Josh M. Boggs

Hi there Mary,

The answers you have already received are all correct. There is no telling on time frames when it will turn over from the county steps to an REO agent. The best way to keep an eye on it is, have a local Realtor plug the address into their MLS system and it will immediately notify you the day it comes on the market.

May you have the best of luck!

God bless,

Josh - Yesterday, 16:31

Hey there Dan,

I agree mostly with what all the other agents here have already addressed, however I would like to add just my own personal piece to this pie.

If you were negotiating with a traditional seller than I would absolutely feel that YOUR agent (this is assumed here since any agent worth still being in this business should have already had you sign a buyers' rep) has SEVERELY cut your negotiating power since individual sellers tend to use a lot more emotion when selling rather than straight logic.

However, I think Joshua's story really "fits the bill" here and Dan also hit the "nail on the head" as you are dealing with a bank and they usually have other more numerical and logical ways they are going to go about selling that home. So, do I feel your situation has been compromised; yes, but not as bad as had it been a traditional seller.

Since the mistake has already been made, it's pointless to start dogging your current agent in this stage of the game. The real question is, do you feel like your agent is truly working hard for you and/or just made an honest mistake? Or for that matter does she have enough experience in dealing with REO property? Be cautioned that if you do decide to fire your current agent, but really like that home; you may want to read your buyer's representation agreement very carefully as "procuring cause" may be an issue down the road. Just maybe.

Best of luck and perhaps you can get on here later and give us great news that everything worked out and you got the deal you wanted after all? Lord knows that we all could use great news!

God bless,
Josh - Yesterday, 16:25

Diane,

Very simply put... an offer is just an offer until it's in WRITING! Once all documents are signed by BOTH parties, then at that point you are committed to that deal and it's called a CONTRACT. Even if you had a VERBAL agreed upon contract, you are still legally allowed to entertain all other offers that come in as long as you don't have a CONTRACT.

Also, as long as your Realtor lets all parties know that there was a multiple offer situation, you are free to move anyway you would like even if it means, inviting ALL parties to resubmit their highest and best, accept one of the offers immediately or counter only one offer. You have plenty of options and in this market; you are in a GREAT situation!

Best of luck!
God Bless,
Josh - Fri Nov 14 2008, 14:08

Good afternoon Z. Brunson,

What a difference in location, are you excited about leaving the beautiful shores, mountains and beaches of Hawaii in exchange for flat, dry dessert land? ha ha.. Just kidding, San Antonio is also very beautiful as well, just has it's differences from Hawaii.

Ok, enough of stating the obvious. You mentioned the school and you mentioned you had a concern about helping your daughter adjust, may I ask if there is anything you are worried specifically about her not adjusting well to? The other answers below have pointed out that F.T. M.S. is a great exemplary school, so I won't have to repeat that. Are you looking for more specifics like dual-immersion programs or any other specialty education or extracurricular programs? You may want to check out this particular link for more specific information.
http://www.greatschools.net/modperl/browse_school/tx/9453

I hope that helps and welcome to Texas! You are gonna love it!
God Bless,
Josh - Fri Nov 14 2008, 13:37

Hey there Misty,

Ok, when you keep mentioning Realtor in your story, is this the listing agent or your own Buyer's Realtor? It seems just a tad odd of a story to me, but none the less... absolutely put that offer in! If it's been sitting on the market for a LONG time and you definitely know all of the background music to be true, then I'd say you're in a good position from what I see so far.

It's another thing however when you the buyer loves a home that has only been on the market for 1 week and it's absolutely perfect and priced right, then STILL they insist on giving a low-ball offer.. that's when I would just ask you seriously if you are here to buy a house or just see how many offers you can put in for a shot at the Guinness Book ? :)

If you need any help... you've got plenty of great Realtors below that answered your questions, so just take your pick. :)

God Bless,
Josh - Fri Oct 31 2008, 13:53