Monmouth County Real Estate

Edward Vivona / Sales Associate

200 Route 9 South / Suite 200

Manalapan, New Jersey, 07726

www.MonmouthCountyRealEstateAgent.com

22 April 2018

7 Ways Buyers Sabotage Their Offers




7 Ways Buyers Sabotage Their Offers

Chances are when you decide to make an offer on a house you love, you want it accepted, or at least to reach agreement with the seller after some negotiations.
It can be challenging enough when it’s just you and the seller, but when there are multiple offers, the odds are not in your favor to begin with.

You want to put your best foot fonvard, of course. But there are some key ways that buyers can, and do, sabotage offers. The good news is these are all unavoidable.

NO LENDER PRE-APPROVAL

This will ruin your chances of getting your offer accepted pretty fast, and be an immediate turnoff. Most buyers need to use a mortgage to buy a house so you MUST get pre-approved, and not just pre-qualified, by a reputable lender who does a thorough job of checking your credit, assets, income and debts.

If you and your lender cannot document you are financially qualified to buy the property, and dose, why would any seller accept your offer?
Not including a lener will send a pretty strong message to a seller that you are not financially qualified, you are not taking the process seriously, or both. And be sure the letter is current. Pre-approvals need to be updated after a period of time – check with your lender on expiration – and an outdated letter will wave a red flag.

OFFER AMOUNT THAT JS TOO LOW OR NOT COMPETITIVE

Submitting a low ball offer is a quick way to sabotage what you are submitting, especially in a market where there are multiple offers and many homes are selling at or above asking price.
In certain price points lower offers may be
less of an issue, typically at the high end, but this is something to discuss with your agent.

The risk with a low offer is that you will not only sabotage your chances of negotiating with the seller but your offer might simply be rejected
out-right, without a counter, or even ignored. And while sellers may be counseled by their agents to not take low offers personally, the reality is many will be insulted and that harms your chances of further discussion, or eliminates them entirely.

REQUEST UNREALISTIC TERMS AND CONDITIONS

Offers are NOT just about price. A whole host of issues with terms and conditions, other than price, can prevent negotiations or at least make them more challenging. The more demanding you are in your offer, the greater the likelihood the seller will say no, especially when there are cleaner offers to consider. Some of this depends, of course, on what is important to the seller. For example, if they really want or need 30 days and you demand 60 or more, or vice versa, that’s a problem.

( continued)
If your offer is a low one plus you are making requests the seller deems unreal.istic, your offer is at even greater risk of rejection.
Asking for the seller to pay your closing costs will likely be an issue, at least in a seller’s market. You might demand all the appliances, as well as request the seller leave other items, but if the seller already stated certain appliances aren’t staying. and you are asking for personal items, that will also make your offer a no go. Put yourself in the seller’s shoes … are you being unrealistic about your terms and conditions?! And adding insult to injury by including a low price?

LOW EARNEST MONEY DEPOSIT

What is typical for a deposit (EMO) will vary by the market, but a low deposit is certainly not going to demonstrate to the seller you are a serious buyer. This is even more critical when there are multiple offers and others are submitting substantial deposits. If your deposit is lower that what is typical for the marketplace, or not competitive with others, you can be sure the seller will not be impressed, and the listing agent will be advising them on this as well. Don’t be cheap and sabotage your offer!

SUBMIT A SLOPPY INCOMPLETE OFFER

This may not be totally in your control since you are working with a buyer agent (you are, aren’t you?) but any offer submitted should be complete, without errors, contain all the appropriate signatures, and include all the necessary paper work (that will vary from state to state, and even by mail
Before you sign you should review the offer in its entirety, whether you do this

MOVING TOO SLOWLY

They say “when you snooze you lose” and that’s certainly a strong possibility in a busy seller’s market. Waiting to make an offer because you need to think about your decision will certainly sabotage your offer pretty quickly in many cases.
This is not to say you should decide hastily … that can be a huge mistake, too. But being prepared to move forward, by being pre-approved, understanding the local market conditions, and creating a strong offer and clean terms and conditions, will maximize your chances and avoid sabotaging all the efforts made in creating an offer in the first place.

NOT KNOWING THE LOCAL MARKET CONDITIONS, OR IGNORING THEM

This is key, and it covers a lot of issues. The local market conditions – such as buyer demand and available inventory -play a big role in pricing, whether there are multiple offers, the types of terms and conditions included in offers, how quickly you need to move, and more.

Your agent will presumably explain these conditions to you and help you understand what they mean for your offer strategy. If your agent doesn’t, you have a more serious proble1n!!.
Not knowing the local market conditions, or worse ignoring them and just going down your own path, despite the best advice, will surely sabotage your offer. Yes, you have the right to make decisions when offering on a property, but ignoring good advice will have consequences.

It’s your choice!

If you want the house, listen up and put your best foot forward!

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22 April 2018

8 Signs of Fake Buyers, Sellers




8 Signs of Fake Buyers, Sellers

It’s an unfortunate reality that not all prospective clients you’ll come in contact with are legitimate buyers or sellers. Some are exaggerating their interest in buying a property, perhaps to take advantage of your expertise-or, possibly for more nefarious reasons.

REALTOR® Magazine recently asked real estate professionals across the country what they wish they had known before starting their sales careers and learned some of the reasons contacts might be reaching out to you. Lisa Holmquist, SRS, a sales associate with Urban Nest Realty in Las Vegas, mentioned experiences she’s had working with prospects “whose sole purpose was just to waste my time.” This included a woman posing as a high-end buyer who s rung Holmquist along for months, even impersonating a lawyer over the phone and threatening legal action against Holmquist.

While theses odd encounters are frustrating, there could also be a safety element to consider. What if these fakers have more dangerous intentions? To help avoid a potentially harmful situation

later, Holmquist has learned to watch for signs that the motives of these prospects oould be disingenuous:

  1. The cancel or po tpone multiple appointm nts.

  2. Their story changes about wh the re moving.

  3. They can t settle on a price point.

  4. Task ou to do strange favor that ha e nothing to do with real tate.

  5. An property seems to be the right one for them, sight un een.

  6. They can’t provide their financial information.

  7. Th won t give names, emails, or phone numb r for th ir advisers.

  8. Theyr alwa having trouble ending you a fax or email.

-Graham Wood, REALTOR® Magazine

11 November 2017

Nope It’s Not the Eggs




Enter Knauf Tianjin Plasterboard Co. LTD, just one of several suppliers contracted to replenish the wallboard inventory here in the states. In cutting to the chase and as this remains an investigative work in progress, foreign wallboard is comprised of some common elements, some not so common. The likes of fly ash, a byproduct, actually a waste product derived from coal are apparent along with, sulfur and some organic compounds found in acrylic paints. These components are not found in American made drywall. Differentiating between Chinese Drywall and American Drywall has become somewhat complex, more daunting as evidence has surfaced specific to logo tampering, deliberate, falsified U.S. trademarks and labeling to mask what is now obvious.

So, What’s The Smell?
Some have been identified as FeS2, H2S, SO2 and CS2,…now don’t you wish you paid attention in Science class. Ok, ok,…I didn’t know either: (pyrite iron disulfide), (hydrogen sulfide), (sulfur dioxide), (carbon disulfide). Others would include toxic gases comprised of complex Sulfurs and Strontium Sulfide.

Other Than The Annoying Smell…

Perhaps you’ve noticed the silverware has tarnished at an alarming rate. You’re already annoyed as this is the third time you called the HVAC repairman, the air conditioning is not working properly yet again. You’re wondering if the warranty remains valid on the refrigerator, microwave, oven and stove, as they are not functional. If the hard-drive on your computer hadn’t failed for the forth time, you could do a Google question and answer, emailed or called a local Exorcist. Actually it wouldn’t have mattered, as your land-based phone isn’t working either. If you could look behind your walls, you would also notice the wiring may be corroded. No wonder you’ve had a headache for three days,… understandably but perhaps not the only reason.

Potential For Health Concerns.
Seems like you can’t remember what breathing was like, perhaps you experience an occasional asthma attack, you’re wheezing, coughing, hacking up phlegm balls, your nose won’t stop running and your eyes are irritated. Allergies you suggest, possibly, but what about the hives, rashes, bloody nose, ear-aches, nausea, fatigue, dizziness, gastrointestinal and urinary problems. Think again, these are some of the alleged side effects, dangers attributed to living in an environment laced with Chinese Drywall. Please be mindful, this is a very recent symptomatic sampling, the culprit being relatively new, the long-term effects, hugely unknown.

What To Do?
Once you get your computer working, go on line and read all you can about this dilemma. Do this with as much diligence as you did when booking your last trip to the Magic Kingdom. You will find solutions, viable remediation but again, be smart, stay calm, and educate yourself. Assume responsibility for the problem even though it’s probably not your fault and get it fixed now! You will find you are not alone. As I mentioned, there are case studies, complaints filed in 21 states, including New Jersey, so the information is available.

A Realtor’s Perspective.

As our business is predicated on fiduciary trust, both Sellers and Buyers alike, perhaps we should simply be asking the question. It seems obvious, any construction which required wallboard, sheetrock between 2001 and 2008 could be suspect. The chances Chinese Wallboard could be in the mix here in New Jersey are probably pretty remote but again, now knowing what we know….
The estimates vary nation-wide as to how many homes may actually contain the product. I have read 36,000 homes in Florida alone, between 60,000 (which seems low) and as many as 300,000 throughout the 21 known states depending on what you read. The reality, nobody seems to know and as I mentioned, as you will find on your own, this remains a work in progress. So the next listing appointment you go on, the next showing you have for that gorgeous home on the hill, both newer homes, ask the question. “ Do you have any knowledge if Chinese drywall was used in the construction/updating of this fabulous home?”.

I think it’s only a matter of time, before we witness a section on the Sellers Disclosure statement pertaining to this. Perhaps it will be a separate document much like the lead-based paint form, which is mandatory. As of now, it’s my understanding there’s no way to determine, no way to test for the condition prior to it becoming an apparent problem. So for the moment, do the right thing, you’ll sleep better at night knowing you exemplified the ethical, diligent, Real Estate professional you profess to be.

11 November 2017

Don’t Smash It!




Where did they come from?

This is great! I have read, Pennsylvania,… perfect. That’ll teach them, calling New Jersey the arm-pit of America. I’ve also heard Jenny brought them home from that awful neighbor, you know the family. How about the plant you purchased at the local grocery store? Ah, the dreaded Laundromat,… I prefer Mars,…who knows. As for Jenny, that red mark on her arm, nonsense, stink bugs don’t bite, don’t sting, all they do is stink, big time if agitated or smashed.

How did they get in my home?

Ok, this one is on the guys. The lazy bastards who leave the garage doors open all day long, you know who you are. In speaking with those in the know, through the vented, soffits of your home. They get into the attic, work they way throughout the house. Any area or space around windows and doors will provide access if broad enough. That pretty Hibiscus, even your fig tree, and any seasonal, tropical plants you put on your deck, out there all summer long. Check them before bringing them back in the house.

What do I do to get rid of them?
Let’s get beyond the obvious. Hymm? Maybe not so obvious. If you see one, if you see ten, twenty, whatever, simply, gently, grab it, grab them. A paper towel or tissue works nicely but do not squeeze, as little pressure as possible and deposit it in the toilet. You will find the handle, normally on the upper left side of the tank, push it in a downward direction. The paper towel should be thrown in the garbage can, not in the toilet. For you green types, you could also release the critter outside. Other devices may include a plastic spoon and prodding device, like a small section of paper. Leave the tweezers in the medicine cabinet. Don’t go crazy with the bug sprays, many will work but in some cases, these guys are immune. Chances are the crap in the bug sprays could be more of a pain. Purchase rose bushes to attract Japanese beetles. Hey, at least you won’t have to hang those ugly bags in your trees.

A couple of key notes!

Unless your senses are dulled or nonfunctioning, do not use the vacuum on these bad boys. The rollers, bristles will grind the creature/s into an effervescent purée, which you will enjoy for a very long time, each and every time you use your vacuum. Be mindful of Spot & Felix, the last thing you want is for the family pet to play with or smash your new found friends, especially into the carpet, sofa or your lovely comforter.
So lets recap. Chances are, you are not a dirty person, even if you are, it won’t matter. Do not relocate to Pennsylvania, (see above). Get familiar with our buddies, when you find one, show it to your children and educate, instruct them accordingly. If you routinely converse with your pet, do the same. Do not call 911. If you have to, form a self-help group or neighborhood watch. This is not a personal problem. If this becomes obsessive, an intervention may be necessary. Use the phrase infestation when looking for an excuse to keep your mother-in-law from visiting. In closing, do not antagonize, forcibly grab, squeeze or…smash!

11 November 2017

New Jersey Real Estate Agent Raises The Bar When It Comes To Marketing Homes For Sale




Edward Vivona
Weichert Realtors
Phone: (732) 865-4549
Email: Edvivona@aol.com

For Immediate Release
October 03, 2011

Edward Vivona, one of the top real estate agents in Monmouth and Ocean County, New Jersey is transforming the way real estate agents are marketing homes. His approach takes full advantage of the latest technology and the current state of the real estate market.

Distinguishing himself from other real estate agents, Edward Vivona is stepping outside of the box and taking real estate marketing to another level. The standard approach to marketing that 95% of real estate agents use consists of taking a set number of photos and putting them on the MLS, creating a virtual tour using those same photos (with the MLS Logo on them) and then placing their sign on the front lawn of the property they are trying to sell. In the current real estate market, this old way of doing things is not proving to be very effective yet nearly 95% of real estate agents use this very same approach.

Edward Vivona is making it his mission to get his clients homes sold by utilizing new ideas and taking advantage of the latest technology. He is creating Custom Property Websites for ALL of his listings. The websites feature at least 40+ high-resolution photographs along with useful links such as area maps, school reports and neighborhood resources. This information is priceless for buyers who do not know the area. The website URL(Domain) is the exact property address for the listing, making it much easier for potential buyers to find the site and more importantly, for sellers, the website is indexed by Google much quicker thereby increasing the properties exposure on the web. Additionally, Edward is the only agent currently displaying the website address prominently on real estate lawn signs. He is also making use of custom home banners. What differentiates him from other agents is that he uses the banners to promote his clients homes and NOT himself. The banners are interactive and when a potential buyer clicks on the banner, they are taken directly to the properties custom website.

Professional quality photographs highlighting a homes features are necessary in order to properly market a client’s home. Edward has taken his professional photography skills and created outstanding photographs that tell a story about the home. He does not stick to the standard formula of 12 to 15 photographs that most Monmouth and Ocean County Realtors use and put on the MLS. Edward has found that the more photographs used, the higher your property will rank on major home search websites. He manually uploads his high resolution photographs to the prominent real estate home search websites, displaying his listings by telling a visual story through photographs.

“When it comes to marketing homes, I firmly believe that the amount of photos should equate to the value, and the size of the home. Simply put, larger homes, high priced homes have more to offer, more to photograph, require more to tell the story. I’ve been on listing appointments where the previous agent pursing the opportunity told the homeowner, 12 photographs was all that was allowed or that the agent wanted to build some intrigue in the home in not showing everything. In my opinion, this is ridiculous! It’s not a price point thing, as my camera doesn’t stop until the story is told in its entirety regardless of size or price, be it 25 or 100 images, whatever is necessary. After all, I am already at the home, how much longer does it take to tell the whole story. Buyers want to see photos before they will even take the next step, consider scheduling a showing on the home, especially if they are not from the area. My approach, my exclusive property websites provide them exactly what they’re looking for.”

To see a sample custom single property website, visit http://www.3WithersLane.com

11 November 2017

New Jersey Shore Properties Getting Snapped Up?




Edward Vivona
Encore Real Estate
Phone: (732) 865-4549
Email: Edvivona@aol.com

For Immediate Release
December 10, 2014

EAST BRUNSWICK, N.J. – New Jersey-based real estate consultant Jeffrey G. Otteau predicts investors will be swarming the Jersey Shore this Spring, looking for post-super storm Sandy property bargains.

Because of the limits on what flood insurance will cover, and the fact that many shoreline home owners do not have coverage, “investors” will be aggressively looking for opportunities to cash out these property owners and implement a repair-and-sell or repair-and-rent strategy,” said the market analyst in the latest form his Otteau Valuation Group, which was shared with GlobeSt.com

“Expect that investors will be going door-to-door searching for these opportunities,” said Otteau. His company, based in East Brunswick, prepares monthly analytical reports to subscribing brokerages and professionals.

EdwardVivona

Contact Ed Today!

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