Just keeping it real!
Call an appraiser, write them a check and they will place an appraisal in your hand.
The real question that must be asked, and will be asked by the appraiser is, "What is the purpose of the appraisal?"
A 1.2 million dollar home could easily have a $80,000 kitchen. Not only would this value be absent from the appraisal, there would be a 'hole' in the report that will reflect a negative number. The missing kitchen could result in a $100,000 reduction in the value. Further, the pool of buyers who can provide and assurance of closing will be significantly reduced.
Don't expect Chase to see this transaction through to the end.
You most certainly CAN hire a appraiser to produce an appraisal for your property.
I can only think of probably two ways to go about it.
One is the FHA 203K loan program which helps with the cost of fixing up the kitchen and other is
to go it all cash. But last I recall, no bank will loan on a purchase of home with out
the kitchen being ready. Call your lender/mortgage broker and ask for the
special financing programs that still exist.
A home without a usable condition will not be acceptable for FHA, Conventional, VA, or most other forms of financing. Unless you wait for the kitchen to be rebuilt and in working condition, the appraiser will need to do the report subject to this conditon and then charge you to go back out and confirm and report that the work has been done before you can close your loan.
There are some exceptions. For example, FHA does not require there to be a working stove. Most people are surprised by this. But the kitchen does need to be in safe and working order otherwise.
One way that you could close on a mortgage with the kitchen torn apart is with an FHA 203k mortgage. This would provide the money for the renovation. I have done a 203k on my own home, appraised them, and lended on them.
Let me know if I can clarify any of these statements.
AnnieMac Home Mortgage
PA Appraisal Certifcation RL139711
MLS # 1014781