http://www.trulia.com/voices/profile/Real_Estate_Pro-Minneapolis_MN-252638/The latest answers submitted by Susan Hofflander to questions asked on Trulia Voicesen-ushttp://www.trulia.com/voices/Financing/How_do_I_get_my_ex_girlfriend_off_our_mortgage_wit-182927Answer by Susan Hofflander: Being removed from the title is different than being removed from the mortgage. The TITLE is the documentation that shows who owns the property. The MORTGAGE is the note you signed with the bank that says who is liable for the payment in order to keep the house. So, the TITLE would show both of your names if you bought it together as co-owners of some kind. A name can be removed from the TITLE by having the person who doesn't want to be named as an owner anymore sign a quit claim deed. Check with your county about that. Will she agree to sign this document without some sort of payment for her ownership of the property? You may want to check that. As for the MORTGAGE, as far as I know, those papers cannot be changed unless you refinance in some way. You should check with your lender/bank and see what they might be willing to do to help you out with this. If she's off the title, why would she still agree to be held responsible for the payment? See what I mean? If I were agreeing to be taken off the title, I would want the other "person" to get a new mortgage that did not include my name. In other words, having claim to the payment means you should also have claim to the asset. So, if she relinquishes her claim on the asset, she won't want to have to be responsible for the payment. I think you'll need to talk things over to come to an agreement. Make sense?Fri, 4 Dec 2009 13:46:18 PSThttp://www.trulia.com/voices/Home_Buying/Is_Newton_Ave_N_minneapolis_minn_Willard_Hay_a-182243Answer by Susan Hofflander: Yes, Carla, completely agree with you. Though, the State mandated continuing ed instructors have cautioned us about what data sources we provide for our clients to find that info. The ones you provided are on the agency form, therefore available at initial contact. Beyond that, the instruction has been to allow clients to do their own research.Wed, 2 Dec 2009 02:33:27 PSThttp://www.trulia.com/voices/Home_Buying/Is_Newton_Ave_N_minneapolis_minn_Willard_Hay_a-182243Answer by Susan Hofflander: Agents who have answered this question with actual information about the nature of this neighborhood are in violation of Fair Housing regulations. Please stop doing that.Tue, 1 Dec 2009 19:30:20 PSThttp://www.trulia.com/voices/Home_Buying/Is_Newton_Ave_N_minneapolis_minn_Willard_Hay_a-182243Answer by Susan Hofflander: As mentioned here, Abeno, we are bound by our licensure not to provide any advice or guidance about neighborhoods or areas. That's because it might be construed as "steering" you toward or away from an area because of what WE think. What we think isn't important. What YOU think is important. You can choose a neighborhood for whatever reasons are important to you. So, do your homework online and in person to see if that area works for you. One of my colleagues here has provided an opinion, but I believe that it inappropriate and in violation of our code of ethics and Fair Housing regulations.Tue, 1 Dec 2009 13:49:58 PSThttp://www.trulia.com/voices/Home_Buying/we_have_a_credit_score_between_we_make_about_-180999Answer by Susan Hofflander: Hi, Ann! OK, when obtaining a mortgage, the underwriter is going to look at this trio of factors: 1. Your income 2. Your downpayment 3. Your credit score. It sounds like your income is good. They will want to make sure it's stable, so they will verify your employment. If you have money saved up for your downpayment, you're in good shape. If not, you can obtain that as a gift, so you don't have to have it in your own funds. In the event of a gift, you will have to get a letter from the giver stating they are GIVING the money to you and you don't have to pay it back. Now, your credit score. That's going to be a problem. You need to take a good hard look at those things and get on a plan to improve it or, in this market, your shot at getting a mortgage is going to be slim or none. Take a look at this article to find out more about how to get on a good plan for cleaning up your credit. http://www.homestosellmn.com/?m=20091030Tue, 24 Nov 2009 05:38:17 PSThttp://www.trulia.com/voices/Home_Selling/we_are_renting_our_friend_house_while_they_are_try-181000Answer by Susan Hofflander: Hi, Ann! The answer is it takes as long as it takes! All of the agents below have mentioned the determining factors. And, they are all correct. So, depending on when they started this whole thing, and when they get an offer, AND if the house goes in to full foreclosure, will determine how long you might conceivably be able to rent from them. From the first missed payment to full foreclosure can take up to 18 months.Tue, 24 Nov 2009 05:28:38 PSThttp://www.trulia.com/voices/In_My_Neighborhood/removed-178542Answer by Susan Hofflander: I mean no disrespect, Angie, but why aren't you asking your boyfriend's agent this question? This question is the very foundation about why it's SO important to have a buyer's agent. If he has a buyer's agent and the agent isn't getting answers for him, then shame on the agent. That's part of their job. But, if he doesn't have an agent, then I think it's a prime example of why what we do as agent's working on behalf of buyers OR sellers is something of value. We do know the ins and outs of the business. Our service is relevant and necessary in some instances. As my good colleague Aaron often says "It's not a problem until it is". I rest my case.Thu, 12 Nov 2009 17:28:06 PSThttp://www.trulia.com/voices/Remodel_and_Renovate/I_m_looking_for_a_builder_contractor_in_the_Los_-177510Answer by Susan Hofflander: My daughter works for the casting company looking for this contractor. I'll pass your info along to her and she'll be in touch! We are both very appreciative of your attention to this matter!Tue, 10 Nov 2009 17:17:57 PSThttp://www.trulia.com/voices/Home_Buying/Looking_at_a_home_that_would_be_considered_a_short-177668Answer by Susan Hofflander: No disrespect, Cb, but why aren't you asking your agent this question? If you are dealing with the bank yourself, then I would tread with caution, especially if the bank has an agent representing them. They are in the business of taking care of what's in their best interests. They have no responsibility to help you figure things out. And, is it a City assessment or a County assessment? Seriously, unless you have a great deal of experience and savvy, you should consider hiring an agent. Or at LEAST talk to an agent to see what they can do for you to help you figure things out. Getting answers on this forum is just too generic to really help you.Mon, 9 Nov 2009 15:04:45 PSThttp://www.trulia.com/voices/Property_QandA/Is_this_house_still_on_the_market_and_what_is_yo-176820Answer by Susan Hofflander: Hi, Marc! I'd say the price seems close but would need some adjusting. What are you looking to find in this arena, Marc? Check out my profile and let me know if i can help.Thu, 5 Nov 2009 14:07:38 PSThttp://www.trulia.com/voices/Home_Buying/Last_week_we_made_an_offer_on_a_home_that_was_acce-161207Answer by Susan Hofflander: Frankly, if you are doing a straight up FHA, most likely this work that FHA might call would need to be done prior to closing. If it was just a few hundred dollars of work, I might advise that the gamble would be worth it. However, since you say the work may add up to a few thousand dollars, I would be hesitant to advise a buyer to put that much in to fixing these things with the knowledge that they do not yet own the home! There is always a risk that something would fall apart and you would be out the money. I might suggest you see if the seller would agree to reimburse you should the deal fall apart for any reason after the work has been done. That would all need to be in writing. Or, see if you might be able to do an FHA 203K loan. That would allow you to do those necessary things after the closing and you could build the money for the repairs in to your loan. My question, why aren't you discussing these questions with your agent? That agent is your best adviser because they are as close to the deal as you are. Our advice in this forum is all very general because we do not know the particulars of your transaction. And, I stress that I am not an attorney and do not dispense legal advice. If you feel strongly about your rights, please seek additional advice from an attorney.Sat, 5 Sep 2009 07:52:49 PDThttp://www.trulia.com/voices/Home_Buying/what_is_the_best_area_to_live_in_as_I_will_be_work-41473Answer by Susan Hofflander: Hi, Midwestern! Update on my info. Take a look at my website.Fri, 4 Sep 2009 08:40:38 PDThttp://www.trulia.com/voices/Home_Buying/What_protections_if_any_are_there_if_I_bought_my_h-157970Answer by Susan Hofflander: So, you've already purchased? Did you have an inspection done? If not, that was a mistake, as I'm sure you know now! Did you not see the black mold on the wall before you bought the house? Did you see the toilet almost falling through the floor? If you saw these things and still bought the house, then it's kind of your own responsibility. Even though you may not have known about the roof, these are things easily visible. Finally, your agent will be able to advise you about whether or not you have any recourse. Did you have an "as is" addendum in place? If not, you may be able to pursue arbitration. I would consult an attorney and your real estate agent.Tue, 25 Aug 2009 05:59:03 PDThttp://www.trulia.com/voices/Home_Buying/do_buyers_hold_homes_when_you_are_trying_to_sell_y-157827Answer by Susan Hofflander: Sara, do you mean will a seller on another house hold their house for you so you can sell your current home? Sometimes they will. That's called writing a contingent offer. Some sellers won't do that unless your current home is already on the market. They want to make sure that you're doing everything you can to get your house sold. Of course, that is an elevated level of risk for the buyer and the seller. The buyer can get bumped by another buyer who comes along and is NON-contingent and the seller may encounter other buyers who may not want to make an offer on a house with an offer already in place.Tue, 25 Aug 2009 05:54:26 PDThttp://www.trulia.com/voices/Home_Selling/Legal_bedroom_definition-154339Answer by Susan Hofflander: Smppro, Room has to have a certain ceiling height (I think it's 6'6"), a closet and most importantly an egress window or exit that is large enough and accessible enough for a fire fighter to get in to rescue someone. Makes sense, doesn't it? So, in the room you describe, if the "door with full glass insert exiting the building" would most likely meet the requirement of the egress opening to allow entrance.Wed, 12 Aug 2009 17:10:43 PDThttp://www.trulia.com/voices/Home_Selling/We_have_signed_a_purchase_agreement_and_now_have_d-151524Answer by Susan Hofflander: Janeshaw, do you have an agent? This would best be answered by your agent. It's hard for us to answer a question like that without knowing how far along you are in your purchase. If you cancel too far down the line, there may be legal and financial ramifications. Check with your agent. If you don't have an agent, check with an attorney. You may end up paying some sort of costs for the buyer to help them with their expenses of the delay of being able to move. And, there's a chance, depending on where you are in the process, that the buyers may have a right to sue you for specific performance. Again, I'm not an attorney, I suggest you check with the professionals you've hired first to find out how far along you are.Tue, 4 Aug 2009 05:21:11 PDThttp://www.trulia.com/voices/Home_Selling/what_is_a_fair_commission_on_a_one_time_showing_co-151469Answer by Susan Hofflander: Scg, the fact is, if the agent is doing the work to represent you and the buyer, they deserve the same compensation they would get if they listed your house. I would expect to charge an amount that fairly reflects the fact that the agent is doing the work for BOTH sides of the transaction, not just one.Mon, 3 Aug 2009 11:25:20 PDThttp://www.trulia.com/voices/Property_QandA/Why_in_the_world_are_photos_included_with_this_a-151214Answer by Susan Hofflander: Hm, seems there's an error, here. lolMon, 3 Aug 2009 06:37:49 PDThttp://www.trulia.com/voices/Foreclosure/We_received_an_Agreement_to_Vacate_from_Washington-148715Answer by Susan Hofflander: Hey, Jewel! OK, IF the sheriff's sale happened in May, there is a 6 month redemption period where your landlord is still, technically, the OWNER of the home and can rent it out if he chooses. I suspect that letter was sent to you by WAMU in preparation for the expiration of the 6 months at which time they will need to have the property vacated. So, read the letter carefully and see what it is they want you to do. It's also possible that the "landlord" you're paying rent to is not making payments to the lender, which is why the property is going in to foreclosure. He's just pocketing your rent. After you've read the letter from WAMU, read through your lease and find out what those terms are about your commitment to the landlord. Good luck!Sun, 26 Jul 2009 05:44:04 PDThttp://www.trulia.com/voices/Property_QandA/Is_there_anoyone_who_would_be_available_to_do_a_sh-147253Answer by Susan Hofflander: I can show you Kayla. Please contact me via my profile here. Thanks!Mon, 20 Jul 2009 14:58:02 PDThttp://www.trulia.com/voices/Home_Buying/am_i_crazy_or_should_a_realtor_return_phone_and_em-146400Answer by Susan Hofflander: Oh, dear, Willie. That's too bad. It's gives the entire profession a bad name when that happens. Unfortunately, we do hear stories like that. It sounds like that agent has lots of other things going on and not much time to return phone calls. I advise contacting a few agents over the phone to see if there's a good fit. You need to interview them to determine if they are committed to your endeavor. I do work the area you indicate in your profile. Feel free to contact me via Trulia or via the web address below.Fri, 17 Jul 2009 10:52:23 PDThttp://www.trulia.com/voices/Home_Buying/Buying_a_foreclosure_when_will_the_bank_sign_the-145967Answer by Susan Hofflander: D, do you have an agent? These are the kinds of details your agent will know how to chase down for you. If you don't have an agent, who have you been communicating with at the bank? It may require you to sit down and make several phone calls to find out what's going on if you don't have an agent working on your behalf. If you do have an agent, ask them what's going on.Thu, 16 Jul 2009 05:49:39 PDThttp://www.trulia.com/voices/Property_QandA/What_if_the_whole_condo_complex_goes_under_-145520Answer by Susan Hofflander: Great answers! I can only add that perhaps your concern is arising out of a couple of complexes that are currently in trouble and not doing well. Problems can arise when there have been some significant problems with the building/complex units for which the association did not have adequate insurance or that the builder did not/could not come back and address. That has caused substantial assessments to the home owners of some complexes making it very difficult to sell their properties. Some others are in trouble because they were in the newer stages of development of the complex and the builder/developer ran in to financial trouble and the buildings didn't get finished, which also makes them more difficult to sell. Lots of litigation and so forth makes many buyer shy away and lenders pretty much won't touch them. THIS is why the buyers are given the 10 day period in which to peruse all of the association documentation and financials to determine it's stability.Wed, 15 Jul 2009 06:29:44 PDThttp://www.trulia.com/voices/Home_Buying/I_am_looking_at_a_condo_that_is_foreclosed_the_fin-144373Answer by Susan Hofflander: The underwriter of a mortgage wants to make sure that the property they are underwriting a mortgage for is worth it. If the building isn't finished, the association is not stable, there is litigation between the builder and developer and the City because of bankruptcy, etc., these could all be reasons why there is no chance of delivering clear title and why it's considered unstable. And, those are reasons why a seller would say "cash only". They pretty much know that financing is going to be a problem through a conventional lender. If you can find a private mortgage holder who is willing to put up the money in the face of all of the problems, you could try that. If you're going to try the cash route, make sure you aren't leaving yourself with no reserves to pay for the place. By the way, the problems I describe are actually going on in some condo developments that have units for sale right now!!Sat, 11 Jul 2009 05:25:14 PDThttp://www.trulia.com/voices/Property_QandA/We_would_like_to_schedule_a_showing_with_you_Ple-142925Answer by Susan Hofflander: Hi, Ana! You don't indicate any particular agent, so we're not sure who you are referring to in your request. We cannot schedule appointments for your unless you contact one of us directly. Let someone know!Mon, 6 Jul 2009 06:24:33 PDThttp://www.trulia.com/voices/Home_Buying/what_should_my_Husband_and_I_look_for_in_buying_a-142843Answer by Susan Hofflander: The first question you'll want an answer to is who is going to help us with this? A REALTOR is your navigator through these tricky waters. You'll still be steering the voyage in the direction of your choice, but your agent becomes your guide, your advisor, your representative, your confidant, your personal shopper and much more. With a purchase this important in your lives, you will want to have a knowledgeable agent who can understand you and what you want. You'll be spending ALOT of time with that person for the next few months, so your ability to read each other and have clear communication is essential. Take the time to interview some agents to make sure you've found the person who "fits" your life.Sun, 5 Jul 2009 12:10:16 PDThttp://www.trulia.com/voices/General_Area/how_can_i_find_the_final_sale_prices_of_homes_in_m-142706Answer by Susan Hofflander: I'm not sure why you might need that information except as how it relates to a real estate transaction of some kind. Perhaps you are trying to refinance or you may be considering putting your home on the market and want to know how feasible it is right now. In our market, the most ACCURATE way of determining that info is to either go to the tax records for each county (some list the most recent sale prices and some don't) or contact a local REALTOR who may be willing to assist you with that information.Sat, 4 Jul 2009 11:54:29 PDT