Hello, my name is Michael Anderson with Ranch Park Homes in Macon Georgia. I specialize in all areas of the Manufactured and/or Modular Housing industry and assist customers in finding land in the area they desire (up to 10 acres). Modular homes are built with the same and often higher standards then most site built homes. Most contractors serving the 80,000.00 to 150,000.00 bracket went out of business due to the housing fall due to lack of approvals or the plight of construction lending. Our industry stepped up to serve this bracket of consumers to satisfy NEW Construction buyers with better quality and loans with â€œOne time closingsâ€ with the freedom of choosing your land away from congestion, but not too far from good schools or Wal-Mart..lol The Government, Appraisers, Lenders, Insurance Companies and the Tax Assessorâ€™s now recognize these homes to be in the same class as any stick built home. Because, they are built in a single location (keeping labor cost down), in a controlled environment (assembly line and out of the weather), and materials are bought in bulk purchases (discounts ), we are able to keep the cost Lower than a home built on site with the same square footage. Would it not cost you more if you had your car built in your driveway instead of a factory assembly line. Every plant, not only, has Government safety standards to abide by like automobiles, but also has government employed inspectors working directly in each plant. Modular homes come with 10 year structure warrantee which gives the home owner piece on mind unlike a 90 day warranty offered by contractors... We not only offer newly constructed homes and various land options, but we have "on location" financing which is flexible to help overcome past credit issues or are just starting out with little or no credit as a first time buyer.
1. Financing- We offer rates, as low as 3.75% fixed. Ranch Park Homes mainly specialize in helping individuals with credit issues and/or have been turned down by other dealerships. Our approval success is mainly due to our exclusive lending programs that other dealers and realtors in GA, FL, and SC are not fortunate to have. Many cases, we have either got a customer approved when they were turned down doing it themselves, or got a customer more money, because the lender didnâ€™t approve them for enough money to get what they wanted. We are the only USDA approved Modular Housing Dealer/Builder in GA, so the customers never have to go to branch offices and deal with a â€œDMV atmosphere,â€ and unwillingness to help the individual housing needs. There are conforming programs such as â€œFirst Time Buyersâ€, VA, FHA and USDA. We also have non-conforming chattel loans, for people who only want to finance the home and not get their land involved. We also have a credit rebuilding program for individuals needing their score raised for qualification. We help raise credit scores, on the average of, 40-60 points for 85% of our customers. This usually either helps them reach the minimum requirement for an approval or reach the next best program to lower their monthly payment. Not only do we get more customers approved by outside lending sources then our competitors, in many cases, we offer owner financing as well.
2. Land- We will take the time to help you locate land in the County or area you want to live, if you have difficulties finding land. Once the desired land is found we will either bid / negotiate a contract/or even, in many cases, purchase the land giving you bargaining power to lower the price on the land, only to help lower the payments on the overall land/home package. If you already have land in mind, and qualified, the quicker you get us the information, we are able negotiate with the seller to get you the best price. If you own your land or if someone is going to deed you land, you can use that as your down payment and we will do all the improvements, such as , well, septic, land clearing, driveways, electric, etc. and all is included in one affordable monthly payment with your new home. Or, you get just the home only without your land. Owning your own land will also qualify you for our GUARANTEED APPROVAL PROGRAM. We have a (NO MONEY DOWN) program to those who qualify. Ask about this program because it benefits many people.
3.. We have 7 lines of different manufactures (Destiny, Franklin, Clayton, and Cavalier, Live oak, Scotbilt, White pine and TRU). Therefore, To see some of our homes you may visit our manufacturerâ€™s website www.destinyhomebuilders.com or www.franklinhomesusa.com. This will able you to see the high quality our homes have to offer.
4. We customize homes that will fit your needs. You can even draft your own floor-plan and choose your own colors and other options like 9 foot ceil... more
Someone will have to pay the HOA something in order to provide the new buyer with clear title and to get the deal closed.
In a short sale, making sure that clear title is provided, is the responsibility of you and your Realtor.
If you cannot pay the back due dues yourself, you have some options for help.The first place to go looking for help is the lender/servicer that owns your first loan. They almost always pay the HOA some, if not all (depending on what you owe,) of the past due fees.
If the amount your lender/servicer is willing to pay is not enough to get the HOA to settle and release their lien, then you and your Realtor need to get creative.
You can ask the buyer to help out. Sometimes buyers are willing to pay the back dues or, at least, pay enough to get the HOA to release the lien.
Any way you look at it, HOAs generally don't just go away. They will want something from someone. Find out what it will take to get them to settle and release their lien, then work with your Realtor, lender/servicer, the buyer's agent, and the buyer, to make it happen.
There are two important issues:
It is in your best interest to get them to settle. If all they are willing to do is release the lien, then they maybe leaving the option of pursuing you for the remainder owed, open. If they settle, you will not be pursued for the remainder.
If the lender/servicer is not able to pay everything the HOA wants, they must agree to whatever terms you and your Realtor have worked out to get the HOA to settle. In example, if the buyer is going to help, the first must say it is ok for them to do so.... more
Generally an ex owner has no right to rent premises he/she no longer owns, unless authorized to do so by it's current owner; scams do exist, therefore utmost caution is necessary; you may wish to report the property to customer service http://www.trulia.com/help/ask/... more
Hello-Please visit our Website@ www.Maconhomes.com and there is a very good information site on foreclosed homes-please feel free to call on any of The "Perfect Partnersfor You" team. We would love to help... more
My experiece with forclosed homes has been that in some cases the owners are upset they lost thier house so they do somthing to the house itself to "get even". I have seen one take off a wall outlet put a hose to it and turn the water on just enough so that it didn't show right away and let the mold run ramped - it's the unforseen that you have to be careful of - a structural inspection might even be in order just to make sure you are getting a sound home on top of the home inspection. As far as a reasonable price to negotiate - you need a buyers agent to run a CMA for you. If you need a local one email me and I can refer you to one. email@example.com. Hopefully you found the deal of a lifetime and are getting a great property!!... more