Gene

Before you start spending money on an attorney, I would visit the county clerks offices (usually the Recorder) and ask them what you have to do. I've lost my parents, my in-laws, and my first wife and have had to transfer property in Washington, Nevada and Arizona and I've done it without using an attorney (I found that AZ was by far, the easiest state to transfer property title upon death). I will admit that some county clerks are easier to deal with than others, but retaining an attorney without seeing what you can do for free is ridiculous. I don't know what Texas requires, but I would check at your local county offices and then followup on J. David Ryans suggestion of going to a Title Company. Only as a last resort would I visit an attorney for something like title transfer. People with property die every day in this country; counties know what procedures you have to follow. Remember, the government works for you. Note: even if your Mom lived in another state, the procedure should be relatively easy. Good Luck. - Sat May 30 2009, 07:03

I am not sure about getting an estimate to repair frozen pipes from a contractor. In fact, I purchased a house that had frozen pipe issues and no contractor would give me an estimate because they were unable to determine where the leaks were located without tearing out walls and siding. The house I had was plumbed with copper pipes and when the water froze, the pipe burst in a dozen different spots and the only way for the contractor to determine where the leaks were was to repair the first leak, turn on the water, find the second leak and repair it and then go on to the third leak. Of course, all the leaks required the contractor to tear out the wallboard to solder the leak. I had to sign an open-ended contract to have the work done because he was unable to give me an estimate prior to starting work. I always thought that a contractor would have more sophisticated leak detection equipment but none of the ones I called had them.

I would agree with your agent and find another house unless you have the skills to tear out wallboard, solder leaks (if copper pipes) and then replace, tape, paste and finish sheetrock. Note: repairing the leaks were fairly easy; it was tearing out the walls that was time consuming and expensive. As far as no one buying the house -- an all cash buyer can make a low ball offer and not require a mortgage. And if they have contracting skills where they can make repairs themselves, all the better. I am hoping that more homeowners from areas that experience hard freeze can provide additional insight and recommendation because this has certainly happened before.

Remember that before you buy, look at the pipes: Is it plastic or copper? Plastic may have more severe damage and require total replacement (if it's an old house you may have galvanized pipes and I have zero experience with frozen galvanized pipes). How easy would it be to gain access to the pipe if it's behind walls or above ceilings (if you have a 2 or 3 story house)? Keep in mind that leaks can occur anyplace along the pipe run. See if you can find a contractor that has equipment to find possible leaks without tearing out walls so that repairing of walls can be kept to a minimum. If you don't have some of the basic repair skills yourself, I would avoid this house. Good Luck - Sun Feb 8 2009, 08:04

Jennifer: I am not a real estate agent but I am a buyer and seller of real estate and have been for 40+ years. I buy value. I don't care what you bought it for; I don't care what you owe on it; I don't care if you are getting a divorce and need to sell; I don't care if you lost your job. Your problems are not my problems. You can get me to buy if the price is low enough. Yes...my attitude sounds outrageously cruel but that's the way the current real estate market is in many (if not most) parts of our country right now. I don't care if you sell your house; keep your house; or lose your house. Someone needs to be honest with you...even if the truth hurts. Currently you are competing with many foreclosed homes that are selling for better value (lower price); you are at the mercy of the market. Yes, you can fix your home up, perhaps paint it, increase curb appeal, market it, get another agent, etc etc but in the end, what will sell your house? You know the answer in your heart...but you may not want to face it. The answer is price. You want at least what you paid for it but you may have paid too much. If you have a mortgage, then keep the house if you can; or rent it out. If you don't have a mortgage then face the fact that you will receive less than what you paid for it. Someone will buy it if the price is low enough as there are bargain hunters, low-ballers and bottom feeders out there -- I know because I am one. There are a million homes in the US in some stage of foreclosure so others have similar problems so you are not alone. I know...that's small consolation but like I said before, someone needs to be honest with you...at least from the buyer's point of view. If I was interested in Florida property, I would look at your house but I am interested in Las Vegas (and there are plenty of desperate sellers there). Good Luck - Thu Nov 6 2008, 07:17

What the heck? Just as I submitted my comment, one of my admired realtors, Ute in Sacramento, just posted her response. Way to go Ute. - Thu Oct 23 2008, 10:24

Tesa: You may not have "heard" of a realtor alluding to their profession as Dr Brent describes it; but if you "read" Trulia, I have to agree with him. These statements are self serving and are made by certain agents to justify their service. There are many...if not most...agents who do not need to compare themselves to other professions--they are professionals in their own right. They don't have to justify their services to either buyer, seller or to the public in general because they are good in what they do. But my suspicions are that there is a fringe element of agents who are barely surviving who have to somehow compare, justify, or elevate what they do to other professions to justify their existence. Yes...the forlorn Dead Agent Walking. Now, before you claim that I do not have the highest regard for the real estate profession either -- my wife worked for Coldwell Banker Realty for years until she retired. Our closest friend is still an agent. My dear cousin and his daughter are all agents. I have the highest respect for them as they conduct their business honestly, professionally, and with personal integrity. They don't have to defend what they do nor do they compare themselves to other professions. If a client won't use a realtor's services, then fine...it's their money, their business, their success and their failure. Life goes on. Please don't take this as a personal rebuke; it is aimed at those agents that do claim a kinship with doctors and attorneys. Why don't they ever compare themselves to car salesmen? or Insurance salemen/women? Why does it always have to be doctors and attornies? Now there are some agents who I consider very knowledgeable based on their responses to questions on trulia; realtors such as Bill Eckler of FL, Don Tepper of Fairfax, Tony Depasquale of Nv and Ute Ferdig of CA. There are many others I admire and none of them have to compare themselves to others or to apologize for their profession. - Thu Oct 23 2008, 10:20

Hi George: I am not a real estate pro but I have bought and sold buildings over the years so I have become somewhat knowledgeable about bedrooms. In WA, there are 3 sources that define bedroom:
1. Local Building Codes
2. Tax Assessment definition
3. MLS Requirements
They are similar but not exactly the same. For example, in WA, the MLS requires a bedroom to have a closet and a heat source (or so I've been told) however the local building code does not. The local codes do, however, require an exit in the event of an emergency.

So does this room have a window for an emergency exit, a heat source, a closet? If not, then it may have a problem being classified as a bedroom.

I am not aware of a size requirement (square footage) but your local codes may specify one. I think I am correct with all this information; but I suggest you refer to your local building codes for a definitive answer. I will warn you that the building codes are rather tedious and boring. - Mon Oct 6 2008, 10:41