Mortgage maximums as of Friday October 03, 2008
(5 records were selected, 5 records displayed.)
| MSA Name | MSA Code | Division | County Name | County Code |
State | One-Family | Two-Family | Three-Family | Four-Family | Last Revised |
| ROCHESTER, NY (MSA) | 40380 | LIVINGSTON | 051 | NY | $271,050 | $347,000 | $419,400 | $521,250 | 03/05/2008 | |
| ROCHESTER, NY (MSA) | 40380 | MONROE | 055 | NY | $271,050 | $347,000 | $419,400 | $521,250 | 03/05/2008 | |
| ROCHESTER, NY (MSA) | 40380 | ONTARIO | 069 | NY | $271,050 | $347,000 | $419,400 | $521,250 | 03/05/2008 | |
| ROCHESTER, NY (MSA) | 40380 | ORLEANS | 073 | NY | $271,050 | $347,000 | $419,400 | $521,250 | 03/05/2008 | |
| ROCHESTER, NY (MSA) | 40380 | WAYNE | 117 | NY | $271,050 | $347,000 | $419,400 | $521,250 | 03/05/2008 |
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By Joshua Frankel, Second Vice President-Wealth Management, Smith Barney
Do you think of yourself as "wealthy"? What does the IRS think? When you've accounted for your home, investments, personal property, retirement accounts, and all insurance that you own, chances are you have assets over $2 million - and that means you're "wealthy," according to the IRS.
For U.S. citizens, in 2006 (and 2007), every dollar (worldwide) over $2 million may be subject to federal estate taxes of up to 46%. If a majority of your assets are in retirement accounts, including qualified plans and IRAs, your estate could lose over two-thirds of its value to federal estate and income taxes, leaving your beneficiaries with a much smaller portion of what you worked so hard to accumulate.
You may want to consider these guidelines as you plan your estate:
1. Prepare a Will. Be sure it keeps pace with changes in your own personal circumstances and adjustments in tax laws. Marriage, divorce, birth, a move to another state or a change in your finances should signal an immediate review and possible updating of your will.
2. Use Your Estate Tax Exclusion. The IRS allows U.S. citizens to pass the first $2 million of assets in 2006-2008 (increasing to $3.5 million in 2009) to their beneficiaries, free of federal estate tax. Be sure to plan properly so that both spouses use their estate tax exclusions.
3. Title Assets to Avoid Probate. Holding property in joint tenancy with right of survivorship is a simple way to avoid probate. Joint tenancy with the right of survivorship is a form of property ownership by two or more persons. When one of the joint tenant owners dies, his/her interest in the property automatically passes to the surviving owner(s).
4. Monitor Retirement Plan Assets. If you plan to gift your IRA or qualified plan to heirs at death, the account could lose up to two-thirds of its value to federal estate and income taxes. Taking distributions from your IRA or qualified plan and purchasing a life insurance policy held in an irrevocable life insurance trust (ILIT) could be a consideration. That way your heirs receive the insurance death benefit free of estate and income taxes (if the ILIT and plan are properly designed), instead of a fraction of your IRA or qualified plan.
5. Gift Away What You Don't Need. Lifetime gifts to family members or others can reduce your potential estate tax liability by removing the gifted assets and any future income and appreciation on those assets from your estate. You are entitled to transfer up to $12,000 per person each year without incurring any gift tax or reducing your lifetime gift tax exclusion amount. (Spouses together may gift up to $24,000.)
6. Keep Enough Assets Liquid to Satisfy Estate Taxes. Generally, the IRS requires that any federal estate tax liability be satisfied within nine months of the date of death, and that payment must be in cash. There are four typical sources from which funds can be obtained: cash reserves, loans, and liquidation of assets or life insurance proceeds.
7. Hold Life Insurance in Trust. If properly owned by a trust or third party, life insurance proceeds may be income tax free to the recipient and not subject to estate tax. However, the proceeds will be subject to estate tax if you (as the insured) own or have rights in the policy. Purchasing the policy within an irrevocable trust may prevent life insurance proceeds from increasing your estate tax liability.
8. Know What You Have and Where You Have It. Keep copies of your important papers and make sure that appropriate parties know where these papers are kept.
9. Choose Executors and Trustees Wisely. Selecting one family member among several may create unforeseen problems down the road. Fiduciary duties may call for the expertise, impartiality and independence of a corporate trustee, at least as co-trustee.
10. Meet with Your Financial Advisor. Finally, discuss your estate planning objectives, concerns and fears with your financial advisor, as well as your tax and legal advisors, so that you can develop a plan for effectively transferring wealth to your heirs.
Citigroup, Inc., its affiliates, and its employees are not in the business of providing tax or legal advice. These materials and any tax-related statements are not intended or written to be used, and cannot be used or relied upon, by any such taxpayer for the purpose of avoiding tax penalties. Tax-related statements, if any, may have been written in connection with the "promotion or marketing" of the transaction(s) or matters(s) addressed by these materials, to the extent allowed by applicable law. Any such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor.
Smith Barney is a division and service mark of Citigroup Global Markets Inc. Member SIPC.
AARON APPRAISAL has extensive experience in real estate appraisals for estate / trust purposes
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How an FHA Mortgage Works
The FHA does not lend the money; it simply insures that the total mortgage will be paid to the lender if the buyer defaults. It is always the decision of the private lender (a bank, credit union, or savings and loan) to decide whether or not they will lend the money.
The FHA mortgage program tends to be more forgiving than conventional mortgages in terms of past credit history. A bankruptcy discharged as little as two years ago may not hinder a homebuyer from qualifying for the FHA program.
Typically, FHA mortgages do not require more than a 3-5 percent down payment. Unlike traditional loans, this money may also be a gift to the homebuyer and does not need to be secured as the homebuyer's own money. Often, there are "points" associated with FHA mortgages that are usually worth about 1 percent of the total mortgage value. These points are paid to lenders to help lower the interest rate of the mortgage.
Borrowers will also have to pay PMI (private mortgage insurance) on the mortgage. PMI is used to ensure that the total amount of the mortgage will be paid to the lender if the buyer defaults. Usually, a PMI will not?? be put into effect until 20 percent of the mortgage has been paid.
FHA mortgages have no mortgage value cap. In other words, you can take out a FHA mortgage for $150,000 - $300,000 without any restrictions, other than credit applicability.
Closing costs on FHA (or conventional loans) are usually between 2-3 percent of the total mortgage amount and are the responsibility of the buyer. However, FHA closing costs can be financed into the total amount of the mortgage and paid off accordingly.
THREE POPULAR FHA/HUD MORTGAGES:
Fixed Rate Mortgages
FHA fixed-rate mortgages, or Section 203(b), are the most common and popular type of FHA mortgage. The interest rate does not change with a fixed-rate mortgage. A fixed-rate FHA mortgage insures the lender for the total amount of the mortgage in case the buyer defaults. This type of mortgage requires a smaller down payment than a conventional mortgage would require. The typical down payment for a fixed-rate mortgage is 3 percent of the total amount borrowed. A fixed-rate mortgage can offer a lower interest payment if the mortgage is taken out during a period of low-interest rates. A fixed-rate mortgage can also offer stability; your monthly payments will be the same for the life of the mortgage. Fixed-rate mortgages can be taken out for a period of 10, 15, 20, or 30 years.
FHA Renovation Mortgages
The FHA Renovation Mortgage, or 203(k), allows homeowners to borrow money to extensively renovate their home. As much as 110% of the costs needed to repair and renovate the home can be financed. There are restrictions as to what types of repairs or renovations can take place, and the minimum amount of the 203(k) is $5000.
HECM FHA
Also called a Reverse Mortgage. You may wish to consult a HECM Counselor.
http://www.hud.gov/offices/hsg/sfh/insured.cfm
By Aaron Appraisal 585-244-5660 or http://www.aaronappraisal.net/
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SELLING YOUR HOME- First impressions are probably more important in selling your house than almost any other factor, except the price. So when you put the house on the market, it will pay to get it in tiptop shape.
SETTING THE PRICE- At best you can only guess what your house is worth. If you and your broker guess too high, you'll discourage many prospective buyers who will consider the property out of their reach. When you begin reducing the price, buyers may wonder what's wrong. On the other hand, if you guess too low, you'll sacrifice money you should have had. And a "bargain" price may even seem suspicious to cautious prospects. Real Estate Appraisers have up-to-the-minute information about the market. They know what properties like yours are selling for. They also understand features that add value to your property, such as favorable location, convenient transportation or popular architectural design. They can help you to quickly arrive at your best asking price.
LOCATING BUYERS- There's more to finding buyers than putting a "For Sale" sign on your lawn. And a "For Sale by Owner" sign isn't for everyone. Prospects and curiosity seekers alike can ring your doorbell at all hours without regard to your convenience. And they may expect you to answer difficult questions about financing, etc. Real estate brokers screen prospects in advance and show your home only to those who have the interest and ability to buy. They won't waste your time with someone who's not a serious prospect. Many brokers already have a list of buyers who are looking for properties like yours. And real estate brokers can continue with the selling job even if you're out of town for awhile. If you decide to advertise, brokers know where to place ads for best results, how often to run ads and how to word them for maximum effectiveness.
BARGAINING-The buyer often offers less than you're asking. At this stage of the sale, your broker should be one who knows how to bargain and is experienced at making counter offers and discussing price, amount of cash, date of delivery of the deed, amount of mortgage and other important business matters. Simply stated, a good real estate broker will make sure the sale proceeds smoothly and quickly.
HOW YOU CAN HELP YOUR BROKER- While a real estate broker can provide valuable services to you in selling your home, it's up to you to cooperate with your broker's sales efforts by making sure your house looks its best. First impressions are important in selling your house. So when you put your house on the market, it will pay to get it in tiptop shape. Look at your property as if you were a prospective buyer. Pretend you're seeing it for the first time and try to notice its highlights and drawbacks. Then start sprucing up in order to emphasize and add to the good points. That's often easier said than done, however. It's easy to overlook something unless you spruce up systematically.
Proceed critically down this list. Circle the items that apply to your house.
OUTSIDE- Trim shrubs Mow lawn Weed flower beds Edge lawn Repair walk, driveway Repair porch, steps Clean porch light, lamppost Shovel walk, driveway in winter Clean siding Paint trim, front of house Paint sides, back of house Repair roof, gutters, downspouts Paint front door, mailbox Repair/replace storm door Clean/repair screens, storm windows Clean/paint/repair garage - dispose of what you don't intend to keep
INSIDE--GENERAL- Paint where necessary Clean/fix windows Clean/polish floors Replace burned out light bulbs and brighten lighting with more powerful bulbs Make sure doors, windows are operating freely - lubricate with wax if necessary Fix squeaking floors Fix light switches Repair/repaint cracked walls, ceilings Fix faucet drips Clear clogged drains Clean fireplace, lay logs for fire Straighten all closets Use room deodorants to remove mustiness Vacuum/shampoo rugs, Clean/polish heating elements - furnace, boiler, etc. Neaten up, throw away what you're not going to move
KITCHEN- Clean/paint cabinets Use bright curtains Clean ventilating hood, fan Repair/clean/wax floor Clear off counter tops to make kitchen look spacious and neat Make sure drawers slide smoothly Put appliances out of sight, stack items neatly in cabinets Clean/polish appliances - inside and ou.
BATHROOM/POWDER ROOM- Put out fresh towels Clean fixtures, tub, toilet Replace toilet seat Clean shower curtain Bedrooms Make beds Use most attractive bedspread, curtains Living room/den Plump cushions Stack newspapers, magazines Clean television screen Dining room Polish table, buffet, etc. Clean glass in china cabinet Make sure chair seats are in good shape.
LAUNDRY AREA- Remove hanging clothes Put away powders, sprays, etc. Clean/polish washer, dryer, tub Let the Broker Sell If you and your family are at home when the broker brings in a prospect, relax and let the expert show and tell. Don't tag along. Answer questions carefully when they're asked, but don't offer answers to unasked questions. If you've looked at your house like a buyer and attended to the items on our list that apply to it, your house will sell itself.
Your Next Home- Consider using a checklist to compare homes you may consider buying.
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The Home Buyer Checklist identifies some of the important factors to consider when choosing a home. In addition to an affordable sales price, you will also want to be sure that the neighborhood and house meet the needs of your family.
Take this checklist along when you go shopping for your house. It will help you evaluate the neighborhoods and assess the availability and condition of various features of up to three homes in a side-by-side comparison. To PRINT this page, hit control-P.
Questions ? http://www.aaronappraisal.net
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Home Buyer checklist |
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Property Address |
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Asking Price |
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Real Estate Taxes |
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The Neighborhood | |||
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Near Work |
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Near Schools |
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Near Shopping |
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Near Expressways |
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Near Public Transportation |
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Near Doctors / Dentists |
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Near Churches |
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Garbage Collection |
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Street Lights |
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Sidewalks |
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Streets / Alleys Well Maintained |
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Traffic Volume |
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Parks |
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Neighbor's Property Well Maintained |
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All Utilities Installed |
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Neighborhood / Restrictions |
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Near Trains / Airports |
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Area Zoned Residential |
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Near Industry |
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Proposed Special Assessments |
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Environment Concerns / Influences |
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The House | |||
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Age of House |
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No. of Stories |
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Wood Frame |
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Brick Frame |
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Wood & Brick Frame |
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Aluminum Siding |
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Roof Condition |
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Foundation Condition |
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Overall Exterior Condition |
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Garage Size |
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No. of Bathrooms |
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No. of Closets |
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No. of Bedrooms |
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Oil Heat |
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Gas Heat |
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Electric Heat |
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Hot Water Heat |
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Insulation |
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Central Air Conditioning |
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Energy-Conservation Features |
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Age of Heating System |
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Age of Water Heater |
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Capacity of Water Heater |
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Age of Electrical Wiring |
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Plumbing Condition |
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Estimated Water Bill |
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Estimated Heating Bill |
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Estimated Electric Bill |
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Living Room |
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Fireplace |
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Separate Dining Room |
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Family Room |
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Drapes - No. of Rooms |
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Carpeting - No. of Rooms |
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Kitchen Eating Area |
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Refrigerator |
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Stove / Oven (Gas / Electric) |
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Garbage Disposal |
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Dishwasher |
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Broken Windows |
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Storm Windows / Screens |
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Washer / Dryer Outlets |
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Laundry Space |
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Finished Basement |
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Attic |
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Sump Pump / Drainage |
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Connected to Sewer System |
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Patio |
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Backyard Fence |
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Landscaping |
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Property Boundaries |
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Security (dead bolts, detectors) |
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Building Code |
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Compliance |
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Ability to Expand / Enlarge House |
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Questions ? http://www.aaronappraisal.net
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As an Executor you have been entrusted to carry out the wishes of the deceased as swiftly and exactly as possible. Attorneys and Accountants rely on our values when calculating real property values for estates, divorces, or other disputes requiring a value being placed on real property. We understand their needs and are used to dealing with all parties involved. We provide appraisal reports that meet the requirements of the courts and various agencies. Settling an estate usually requires an appraisal to establish Fair Market Value for the residential property involved. Often, the date of death differs from the date the appraisal is requested. We are familiar with the procedures and requirements necessary to perform a retroactive appraisal with an effective date and Fair Market Value estimate matching the date of death. The ethics provision within the Uniform Standards of Professional Appraisal Practice (USPAP) binds us with confidentiality, ensuring the fullest degree of discretion. Having a professional appraisal gives the executor solid facts and figures to work with in meeting IRS and state agency requirements. It assures peace of mind to everyone concerned because we are there to stand behind the appraisal if it is challenged.
Finalizing a divorce involves many decisions, including "Who gets the house"? There are generally two options regarding the house - it can be sold and the proceeds divided, or one party can "buy out" the other. In either case, one or both parties should order an appraisal of the residence. Divorce appraisals require a well supported, professional appraisal that is defensible in court. When you order an appraisal from us, you are assured that you will get the best in professional service, courtesy, and the highest quality appraisal. We also know how to handle the sensitive needs of a divorce situation.
If property owners feel that their property is assessed too high, then they may order an appraisal from a qualified appraiser to contest the assessment. In certain parts of the country this practice is common, but many property owners are not aware that this avenue for reducing their tax burden is available. The return on investment is easy to perceive when the cost of an appraisal is compared to several years of lower taxes. The appraiser, however, must be careful not to base the appraisal fee on the dollar amount of the appraised value, which could be a violation of the USPAP.
The appraiser may represent either the landowner or the condemning authority. Usually, the government entity that needs the land for public use orders an appraisal and offers to purchase the land for the value indicated by the appraisal. If the landowner feels that the amount offered by the condemning authority is not enough, then the landowner may also order an appraisal. If the parties cannot agree on a price, then the matter will be settled in court with each appraiser testifying on behalf of their respective value estimates. The appraisers are not advocates for their client; they are expert witnesses trying to support their value estimates. Often landowners do not consider ordering another appraisal from an appraiser of their choice. Usually, they try to settle with the authority by negotiation rather than incur the expense of an appraisal. It is obvious that the landowner's negotiating position would be enhanced if a supporting professional appraisal report were available
Private Mortgage Insurance or PMI is the supplemental insurance that many lenders ask home buyers to purchase when the amount being loaned is more than 80% of the value of the home. Very often, this additional payment is folded into the monthly mortgage payment and is quickly forgotten. This is unfortunate because PMI becomes unnecessary when the remaining balance of the loan - whether through market appreciation or principal paydown - dips below this 80% level. In fact, the United States Congress passed a law in 1998 (the Homeowners Protection Act of 1998) that requires lenders to remove the PMI payments when the loan-to-value ratio conditions have been met. AARON APPRAISAL offer a specific service for home owners that believe they have met the 80% loan-to-value metric. For a nominal fee(often recovered in just a few months of not paying the PMI) the appraiser can provide you with a real estate appraisal showing the new home value.
Appraisals obtained for establishing the loss risk in case of fire are often limited to providing an estimate of the replacement or reproduction cost of the improvements. The insurable value may not be representative of market value and usually does not include the value of the land. Insurance agents may order appraisals when their standard cost service manuals are not adaptable to an atypical home or structure. Property owners may order appraisals to contest the annual appreciation increases mandated by some insurance companies, especially when the increase in the insurance coverage results in an unrealistic premium.
Sometimes our appraisals can be done the same day. Please call for availability as such service may not always be possible. Other assignments will have to be re-scheduled, work in progress must be postponed.
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AARON APPRAISAL*NYS CERTIFIED APPRAISERS*FHA APPROVED 585-244-5660
For homeowners, a real estate appraisal is the linchpin to buying or selling their home. It allows the property transactions to occur among the buyer, seller, real estate agent and mortgage lender.
Before an Appraiser arrives, there are a few things you should know. By law, an appraiser must be state licensed to perform appraisals prepared for federally related transactions. Also by law, you are entitled to receive a copy of the completed appraisal report from your lender.
To facilitate the appraisal process, it's beneficial to have these documents ready for the appraiser:
A plot plan or survey of the house and land (if readily available)
Tell the Appraiser if the property has sold in the last 3 years.
Tell the appraiser the exact zoning of the home,if known.
Written property agreements, such as a maintenance agreement for a shared driveway
Title policy that describes encroachments or easements
Most recent real estate tax bill and or legal description of the property
Home inspection reports, or other recent reports for septic systems wells etc.
List major home improvements and upgrades, the date of their installation and their cost (for example, the addition of central air conditioning or roof repairs) and permit confirmation (if available)
A copy of Purchase Agreement if a sale is "pending".
Information on "Homeowners Associations" or condominium covenants and fees.
A comprehensive list of "Proposed" improvements if the property is to be appraised "As Complete".(renovation or new construction)
Once your appraiser has arrived, you do not need to accompany him or her along on the entire site inspection, but you should be available to answer questions about your property and be willing to point out any home improvements.
Here are some other suggestions:
Accessibility: Make sure that all areas of the home are accessible, especially to the attic and crawl space
Housekeeping: Appraisers see hundreds of homes a year and will look past most clutter, but they're human beings too! A good impression can translate into a higher home value
Maintenance: Repair minor things like leaky faucets, missing door handles and trim
FHA Inspection Items: If the owner/borrower is applying for an FHA loan, be sure to ask your appraiser if there are specific things that should be done before they come. Some items they may recommend might be: Install smoke detectors on all levels (especially near bedrooms); install handrails on all stairways; remove peeling paint and repaint the effected area; provide inspection access to the attic and crawl
www.aaronappraisal.net/
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