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        <title>Denver Real Estate Blog</title>
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        <description>Denver real estate topics including local metro Denver community news and events.</description>
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            <guid>http://www.denversrealestate.com/blog/lines-drawn-in-the-sand-often-lead-to-failed-negotiations.html</guid>
            <link>http://www.denversrealestate.com/blog/lines-drawn-in-the-sand-often-lead-to-failed-negotiations.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Lines Drawn in the Sand Often Lead to Failed Negotiations</title>
            <description> <![CDATA[ 
Give and take is part of every successful negotiation. Ego and stubborness are the primary obstacles to achieving your goals of selling your current house or purchasing your dream home because they leave little room for agreement between buyer and seller.


An adversary in negotiations is rarely inclined to capitulate to lines drawn in the sand. Negotiating with lines drawn in the sand raises defense mechanisms that most often leads to failure and feelings that prevent the negotiation process from moving forward.


Small accomodations and compromises will often keep lines of communication open and move both sides closer to an agreement. These compromises show a willingness and interest in continuing to talk in order to keep negotiations moving forward.


Believe it or not, it is not always about the money. Time after time a simple accomodation can bring the two sides together for a done deal.
 ]]> </description>
            <pubDate>Tue, 25 Oct 2011 17:24:42 -0600</pubDate>
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            <guid>http://www.denversrealestate.com/blog/yes-i-trust-as-soon-as-i-verify.html</guid>
            <link>http://www.denversrealestate.com/blog/yes-i-trust-as-soon-as-i-verify.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>Yes I Trust as Soon as I Verify</title>
            <description> <![CDATA[ 
In many areas today it is a buyers market with purchasers enjoying many advantages and liberties from sellers that have not been seen for the last decade I have been selling real estate. Buyers today are getting historically low interest rates and enjoying more bargaining power during negotiations giving them a leg up on sellers. There may be no better time to purchase a home than right now. However, buyers can't take it to the extreme and think that they are outside of the normal and reasonable scrutiny of their qualifications to actually purchase the home. To put this in its proper light, as the listing agent I do have an obligation to verify. No matter how much buyers or thier agents assure or insist a purchasers ability to actually buy must be verified.


Cash buyers should expect to show proof of funds available to close in order for their offer to be taken seriously. Buyers using a mortgage to purchase the home are expected to submit a pre-approval letter or pre-qualification letter form their lender. At that point my job obligates me to verify the authenticity and veracity of those documents beyond the normal verbal assurances of the buyers agent. This nearly always entails actually calling the lending officer providing the pre-approval letter and asking some relevant questions. Here are just a couple as an example.




Has the income and employment been verified for the purchaser?


Has the borrower's credit been verified?


Has the borrower been run through your applicable underwriting software?




Recently an offer came in which wan contingent upon the purchasers selling their current home. A pre-qualification was submitted with the offer but it was from a mortgage broker. It was not from a direct lender and a key point was the amount indicated on the lender letter was less than the amount offered on the property. This immediately caught my attention. When questioned the buyers agent offered assurances that the offer was fine because the purchasers had extra money available to put down. This may have been true and good but my job as the sellers agent is to verify. Especially in todays Denver market that has stiff competition from other homes on the market and mistakes can cost clients tens of thousands of dollars.


This being said, I called the listing agent for the property the buyers were selling. The one that was under contract with a strong buyer in place. Next I called the lender issuing their pre-qualification letter and spoke with their loan officer directly. Without disclosing specifics I did get the information my clients needed to make their decision on the offer which was to decline. The buyer was disappointed to the point of actually calling me directly.


Todays environment requires due dilligence in the verification of a buyers qualifications to determine whether or not I can advise my clients on the strength of an offer. Time off the market under contract with a purchaser who can't close is not permissable. It may be a buyers market however due dillegence by the listing agent can not be overlooked or ignored. My job as a listing agent is to verify that a buyer can perform to the terms of the contract and advise my clients accordingly.
 ]]> </description>
            <pubDate>Tue, 25 Oct 2011 13:13:47 -0600</pubDate>
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            <guid>http://www.denversrealestate.com/blog/when-price-is-not-the-primary-factor-for-buying-the-right-home.html</guid>
            <link>http://www.denversrealestate.com/blog/when-price-is-not-the-primary-factor-for-buying-the-right-home.html</link>
            <author>bruce@bruceswedal.com (Bruce Swedal)</author>
            <title>When Price is not the Primary Factor for Buying the Right Home</title>
            <description> <![CDATA[ 
Make no mistake that price is a critical factor in any home purchase that takes place in metro Denver.&nbsp; Something we see happening however is the obsession with price which some Denver home buyers are developing to the extent that it works in detriment to their own best interests.&nbsp; Price is one factor, but not the only factor to consider when purchasing a home.
&nbsp; 
A Buyers and Sellers View of Value.&nbsp; Some of the places sellers derive value from the price they feel needs to be achieved for their perceived value while taking into account many upgrades, memories of family moments, and features which separate their home from the rest in the community.&nbsp; Buyers will look to the value they place on their future enjoyment of the property.&nbsp; They dream of what could be without yet having that personal connection to the home.
&nbsp; 
Factors Affecting Price. &nbsp;Most see location as a pricing factor, though not all agree on where that ideal location is.&nbsp; What is ideal for one can be no deal for others.&nbsp; Some may find the low maintenance of condo living ideal&hellip; if they dont have 4 dogs.&nbsp; Living close to parks can be ideal&hellip; if you can put up with the crowds that parks attract.&nbsp; City life can be convenient for childrens activities&hellip; if you dont have horses.
&nbsp; 
Those who enjoy traveling look for places with low maintenance landscaping.&nbsp; Outdoor recreation aficionados typically enjoy living near public lands.&nbsp; Those with a classic car, boat or other toys look to three car garages.&nbsp; Horse owners look for horse properties.
&nbsp; 
Factors within Homes Make a Difference.&nbsp; Those who entertain may enjoy a gourmet kitchen.&nbsp; Large families need many bathrooms.&nbsp; Are you a granite person or Formica?&nbsp; Do you like open design or compartmentalized spaces?&nbsp; For those who enjoy the scenery there is nothing like a mountain view.&nbsp; Gardening - RV parking - Fixer uppers?
&nbsp; 
The best approach in most instances may be to weigh the overall pros and cons of the entire transaction.&nbsp; Ask yourself, if there is a better home available on the market why arent you in negotiations for that home.
&nbsp; 
The answer may be that you have already found the perfect home for you.&nbsp; If that is the case then you should make an offer to negotiate the best terms and price that can be reached.&nbsp; From that point what remains is to buy it and enjoy it.&nbsp; Consider the emotional benefits of purchasing and living in your own home, then you will understand that though price may be important, it is not the only important factor.&nbsp; It certainly does not benefit anyone to get hung up on negotiating the final $50 out of a $200,000 transaction.
&nbsp; 
The right home rewards in many ways so dont get overstressed over minor details and dont overpay.&nbsp; On the other hand, do not miss out on the enjoyment that the right home brings over a dollar.&nbsp; That dollar may be what prevents you from the happiness the right home could bring.
 ]]> </description>
            <pubDate>Wed, 16 Sep 2009 23:17:31 -0600</pubDate>
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