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Not meaning to be sarcastic but maybe you should get your money back & start all over again.... more
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The average price for a real estate attorney depends a lot on location. If they're working in a high-income area, they're going to charge more for closing. As long as you're aware of the local going rates, you should be able to find a reasonably priced attorney to close with. http://www.rellapaolini.com/residential_and_commercial_real_estate_development.html... more
In NYC across from Central Park is the iconic building, The St. Urban, which originally had a beautiful slate roof but due to the cost of repairing and continued maintenance was removed and replaced with a beautiful overlapping copper shingled roof.
The great roof and tower of the 1906 Saint Urban apartment house building was originally a slate roof but had been replaced in the 1960's with a 6,000 square feet asphalt roof. The asphalt shingles were not as durable as slate. Due to deterioration the asphalt and copper detailing was damaged by succeeding generations of riggers, so the asphalt and the balcony running along the 10th-floor level was damaged over time and was taken down instead of repaired. The balcony had shielded the lower facade from water and its removal created widespread leaks. Windows later cut into the mansard roof and produced more leaks. Its $750,000 project roof-work program rebuilt the copper dormers and the turret, putting in new gutters and replacing the asphalt, not with slate, but with overlapping copper shingles, so now it is just as durable as, and weighs much less than, the building's original slate roof.
I am not sure of the cost factor for copper shingles, but if your home is as you stated, "worth-it" then perhaps this is a better alternative.
www.facebook.com/sheryl.rizzo.7, where I have the picture I took and the history of the St. Urban, providing the above info.... more
You can most certainly receive conventional financing on a tenant occupied home. If you plan on doing FHA or VA is when you may run into issues. Even so, it may depend - talk to a mortgage person for specifics. The rules change frequently these days and their may be exceptions if there's X amount of time on the lease. I don't know for sure.
Nor would you have to wait until the lease expires to agree on price. You agree now and transfer title (close) at a later date. Whether or not the seller would be willing to do that is anyone's guess! Financing would be an entirely different issue. If you can go conventional and delay occupancy, then you could just get current rates.
If the seller is truly motivated then there could be a way to come to terms agreeable to you both. What that solution is will depend - the devil is in the details as they say!
However, the fact that the house sat on the market for a significant length of time would suggest that the seller isn't as motivated as you might reasonably be inclined to think. Most of the time, when houses sit forever its because the seller couldn't/wouldn't accept a price any buyer was willing to pay. In the real estate business, we call that unmotivated! ;) Of course circumstances do change, so they may be more motivated now than they were a year ago to be sure.
Unless it was FSBO that entire time - then perhaps it was more a marketing issue. Tough to say without details!
I'll say one thing - if they are serious about selling, letting you in to see a tenant occupied property isn't (or rather shouldn't be!) an issue. Assuming they did it right, if the house is currently for sale then access by buyers, inspectors etc would be written into the lease. People list and sell tenant occupied homes all the time.
In any case, the only way to know for sure is to talk to the owner. If you'd like me to do that for you, let me know.
In terms of inspections, are you aware that any single repair that costs over $1500 is automatic grounds for purchase contract cancellation? Of course if there are 20 little things that add up to more than that - yeah, you're still obligated.... more