequate to accept or reject a causal relationship between the DTap vaccine and autism. How then can the CDC make the blanket claim that vaccines do not cause autism?...
Please just overlook the atrocious grammar in three of these. They are not editable but they ARE too good to delete. Contentment is not the fulfillment of what you want, but the realization of how much you already have....
CLICK HERE TOSIGN UP FOR A BETTER PROPERTY SEARCH TOOLYou will be asked for your email address and your telephone number.You do not have to enter your telephone number. You can enter any ten digit number if you want to retain your privacy. If you want me...
James Robert Deal co-brokers with other brokers on complex deals. This is a buyer broker co-broker agreement.
Eliminate traffic congestion. James Robert Deal managing broker. Become a real estate agent.
Reality check: Don’t fall for these TV home renovation fibs Kitchen and bathroom remodels can cost more and take longer than HGTV shows lead you to believe. · by Sharon Salyer · Saturday, January 26, 2019 These before-and-after photos of this Edmonds...
From James: Some points are valid. Some are not. But this is well written and sometimes funny. One of government’s problems is that elected officials are being bribed by corporate money. They need vast sums to get elected, so they take the money. And that appoint...
The Top 8 Real Estate Calculations Every Investor Should Memorize by Andrew Syrios | BiggerPockets.com https://www.biggerpockets.com/renewsblog/2016/01/13/top-8-real-estate-calculations Despite what many of us math-allergic folk would prefer, real estate does involve...
An additional inspection can cut short the time for the original inspection QUESTION: I’ve always been under the impression that when a buyer sends notice for additional inspections then the initial timeframe is void and buyer only has the additional timeframe to...
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Click here if you are having trouble viewing this message. Weekly Membership Newsletter JANUARY 8, 2019 • Stay Connected! QUESTION: I have been asked a few times about non-refundable earnest monies. If a seller, who is a builder, is requesting that earnest monies be...
4 Different Types of LLCs and the Ways They Pay Taxes by Scott Smith | BiggerPockets.com https://www.biggerpockets.com/renewsblog/different-types-of-llcs-and-the-ways-they-pay-taxes/ The following is meant for informational purposes and is not legal advice. For...
Why I Walked Away from a 118-Door Apartment, 10 Essential Real Estate Team Members & What to Do When Your Tenant Gives Notice
Support Our Sponsors: For Accredited Investors Only. Syndicator of multifamily investments, Ashcroft Capital. Co-founder, Joe Fairless, BiggerPockets podcast guest episode #227. InvestwithAshcroft.com FORUMS BP BLOG PODCAST December 2, 2018 Newsletter LATEST POSTS...
I am a real estate broker and a real estate attorney. I help buyers, sellers, and other brokers throughout Washington. Call me at 425-774-6611 when your purchase or sale involves legal issues. I can often quote a flat fee payable at closing.
What Buyers Should Ask After a Home Inspection October 9, 2018 After an inspector has finished a home report, buyers may feel overwhelmed by any flaws that might have been found. That’s why it’s important they take the opportunity to learn more so that they can move...
The Dodd Frank Act imposed regulations on seller financing. If the buyer will live in the property, there are restrictions which apply. If the buyer will not live in the property, the restrictions do not apply. The restrictions are complex. Consult an attorney.
29 Door Knocking Resources for Successful Lead Generation Posted by REDX January is the perfect time to door knock. Most people wait until the holidays are over to list their home, and more homes are listed in January than any other month. This presents a once-a-year...
Radio – 9-16-2018 8 PM Eliminating Traffic Congestion 9 PM Buying Real Estate in Partnership – James Robert Deal – Attorney Broker
JR-DEAL-NEWZ-9-16-2018 WASHINGTON POLITICS JAMES ROBERT DEAL, BROKER, ATTORNEY, ENVIRONMENTALIST, AMATEUR MUSICIAN Radio Program – Sunday, September 16, 2018 www.JamesRobertDeal.org/Radio 8:00 PM Politics: How to eliminate traffic congestion and take half the cars off...
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If you do not have enough income to qualify to buy a home, join together with several others. But a larger home, big enough for several families. With multiple incomes you can qualify. If you want privacy you can jointly buy a tri-plex or a four-plex. These can be bought with an FHA loan with only 3.5% down.
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15605 Cascadian Way Bothell Washington. $430,000. 3 bedrooms, 2 bathrooms. Buy on FHA Rehab Loan. Hold long term. Eventually sewers may be extended 400 feet, and then two homes, two duplexes or five townhouses can be built. James Robert Deal, Attorney and Broker, 425-774-6611.
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Reciprocal Usage Easements? What is the Purpose? Many buildings that were constructed prior to the 1960s lacked adequate parking, and/or even on-site common usage with for ingress/egress of automobiles. In property law, ingress/egress referred to rights of a person to...
Shortening the Limitations Period on Credit Card Collection Lawsuits Jon Sheldon August 6, 2018 Print/Download Email link to this article CONTENTS · Which Statute of Limitations in a State Applies to Credit Card Collection Lawsuits · Which State’s Statute of...
The Downsides Of Selling A “Smart Tech” House Posted on August 4, 2018Natural Living · · · · · · · Like By Catherine J. Frompovich Listen to Article Will your “smart home” become a true headache and liability when you...
Student Loan Repayment Rights: Consumer Debt Advice from NCLC Joanna Darcus August 2, 2018 Print/Download Email link to this article CONTENTS · First Identify What Kind of Loan You Have · Rights to Cancel Your Federal Student Loan · How to Reduce...
Just a few years ago, experts indicated Americans (especially young Americans) were more interested in a different lifestyle than previous generations. Instead of owning a house in the suburbs, the new American dream consisted of renting an apartment in the city....
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RENEW FLOOD INSURANCE BUT QUIT SELLING NEW COVERAGE AND QUIT BUILDING NEW HOMES IN FLOOD ZONES SEA LEVELS ARE RISING Can't read or see images? View this email in a browser Have you taken action yet? Time is Running Out Dear Emelyn, The National Flood Insurance Program...
Climate Change Will Force the Poor From Their Homes Low-Lying towns and Homes in Washington will be affected too Alamy This story originally appeared on CityLab and is part of the Climate Desk collaboration. It’s no surprise that a list of places most at risk from...
18809 65th Place West Lynnwood WA 98036. This house has “good bones.” It needs fixup, cleanup, and your love.
As both a real estate attorney and a real estate broker, I co-broker with other brokers, helping them to take more listings and service them better. This provides better service for sellers.
Call a real estate attorney BEFORE you buy or sell property. Call Attorney James Robert Deal at 425-774-6611. In many cases I offer a flat fee, payable at closing out of escrow.
What is your Washington home worth? Click here to find out.
JRDeal NewZ JAMES ROBERT DEAL Political Activist - Real Estate Attorney - Real Estate Broker 425-774-6611 December 3, 2017 Read Online at: https://www.washingtonattorneybroker.com/jrdeal-newz-12-3-2017 DR. THOMPSON OF THE CDC ADMITS TRASHING DATA IN 2004, REVERSING...
Home prices in Seattle have doubled over the past five years.
Questions to ask before you buy a home.
Prince died without a will. Do not make the same mistake.
Private corporations such as Loan Star and Caliber bought thousands of mortgages. The government pays them to modify mortgages, but they are quick to foreclose. They invest in high value instead of low value homes. They should be required to serve the interest of the local neighborhood as are banks. They should be regulated as banks.
There are seller financing restrictions when the buyer is going to live in the property.. No cash out less than five years. The rate must be fixed for the first five years.
Chain of Title How Three Ordinary Americans Uncovered Wall Street’s Great Foreclosure Fraud Purchase hardcover — $27.95 Available: April 2016 Hardcover 6 1/8 x 9 1/4 , 400 pages ISBN: 978-1-62097-158-1 Also available as an e-book David Dayen David Dayen is a...
You should be represented by an attorney when you are modifying your mortgage. Servicers break the rules.
Most of our clients are people who tried to modify their loans on their own and failed. Mortgage modifications are tricky. There are procedures which must be followed. When you do something wrong, the servicer does not tell you what you are doing wrong. The servicer...
James Robert Deal, Attorney and Broker, assists for-sale-by-owner buyers and sellers. Call 425-774-6611 or 888-999-2022.
CFPB may allow consumers to sue banks and file class action cases. Banks will not be able to hide behind mandatory arbitration.