What is a Title Commitment?

Title Commitment

A title commitment is given to Buyers prior to closing to inform the Buyer regarding title to the property.  The Buyer is allowed to review the commitment and talk to an attorney or the Title company or their agent if they have any questions on any of the information on the commitment.  The Buyer usually only has several days to let the Seller know if anything on the commitment is unacceptable to the Buyer. 

Protection against hazards of title is available with a unique insurance called title insurance.  Other insurance policies are purchased for possible futures issues; however, title insurance is purchased with a one-time payment to safeguard against loss arising from hazards or defects.   Title insurance is all about risk elimination before insuring. 

There are two types of insurance: 

1. Owners' policy lasts as long as the insured or the heirs have an interest in the property. 
2. The Lenders' policy decreases and eventually disappears as the loan is paid off.  Most Lenders require this insurance policy just as they require the fire insurance.

Title insurance starts with the search of public records for matters that could affect the title.  Any issues that are found that do not allow for a clear transfer of title must be corrected or a clear transfer cannot occur.  Here are some examples that present concerns:  Incorrect names, outstanding mortgages, judgements, tax liens, easements, incorrect notary acknowledgements.  However, even the most careful search to eliminate risk cannot find hidden hazards of title.   

Some hidden hazards that could occur are things like:

• A forged deed.
• Transfer documents that were executed under an expired or false power of attorney.  
• Heirs that have claims to a property.
• Mistakes in the public records, to name a few. 

Understanding the Title Commitment

The Title Commitment is divided into several sections:

• Schedule A

• Schedule B, which includes the Requirements, the Exceptions, and the Exclusions.  The title commitment should be accompanied by the documents referred to in Schedule B. Schedule B may be the most important part of the Title Commitment

Schedule A:

     1.  Commitment Date

     2.  Policies to Be Issued, Amount, and Proposed Insured

     3.  Interest in the Land and Owner

     4.  Description of the Properties being insured

 

Schedule B:

The Requirements section lists what things must be done before escrow can close and title insurance will be issued.  If a requirement can not be met, close of escrow may be prevented or delayed.  Talk to the escrow officer about fulfilling any unusual requirements as soon as possible to avoid a delay in close of escrow.

Examples of Requirements:

1. Payment of taxes
2. Recording a release
3. Reconveyance of the deed currently encumbering the property
4. Recording the new deed
5. Recording the documents securing the new loan.
6. Other requirements may include approval by the trustee in bankruptcy
7. Recording a disclaimer deed from a spouse
8. Recording a court order evidencing the authority for one person to act on another's behalf
9. Copy of a trust, Corporation, or LLC paperwork
10. Releases of various other types of liens. 
11. Proof of Identity 

The Exceptions section discloses the exceptions that the title company will not cover against.  It also generally includes certain standard exceptions such as mineral and water rights. The title insurance policy will not insure against loss, nor will the title insurer pay costs, attorney fees, or expenses, resulting from title problems listed in Schedule B.  Buyers are often unaware that they need to read the exceptions to coverage.  If an exception is unacceptable to the buyer, the buyer and the agent may be able to convince the title company to remove it, insure over it (with an endorsement), or eliminate the exception by obtaining a release, affidavit, waiver, quitclaim deed or other document. However, if the unacceptable exception is not discovered and objected to within a short period of time from date of receipt, there may not be time to address the unacceptable exception and the buyer may be forced to close escrow subject to the exception. Talk to the escrow officer or an attorney if there are questions or concerns regarding the exceptions on the Title Commitment for disclosure items and for restrictions on the use of the property. 

Examples of Exceptions:

1. Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection of the Land or by making inquiry of the persons in possessions of the land.
2. Any encroachments, easements, measurements, variations in area or content, party walls or other facts which a correct survey of the premises would show.
3. Road ways, streams or easements, if any, not shown by the public records, riparian rights and the title to any filled in lands.
4. Unpatented mining claims, water rights, and claims or title to water.
5. Possible additional tax assessment by reason of new construction or improvements pursuant to the provisions of the Acts of Assembly relating thereto, not yet due and payable.
6. Further exceptions will be noted on the title commitment.

The Exclusions section discloses the exclusions that the title company will not cover. 

Examples of Exclusions:

1. Any law, ordinance or governmental regulation relating to the use of the property
2. Any governmental police power, unless recorded
3. Rights of eminent domain, unless recorded
4. Defects, liens, encumbrances, adverse claims or other matters agreed to by the buyer
5. Claims arising from bankruptcy or other creditors' rights laws

Specific Title Commitment Issues

Easements: An easement gives persons other than the owner access to or a right of way over the homeowner's property. Common easements include utility easements and roadway or access easements. Easements may be an issue if the buyer is planning on building a pool or adding improvements to the home. 

CC&R's and other Deed Restrictions: A declaration of covenants, conditions and restrictions ("CC&Rs") for a homeowner's association is recorded against the property. The CC&R's empower the homeowner's association, if there is one, to control certain aspects of the home. If there is no homeowner's association, the CC&R's can be enforced by the other homeowners. A homebuyer should always carefully read the CC&R's (and any other association documents) because the buyer will be obligated to comply with all the rules and restrictions.

Access: Failure of the public record to disclose a right of access to the land will be noted in the Title Commitment. Although landlocked property can be sold  the lack of access must be disclosed to the buyer.

Military Airports:  Buyers in areas in the vicinity of a military airport will find this information on a title commitment.  

Judgments: A recorded judgment is a lien on all real property of the judgment debtor. A judgment lien against the seller usually must be paid prior to close of escrow.

Bankruptcy: If the seller has filed bankruptcy, the bankruptcy trustee will have to approve of the sale prior to close of escrow or a court order may be necessary. The seller's bankruptcy attorney should be able to assist in obtaining the approval, but be sure to allow enough time for the process.

Liens: There are numerous types of liens that may need to be paid and released before escrow can close. These liens may include state and federal tax liens. State tax liens are extinguished if the state takes no action for six years. By filing a Notice of Federal Tax Lien, the government establishes its interest in the property and any property acquired after the lien is filed. Mechanics liens and liens arising from environmental laws may also become an issue.

EndorsementsIn addition to the coverage available under the title insurance policy, a buyer can obtain additional coverage through endorsements. These endorsements may be available for little or no cost.

The Title Insurance Policy
The title insurance policy will be issued as of close of escrow. Title insurance does not insure that a title defect will not occur; it insures that if a defect that occurred prior to the policy date becomes apparent, the buyer will be indemnified if the defect cannot be cured. A standard policy generally insures against the title to the property being vested other than stated in the policy; any defect in or lien or encumbrance on the title; unmarketability of title; and lack of a right of legal (not necessarily physical) access.  The policy generally contains the same sections as the Title Commitment.

I always suggest that you talk to the title company that is issuing the title policy and/or an attorney if you have any questions. 

Is a Home Warranty Worth It?

 

If you buy a new computer, stereo, flat screen TV, cell phone or almost any other electronic device, the cashier at your retailer of choice will likely ask you if you'd like to protect your purchase with an extended warranty. While doing so can be a wise decision-perhaps your home is full of rambunctious Rottweilers who frequently destroy your belongings—that added protection comes at a price. Home warranties do as well.

A renewable service contract, the typical home warranty covers at least a portion of the costs of repair or replacement of covered items within a home. This can range from standard appliances such as dishwashers, furnaces and air conditioners to major systems such as plumbing and electric. Depending on the level of coverage selected, you may pay as much as $600 annually. That's usually in addition to fees for service calls on any filed claims.

Is a home warranty worth the costs? The answer depends—at least in part—on whether you intend to buy a new build or an older property.

 

New Build – Many new builds come with builder warranties that cover structural defects. Because the appliances and systems are new as well, they should be free of problems. In the case of a dishwasher with drainage issues or a refrigerator that's more hot than cold, you can likely get a replacement from the manufacturer. Unless you're a true Nervous Nelly, it makes sense to skip the home warranty and put your money into emergency savings instead.

Older Home – While rich in character and history, older homes are more likely to have defects. Before purchasing one, ask about the exact age of the appliances included in the sale and service paperwork for all the major systems. A home inspection is essential to determine if costly repairs or replacements are likely. If they are, the benefits of a home warranty may more than outweigh the cost of the annual premium.

Two of the companies that I've had good experiences with are Old Republic Home Protection & American Home Shield. Check out their sites and see if a home warranty might be right for your next purchase. For more articles like this check out my monthly newsletter.

Why Location Matters—and What Qualifies as Good

What three things matter most when buying a residence? 

According to the New York Times, the answer has been "Location, location, location" since at least 1926, when the well–known expression was first used in a classified advertisement in the Chicago Tribune. Today's real estate agents still tend to agree. Buy a property in a good location and it's likely to be a solid long-term investment. But what qualifies a location as "good," you ask?

Start with the characteristics below.

Safety – The safer the better, so look for property in a neighborhood with a low crime rate. Consider locations where residents feel free to engage their neighbors and walk around outside even after dark.

Schools – Look for property in a good school district, even if you have no school-age children of your own. The quality of the neighboring schools will affect your home value and resale price in the future. See WFISD Website.

Entertainment – Properties nearest the popular places in town are always worth more. For example, if you live in a coastal area, a future buyer might pay more for your home if it's near the beach. If you live within a city, proximity to the best commercial district will add value.

Views – Homes near the water (lake, ocean or otherwise) or with spectacular panoramic views are always popular with home buyers. Add to the future value of your property by buying in such a location.

Transportation – The best location is one with easy access to public transportation such as the train or bus stop. If you're buying in a town where more people commute by car, easy access to the freeway may be valued more highly.

For more articles like this check out my monthly Newsletter:  http://mydigitalnewsletter.com/tanyaruff/

Keys to Successful Home Buying Negotiation

Sir David Frost, English Journalist and comedian, once wrote, "Diplomacy is the art of letting someone else have your way," and a measure of diplomacy is certainly an essential ingredient in any negotiation in which you wish to secure the most favorable outcome. Consider these additional keys to successful home buying negotiation. 

Know the Market- At any given time, your local real estate market may favor buyers or sellers. If you're planning to purchase a home, a buyers' market will afford you greater negotiation power because the seller will have fewer offers from which to choose. In a sellers' market-where offers tend to be plentiful- agreeing to a quick closing may still provide you with the upper hand. 

Don't Disregard Concessions- Most buyers are obsessed with price when purchasing a home. While haggling a lower figure may may be possible, there are easier ways to effectively reduce your costs. Known as concessions, they may include seller's contributions towards your closing costs, home improvements and repairs. 

Get Pre-Approved for a Mortgage- There are countless tales of real estate deals falling through because a loan failed to close. Smart sellers want to avoid such a situation, and buyers with pre-approval documents from lenders are more attractive as a result. 

Make Friends With an Expert- you can buy a home without a buyer's real estate agent;. But you're unlikely to secure the most favorable outcome should you choose to do so. Think about it: in a transaction where one side has expert assistance and the other does not, who will have the negotiating advantage? 

Keep Your Cool- Don't let your emotions get in the way. You're much more likely to get the home on your terms if you practice diplomacy, are open to compromise, and treat the seller and their real estate agent with nothing but respect.

For more articles like this check out my monthly Newsletter: http://mydigitalnewsletter.com/tanyaruff/

Refinancing an Underwater Mortgage

Refinancing an Underwater Mortgage

 

For most of us, our home is the biggest investment we’ll ever make—and we pour our hearts, souls and hard-earned cash into making it the best one possible as well. Of course, the value of our property fluctuates with the real estate market. When it’s good, our investment grows. When it’s bad, we can end up underwater—like 28.2 percent of U.S. homeowners were in third quarter 2012.

According to the real estate website Zillow, these mortgages added up to more than $1 trillion in negative equity. And while one might think that the 14 million borrowers affected were shut out of all money-saving refinance opportunities, the assumption would not hold true. In fact, it is sometimes possible to refinance an underwater mortgage.

 

Ask Who Guarantees Your Mortgage Your home loan may be owned, or guaranteed, by Fannie Mae, Freddie Mac, The Federal Housing Administration, Department of Veterans Affairs, your lender or a private investor. Before you can evaluate your refinance options, you need to figure this out. What’s the best way to do so? Just contact your mortgage servicer and ask.

 

Put Cash In Regardless of who owns your mortgage, a cash-in refinance is always an option. Should you choose to pursue a lower interest rate in this way, you will be required to contribute cash at closing in addition to the usual settlement fees. The exact amount depends on your lender and the underwriter’s loan to value requirement.

 

Have a HARP If your mortgage is owned by Fannie Mae or Freddie Mac, you may be eligible for the Home Affordable Refinance Program. You’ll need cash for closings costs unless you elect to roll them into your new loan, but you won’t have to fork over the thousands generally required in a cash-in refinance. You must be employed and current on your mortgage payments to qualify.

 

Play with the FHA If your mortgage is owned by your lender or a private investor, you may be able to secure a FHA Short Refinance. Your lender must participate in the program and you must be current on your loan payments. As part of the refinance, the amount you owe on your first mortgage will be reduced to no more than 97.75 percent of your property’s current value.

 

For more articles like this check out my monthly Newsletter: http://mydigitalnewsletter.com/tanyaruff/

 

 

Vacation Motivation

A couple of months ago I read an article about productivity and although I don't remember the quote exactly- it went something like this, ""If I were leaving for vacation tomorrow, what would I be able to accomplish today?" This quote has absolutely stuck with me! I keep thinking about those days before I leave on a trip that I work feverishly on my to-do list and get energy, drive and focus from places I never knew existed.

What would happen if you worked today like you were leaving on vacation tomorrow? I have a feeling your to-do list would have a lot of things checked off by the end of the day!

Looking for a Realtor with energy, drive and focus? www.TanyaRuff.com

The Art of Attraction

Ten Ways to Attract Buyers to your Home

You’ve undoubtedly heard from media reports, and perhaps friends and neighbors, how tough it can be to sell a home in today’s “buyer’s market.” Granted, it’s not the easiest time in the history of real estate, but it isn’t the toughest time either. Here are 10 simple ways to attract buyers to your home...

#1: Offer a Home Warranty A home warranty adds value to your home. It gives potential buyers a little extra piece of mind in the form of protection against unforeseen problems including appliance break down, roof leakage or a malfunctioning furnace. Warranties vary in coverage, but in general there are plans that will cover your home while it’s on the market as well as plans that kick in once it sells.

#2: Create a Virtual Flyer Sometimes sellers find that friends, neighbors and associates can be some of the best buyers. Create a free virtual flyer to advertise your home at www.vflyer.com and email it to everyone you know. (You can use this service to advertise other things as well such as parties, events and so on.)

#3: Advertise on the Internet More than 80% of buyers begin their home search on the Internet, so be sure your home is there for them to find. List your property on craigslist.org, backpage.com, zillow.com and trulia.com. After your Realtor enters your home into the MLS it will automatically be on Realtor.com as well. You can also buy your own domain name to match your home’s address. Then create a website or blog for your home (or ask a web-savvy teenager to do it).

#4: Aim for Amazing Curb Appeal While buyers are out driving around and viewing neighborhoods, you want your home to make them literally stop the car and look upon it with awe. Having the best dressed home in the neighborhood will attract buyers and higher offering prices. Do not underestimate the importance of this. It’s the first impression potential buyers have of your home, and poor curb appeal may actually discourage them from wanting to even take the time to view the inside.

#5: Price it Properly If your home is priced too high, buyers may think that you’re not serious about selling, or that you may be difficult to work with and unwilling to negotiate. Also, buyers who are looking within a specific price level may miss your home even though you may actually be willing to accept a much lower price. Your Realtor can help you price your home properly for the quickest sale.

#6: Host an Open House While opinions vary on the success rate of Open House events, it certainly can’t hurt to host one. Even if your neighbors are the main visitors, they may actually know someone who could be interested in your home. The fact they’ve seen it with their own eyes could encourage others to visit.

#7: Take Tons of Pictures Potential buyers love to see pictures of homes, whether on the Internet or on flyers. Your Realtor should post pictures on the MLS. You can post them on the other websites listed above. If you have a video camera, you can even create a virtual tour of your home.

#8: Directional Signs If you live near a corner or busy intersection, place the “home for sale” signs that point towards your home in the best spot possible. If you ask nicely, your neighbors who live on the corner may be willing to let your place one of those signs right in their yard.

#9: Stage Your Home After you’ve made sure your curb appeal is tops, you should not neglect improving the inside via staging. Hire a professional stager or ask your Realtor for assistance. If you’re worried about the cost of hiring a stager, many offer different levels of service which range from a walk through of your home and verbal advice, to a full blown service where they bring in their own furniture and decorations and redesign your entire home.

#10: Update Your Home Buyers love nothing more than brand new carpeting and paint, updated sinks, fixtures, cupboards and so on. You obviously don’t want to update to the extent that you overprice your home for the neighborhood, but you do want to update to within a comfortable level for the market value in your area.

 

If you have more questions about the best way to attract buyers to your home, call me! I have the professional understanding and insight to help you attract the most potential buyers to your home.

 

For other great tips from In Touch Today take a look at monthly newsletter:

Your Story Begins at Home Monthy Newsletter

 

10 Commandments

All Home Buyers Should Know Their 10 Commandments.
For the last 6 years I’ve spent 95% of my Wednesday mornings at Hirschi Realtors,
attending our weekly sales meeting. Recently, one of our local lenders came to talk to us about the ever changing lending market and brought with them the

“10 Commandments when Applying for a Mortgage Loan"

Although the below “commandments” are written in a joking manner, there is certainly truth to each one. If you’ve been preapproved to purchase a home, you’ll want to pay close attention…

10 Commandments
when Applying for a Mortgage Loan

Thou shall not change jobs or become self-employed

Thou shall not buy a car, truck or van unless you plan to live in it

Thou shall not use your credit cards or let your payments fall behind

Thou shall not spend the money you saved for your down payment

Thou shall not buy furniture before you buy your house

Thou shall not originate any new inquiries on your credit report

Thou shall not make any large deposits into your bank account

Thou shall not change bank accounts

Thou shall not co-sign for anyone
Thou shall not purchase ANYTHING until after the closing

Looking for a trustworthy local lender? Visit my website and apply online with a local lender of your choice. www.TanyaRuff.com

Our First Date...

BEFORE I LIST YOUR HOME I WILL…

• Research property values by studying recently sold properties, analyzing expired listings and reviewing homes currently on the market.
• Prepare a market analysis of properties in your geographic area.
• Secure necessary tax and appraisal district information on your property.
• Suggest an appropriate pricing strategy and marketing plan.
• Recommend possible improvements to yield the highest price.
• Explain seller closing costs and provide Estimate of Net Proceeds from the sale.
• Prepare a market update to review market conditions and prevailing interest rates.
• Review “Information About Brokerage Services” and discuss agency relationships.
• Discuss Seller Disclosure Statement and possible Lead Based Paint disclosures.
• Review the Multiple Listing Service Listing Agreement.
• Review my "homework folder" that I'll need the seller to work on.
• Discuss personal property and exclusions from sale.
• Offer assistance and information about your destination city (if moving from area)
• Lastly and perhaps most importantly- I'll prepare myself for any key questions you may have regarding my marketing plan, experience and track record!

Looking forward to earning your business,
-Tanya

Holiday Safety

According to the FBI, nearly 400,000 burglaries occur in the U.S. from November through December each year! Believe it or not, burglars watch properties for patterns of behavior noting times when you are home and times when you aren’t. Leaving inside lights on and a TV playing can be a deterrent to the would-be burglar. Obviously, if you are away it’s harder for a would-be burglar to notice if you are sure to keep the garage door closed.

So, to ensure that an intruder doesn’t dampen your holiday season here are a few tips to keep in mind:

*Ask someone, possibly a friend or neighbor to pick up your newspaper and mail each day.

* You may even consider asking your neighbor to park their car in your driveway just to give it that “occupied” look & feel.

* Even though snow may be rare in our area, be prepared while away by asking a friend or neighbor to clear sidewalks & driveway if necessary.

*Large displays of holiday gifts should not be visible through windows and doors.

* Nowhere else is your home more fragile and susceptible to a forced holiday break-in than your windows. How you secure your windows is up to you, but it's important to keep in mind that occupants must be able to open them easily in the event of a fire. Therefore, the security device you choose should not lock you in the building, but only keep burglars out.

*When setting up a Christmas tree or other holiday display, make sure doors and passageways are clear inside your home.

*Be sure your Christmas tree is mounted on a sturdy base so children, elderly persons or family pets cannot pull it over on themselves.

*To avoid risk of fire check for frayed wiring on your Christmas lights, place your live Christmas tree in water or wet sand to keep it green, and never place wrapping paper in your fireplace.

Whether you travel or stay home for the Holidays, please have a safe and happy holiday this year!

Looking for a home for the holidays?

Call/ Text or Email me anytime!

~ Tanya

Halloween

Who would have thought 30 days ago with the triple digit temperatures we were experiencing that I would be writing about the fast approaching holidays? But, here we are preparing to greet some ghosts and goblins at our door and shortly thereafter, we will be celebrating Thanksgiving and Christmas. Wow! How the year has flown!

With all the costume making, food preparation and shopping comes a much more hectic pace! Amid all the hustle and bustle and family celebrations let’s not forget to focus on how we can keep our home and family safe.

For Halloween:

*Candles in Jack O’Lanterns should be off the ground and out of children’s reach.

* Halloween home safety means keeping the area around your home unobstructed so children and accompanying parents don’t stumble or hurt themselves on anything that may lead to a liability suit. Clear any lawn decorations, hoses, gardening tools, toys, etc., from your property to practice Halloween home safety.

Take this fun POP QUIZ with your ghosts and goblins to ensure they know how to remain safe on Halloween.

Stay tuned for Thanksgiving & Christmas safety tips!

Kermit said...

“It’s not easy being green” When in all actuality it is quite simple to get started being “green”…

So what does “going green” really mean? I want to be a good citizen of our land and respect our environment as much as most do, but does “going green” seem a bit daunting to you? Am I the only one that feels a bit overwhelmed when I think of “going green”?

So tell me, Kermit…where do we begin?

Well, the obvious place to begin is AT HOME. And to avoid the overwhelming feeling you might get from even thinking about the various ways you can go green at home I would suggest you BEGIN SLOWLY.

This is the same principle that most diet and fitness experts suggest you use when beginning a new diet or exercise routine. To begin, make a few small changes. If you begin with too many changes or too large of a change you will become overwhelmed and give up before you’ve even begun!

So, let me ask you, are you recycling your cans? Are you one of those that leaves the water running while brushing your teeth? Are you doing full loads of laundry rather than a bunch of small loads? What about CFL bulbs? Have you made the switch? A key place to start in the home is just to…

• REDUCE CONSUMPTON AND WASTE!

Example: you may still drive a gas guzzling SUV to the supermarket, but you can still go green by taking canvas bags with you for your groceries. That’s a small but very significant place to start.

Another area where you can make a difference in the home is to:

• REDUCE POLLUTION!

Example: Think about the shampoo, soap and cleaning detergent that you use. Many of them contain chemicals that are washed down the sinks and pipes, into drains, rivers, reservoirs or even the sea. Consider switching to more natural cleaners and personal products. There are a lot of products on the market now that are made from natural substances rather than manmade chemicals and are bio-degradable, which causes less harm when released into the environment.

You may recall my baking soda tip in my previous blog, well did you also know that baking soda is eco-friendly and doesn’t contain all the chemicals that most cleaning supplies do? A ½ cup of baking soda, followed by a ½ cup of vinegar and then boiling water down your drains will break down fatty acid build up and leave your drains smelling fresh and clean.

What one thing are you going to do to begin “going green”? Remember, the key is to begin AT HOME and to BEGIN SLOWLY... this way your results will be long lasting.

Color My World...

Peaceful, enthusiastic, whimsical, dramatic; what does your world (ie; rooms) say about you? I like to think of my home as my “little world” – that special place that is all mine. Okay, so maybe we have to share our space with our spouse, kiddos and those four footed friends, but generally speaking our domains are our little refuges. So what does yours say about you? Or more importantly, how does the color of your little world SERVE you?

Does it say, I am a calm, but cheerful and happy person? Or does it say, I am a Type A over-achiever who thrives on chaos? Granted those may be extreme examples but my point is to suggest that you choose the color of the rooms in your home not based on the latest trend as much as on the mood they might evoke.

KITCHEN/DINING ROOM & warm tones:Have you ever noticed that fast food restaurants rely heavily on reds, yellow and oranges? These warm tones are believed to stimulate the appetite and encourage open conversation. Red and orange are even believed to increase metabolism! An obviously great choice for a kitchen, but they may not be the best choice for a bedroom…

BEDROOM & cool tones:Blue is a very calm and peaceful color and therefore an excellent choice when decorating your bedroom. Another great choice for the bedroom and currently the most popular decorating color, green symbolizes nature. It is the easiest color on the eye. It is a calming, refreshing color. People waiting to appear on TV sit in "green rooms" to relax. Hospitals often use green because it relaxes patients…

Neutrals are very popular due to their versatility, but if your walls are neutral (white, beige, gray etc;) then consider a pop of color in your furnishings and accessories or vice versa.In a poorly lit room white is always a great choice since it reflects light. A hallway will always appear brighter if painted white.

WARNING!! When decorating in your home RED is most often used as an accent color since it is an extreme color and stimulates a faster heartbeat and breathing. It can be very dramatic and create a hostile environment if overused! Also exercise caution when using black because it absorbs all other colors. Although a striking backdrop for other colors, too much black can be oppressive and depressing.

Is your little world a colorful one or a very neutral canvas? Are the moods, feelings and emotions it evokes the ones you would choose now that you know a little bit more about color in your home?

Looking for a new home and a fresh canvas to paint? Call today!
~Tanya

Little Pieces of me...

Preston, Hannah & Ethan
3 of 9 that call me Auntie

So in my previous blog, you found out for me a calm, tranquil and serene environment comes from being well organized. I admit it’s maybe a bigger challenge for those with children at home. And for me, a clean, organized home is more easily achieved when my nieces and nephews aren’t visiting! I love being an auntie (My FAVORITE title in life) and have so much fun when they are here; (but they do go home) and then you will find me cleaning and re-organizing!!

Maybe you will enjoy a few of these tips I’ve discovered along the way. These aren’t urban legends, but tried and true tips that may help you create that environment you are desiring…

DID YOU KNOW?
• Crayon marks come off walls with a damp rag dipped in baking soda?
• A little rubbing alcohol on a paper towel will remove permanent marker from appliances and counter tops (even the blue ink from a store receipt!)
• You can drop two Alka Seltzer tablets in your toilet bowl, wait twenty minutes, and brush and flush. (Stay tuned for more Alka Seltzer remedies in a future blog.)
• Spilled candle wax can be removed from a carpet by placing a brown paper sack over the spill and placing a warm iron on top. Wax will be absorbed into the brown paper.
• You can use empty toilet paper or paper towel rolls to store appliance cords. It keeps them neat and you can write on the roll what appliance it belongs to.

Looking for ways to get your home market ready?
Contact me today for your personalized plan!

Define Home...

Define HOME...

Does it mean coming home on a 100 degree afternoon to the sound of your kids giggling and screaming pool side? Or maybe it's being greeted at the door by your 4 legged babies with their tails happily whipping back and forth...

Although both of those descriptions could be HOME to me, neither of them really apply. What got me to thinking about HOME was how very hectic things are for me in the summer (grateful to be busy!) and how much I enjoy coming home to a tidy and clean house after a busy day. I make jokes all the time about being "type a" and in all honesty those traits are what makes a house home to me. Home for me means a calm, serene and tranquil environment and having it organized helps me feel that way. My home is my haven. It’s the calm after a storm. I am doubly blessed because I not only get to work in the home industry and help others find that haven they are looking for, but once I’ve done so, can come home to experience it for myself.
 I want my home to say “welcome” when guests arrive, but I also love that it says “welcome” when my husband and I come home from work. I feel totally at peace when I can enjoy a day at home, catch up on laundry and just enjoy my surroundings. What makes your house a home?

Looking to find a house to make your haven?
 Click here to search for all MLS properties

Am I Normal?

Buyers seem to constantly wonder and ask me if their questions and concerns are "NORMAL". Is it normal to ask about utilites? Is it normal to want to know why the sellers are moving? Is it normal to be nervous?

With a look of sheer panic on a buyer's face I often get asked, is it normal to find a house this fast? 
Y E S!

Often times you're buying before you're buying. Yes, you read that right! If you've ever stayed up late to surf the net and watch Virtual Tours, spent a Saturday watching non-stop reruns of TLC's House Hunters or spent a Sunday walking through open houses "just for fun"- you've already started the buying process.

I found the article excerpt below written by Elizabeth Weintraub from Ask.com and it explains the "is it normal to find a house this fast?" question in a way I can definitely relate to. Can you guess why?

The "Red Shoes" Experience for a Home Buyer

Women will relate to this. Say, you need a new pair of red shoes. You go to the mall. At the first shoe store, you find a fabulous pair of red shoes. You try them on. They fit perfectly. They are glamorous. Priced right, too. Do you buy them? Of course not! You go to every other store in the mall trying on red shoes until you are ready to drop from exhaustion. Then you return to the first store and buy those red shoes. Do not shop for a home this way. When you find the perfect home, buy it.


Wondering if you have normal home buying or selling questions?
Call me today!
~Tanya Ruff

Realtors know EVERYTHING!

Just kidding! The title was purely to get your attention. Let’s face it, Realtors® don’t know everything, but if you’re lucky enough to have found a good one they will know what it takes to sell a house.

One of the hardest parts of my job is simply being honest with a seller when they're preparing to sell their home. My house isn't "market ready" so why should I pass judgement on theirs? Because that's what they've hired me to do!

Recently I was fortunate enough to take a listing at 1602 St John in SE Wichita Falls. The owners are ideal clients; their house was super clean, organized and smelled great. The only flaw was the master bedroom. All it lacked was a comforter set. See the pictures below to see what a difference $100 and a splash of color can do for a room. Thank you to Mr. & Mrs. Seller for following my advice and splurging on new bedding!

Click here for other ideas on getting your home ready to sell.

~TR

Prepare to be Impressed

Open House Today from 1:00-3:00

5055 Eastridge Drive in Stone Lake Estates

"Keep it Simple, Stupid"

OK OK, I'll admit I hate that saying- thanks to my mom who didn't think stupid was an appropriate word to describe anything- much less anyone, but I feel like it applies here so maybe she'll let it slide this time.... along with all of my punctuation errors.

THINK FAST, What's Earnest Money?
Unless you're in a career related to real estate the term "Earnest Money" may sound very foreign to you. Of course if you're anything like me, you'll just "Google" it and find out in a split second. (How did anyone function before Google?)

I could go on and on for paragraphs (YAWN), but instead let's keep it simple. Earnest Money as it applies to Texas Real Estate is a good faith deposit (made by a buyer) that is deposited into an escrow account at the title company within approximately 24-48 hours of your offer being accepted into contract.

A few good questions I've been asked:

• How much does it need to be?
• It really depends on the circumstance and purchase price. I've personally seen anywhere from $300-$5,000 in our market.
• Do I make the check out to the seller?
• No, make it out to the title company that will be closing the sale.
• Will it be cashed before our closing date?
• Yes, please be prepared for it to be cashed right away.
• What happens if I decide not to buy the house?
• If you back out during your option period (stay tuned for another blog topic on those!) your earnest money will be refunded to you less any inspection fees you may have already incurred. It gets a little more complicated after the option period, but your Realtor ® will be able to explain it- just ask!
• Do I get it back at closing?
• The earnest money is applied first to your downpayment and then to your closing costs. Any excess will be refunded to you.

Looking to buy or sell in the Wichita Falls area? I'd love to earn your business!
~ Tanya

Your 5 Senses

What's the one question 9 out of 10 sellers ask me

during a listing appointment?

"Do open houses work?"

I always tell them, "that's a great question!" Whether you're a Realtor or a Seller you're sure to have an opinion on open houses. For what it's worth, I'm a believer!       

I will take every opportunity I can to draw attention and traffic to my listings.

If you have an open house coming up,

   remember your 5 senses.

Sight: First and Foremost, have your house as picture perfect as possible. Turn on all overhead lights and lamps. Don't forget to open your blinds as well!

Smell: Does your home pass the sniff test?  Switch on the scentsy, light some candles or spray some Febreeze. The last thing you want is a less than passing grade on the sniff test.

Hearing: Complete silence can make an open house buyer feel awkward. Yet, I don't want them to feel like they have to talk to me non-stop either. After all, I'm there to show off the house not how much I can talk!  Turn on some soft instrumental or low volume music for background noise.
Touch: This is an easy one to overlook. When buyers shop for a home they touch surfaces, make sure the morning breakfast crumbs or tooth paste splatters have been wiped from your counter tops.
Taste: Last, but certainly not least- feel free to leave cookies or refreshments out for your open house attendees. If I happen to be your Realtor, I'll bring those with me! My husband loves the leftovers and it gives you time to get your home ready to be shown.  

Remember, your home only has one chance to make a good first impression.