Looking for a new town to call home?  Dedham, Massachusetts has a lot to offer. 

Dedham Square has been given new life, revitalized, with plenty of hip shops and a brand new movie theater marquee.  Much thanks for that goes to the Dedham Square Circle organization and its members.  Have a coffee or a meal in one of our eating establishments, shop for the holidays or any time of the year and relax at a movie or laugh at the live comedy night entertainment.

Coming this spring is the brand-new Legacy Place shopping center (from legacyplacededham.com):
“Stores will include a 60,000-square-foot Whole Foods Market; a 30,000-square-foot, two-level L.L. Bean store, a Borders bookstore, Legal Sea Foods, and a spectrum of other businesses as well as another anchor, Showcase Cinema de Lux, a 15-screen theater with in-seat dining and a lounge.”

Of course, we still have plenty of shopping along the main roads throughout Dedham.

Dedham Park and Recreation commission works hard to offer our town members all sorts of activities throughout the year.  They host several popular events - Flag Day parade, Dedham Day (ask us about cow flops), and co-sponsored with the Police Dept., the annual Bike Rodeo.  Dedham residents have access to all of our parks, as well as the pool (for a fee). There are many sport programs offered, some of which include basketball, softball and karate/T-jitsu,

Another plus is our location.  Just 20 minutes from downtown Boston by car, train or bus, you can enjoy suburban living and still head into Boston for work or leisure.  Plenty of affordable homes for sale or rent are available.  There are many interesting neighborhoods, with homes ranging in price from $150K to $5Million+ .  Something for everyone!

For more information about Dedham, or to begin your search for a new home, contact us today!

Lisa Maxwell, Realtor, ABR
Keller Williams Realty - Boston South West
www.Maxwell-Houses.com

When submitting an offer for a Buyer, there are three possible responses:

1.  Offer is Accepted
2.  Offer is Countered
3.  Offer is Rejected

In order to maximize the chances of either 1 or 2 resulting, remember that the sale price is only one component, i.e. negotiation point, of the overall offer.

By being flexible with closing dates, it allows the Seller more time to find a new home, pack and move.  If the Seller is a Bank, then offering a quick closing is usually preferable (be sure to check with your Loan Officer for reasonable turnaround times before committing to a short transaction period!).

The less contigencies placed on an offer, the stronger it is.

If you are knowledgeable about building construction and do not require a home inspection, then consider NOT including it as a contingency.  Beware though - if you are not a contractor by trade, it is in your best interests to hire a professional home inspector.

Remember, each inspection option - home, pest, radon, lead paint, mold - is an opportunity for the Buyer to back out of the deal if the results are not acceptable.  For Buyers, this is added protection, but for Sellers, this can weaken the overall offer (especially when presented with multiple offers).

Of course, the better the financing - cash vs. mortgage, 10% down vs. 3%, conventional vs. FHA/VA/etc. - the stronger the offer.

The ultimate goal of a Buyer’s Agent is to optimize chances for getting either an accepted or countered Offer.  By advising your clients of these components, the importance of each in their particular circumstance, and how they strengthen/weaken an offer, you will be fulfilling your role as a Trusted Advisor.

Listing Agents should advise there clients to review the overall offer, not to just focus solely on the price.  Remember, the goal is to get the home sold; everything in this business is negotiable! 

Lisa Maxwell, ABR, Realtor
www.Maxwell-Houses.com

Short Sales occur when a property owner needs to sell their home but owes the bank(s) more than the current market value of the house.  This is often referred to as being “upside down” on the mortgage.  The property owner may negotiate with the mortgage note holder(s) to sell the home for less, and to have the bank pay for all closing costs, including commissions.  This allows the owner to get out of the property without bringing any money to the closing table and allows the bank to avoid a costly foreclosure process.  Real Estate Agents partnered with third party negotiators can guide their sellers through this sometimes lengthy (up to three months) process and can enable their buyer clients to get an excellent deal on a new home.

Auctions are held once a bank has officially taken over the property by foreclosure. Properties sold at auction require much due diligence on the part of potential buyers, who may inherit all liens, defects and possibly pre-existing tenants.  Many properties that get to this phase are in rough shape due to lack of upkeep, negligence or outright destruction by the prior owners and in some cases, the potential buyer is unable to view the inside of the property until after the closing.  Real Estate Agents are cautioned to beware representing Buyers in this phase because of the large risk associated with this type of purchase.

Real Estate Owned or “REO” properties are homes that went to auction, but were bought back by the bank as the highest bidder. These properties may also be in rough shape, but the new owner (bank) is required to clear all liens and other encumbrances in order to deliver clear title at the closing.  REOs are sold “As Is” so once again the buyer must be diligent in their inspection process.  Typically offers, once accepted, move directly to the P&S phase and require buyers to sign the seller’s P&S and Addendums without modification and within 24-48 hours.  Real Estate Agents will find that for buyers willing to invest in a home needing repair, REOs can be a solid investment for their clients.

Lisa Maxwell, ABR, Realtor^®
www.Maxwell-Houses.com

For those of you with cash on hand or the ability to get financing, the current real estate market has unbelievable opportunities available to you.  Mortgage rates are historically low and there are many many choices of properties at prices that we haven’t seen since the earlier part of the decade.

Worried about the volatility of the Wall Street market?  Invest in Real Estate.

Don’t have enough money to buy a property?  Join an investment group and pool your resources.

Paying rent?  You are missing out on increasing your wealth in multiple ways - tax breaks, building equity, keeping your monthly payments steady over many years.  Instead of paying your landlord’s mortgage - pay your own!

I know a fellow who, each time a child was born, he bought a piece of Real Estate.  Each time the child was ready to go to college, he sold the property and paid for the child’s education.  What better way to save for you and your family’s future?

Don’t wait until mortgage rates or property prices go up - now is the time to buy.

Invest in your future.

Lisa Maxwell, Realtor, ABR
www.Maxwell-Houses.com

After watching the final presidential debate tonight, I find myself unable to sleep, thinking about the issues and the candidates.

We do have a number of important issues that need to be addressed, or to at least begin to be addressed; in my opinion, these include but are not limited to:

• Economic instability
• Healthcare system reform
• Education system reform

We live in interesting times and I, for one, am excited about the future!  With the upcoming election we have an opportunity to make some fundamental changes to how this country is run, and correct some issues that have gotten woefully off track.  Both candidates have ideas about how this should be done, and both platforms have strengths and weaknesses.

It is our fundamental right and duty as citizens of this country to vote and be heard.  But, I urge everyone to make their decision based on knowledge - this is not American Idol, it is not a popularity contest.  The issues are important; your research into the candidates true platforms, not based on negative campaign ads, but on facts will help you make an educated choice.

Please vote responsibly - our future depends on it!

Lisa Maxwell, Realtor, ABR
www.Maxwell-Houses.com

With all of the news in the Media about Sub-Prime Mortgages, mortgage companies going out of business and homeowner foreclosure rates skyrocketing, it’s no wonder those of you still thinking about buying a home are a bit nervous.

It’s important to note that there are still many banks and mortgage brokers out there ready, willing and able to write loans for qualified buyers.  Here are three things to keep in mind when shopping around for a mortgage:

1. Research the company that you are considering for your financing.  Shopping for the best rates and closing costs are no longer the only criteria.  Does the company have a diverse portfolio so that taking a hit in one area of their business will not put them out of business? 
2. Check out the Loan Officer that you are working with - are they experienced?  Do they follow through with promises and return your calls in a timely manner?  In the end, they need to deliver a clean commitment from the bank, or you could come to the closing table and leave without your new home or investment.
3. Review the details of the loan.  Ask for a Good Faith Estimate, which will detail all of your closing costs, both fees to be paid to the bank, attorney, etc. and escrows like home-owner’s insurance and taxes.  If your loan is costing you more than $5000-$6000 (without paying points) in combined closing costs for a typical home purchase, you’re probably paying too much!

A great REALTOR can help you by educating you about the process of buying a home, including the loan process.  Buyer’s Agency allows you to have representation in the transaction and 95% of the time, your Buyer Agent’s fee is paid by the Seller!

Lisa Maxwell, REALTOR, ABR
www.Maxwell-Houses.com