You have viewed 6 to 8 homes.  You have seen the comparables for the homes you have placed in your top three list of home suitable for your next residence.  You, with the assistance of your Realtor, have determined the best terms and conditions to include in your offer to purchase.  What happens next?

            Your Realtor needs to have knowledge about the surrounding homes and community features.  Your Realtor should be able to build a case for your offer to purchase so the negotiations are defined by you, the Buyer.   The confidence you have in your Realtor should follow her into the negotiations.  Today’s offers are sometimes insulting to the seller so your Realtor needs to prepare you when to accept or reject counter offers.  (Real Estate negotiations and transactions are long and have many pitfalls.)  Your Realtor is into relationship building that should enable you to purchase the home for the price you want to pay with the terms and conditions you have determined.  A little Dale Carnegie philosophy of acknowledging when the other side could be right goes a long way in purchasing a home in 2012.

Leading the Way Home,

Carol Murphy

M2 Home Group – Keller Williams Greater Cleveland West

Avon Lake Real Estate

In recent years, the negative publicity has been circulating about the national economy, the stock market and current events.  We in the real estate industry have taken a lot of bad press!  Here are some ways to stay focus on the positive!

*Identify your strengths and weaknesses.  What is working for you?  What isn’t? If something isn’t included in your budget, look at what you are currently doing and brainstorm how to refine the process.

*Write down areas where you need improvement in 2012.  This takes a critical eye approach to yourself.  If you practice and work hard, you will receive many benefits.

*Use the recent slowdown to do updates on your resume, build a Facebook page, get out of the house and reconnect with old friends and neighbors. 

*Take a class to implement new technologies and hardware.  As I mentioned before, find things you are good at and make the effort to become an expert on a few of these things.  Trying to be an expert on everything leads to mediocrity.

*2012 means better time management for everyone.  There are only 24 hours in a day so make the best use of your time.  Do you want to exercise more?  Time block a half-hour at first.  Time block for implementing new technology.  Time block only 20 minutes in the morning and evening for Facebook!  Easiest way to work smarter not harder!!!

Happy 2012,

Carol Murphy

Keller Williams Greater Cleveland West

M2 Home Group

Avon Lake Real Estate

As we head into the end of the year and reviewing where we were and where we might be headed an encouraging indicators for the overall real estate market was released recently. 

The national delinquency rate for residential home loans fell to 7.99% in the 3^rd quarter; this is the lowest reading since the 4^th quarter of 2008.  This represents a decline of 45 basis points from the 2^nd quarter of 2011, and a drop of 114 basis points over the 3^rd quarter of 2010.   The Mortgage Bankers Association reported recently that the 30-day delinquency rate reached its lowest level since the 2^nd quarter of 2007. 

Of course the interest rates for mortgage loans remain low which remains an indication to buyers that now is a great time to become a home owner. 

Sellers, remember those buyers who are looking at homes during the holiday season tend to be more motivated to make a purchase.  So, leaving your home on the market during the holiday’s can be very beneficial to you.  

Leading the Way Home,

Carol Murphy

Keller Williams Greater Cleveland West

Avon Lake Real Estate

Humans are wired for instant gratification!  The majority of us would rather play than work and many of us would rather lounge around than play.  But the fact remains, we get no lasting gratification from taking the easy route.  It’s actually hard work that satisfies us, makes us happy and leads to success! 

Gratification comes from performing a new or challenging action.  It comes from trying something different, from getting out of your comfort zone, from completing a task.  This is a good time for each of us to start thinking outside the box by seeking information and to take responsibility for our activities for the coming new year.  Yes, 2012 is just around the corner!

Will you sit and complain about the snow and cold weather?  Will you sign up for an exercise class, cooking class or business class?  If you are a small business or want to become one or want to learn more on creating a successful  business model, join Joe Archacki and Avon Lake’s Economic Development training sessions. Visit www.AvonLake.org and search for Economic Development training to learn more about the social media systems, technical activities and informational training being offered to local businesses.  The training offered is FREE and the rewards of networking with other business owners is priceless.

Contact me  for my opinion on how valuable I have found the information.

Leading The Way Home,

Carol Murphy

Keller Williams Greater Cleveland West

Homes for Sale in Avon Lake

Carbon monoxide (CO) is an odorless, colorless gas produced by the combustion of fuels such as natural gas, oil, and propane in devices including furnaces, water heaters, and stoves. These items are normally designed to vent the CO to the outside, but harmful interior levels of CO can result from incomplete combustion of fuel, improper installation, or blockages, leaks or cracks in the venting systems. 

Homeowners can take action against potential carbon monoxide poisoning by taking the following preventive steps: 

• Have all fuel-burning appliances professionally inspected yearly, preferably before the start of the cold-weather season when heaters and furnaces are first used.
• These appliances include gas stoves and ovens, furnaces and heaters, water heaters, generators, and clothes dryers.
• All such devices should be properly installed and vented to the outside whenever possible.
• If repairs are necessary, be sure they are performed by a qualified technician.
• Always use the proper fuel specified for the appliance.
• Have flues and chimneys for fuel-burning fireplaces or stoves inspected regularly for cracks, leaks, and blockages that may allow a buildup of CO to occur.
• Never use gas stoves or ovens to heat the home, even temporarily.
• Do not start or idle a vehicle in a garage, even with the garage door open.
• Be sure to install a CO detector (either battery operated or plug-in) and follow the manufacturer’s instructions for proper location and installation. Many municipalities now require every home to have a working CO detector.
• Learn what to do should the CO alarm activate: If anyone in the home experiences symptoms such as fatigue, dizziness, blurred vision, nausea, or confusion, everyone should leave immediately and seek medical attention. If no symptoms are felt, open doors and windows immediately and shut off all fuel-burning devices that may be potential sources of CO. All fuel-burning appliances should then be inspected for problems before being used again. 

Taking these steps can save your life. Be safe this winter and enjoy the season.

Leading the Way Home,

Carol Murphy

Keller Williams Greater Cleveland

Sheffield Village Real Estate

First and foremost I want everyone to understand I am a Realtor not in the insurance business.  My knowledge is limited so I must suggest for complete details on securing home owner’s insurance….contact a reputable insurance company.  Ask your family, friends or peers for referrals of whom they recommend.

Having home owner’s insurance is a must for getting a mortgage loan on your next residence.  As I mentioned before, I recommend you start by asking folks for an insurance referral or ask your Realtor for recommendations or start my calling companies listed in the yellow pages.  Policies vary dramatically, so put in the time to select the right one for your needs.

First to know is that you don’t buy insurance for the entire purchase price of the home.  The land the home sits on is virtually impossible to ruin so it does not need to be insured.  Second, ask the insurance representative to explain replacement cost or actual cash value policies.  Third, home damage can come in many forms ie: fires or break-ins or hail damage or escaped zoo animals.  Many insurance agents recommend an “all-peril”

Policy which covers damage from anything not specifically excluded in the policy language.  There is also a “named-peril” policy that covers only damage that is listed in the policy.  The insurance agent is the one to explain the difference.

Consider adding Personal Property Insurance to cover contents from your socks to dishes to furniture and one-of-a-kind possession ie: jewelry or artwork.  A standard policy may not cover geographically predictable perils ie: hurricanes, flood-prone areas or earthquakes.  We, in Ohio, just experienced (2009) a new set of flood maps with new guidelines.  You will want to know if the seller has been notified the home is now included in the new flood map location.

Last but not least, you will need to supply proof of insurance to your lender that will clear another segment of the purchase agreement.  Insurance companies will ask you to prepay a year’s worth of premiums as part of your closing cost.  Of yes, ask your Realtor to provide you with an estimate of the closing costs before you complete your purchase contract.  Many buyers are surprised to learn they don’t have enough money in savings to cover all the expenses necessary to be deposited before transferring title can occur.  Surprises like this are not a good thing!!!

Leading the Way Home,

Carol Murphy

Keller Williams Greater Cleveland

Avon Real Estate

Homeowners welcoming ghouls and goblins to their doors this Halloween will have even more fun when precautions have been taken to reduce possible holiday hazards. Parents, trick-or-treaters and treat-givers benefit from these tips and suggestions:

•  Keep pathways and porches well lighted for easy navigation. Look for and remove any tripping hazards such as garden hoses and low potted plants. 
• Never use candles as outdoor decoration as costumes, kids and pets can easily knock them over and cause a fire. Use small battery-operated lights instead. There are some that look just like small votive candles and provide the same effect without the flame. 
• If using decorations such as dried corn stalks, be sure to keep them away from any flames or other fire sources. 
• Trick-or-treaters should use flashlights to guide their way from home to home. This will also help them be more visible to drivers. Stick to familiar neighborhoods, and visit only homes where the lights are on. 
• Be sure that any costumes are labeled as flame resistant. This makes them safer, but does not mean they are completely flame proof. Avoid overly long and loose sleeves, and be sure the length allows the child to walk normally. 
• If using masks, be sure they fit the child properly and allow them to see clearly. Alternatively, face paint is a good option for a safe disguise. 
• Children should refrain from eating their goodies until a parent can examine the treats for opened or damaged wrappers or any off-limits ingredients. 
• When driving, be on the lookout for trick-or-treaters that may dart out into the street unexpectedly. Drive slowly and cautiously, and make sure headlights are on.  
• Be safe and enjoy the evening! 

Happy Halloween,

Carol Murphy

M2 Home Group

Keller Williams Greater Cleveland West 

Avon Lake Real Estate

While searching for your dream home, everyone is a dreamer!  We need to be romantic, listen to our emotions, and to let ourselves fall in love.  Yes, I am talking about purchasing a home.  Now your Realtor wants you to become a businessperson.  Everyone needs to approach making an offer to purchase a home with a cool head and a realistic perspective on the marketplace.  There are three components of an offer: price, terms and contingencies. 

PRICE!  The right price fairly reflects the market value of the home you are interested in calling “home”.  Ask your agent for a competitive market analysis or comparables of other properties sold in the area.  Perfect comparables are very hard to find.  Remember, smart sellers go through a similar process to price their homes fairly.  In my 32 years of working with buyers, I have seen people get caught up in making a low offer and lose the house because they insulted the sellers.  Especially in today’s market place. 

TERMS!  Buyers and sellers have to agree on many details of a purchase agreement.  Terms give buyers and sellers additional flexibility in crafting a win-win transaction for both parties.  Six basic terms in a real estate contract are schedule, conveyances, commission, closing costs, home warranty and earnest money. 

CONTINGENCIES!  Buyers and sellers need to consider all conditions or contingencies included in an offer to purchase.  What would happen if the seller goes on vacation, a pipe springs a leak, and the property is damaged?  As a buyer, would you still want to buy the property at the price and terms in your initial contract?  Probably not!  This is why contracts include contingency or condition clauses.  There are five standard contingency clauses in a real estate contract: financing, inspections clear title, condition at delivery and community restrictions.

ACCEPTANCE!  The process of purchasing a property now moves forward to the next phase of the business.  You, the buyer, will select a third party to perform the inspections included in the offer to purchase and turn in your earnest money check to your Realtor or a Title/Escrow Company……and the process continues!

Leading the Way Home,Carol Murphy

Keller Williams Greater Cleveland West 

Avon Lake Real Estate

Your Realtor needs to be on the same page as YOU!  Ask him/her to reiterate what you’re looking for so that you can clarify any points of confusion.  What kind of home you are searching for should be top of the mind when scheduling appointments to see homes. 

How will your Realtor notify you of new properties on the market?  Communication should be completely worked out before you exit your first meeting with the Realtor you hire.  What, when and how you can expect to be kept informed. 

What are the rules of your local real estate market?  Your Realtor needs to educate you to how fast homes are selling in your price range.  Education should include multiple-offer situations, what is the average number of days on the market, what should you expect to include in an offer to help it be accepted at the first presentation.  What I explain to buyers (and sellers)…..the highest sale price contract may not be the best offer for either party.  What kinds of terms and conditions are written in the body of the contract may be much more important that the sales price. 

Let me explain.  What is the title transfer date?  Is it too soon or too far out.  What inspections are going to be completed?  A General home inspection, radon, mold or pest?  What chattels are to be included at title transfer?  Will the washer/dryer remain or the outdoor swing set?  What other considerations are included for each party to the contract to cover?  Who is paying closing costs & how much are they?  What title and/or escrow company will complete the transaction?  Is it an independent third party or the real estate company’s affiliated business partner?  Just a few of the other terms that need to be clarified immediately before both parties place their signatures on the purchase agreement. 

Careful consultation with your Realtor is the perfect way to accurately pinpoint what you (buyer or seller) are looking for.  The contract can meet the needs of both parties and as many of the additional wants of either party to the purchase agreement.  Remember, there are only two parties to an accepted purchase agreement….the buyer(s) and seller(s).  Realtors have no vested interest in a real estate purchase agreement! 

Leading the Way Home,

Carol Murphy

 Keller Williams Greater Cleveland West

M2 Home Group