Michigan Real Estate Blog

Irrespective of whether you are looking to rent, want to sell your property or need to purchase one, these qualified letting agents Hastings will ensure that all your property requirements are met.

High Quality Services

The professional letting agents Hastings have been specializing in property matters ever since 1996, which makes the site have a distinct advantage over newer entrants in the segment. The in-depth expertise and experience possessed by these letting agents Hastings ensures that they have a thorough understanding of the property and housing segment as well as advantages of investing in property.

Professional Assistance

One of the significant advantages about these letting agents Hastings is that they are managed as well as run by professional, trained experts in the property segment. In fact, this company is one of the few organizations to be completely accredited by ARLA, which is the standards agency from the government regarding property and lettings management. Their USP lies in going the extra mile for their customers to ensure that every kind of property need is met with the assistance of qualified letting agents Hastings.

With thorough knowledge of the property market and a responsibility to maintain high standards, these letting agents Hastings are true collaborative partners in property issues.

If you are ready to put in all that it takes, nobody can stop you from riding the ladder of success in the real estate industry. If you are new to this field but have the requisite enthusiasm and energy, the following start-up tips are just right for you. Again, even if you are an experienced r/e investor, you cannot just afford to miss these start-up tips, as they can give your real estate career a much-needed fillip.
Join A Local Real Estate Association
When it comes to real estate investing, the best thing that you can do first is to join a local real estate association. This way, you can surround yourself with like-minded people. First, try to find a group. If you do not happen to find one according to your liking and experience, make a group by yourself. But, make sure that all the members of your group meet at least once a week.
Work In A Team
You must understand that r/e investing requires teamwork. Therefore, before you begin your serious property searching, you must have your real estate team in place. Some of the top members of your real estate team may include Real Estate Agent, Title or Escrow Company, Attorney, Mortgage broker, Contractors, Mentor, Partner etc. Other members of your real estate team may include loan officer, real estate insurance agent, tax advisor, lawyer, and so on.
Think Small In The Beginning
Do not try to start your r/e investing career with big deals. Think small. Go for smaller deals, get experience, and as you grow up, start investing in bigger deals. The reason is that the responsibilities of a landlord are easy to understand. Again, the initial capital you require for a small residential property is very low. Once, you master the nitty-gritty of small residential r/e investing, you may then go on to seriously consider investing in larger residential apartment buildings and other commercial properties.
Unmotivated Sellers
If you are planning to pay a visit to the real estate investing property, do talk with the seller on the phone first, and if you find him motivated, only then go ahead and make a visit at his place. The better and prudent way is to prepare a questionnaire, and judge the motivation of the seller on phone based on his answers.
Location Is The Key
Location of the property plays the most critical role in the success of a real estate investing deal. Therefore, be very careful about choosing the location for your real estate property. A good location simply means a good value for your hard-earned investment money. Some of the potential locations include new or renovated properties in the up-coming areas. It not only enhances finding and keeping good tenants, but it also leads to greater returns. You may also consider properties in good locations which may be termed as old properties. These may require maintenance especially on the building aesthetics, but this issue can be inexpensively addressed.
Real estate investing is all about making huge profits, that too, at a faster pace. But, in no way does it mean that you will get rich overnight. It may take some time, and in the beginning, it might be a few years before you can make a substantial profit.

Real Estate Appraisal, Land Valuation Or Property Valuation Is The Process Of Making An Opinion Of Value Of Real Estate, Generally The Market Value. The Requirement For These Land Appraisals Takes Place From A Property’s Heterogeneous Nature As An Investment Group. Also, No Two Real Estates Can Be Similar And All The Properties Are Different From One Another As Per Their Location, Which Serves As The Most Crucial Determinant Of The Value. The Absence Of Market-Based Rating Mechanism Helps In Determining The Demand For Some Expert Valuation Or Appraisal Of Property. The Real Estate Or Property Appraisal Is Taken Place By The Certified Or Licensed Appraiser, Which Is Known As Land Valuer Or Property Valuer In Some Countries. In Case The Opinion Of The Appraiser Is Actually Based On The Market Value, It Should Also Be Based On Best And Highest Use Of The Property. The Appraisals Of Complex Real Estates Like Raw Land Or Income Producing Land Are Generally Reported In The Narrative Real Estate Appraisal Report. There Are Many Definitions And Types Of Value That Are Sought By Property Appraisal. Some Of The Common Values Include: Value-In-Use: It Is The NPV Or Net Present Value Of Cash Flow Which Is Generated By An Asset For A Certain Owner Under Specific Use. It Is The Value To A Single User And Is Generally Below Market Value Of Real Estate. Insurable Value: It Is The Real Estate Value Covered By Insurance Policy. Usually It Does Not Involve Site Value. Investment Value: It Is A Value To A Single Investor And Is Basically High Than The Property’s Market Value. Market Value: It Is Generally Interchangeable With Fair Value Or Open Value. It Is The Estimated Amount On Which The Real Estate Needs To Be Exchanged On Valuation Date Between An Interested Buyer And Seller. Liquidation Value: It May Be Scrutinized As Either The Orderly Liquidation Or Forced Liquidation And Is Generally Value Standard In The Bankruptcy Processes. These Real Estate Appraisals Are Detailed Reports But The Main Points They Should Include Are Details Regarding The Subject Real Estate, Evaluation Of Real Estate Market, Statement Of Issues That An Appraiser Feels Can Be Harmful To Value Of The Property, Notations Of Severely Flawed Characteristics Like Crumbling Foundation And Estimate Of Average Sales Time For Real Estate. If You Are Looking To Buy A Residential Property, There Are Two Residential Appraisal Methods Worth Consideration. The First Is The Sales Comparison Appraisal Approach In Which The Appraiser Makes An Estimation Of Market Value Of Subject Property By Comparing It To Other Similar Real Estates. The Other Residential Appraisal Approach Is That Of Its Cost. It Is More Useful Appraisal Approach For Latest Real Estates In Which The Overall Expense Or Cost Of Building Are Already Known. In This Case, The Appraiser Makes Estimation Regarding The Rough Cost Required Replace Property Structure If It Gets Destroyed. So, In All, A Real Estate Appraisal Offers Crucial And Beneficial Details For Both The Property Seller And Buyer.

One of the least considered, but perhaps most important aspects of successful real estate investment is insurance against losses. Even though the market for residential real estate has begun to cool, commercial real estate investment opportunities abound. Commercial properties have additional risks that need to be mitigated and in today’s litigious society, it is important for investors to take the steps necessary to protect themselves and their investments.

As the housing market begins to cool off, the investment risk of real estate has increased somewhat. Residential and commercial real estate investors can no longer rely on a continually increasing market to bail them out of mediocre or bad purchases. The only real insurance you have here is to study investment analysis further and to really check your market before committing funds to a transaction.

There are other risks in commercial real estate that you can mitigate through third party insurance policies. The most common form is title insurance. Most real estate professionals recommend that buyers obtain title insurance on any property they purchase and if a loan is involved, the lender will make it a condition of obtaining the loan. The purpose of title insurance is to protect the buyer in the event that problems are found with the title after the close. Even though all sales of real estate include a title search, it is a good idea for the buyer to purchase separate title insurance as an extra measure of protection against mistakes in the search. This extra insurance will help protect the buyer in the event of any undiscovered liens, disputes over property lines, or other matters affecting title.

Another common, but important form of insurance for investment property is liability insurance. This provides the investor protection from liability in the event an individual is injured while on the property. It is all too common for individual property owners to be sued for seemingly frivolous reasons, so it is vital for all property owners to carry a sufficient amount of liability insurance to protect themselves and their personal assets. It may also help to have your insurance professional “walk” the property with you to point out potential hazards before they become law suits.

Hazard insurance provides protection in the event of damage from fire, accidents, theft, and vandalism. Depending upon where you live, you might want to look into adding protection from storms and natural disasters. All owners of real estate should have this insurance and again, if a loan is involved, the lender will require you to purchase it and name them as an additional insured.

Environmental insurance is a new form of risk management that is gaining in popularity with lenders. Instead of performing Phase 1 and Phase 2 environmental studies, more lenders are opting for insurance against this type of loss. Because lender liability is limited in current law, the focus is on paying the outstanding loan balance or the cost of clean up, whichever is less. A word of caution here: Make the lender get the insurance (you’ll still have to pay for it) … it’s not your job to understand the intricacies of environmental pollution and its risks.

In addition to these basic forms of real estate insurance there are other types of coverage that you may wish to consider. For instance, those properties located in or near flood zones may wish to purchase flood insurance, while those in earthquake prone regions may want to consider the purchase of additional earthquake insurance. And in the wake of 9/11, there is even the opportunity to purchase terrorism insurance!

In the final analysis, each real estate investor has to look at his or her own level of risk tolerance and what might actually affect the real estate investment. From there, with the help of an experienced commercial hazard insurance broker, you can then purchase the right mix of insurance needed to adequately address and mitigate those risks.

Homeowners’ insurance is a must for any owner of residential real estate. It has been around for many years, coming to the rescue of many real estate homeowners. Leaky pipes and their subsequent damage have been causing homeowners grief for an even longer time. Homeowners’ insurance has alleviated such problems by underwriting the cost for repairs.
I remember as a child my father making repairs with money from our homeowner’s insurance policy. He told me that there was never a claim too small, unless it was within the deductible range.
While my father’s information was correct for the times, the rules for small claims on residential real estate have changed. Submitting a small claim today, especially for water damage, could cost you multitudes more in the future.
A California Insurance Department study showed that 25 percent of insurance companies refused to renew policies for residential real estate owners, who made one or two non-water damage claims within the past three years. The figure rose to 32 percent, when the claims were water damage-related. This means the insurers are paying the legitimate claims but are apt to drop those real estate customers at policy renewal time.
Additionally, all insurers share claims information through the Comprehensive Loss Underwriting Exchange (CLUE) database. Not only are you apt to be dropped by your current residential real estate insurer, but others may not approve you. The study also showed that 62 percent of the top 13 insurers in the state of California refused applicants with only one-to-two claims in the past three years.
If another insurer does approve you, it will most definitely be at a much higher premium rate that will add up over the years to a much larger amount than the small water damage claim you made.
So, what has changed?
Toxic Mold
Litigators have jumped on the toxic mold lawsuit bandwagon. Toxic mold comes from water damage repairs that were incorrectly made or only partially cleaned up. It can literally make the real estate residents very ill. Some toxic mold is created by homes that were not quality built and allowed water to seep in between the outer and inside walls. There have been a few multimillion-dollar homes in California that had to be totally leveled due to toxic mold.
Insurance companies generally are expected to pick up the tab and then sue the repair contractor or original builder for reimbursement. This attitude has caused a lot of litigation – between insurers and residential real estate owners, as well as between insurers and parties assumed to be responsible for the toxic mold. They often lose court cases for reimbursement, as well as incurring attorney fees and court costs. Is it any wonder insurance companies have become gun-shy of small water damage claims that could lead to costly repairs and litigation later.
Administrative Costs
Another reason for the change in attitude toward water damage claims is the change in real estate insurers’ business practices. Since the early 90s, real estate insurers have looked for more practical ways to increase profits. Through studies, they found that small claims created the same large administrative costs as the larger claims, even though the payouts were small. They now weed out residential real estate customers who make small claims.
Alternative Game Plan for Real Estate Homeowners
Today, it is better not to make small damage claims of any type. Real estate homeowners should increase their deductibles to $1,000 or $2,500. This reduces their premium costs by as much as 30 percent. They are covered for large damages but not paying for services (small claims) that they are not receiving.
With the larger deductible, the premium savings can be placed into a savings account to pay for small claims that would earlier have been submitted to the insurer. Whenever used, the money should be replaced as soon as possible.
After seven-to-ten years of submitting no claims, most real estate insurers will qualify you for a claims-free discount, saving you even more money.
Is It Worth It?
In deciding if you should submit a claim (even a larger one), first determine if it is worth the possibility of losing your policy and/or paying higher rates. Add up all the repair costs. Determine how much the real estate insurer will pay, based on your policy. Subtract your deductible. Is the remainder only a couple hundred dollars or substantially more? Now, determine if it is worth it. Remember, even moving to another state will not escape the CLUE database.

What is title insurance and why should any buyer get it when purchasing a home (single family, townhouse, condo, apartment, or whatever format your home purchase takes)? Doesn’t the attorney or settlement company handling the closing see to it that you have a clear title? Isn’t this just another way for someone to siphon a few coins off a real estate transaction?

Title Insurance

Title insurance prevents the property owner from suffering financial loss if, at any time during his ownership of the property, someone comes along who can show that they have full, or partial, ownership of the property instead. Every mortgage lender I’m aware of requires title insurance be purchased to cover the amount of the mortgage. They’re not in business to lose money.

A careful title search is done at the time property changes hands. On rare occasions mistakes are made anyway. Property can change hands in a number of ways including by deed, by will and by court action. Typically, these proceedings are recorded in different places. Searching the history of ownership to be sure nothing has fallen through the cracks is a tedious job that requires alertness, intelligence, and skill. Mistakes can happen. Fortunately they don’t occur very often, but they do happen.

A mistake of this kind happened a few years ago to some elderly friends of mine who owned a 136 acre parcel of farmland in Stafford County, Virginia. It had been the home place, the family farm. The family had 10 children who inherited it on the death of their parents. After they became adults, one child, a daughter, bought out the interests of each of her siblings. At her death, the property was conveyed by will to her three sons. One of her sons had died without a will which resulted in his widow and their 3 children gaining ownership of his one third interest per state law.

My friend is the widow. She and her brothers-in-law wanted to sell the property. The area had begun to develop and each of the three of them had significant health problems, so they decided an influx of cash would be welcome. The property was master planned, but not yet zoned, for multi-family use. Being subject to a rezoning complicated the sale, but the price reflected the change in use. When the title work was done, it was discovered that the heir of one of the 10 children was still shown as a ten percent owner of the property. Neither my friend nor her brothers-in-law had title insurance. If the heir would not sign a “quit claim deed,” they were stuck with an additional owner.

Actually, this happened not once, but twice with the same family group. In one case, the aunt remembered that her parent had been bought out and signed the quit claim deed. In the other case, a cousin either did not know or refused to acknowledge what had happened and ended up getting ten per cent of the proceeds.

My suggestion is that you purchase title insurance because lack of it could prove devastating. You make a down payment. You make monthly payments, an increasing portion of which is reducing the amount of principal owed. It is very likely that the value of your property will go up over the years. As time passes, these elements are likely to result in your home equity’s being your largest asset. Just how devastating would it be if you eventually discovered that someone else owned what you’d always thought was your home?

Do yourself a favor. When you buy a home, buy title insurance.

What if the home you’re purchasing is new? No one else could have owned it before you, right? Well, someone owned the land. As a matter of fact, the builder/developer probably had a construction loan on it, and they’re often released in groups of 10 lots at a time, so it’s possible a bank has an interest in your title. What happens if the bank goes bankrupt and you’re left trying to get a release from a trustee in bankruptcy?

Honestly, I’m not making this stuff up. I’ve seen this kind of thing happen. Do yourself a favor. Buy title insurance.