Taunton Massachusetts Area- Real Estate - and- Homes for Sale: September 2010

Fariy Tale Agents Please Put Your Magic Wand Away!

 

Yesterday I received a phone call from a very nice couple wanting to talk with me about selling their home. That seems normal enough, right? 

Not so fast! This was not the first time this couple had wanted me to go to work for them. In early January we had met to discuss getting their home on the market and they really wanted me to be their agent.  The husband just happened to mention that he had a potential offer coming in from his FISBO time on the market - at $370,000.

Before we went any further I suggested he jump at the chance and accept that offer as I was quite certain I could not sell his home for that amount. A few weeks later he said the offer didn't pan out and would I please come back and write up the paperwork. Of course I would. So once again we sat down around the table for coffee and cookies and this time I brought my listing assistant so he could be totally familiar with the home and the couple.  About 5 minutes into the conversation I brought up the fact that his competition had reduced their listing prices significantly and we would have to lower ours as well.  Whaaaaaaaat? "I'm not listing for anything under $399,000"!

So you can imagine I once again attempted to 'reason' with him and show him the comps. And I let him know that I couldn't take the listing at a price I knew wouldn't work in our current market.  Not only would we all be wasting our time he would loose valuable marketing time but perhaps they'd have to accept a much lower sales price six months from now!  He didn't agree.  He wanted his way so we enjoyed our coffee and my assistant and I trotted on back to the office.

I knew he had talked with several other agents. And you guessed it - he went with the one who supported his unrealistic listing price (Fairy tale agent)!  I watched the progress - or rather lack of progress.  They finally reduced the price to $380,000 - but by that time the market had fallen even more.

Yesterday I received a phone call from a very nice couple wanting to talk with me about selling their home!  I wasn't too surprised by the call as it's happened quite a bit this last few years.  The sellers again asked would I please take over the marketing of their home.  My question to them - are you willing to be totally realistic with list price?  And of course they said yes - they just want it sold so they can move forward with their plans.

Now I really like this couple - they're really good folks and I'd enjoy working with them. I am hoping that they really are realistic this time around.  If not - I won't take on a overpriced listing which does nobody any good whatsoever! I'm meeting with them at 3:30 today so I'll let you know - the rest of the story!

 

Fariy Tale Agents Please Put Your Magic Wand Away!

 

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If you're thinking of selling your Phoenix-area home, please give us a call. We're here to help you and make the selling process simple and stress free.

Call us today to request your complimentary market analysis to determine how your home compares to others in your area.

Feel free to contact me by phone 602-380-4886 or Email Anna Banana

You can also visit our website for more information on Phoenix and the surrounding areas.

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The Masters Series Anna "Banana" Kruchten was recently chosen as one of 12 Masters of Real Estate by the National Association of REALTORS® at realtor.org. ‘Banana’ has a knack for using unique strategies to market her properties, gain new clients & train her agents how to build a successful real estate practice. Let's Connect!

What?  How can this be?  Realtors are still using Mortgage Brokers left and right, so how can I be saying that this is the end of the Broker?  It's called the Financial Reform, and it is completely changing the mortgage landscape as we know it. 

I have discussed in my previous blogs the effect this reform is having and will continue to have on borrowers and their disclosures and benefits.  But what is going to happen to the Mortgage Brokers?  First, let's define Mortgage Broker vs. Loan Officer, and then I will show you how it will negatively affect borrowers, Realtors, and of course Mortgage Professionals.

 

MORTGAGE ORIGINATOR (MO) - This is the new umbrella description for anyone who is an individual that is licensed to "originate" a mortgage.

LOAN OFFICER (LO) - This is typically someone who works for a direct lender.  A direct lender can be the banking giants that we see on every street corner, or it can be a mortgage lender that is a small office tucked away in your neighborhood. 

MORTGAGE BROKER BUSINESS (MBB) - Is a company that can broker loans to various lenders, and can make varying commissions depending on the program or lender they broker to. 

MORTGAGE BROKER (MB) - Is an individual who works for the MBB and usually makes much larger commissions than the LO, but not the salary or draw the LO makes.  This commission usually comes from a Yield Spread Premium (YSP). 

YSP - The percentage the lender pays the MBB for the mortgage, and it's usually incentivized based on rate, program, or lender.  This was the allure of being a MB and working for an MBB, but the financial reform is eliminating the YSP.

 

The financial reform has introduced a new rule that takes place in April 2011, and this rule takes away the ability for any lender or MBB from "incentivizing" or charging more for a particular program or rate.  In other words, they are eliminating the YSP and forcing everyone to make the same amount of money or percentage based on the loan amount only. 

Not only that, FHA now requires the Lenders be responsible for the actions of the MBB.  This way the MBB can't originate 50 fraudulent loans and then file for Bankruptcy leaving no one responsible.  Instead the Lender (with large financial net worth and liquid money) is held responsible for the loan that the MBB originated.  So in turn, Lenders now highly restrict and limit the MBBs while requiring then to have large sums of net worth and a majority of that liquid, the same way the Lenders are required by FHA.  This is not possible for most, or they are simply being pushed out of the business.  HENCE, THE PROVERBIAL DEATH OF THE MORTGAGE BROKER BUSINESS AND MORTGAGE BROKER INDIVIDUAL.

Why does this matter?  Because there will soon be a mass exodus towards the lending giants and the smaller lenders.

Why should this matter to you?  Because now there will be far less competition in the market, which means a smaller potential for you borrower to get the best possible deal.  Competition is what drives our economy, and it is why our nation has been such a successful capitalist country for centuries.  Yet, the BIG Government has their hand in the lending industry to such an extent that the competition will not be very strong.

I understand why this was done.  Borrowers can now see EVERYTHING that is being charged and why.  As I have marketed my niche to LOs that can't offer the Reverse Mortgage, I have seen a lot of seasoned veterans who many have owned their own MBBs working for a small salary and tiny commissions at one of the banking giants.  This is the beginning of the end of Mortgage BROKERS as we know them!

P.S.  I have always been a MB, but now am a LO at a small lender.  I am fortunate enough to work for someone who saw the writing on the wall last year, and I will still earn like an MB and work like an LO.  The best of both worlds!  Thank you for reading my post!