Denver CO – The Stop Foreclosure Institute recently received a question from another agent named Beckie. Here was her question.
I have been waiting on my lender to approve or deny my short sale for 7 months. We finally received an answer last week in form of a counter offer to the price.
The buyer was offering to pay $315,000. The lender countered at $345,000. The buyer is not willing to pay any more than $315,000. My agent told him that he will try my best to negotiate at that price.
Before my agent could send the comps to the lender, the lender ordered an appraisal. My agent tells me that my property is worth more than $315k, but less than $345k.
So, we put the home back on the market just to prove to the lender that at that price there may be no bites. We were mistaken.
We received for $341,550. We told the first buyer if he goes up to what the lender wants, then we will close the deal with him. He didn't budge so we accepted the higher offer.
In the meanwhile, we received an email this morning from the short sale negotiator. She said that the lender will accept the $315k price. Now, my agent is suggesting that we do not submit the $26k higher offer, because that will rock the boat. I have a dilemma.
The first buyer's offer technically was accepted by the lender. I want to give it to him since he waited. But do we have an obligation to the lender to present the higher offer?
We accepted this second offer yesterday without a cancellation from the first buyer. The contract does give us an out. But now that the lender has agreed to the first buyer's price, do we need to sell it to him? HELP ! Beckie”
Click here to discover how other sellers successfully did a short sale and avoided foreclosure.
Here was our answer to Beckie’s Question. Beckie, I personally think that you are not morally required to submit the higher offer to BOA. But, that’s my personal opinion. In the past, we have had some of the large banks actually NOT take the higher value since they had already received approval from the investor on this particular loan.
In that case, it might have stopped the process with a new buyer, regardless of the price of the offer. Then you may lose BOTH buyers waiting for a new short sale approval. Yes, some lenders will assign a new negotiator and that will start the process all over!!
Now, in the case of your short sale offer, it was countered by the bank, at the $345k price. Your listing broker should have taken the OTHER offer since it was closer to the lender's counter! In my opinion, since there was NO short sale approval by the lender / investor, then that OPENED the door for more offers to be submitted for the short sale approval!!
Thinking about a short sale?
I can help you short sale your property and get back on your feet. Send me an e-mail at denverforeclosureblog@gmail.com. I will contact you for a free consultation.
When we talk, I will explain how the process works in detail and answer any questions you may have. Or, if you prefer, you can call me at 303-521-0984
Thinking about a loan modification?Our Westminster loan modification guide will show you how to reduce your mortgage payment, keep your home, and get back on your feet. Request your FREE copy, below!
Thanks for reading this, Dan Hopper.
View My homes for sale at www.danhopper.com.
Dan Hopper specializes in loan modification assistance and short sales in Denver, Colorado. Denver Loan Modification Help, Denver Short Sales. Denver Realtor. Westminster, CO Loan Modification Help, Westminster, CO Short Sales, and Westminster Realtor.
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Important Notice
Dan Hopper, Remax Alliance, and the Stop Foreclosure Institute are not affiliated in any way, shape, or form with the government. Our services have not been reviewed or endorse by the government or your lender. Most lenders willingly work with agents on short sales. Why?
Because most short sales are beneficial to a lender. If you accept our offer to help you on a short sale, your lender may not agree to a short sale or to modify your loan. We do offer a loan modification kit.
However, the likelihood of negotiating a modification is like everything else in life. It takes work and persistence to convince your lender to modify your loan. No matter what you or we do, your lender may not approve a loan modification.
We do not recommend that you stop paying your mortgage, because this will cause damage to your credit and could cause you to lose your home. Because we know avoiding foreclosure is so important to any homeowner, we recommend that you speak with the appropriate legal or tax advisor before making any decision.
This is not intended as legal, technical, or tax advice. Please speak with a licensed professional before making any decision. Information is deemed reliable but not guaranteed as of the date of writing.
You have the option to reject a short sale or loan modification from your lender if it does not meet your approval. If you decide not to go thru with the short sale, then you do not have to pay us our fee. We normally make a real estate sales commission for helping you on a short sale.
The views expressed here are Dan Hopper's personal views and do not reflect the views of Remax Alliance.
This information on Stop Foreclosure: I Have A Moral Dilemma. What Should I Do?, is provided as a courtesy to our viewers to help them make informed decisions.
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