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Buying Foreclosures And The Steps Involved In The Process
Foreclosure is the legal and professional proceeding in which a mortgagee, or other lien holder, usually a lender, obtains a court ordered termination of a mortgagor's equitable right of redemption. Buyers have this picture in their mind of a lovable small house, encircled by a white picket fence that is owned by a widowed mom who slid on hard times, but that eventuality is in generally a long way from fact.
Why do sellers go into foreclosure? Sometimes sellers stop making payments for a bunch of reasons. Few homeowners opt to go into foreclosure willingly. It's frequently an unpredictable result from one of the following:
- Laid-off, fired or give up job
- Incapacity to keep working due to medical conditions
- Over the top debt and mounting bill requirements
- Quarrels with joint owner, divorce
- Job move to another state
Here are some resources that will help to teach you about buying foreclosures:
Find a Property
- Define your criteria – location, price range, age, size, condition, etc.
- Begin your search with free foreclosure listings
- Use a trusted REO broker with experience buying and selling foreclosures
Get Financing
- Contact a lender
- Work with the lender to find out what you qualify for
- Consider additional costs such as closing costs, fix up/rehab costs and carrying costs
Use an Agent
- Use a real estate agent with REO experience
- An experienced REO agent can identify properties, provide property comparables and valuations and make the transaction go as smoothly as possible
Is the 203k FHA Loan For You?
- The 203k FHA Loan gives buyers the opportunity to wrap rehab costs (up to $35,000 for a streamlined loan) into the purchase price
- Buyer must be an owner occupant (not an investor) to qualify (but property may consist of up to four units)
- Estimates from a licensed contractor must accompany all offers
- Use a certified 203k loan specialist to finance your offer
Paying Cash?
- Determine how much you want to spend
- Ensure the cash is liquid
- Provide proof of funds with your offer
Do Your Due Diligence
- Get a home inspection!
- Personally visit the home before making an offer
- Get an estimate of repair costs from a licensed contractor
Write Up the Offer
- REOs are sold “As Is” and “Where Is” with no seller representations or warranties – most sellers require a signed addendum to this effect
- The bank generally will not do repairs
- The simpler the offer, the better
- Put money down and provide proof of funds
- Response time is generally 3 – 5 business days, although it can be longer
- Seller designates title company
- No SPDS or CLUE report
6 Pitfalls to Avoid When Buying a Foreclosure in Phoenix, Arizona
- Low-balling when you actually want the home
- Not knowing your estimated repair costs
- Failing to visit the home before making an offer
- Not getting a home inspection
- Writing a complicated offer
- Attempting to change or modify the offer after acceptance by the seller
About the Author
Beth Jo Zeitzer is founder of R.O.I. Properties, a full service real estate brokerage firm specializing in foreclosure properties in Arizona, bankruptcies, probate properties and more. For more information about buying foreclosures, visit our website and search our free listings.