Merchantable Title Removed From Realtors Standard Forms - WHY?

Why was the concept / provision of "Merchantable Title" removed from the Realtor's Standard-Form, why do Realtors have so much Power? I know that Realtor - Standard Forms are For Realtors but How far will State - Local and Federal Agencies Let REALTOR - NAR go in their direct and seemingly deliberate attack on the Real Estate Consumer.

What is Merchantable Title ? And how can you better Protect yourself?

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to Better Protect Yourself and Learn More.

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Where Does Your Realtors, NAR member look for Real Estate options for the Buyer to Buy Real Estate in Eureka. Well It seems they look ONLY in the MLS

Is it Really TRUE that Realtors, Member of NAR only look in the MLS for Real Estate for Sale or On their Franchise Website. In the last week I have had several agents tell me that they look ONLY in those 2 places. Now if a Real Estate Agent is to be VERY knowledgeable of Real Estate for Sale in Places such as Eureka Montana Real Estate for Example they had better learn how to Google, to search for Eureka Real Estate for Sale on the Internet and NOT the MLS. A buyer Does not automatically Know NMAR.com they search for what they want and the Don’t Find your REALTOR…

Folks, REALTORS are misleading YOU.... BUYERS are Not Looking in Magazines for your Eureka Montana Real Estate, Buyers are Not looking on Franchise Websites unlesss they just happen to find them, and buyers are NOT searching the MLS first unless they know the area and a REALTOR tells them to. If your Looking for Eureka Montana Waterfront Real Estate What will you type into the search engines.. will it be Century 21, will it be Coldwell Banker, will it be NMAR or will it Obviously be "Eureka Montana Waterfront Real Estate" Makes Sense to Me.. What Would You Do?

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your Real Estate Transaction is VERY complex, you NEED to know a Whole lot - don't even try.. JUST use a Realtor.

NOT....

The National Association of Realtors wants you to think that your Real Estate Transaction is so very complex. That it is Mind-numbing, eye-glazing, Frustrating, has lots of Math, so many people to call and things to do.. surely it would be over your head and quite frankly to hard to even Go There.

The NAR wants you the Real Estate Consumer to Give up Easily on Not Using a Realtor and to believe that it is “Easier” and better for you to use a Realtor, I mean hey, it’s their job right. What could you possibly know about Real Estate that Your Realtor does not Know?

As a Real Estate Broker Owner I am here to tell you that you Know a Whole lot more about selling your home then your Realtor. They punch in your data into a form, the title company closes the deal, it is a No Brainer process for Big pay. You Do NOT need a Realtor, but hey if that Secret gets out and is really believed across the board then the Multi-Billion Dollar “Realtor” Cartel comes tumbling down and the Consumer takes back their real estate transaction and the Consumer Wins.

I mean wouldn’t it be terrible if your neighbor walked over and said “hey, I got a buddy in Florida looking to move here, you interested in selling” and what if you said “yes” and the buddy buys it, closed at the Title Company - contracts written up by a Real Estate Attorney and there was No Member of the National Association of Realtors involved? Would the Earth Stop Turning?

I mean really how bad would it be if buyers and seller simply bought and sold without the dangerous interference and drama of a member of the National Association of Realtors who wears their “Ethics” badge and worthless credentials as some sort of intimidation and fear tactic into making you BELIEVE you NEED them.

A Realtor, a member of the National Association of Realtors, really can cause more harm then good in your real estate transaction. And in the future when something goes wrong or comes up they PROVIDE no protection for you the Real Estate Consumer, What So Ever.

It would just be soooo awful if Buyers and Sellers could navigate without all the drama, financial loss and damage done to them.

www.SavvyBroker.com

www.IndustryWhistleblower.com

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Real Estate Marketing

The Realtor tries to convince the Real Estate Seller that need to be on Realtor.com - they do this through spouting statistic such as they get 60 Million hits a month. How many of these "Hits" do you really think has anything to do with Eureka Montana Real Estate... maybe 10.

The Realtor does not see the relevance of a buyer being able to find your website on a search engine or to directly type in the website and find the Real Estate that you - the Seller has for Sale.

Realtor’s arrogance or their one hundred percent believe in what their “franchise” or the “National Association or Realtors” tells them is not good for you the real estate consumer.

A Realtor will say things like Realtor.com gets over 60 million hit’s a month. And they convince the real estate Seller that this is where they need to be in order to sell their real estate.

This simply is NOT true.

What Does All these “Hits” to Realtor.com that your Realtor brags about, really mean to you the real estate Seller?

The Realtor, their Franchise and the National Association of Realtors wants - NEEDS you to believe that if you list with a Realtor, a member of the club, that you will be put on websites that will get you found by your buyer.

But in Reality - a real estate buyer is looking online for what you have to sell but they are not necessarily going to Realtor.com to do so.

If you were a real estate buyer what you do to start your online search for real estate say in Idaho. Say you want Idaho Horse Property. Would you limit your search to Realtor.com - go there and type in Idaho, or a known zip code, and then fumble through listings looking for horse property in Idaho or in Reality would you Really go to Google.com or your Favorite search engine and type in “Idaho Horse Property”.

I would MOST definitely go the search engine way. This way I would get ALL options, including the For Sale by owner and Non-Realtor “Idaho Horse Property” for sale.

And if I really wanted to narrow down the search I may even type in IdahoHorseProperty.com and see if it is relevant or useful in my search. But in No way would I want to get lost in a mega-site of hundreds of thousands of listing to find some specific type of property. If your Realtor is telling you different, they are Wrong, think it through and decide for yourself.

Franchise companies, such as Coldwell Banker, C21, Sotheby’s, and ERA are all owned by the same Corporation and they want you to be on their corporate website as well as sites like HomeGain, Realtor.com and other Mega-Sites that your listing will be lost on.

This Corporation wants this because they are part owner in these websites and they get “Ad Dollars” from Big Companies such as Insurance Companies, Mortgage Companies, Book Companies, Computer Companies and hundreds to thousands of other companies who PAY big money to advertise on their website because they get so much traffic.

These website get the traffic from Your Real Estate Listing. And the Realtors, the agents who faithfully work for these companies believe every word they say and follow their leader, without question.

Your real estate listing makes the whole process work. Without your real estate listing, photos and information on your property - state and town, then it would be painfully obvious that the real purpose of the website is the multi-million dollar company that website has created from ad dollars and selling “stuff” - Not Your Real Estate.

They do not want Realtors and Sellers to have their own websites and to compete for their traffic in the search engines.

I have had many a run in with the Association of Realtors when I tried to compete in “their” market on the internet even when I was a loyal - and reputable member of the National Association of Realtors. They want their agents to submit content ( which is photos, write ups and information about Your Real Estate Listing) to their websites so that they can use this “content” to make their websites useful and interesting to people who go there so that they can sell them “other” stuff.

So what really does a “hit” to a website mean? If your Realtor says that you need to be on Realtor.com and that this site gets over 60 million “hits” a month what does this really mean.

A “hit” could be a one second landing, it could be Realtors themselves, it could be advertisers, data providers, or people looking for something else on one of there pages. Realtor.com has 914,000 pages as of today. A “hit” is on any of these pages, and is certainly NOT relevant to your “Idaho Horse Property” for example.

You begin to see how this works and you wonder what makes the Realtors lie like they do. The thing is the Realtors I have spoke with on this are faithful workers for the “man”.

They “honestly” believe that you, the real estate seller will have more luck selling your “Idaho Horse Property” - for example - on Realtor.com than on a more relevant, target and useful site that your buyer can easily find you and take interest in your real estate for sale.

You Need a Website - Full Size Photos - possibly video ( homemade just fine) - and lots of information on your property and why it is so great, put this out there on the internet where buyers are looking for you.. Get your Real Estate for Sale FOUND better then your local Realtor can, I guarantee it.

Not only is being on Realtor.com Not Necessary and Not Effective but it is a quick way to lose your buyer.

If a buyer is looking for “Idaho Horse Property” - for example and finds something possibly as a place to start on Realtor.com they will call the Realtors and you may just lose your buyer to the Realtor pushing another listing that they just happen to have for sale.

Or they may find this listing of interest on a local Realtors website. With IDX all the Realtors have each others listings on their website and a buyer does not really know whether they are calling the listing office or not.

So if your buyer calls another office - odds are they will push their own office listing, yes because they get paid more but not only that, it is easier to sell listings in house because of the constant drama and deliberate tactics used among Realtors in competing offices. It is just easier and more money to sell in house and easier yet to sell your own listings.

Remember the more hits that Realtor.com can get from you’re your listings being on their site, the more money they make from advertisers and all the other stuff that they sell on their website.

Crystal L. Cox

www.BrokerConsultations.com

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Real Estate Forms

I had a Realtor ask me the other day, “If your not a Realtor then what forms do you use” this was an innocent question and not meant to be malicious.

However, this tells you how much Realtors have come to know, accept and rely on what the National Association of Realtors tells them to.

I have seen Seller pull forms off of the computer and go to closing with very little information on the buyer sale, and sometime No Legal Description and no buyers signature.

We use a Real Estate Attorney to write up our Real Estate Buy sell - this protects YOU, the real estate client. A Realtor that goes to school for one week, in NO WAY knows enough about real estate law or contract law to protect you, the real estate consumer.

Realtors NEED their forms because the forms are designed to Protect Realtors from the Real Estate Consumer.

You do not need these long winded real estate forms to close your deal, really you don’t need much at all to head to the title company and close your transaction.

But the Realtors NEED you to believe that you need their forms and that their forms will protect you. However, this is no where near the truth. Again, the forms are not in your best interest, they are in the best interest of the Realtors. That is why they are “standard” among the members of the National Association of Realtors.

If they were really in your best interest as a real estate consumer then maybe it would be “law” that you use them, or maybe title companies would only accept these particular forms and attorney would have to use these “standard forms” - but none of that is so.

The Realtors use their “standard” forms because they are Easy Breezy and they are so wordy that most Real Estate Consumers do not read them and there is tons of fine print and loopholes to protect the Realtor from EVERYTHING….

www.SavvyBroker.com

My name is Crystal L. Cox, I am the Real Estate Industry Whistleblower. You Need to Know this Stuff. You Do NOT need a Realtor in your Real Estate Transaction.

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Do Buyers Agents (Realtors) really do all they Can to Find you what your Looking for?

If your Buyers agent is really working for you then they are searching all possibly options that may be best for you’re the real estate buyer. In the Reality of Real Estate buyers agents are NOT searching all possibilities. I had a Realtor tell me the other day that they did not think that the agents in their office would see what I had for sale on my website.

This is TRUE, I have seen this a whole lot over the last 8 years. Realtors are sooooo depending on the MLS database that they, themselves do not seem to use search engines to find other options for you the real estate buyer to buy.

Realtors will, however, call about something on one of our real estate internet marketing website when their buyer finds it and calls their Realtor asking why didn’t you tell me about this option.

Realtors are not working for your best interest, I guarantee it.

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Who Decides Which Title Company you Use to Close Your Real Estate Transaction

In Most of my real estate transactions the Realtor decides who the Closing agent is.

Due to affiliations, past work load history, inner city or small town relationships, and a variety of other “excuses” – reasons - the Realtor tells the buyer what Title Company to use and they enforce this. By enforce I mean they have the Seller counter offer this point, they push the Buyers agent, push the buyer and they get their way.

The Buyer just wants to buy and does not want to rock the boat so they give into the Realtor’s demands that are offended past off to be what the Seller wants when in Reality the Seller does not really care. To the Seller it is just one more chunk of money out of their proceeds and is Really of no Valid use to them.

What Does the Association of Realtors Say about This Issue.

The National Association of Realtors and your Local Realtor may say that the Buyers, making the offer, get to decide which title company that they will use in closing their real estate transaction.

This is NOT True.

Realtors claim that it is part of the offer, part of the negotiations but for me as a real estate broker owner, I would have to say that in the Real World the Buyer does not really choose but is instead coerced in some way.

Most of the time the buyer comes to town and does not really know which title company to use so they go with which ever title company that the Realtor Suggests. In most cases, in my transactions, the Listing Agent decided who the Title Company would be. The Buyer would make an offer with one title company and they would mark it out and put in the Title Company of their choosing and then tell me that “Well, this title company has done so much work that we feel we need to use them”. And these Broker Owners are quite demanding about this.

It does not matter to them how much work the other Title Company choice may have done for the Buyer or for the Buyers agent. These Brokers run the show, these Realtors decide what is best for the Consumer by what is best for them and their future relationship with this title company that Will Have their Backs.

The Buyer SHOULD absolutely be able to choose which title company they want to use, based on their comfort level and knowledge of the company. And the Buyer should be able to do this without interference from the Realtor.

Now NAR can tell you all they like that this is not how it happens but it is.

Every offer I have made to Century 21 in Eureka Montana, my Buyer has been Made to use the title company that the listing agent insists that they use. We make an offer, with the Title Company that my buyer chooses and the listing agent calls and tells me that the Seller really wants to use First American Title because they have done so much work already. Or the agent will put this in a counter offer that supposedly comes from the Seller.

This has happened to me for years and though it was annoying and though I really wanted to use the other title company, I had no idea that it was a RESPA violation.

Today I am told that Section 9 of RESPA prohibits a seller from requiring the home buyer to use a particular title insurance company, either directly or indirectly, as a condition of sale. Buyers may sue a seller who violates this provision for an amount equal to three times all charges made for the title insurance. For information on RESPA Rules and Regulations, please visit http://www.hud.gov/offices/hsg/sfh/res/respa_hm.cfm

A real estate Broker making you use a particular title company because they have done so much work already, is illegal. It violates Section 9 of RESPA Laws, but here in Eureka Montana, at Century 21 especially, anything Goes.

Folks, Today this is News to Me and SO now it is news to you.

When I would have a real estate buyer pick a title company and have me write this on my buy sell agreement and the Listing Broker would call me and say well we have to use First American Title because they have done so much work and the Seller feels obligated to them, my buyer would agree to not rock the boat or lose the deal.

I found it annoying but did not know that it violated RESPA laws. Century 21 in Eureka Montana does this with EVERY deal I have ever done with them. I cannot believe what this office can get away with. It is as if they are invisible from the law.

If you are owned by the Largest Real Estate Group in the World than you are above the law, E an O insurance protects the Realtor and not the consumer and what this means to you is that it does not matter what the Realtor says or does their Franchise and E and O insurance will make you the Real Estate Victim wrong. Realtors do not seem to know the laws that affect you personally. Realtors are NOT made by ANY governing authority to know, practice or enforce the laws that affect Your Life.

Realtors Harm real estate consumers and are seemingly “untouchable”.

You, the Real Estate BUYER gets to Choose the Title Company that you want and Do Not let a Realtor Strong Arm you into thinking ANY different.

Find Out More Folks.. Knowledge is Power

www.IndustryWhistleblower.com

www.SavvyBroker.com

www.IndustryWhistleblower.com

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Closing Tip - Title Company

Folks remember the Title Company pretends to be a nuetral party, but really they do what the Realtor tells them to do.

You can ask them a question at the closing table and they can answer in whatever way makes you sign, Never assume because you asked for the Escrow papers to be a certain way and the Title Company TOLD you at your closing that the costs would be a certain way that this is true, Make the Closing Agent SLOW DOWN, and make them sign a statement that says in plain english the way your hearing what they are saying.

That way in the future when you get documents in the mail that tell a different story - you will have proof of what the Closing Agent told you. Often times Buyers and Sellers Do not read everything before they sign, and oftentimes they ask the Closing Agent what something means and they are told something that turns out to NOT be the total truth.

If you don't understand Don't Sign. If the title agent lies to you, you will have NO future recourse, DO NOT sign Until they word EVERYTHING the way you want them to and YOU fully understand.. Never trust that the Title Company has your Back - They Simply Do Not.

Find out what really goes on behind closed doors in your real estate transaction .. Go to www.SavvyBroker.com and subscribe to my Real Estate Whistleblower Blog.

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No Bailout for Fannie and Freddie

We are ALL tired of Corporate Bail Outs. The mortgage industry has being plummeting down a slippery slope for many, many years and Realtors have been helping. Mortgage Brokers push consumers into loans that they cannot afford - oh well the Mortgage Broker Still Gets paid. And when the consumers go bankrupt year after year it leads to Billion Dollar Giants like Fannie and Freddie to Collapse.

When Mortgage Brokers Write in Sellers Contributions - then adds it to the Purchase Price and adds on personal property and even large down payments it creates a false market. This SOLD data goes into YOUR MLS - Realtor Database - where appraisers and Realtors use the Data to "value" the next home up for sale. This keeps creating larger and larger "values" and larger and larger loans - collapse is / was inevitable. Mortgage Brokers and Realtors Lie - the Realtors Ender False Sold Data ON Purpose and On Accident and when you bring it to their attention they Will Not Change it...

The MLS just wants to "Go about their Business" they NEVER check the Realtor's File to see if the SOLD price is Right, appraiser use this... Appraises Value the property at "what it NEEDS to come in at" to make all parties happy and get the paycheck. Real Estate Broker Owners Can Be appraisers - More to Contribute to a collapsing housing marketing - false data. And mortgage brokers and appraisers work together to continue to let the housing marketing falsly climb.

Lenders seem to encourage things like "Sellers Contributions" which actually is a LIE in the MLS data, because the Home - the Real Estate Did not Really Sell for that price - it just Looks like it did. Lenders wanted it to "Make the Sale Go" everybody WINS in the moment but the market continued to FALSELY inflate and became out of reach for the available jobs and now that Fannie and Freddie are in trouble because they encouraged and contributed to pushing loans, creating false data, and their "people - lenders - mortgage brokers" got Filthy RICH along they way NOW THEY WANT a Government Bail out because of all of the FAILED LOANS in which they should NOT have Give Out in the First Place.

No Bail OUT for Fannie Mae and Freddie Mac.

Find OUT more of What REALLY goes on behind the Closed doors of the Real Estate Industry Subscribe to My Real Estate Whistleblower Blog at www.SavvyBroker.com and Get the TRUTH that you Really Need to Know about the Real Estate Industry.

Crystal Cox
Broker Owner

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Real Estate Attorney

Question, if a Real Estate Buyer has Legal Representation looking out for their best interest, shouldn't a Real Estate Seller have their own council that is looking out for them as well?

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Whose Job is It ?

The Title Company says it is Not there job to make sure that the Real Estate Contract is Signed by all parties. WHAT?

Whose Job is it when a Mortgage Broker Brings a Title Company a Purchase agreement to close a deal ? Who is suppose to make sure it is a legitimate deal?

If the Title Company is closing the deal and the Seller Does not have a Realtor, nor Does the Buyer have a Realtor than Whose Job is it to Make sure that A Purchase agreement is signed and that a Buyer and Seller agree to sell it.

Well if the Title Company is closing the deal and transferring the deed from the Seller to the Buyer, than to me as a Non-Real-Estate-Attorney I would have to say that it CERTAINLY is or definitely SHOULD be the Title Companies job to make sure that ALL parties have signed the agreement that they are moving toward a closing with.

Think about it folks if you were the Seller, or even the Buyer and the title company was closing a deal without even verifying with you that it was a real deal and without even a signature to state that you really did agree to the deal, wouldn’t you be a little alarmed.

Even if there Is a Realtor involved in your transaction, THEY are CERTAINLY not looking out for your best interest. A signature that this is an agreed upon deal is the least that the title company could do to prove the legitimacy of a real estate deal before they move toward closing.

If the Title Company is NOT there to Protect the Seller from fraudulent deals, legal description issues, easement issues, keep records for future consumer protection or advise the Seller in Any way… AND if the Title Company is not there to Protect the Buyer from buying the wrong piece of land or the wrong size by insuring a legal and not acreage or location, Not protecting to make sure the buyer has easement, not keep copies of inspection or warn buyers of why previous deals failed, nor to advise the buyer that the Buy Sell or Purchase agreement that they have is Unsigned then of What Possible Use Really is a Title Company?

If a Buyer and Seller could just sell without the Realtors and the Title Company and simply record with the State or County this may be better for the consumer and if the buyer or the seller lie or have some claim or issue they will need to go through the VERY slow wheels of justice anyway so Why is a Realtor or Title Company Really of ANY use? The Current Real Estate System that is in Place OFFERS No Consumer Protection in Real Estate.

Protect Yourself, Subscribe to my Real Estate Blog at http://www.savvybroker.com/ and Know what is Really Going on in Your Real Estate Transaction.

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your Settlement Statement

How Does The Title Company know how much money each agent gets for commission in your real estate transaction? Surely they ask to see the listing agreement you signed.

They must ask to see office policy or some sort of written statement as to how much the Selling Office gets paid? Nope, the title company simply asks the Listing Agent, not the Broker in Charge but the Listing agent, and what ever this listing agent verbally says that the commission is - then that is what the Title Company charges the Seller.

You would hope that the Seller will look at the settlement statement before closing and that if they do not agree for some reason that they would simply call the agent or the title company and complain. However, you can see the room for error here. The agent just says what the commission is and the title company requires No Proof of this.

The title company simply ensures your legal description. They often times give out too many document to different parties to a transaction and expose your business, they do not ensure your safety or that your home or property is habitable in ANY way.

The Title company does not ensure acreage size, so Make sure your Legal is right for the acreage you think you are buying. And when you have future trouble and need copies of documents in your transaction, NEVER assume that the title company has these documents or that they will give these document to you. The Title Company SHOULD have a copy of EVERYTHING that is in the Realtor's file, that way in the future, when something goes wrong and the Realtor forgets what happened or what they told you than you have a 3rd party to the transaction that is unbiased and really is looking out for the consumer.

But what really happens is that the Realtor's file is theirs, and if the Title Company really does have proof of what you need then they will most often NOT choose you. You do not represent Repeat Business, the Local Realtor or Franchise Does, therefore they Just Do Not Have a Record of that. When in Fact they Do. And if your Attorney requests the records they will get the same story however the twist being the file will be "cleaned up".

There are little notes on faxes, there are many little tidbits that prove things happened or were said during a real estate transaction that really is in the Title Companies File.

Should they choose Your Side, they are a wealth of information and do offer some protection.

The Title Company is NOT required to keep a copy of a home inspection or a Statement of Why a Deal Failed. This is VERY WRONG.. This is one more thing in YOUR real estate transaction that could easily be put into place to protect you but the powers that be are simply NOT looking out for your best interest in your real estate transaction.





Find out More about what goes on behind the Doors of Your Real Estate Transaction. Learn How to Keep your Money and to Know What the Realtors are Really Saying. www.SavvyBroker.com to subscribe to My Blog.

Go To www.SavvyBroker.com

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Selling in the MLS...

Sometimes a Realtor will convince you to sign with them by saying, it will be in the MLS and All the Realtors can sell. Sometimes Sellers don't care who sells it so they pick one Realtor and then wait for any one of them to sell. Yes, Obviously this happens. however it is a different day. And being in the MLS can get your Real Estate Listing Lost among thousands of other listings. Also your Realtor may only offer 2.5 to 3 percent Selling Office Commission and this is NEVER better than you letting any Realtor bring a Buyer and Give them the Whole 6%, then you have ALL the Realtors working for you. So Sell yourself, open up your FSBO to the Realtors and Don't think that locking into One Realtor is in your Best interest because it is NOT.

Take Back your Real Estate Transaction

www.SavvyBroker.com

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What is Your Home Worth?

If a 2400 sq. ft home on 5 acres that is build with inferior material – closed up to soon – lack of quality lighting – flooring appliances and just basically build with low standards or is quite old, appraises for pretty much the same as a 2400 sq ft home on 5 acres that is built with Good Quality Sinks, Faucets, flooring, appliances, and basically just a well thought out Quality construct home. Then what is your home really worth?

They say Real Estate is really worth What a Seller is willing to Sell for and what a Buyer is willing to Pay. OK this being said, than what if a Seller is willing to Sell for say $325,000 and the Buyer is willing to buy for that.

However, in that the Mortgage Broker needs the Seller to Change the Purchase price to include the buyers down payment and closing cost so they raise the Purchase Price, which raises the value. Now say that the Seller adds in personal property or a real estate selling bonus, now your Purchase Prices that will be entered into the MLS is even higher.

So you’re the house next door and you go to sell your real estate and you want to know what your Home is “Worth”. You ask a Realtor for a CMA or get an Appraisal (they use the same data). So they look in the MLS for Solds and they give you a “Worth” – a Home Value, based on what other “comparable” homes have SOLD for. Now this never takes into account the Sellers Contribution, the Personal Property, the Commission Rate or Selling Bonus, the buyers kickback for carpet or a new deck, and yet this data is what is used to Value your Home – your real estate and life investment.

Also Note here that these SOLDS in the MLS are Never checked for accuracy. The “Realtor's” file may say the home SOLD for $225,000 and the Realtor may have accidentally or purposely typed in $325,000 … now all area homes that are in that “Comparable” status just went up in so called "value" or "Worth".


An Emotional Buy For too High Changes the Market Forever.

Say Someone comes into town and falls in love with a local house. Say the Seller does not really want to sell, maybe it was something they never thought of. Well this buyer may want this home really bad. Maybe it reminds them of a childhood home, a good memory or was in their family lineage at one time. And say that money Really is No Object to this buyer so the home would have appraised for around Say, $325,000 but this buyer paid $750,000 and say this buyer wants a Realtor involved because he somehow believes this will protect him and so this SOLD gets entered into the MLS and now ALL the Appraisers and other Realtors use this data as a Comparable SOLD and the Price of EVERY comparable property around just double in “worth” in “value”.

Now Home Equity loans also use this data, so you end up borrowing more then you can actually sell your house for. The current “Home Value” system is seriously broke.

It is Corrupt data build on mistakes, lies, emotions, and incomplete information. Find out more about how the Real Estate Industry is build on lies and is Hurting the Real Estate Consumer, Creating False home values and at the same time Providing NO Protection for the Real Estate Consumer. www.SavvyBroker.com Check out My Paid Subscription Real Estate Blog and Get the Inside Story on What Really Happens in Real Estate.

So, now what is Your Home Worth?

Your Guess is as good as mine, if not better. And any Realtor or Appraiser that tells you different is simply going by corrupt MLS data that has NO Quality control efforts in place. And in no way takes into account the quality or other VERY important facts to get any kind of True Value for your Real Estate.

I have seen Sellers Sell for hundreds of thousands more than any local Realtor or Appraiser “thought” their real estate was “worth”. In the same token I have seen some homes sit on the market for years. So really, No One can tell you what your Real Estate is “Worth” or how long it will take to sell. The trick is to Get Internet Marketing, sell without a Realtor. Do not List on the MLS, Realtor.com and ANY mega site that will get you lost in the mix. Find a way to stand out and let Potential Buyers know what you have for sale. A Franchise, a Member of the MLS or the Association of Realtors will NOT sell your home better or for more money than you can sell it yourself if you Really Get Internet Marketing.

www.EurekaMontanaHomes.com

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Latent Defects - Adverse Material Facts

The Law says that a Seller and a Realtor must disclose Adverse Material Facts, Latent Defects – the Law Does not Require a Home Inspection.

Home Inspection are Not standard of Practice and Cannot give you ALL the information you really need to know . Yet what happens if you don't have one, Really?

When it comes down to it, All seemed to be more concerned about the Buyer having got a home inspection more than the Realtor or the Seller Lying, why is this? Find Out Wayyyyy More at my Blog www.SavvyBroker.com Also find out how to really know, for sure, about defects in your home BEFORE you buy. Subscribe Now, you WILL be Money Ahead.

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Is a Seller Contribution Legal

When a Seller has a Property for sale for a certain purchase price and they get an offer, then the lenders representative or the Mortgage Broker asks them to up the agreed on price to include the buyers loan costs, which often include the actual down payment for the buyer, this is known as a Sellers Contribution or a Seller Paying a Buyers Closing Cost.

Is this Legal? Is it Ethical? Is it Done all the time?

The Bankers say that it is done all the Time.

The Mortgage Brokers Love it, because quite often

this “kickback” “contribution” goes to them.

Is This Legal? They say it happens all the time. I have seen it happen often.

But I do not feel in anyway that it is Legal, Ethical

or good for the Real Estate Consumer in the Big Picture.

This kind of activity makes your neighbors house “worth more”. Meaning that if a Seller gives Money Back or what the Mortgage Broker Likes to Call a Seller’s Contribution than this is added to the purchase price and there is no Mention of this in the MLS sold data that the future appraisal will use to give a loan, a home value on this piece of real estate.

A “Sellers Contribution” or a “Seller paying the Buyers Closing Costs” and than “not really paying it” by actually adding it to the Purchase Price to be included in the buyers loan creates a home value higher than the Seller actually wanted for the home.

There is no way for the appraiser that gives the home equity or home buyers loan on a house that is similar to yours to know that there was a Sellers Contribution or how much that was.

I have seen Sellers contribution that are quite high and actually include a substantial downpayment for the buyer as well as a good paycheck for the mortgage broker which oftentimes the mortgage broker gives the buyer a “kickback”.

Buyers can get a pretend “no or low money down” loan with the magic of the Mortgage Brokers white out and pen.

These types of loans enable a buyer that is NOT really qualified to get into a home loan by “faking” the down payment or the buyers contribution. My guess is that the Sellers Purchase agreement would say Seller’s Contribution, it must be legal right or the title company would not accept this?

With this the Mortgage Brokers file and paperwork to the lender must say something like the Buyers Contribution is… making the lender confident that the buyer can pay something. When really the buyer is contributing nothing.

Maybe lenders simply look the other way, because, well the deal is going through and the buyer is going to soon begin those VERY large interest payments on that No Money Down deal.

In between the lines of all of this, that is apparantly standard of practice, and not minded by the banker, the mortgage broker, the buyer, the appraiser, the Realtors, the Title Company and oftentimes the real estate attorney, there is a False Real Estate Market created and as the years pile on the Real Estate Consumer Loses.

But before that fatal day, the banker, the mortgage broker, the buyer, the appraiser, the Realtors, the Title Company, the real estate attorney, the insurance broker, the lender and everyone else making money from your real estate transaction is making a great living at your future expense.

To Me a Sellers Contribution that Raises the Purchase price to “pretend” that is what the seller is taking while generously giving back money to help this stranger, this buyer is Illegal, UnEthical and Creates a False and Inflated Real Estate Market. However, it does get those involved a paycheck so what the heck Right?

Keep in mind that the Mortgage Broker gets up front fees from the buyer, or shall I say the Sellers contribution. And the Mortgage Broker gets a commission from the lender as with other incentives to push their loans. And on top of this the Mortgage Broker gets a “trailing commission”, meaning they get a yearly amount of money as long as you, the real estate consumer, have your loan at that same lender (for the life of the loan)… WoW.
When you refinance, the NEW mortgage broker gets all that money.

Bottom Line, your Mortgage Broker will want you to give a Seller’s Contribution, a Buyers kick back persay, and they will want this added on top of what you need for the property or want to sell it for. This will not necessarily hurt your bottome line.

You, the real estate seller, will most often get the same, walk away, price either way. But it creates corrupt SOLD data which is used for future loan mortgages, home equity, first time buyers loans and other real estate values in the community.

The buyer should not want this for it is an over inflated loan for the benefit of those getting commissions from it and is not really beneficial to the real estate buyer. Most don’t care, they simply want to get into the home.

You will get to decide and I know from what I have seen that the real estate consumer will most often choose to take the deal. The seller needs or wants to sell and the buyer wants to buy. In that, it makes the parties to the transaction lots of money. And seemingly, that is the point…. You Decide. Find out more about the Truth about the Real Estate Industry at www.SavvyBroker.com I am Telling ALL in my Real Estate Industry Whistleblower Blog. You NEED to Know this Stuff.

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Mandatory E and O Insurance

In a Montana Real Estate newsletter in July of 2000 there was an article on Montana considering Mandatory E and O insurance. Consumers should be away of this and ALARMED by this.

I have had E and O insurance from the beginning or my real estate Broker career. I did this by choice because I honestly thought it would be a good thing for my customers, my real estate consumer. I thought my E and O, Errors and Ommission insurance would protect you from something I did not know and that if I did know that it was fraud and you could "go after" me personally. In the begining of my real estate career I was told that E and O insurance would protect for Errors and Ommission but not fraud. It seems to me Now that E and O insurance really protects the Realtor from Fraud, and nobody really cares about what the left out by error or simply omitted on purpose.

I now know that the Intention of E and O insurance is to Protect me from the Real Estate consumer and their “frivolous lawsuits”. This insurance is to make darn sure that the Realtor can lie, commit silent fraud, forget to, or deliberately not disclose, make an “honest” mistake, not tell of latent defects in a home that they know exist, not tell you of easement issues, water access issues or other things the Realtor knows and simply leaves out.

I ask why would the State of Montana make E an O insurance Mandatory knowing that this type of insurance protects the Realtor and Not the Real Estate Consumer? I wondered if The State knew what E and O insurance was about, Really. And in finding this old newsletter I see that Yes Indeed the Montana Real Estate Commission, Board does know that this insurance protects the Realtor from the Consumer and still it is on the table to be a Mandatory insurance? Why?

This insurance enables the Realtor to FIGHT the real estate consumer and to defend lies for very little if any money out of their pocket. While the real estate consumer that most often has a legitimate claim against the Realtor cannot afford to fight or not fight as long as the Realtor can afford to fight.

Even in cases when the consumer has proven fraud against the Realtor and the real estate Seller, the Realtor will keep the case going with many different experts and drag out the question and answer game called “discover” for months to years until the consumer that is the victim simply give up and chooses peace over the money they deserve.

Do States that Require mandatory E and O insurance get some sort of kick back for recommended or making ONE particular insurance company the “Mandatory” choice. Also this is just one more thing that should violate E and O insurance. So why do some states MAKE Realtors protect themselves from the consumer.

Probably because with the Realtor having E and O insurance the Real Estate Consumer will most likely LOSE their “frivolous” lawsuit. And therefore NOT exposing the Realtors as Unethical or Somehow dishonest. Without the Cases or the Losses in the Courts, on the law books and in cases on the internet for all to see it then appears that Realtors are possibly Ethically across the board when in fact it is the E and O insurance that gives this illusion.

It is said that one disadvantage of Mandatory E and O insurance is that it is more government regulation in real estate. Well the way I see it, other than completing continuing education, there is No Real government regulation or even a concern for the public safety or consumer protection in real estate. In this the article suggested E and O would signify Over Regulation, but the way I see it there really is no regulation or watch dog, per say over the real estate companies activities.
Of course the “Realtor Board”, “the Association of Realtors” want mandatory E and O insurance in every state. The more agents that have the insurance the more consumers lose and the better the association of Realtors looks. Find out Wayyyyy more about How the Real Estate Industry is Seriously Hurting the Real Estate Consumer. Subscribe to my Confessions of a Realtor Blog at www.SavvyBroker.com

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Real Estate Consultations

Ten Lakes Realty is now offering

Real Estate Consultations.

Maybe you Don’t want to pay real estate commissions and you just want real estate advice. Maybe your Realtors, or some other party to your transaction is giving you information that does not seems right and you would like a 3rd party opinion or advice that is NOT commission or sale based.

Consultation may save you hundreds of thousands of dollars, Really.

If you are Selling By Owner, and you should, it is hard to know how to Keep the Integrity over your Deal or to look for red flags in your transaction that could end up hurting you.

You may want to Hire an honest 3rd party opinion to give you insight as to what the title company, mortgage company, buyer, seller, or anyone else in your transaction is telling you. So many things can go wrong. Everybody telling you something different, it can be costly and confusing.

You need Advice and Opinion from someone who does not get paid based on commission. It is your right to get a third party opinion.

We offer hourly rates, transaction rates and online consultation rates.

You may save thousands if not millions by getting advice from someone NOT directly benefiting from your Real Estate Transaction. Someone who gets paid either way.

I will give you the facts based on my experience as a Real Estate Broker owner.

I know stuff that can keep you out of the financially and stressful situations that a bad real estate transaction can get you into.

You May need someone to work with the Lender involved, the Surveyor, the Title Company or the Real Estate Attorney. Maybe you want your buyer to drop off a buy sell to make an offer to you instead of that awkward face to face buyer seller offer situation which ends up costing your bottom line. Maybe you really need Internet Marketing Advice.

Maybe you Just Want Honest, Educated Advice and NOT the Hard Sell.

What ever your Real Estate Needs are a Broker Consultation

may be just what makes the difference.


www.BrokerConsultation.com

Crystal L. Cox
Broker Owner
Ten Lake Realty

406-297-7379

www.SavvyBroker.com

Consumer Protection in Real Estate

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Buyers Rebate

It has been Legal for the Local Realtors to Give YOU the Real Estate Buyer, a Cash Back Rebate Since April but they are NOT doing it.

The Association of Realtors fought for years to make sure that it was illegal to give you a Rebate. It was fine for me to spend “my” real estate commission on anything but I had better not help the real estate consumer financial for it WAS illegal.

They even claimed it was some sort of mortgage fraud months before the Department of Justice sued the State of Montana and won for the Real Estate consumer. Soon we will post her the MAR hand out that claimed buyers rebates were illegal only to have months later a NEW law claiming that it was legal.

For More information Check out

www.MontanaBuyersRebate.com

Local Realtors can Legally, Morally and Ethically Give you Cash Back on your Real Estate transaction if they are NOT ask WHY?

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Buyers STAY OUT…

The Local Association of Realtors wants Buyers and Sellers to STAY OUT of their precious MLS. A year or so back the local MLS introduced a little blue device called a Safe Token.

NMAR, the Northwest Montana Association of Realtors, spent hundreds of thousands of dollars to create a program to “try” and Keep Realtors in Northwest Montana from Giving their MLS codes to potential customers and clients. It was a little blue device that displays numbers, you push a button and new numbers come up, thereby creating a unique access code for every log in. Now there was no tracking device on the pocket numbers gadget, and no real way to tell that the computer logging with that number belonged to a member of NMAR.

The Realtor could easily click the device, call the client and give the code and thereby still be able to give remote access to non-members.

Or even loan the device to a client for the weekend. It was and is really fake technology that cost a fortune, kind of like a placebo effect.

It was a HUGE amount of Money spent on a New Technology that really was and is not that technical in this Internet Savvy World. All it did was scare some Realtors for a short time into NOT giving their code out. But for most of us it was an ankle bracelet, another way to make the MLS awkward and Non-Consumer friendly.

The Question is:
Why Does the Local MLS want to keep Buyers and Seller out of the MLS? I mean a few hundred bucks, one week of school and couple of promises of abiding to the Code of Ethics and Your In. It is Easy to Become a Realtor, even easier to become a member of the Local MLS.

So why Keep Potential Buyers and Sellers Out, unless you just want more members. No other reason makes sense. Keep the Public out of the MLS and Keep the Realtor and the National Association of Realtors in Business.

The MLS site, NMAR.com is NOT use friendly, as a Real Estate Broker I find it not straight forward or easier to use. Once a Seller’s listing goes into the local MLS it is lost.

Yes the local Realtors can find it and they claim that it’s on Realtor.com and that too is supposedly beneficial, however, it really gets your Real Estate for Sale lost among thousands of other listings and Buyers are looking online and NOT on NMAR.com – it is too hard to use, not enough photos and is just NOT effective.

Also NMAR limits what your Realtor can do to market your real estate, for example if they build a fabulous website targeted to your real estate listing they are NOT allowed to put the website address on the MLS because it is self promotion. Nor is the Realtor allowed to have a photos that may have got their sign in it because that is Self Promotion.

Now the Realtor, paid big bucks to get this far into their career, and they have paid lots of money into NMAR to promote themselves but are not allowed to. The point of this is IDX, which means that ALL Realtors can list other Realtors on their mega-sites and fight online for the Eye of the Potential buyers.

Now these Realtors are trying to snag a buyer from the Listings of Other Realtors, they may or may not sell the listing but they will snag the buyer and sell them something. These sites with your listing on them are in no way good for the real estate consumer, they are good for the Realtor.

Realtors around the Country can be members of the local MLS and they can use your real estate for sale to get buyers, some they KEEP and sell real estate to and others they give to other agents and get a referral fee.

You are better off with your real estate actually being marketed in a way that is looking for a buyer for your real estate and not to simply catch a buyer in a trap.

NMAR spend hundreds of thousands of dollars on lobbying, trips, and devices to keep you, the real estate consumer out of the MLS Database that your Data Created.

And it does not appear that they have spent ANY money on Quality Control over the Existing Data.

Meaning, the MLS data is used by Realtors, Appraisers, and Lenders to Give a Value to a Home. NO ONE checks the Realtors SOLD file or the closing documents to make sure that the Realtor has entered the SOLD price in correctly.

No one polices the matter of Sellers paying down payments for buyers and including it in the purchase price that is then used by Broker and Appraises to “value” a future home sale or home equity loan.

No one checks to see if personal property, a Selling bonus, or what commission really was charged, all things that affect that SOLD price. And all things that lead to Home Values increasing. If personal property or a large selling bonus is included and that SOLD is used to “Value” another piece of real estate, it ends up in an Equity loan or home buying loan that is fraudulent. It also makes the Realtors and their Sellers raise their prices, because if that property SOLD for higher then ours can do.

But they do not consider the amount of personal property, the commission, the Sellers contribution to the loan or any bonus commissions such as Selling Office Commission.

No MONEY is spent on Policing the Quality of the Data, Only on Keeping the Real Estate Consumer Out of the Data, Keeping Banks out of Real Estate and Making sure that Realtors NEVER really do get Internet Marketing so that they will keep their clients coming back to Realtor.com owned websites so they can Sell them Stuff. Non of this is About you the Real Estate Buyer or You the Real Estate Seller and It Should be.

It is WRONG that the Northwest Montana Association of Realtors
has NO System in Place to make sure that the SOLD data that the Entire
Lending Institute uses to value and to loan on ALL real estate is Accurate.

Typos, Deliberate Mistakes, and Many other "factors" involved

go to creating Corrupt MLS Data and No One is Looking.

Ask MORE Question. Learn What is Really Going on within the Association of Realtors. If you Really Want to Know the Shocking Truth About the Real Estate Industry, subscribe to my Confessions of a Realtor Blog at http://www.savvybroker.com/

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There are NO BUYERS

When I hear the local Realtors saying there are no buyers I cannot help but wonder why. If they had good Internet presence, the phone would be ringing. If you can create enough excitement online, you can convince people to pick your Eureka Montana Real Estate for sale over real estate for sale in another town or state. The Buyers are looking online, they are finding Ten Lakes Realty and our Huge network of real estate marketing and search websites for Northwest Montana. Buyers are Calling. There simply is not enough Sellers at our disposal because other Realtors in town make it difficult to sell their listings.

Most local "Realtors" don't make it easy for other Real Estate Agents to Sell their listings. This is BAD for the Seller.

You are WAY better off NOT to List with anyone and to welcome Brokers at the full 6%, this way not just ONE Realtor will hoard your listing and seriously affect your bottom line.

For the Seller, the object is obviously to Sell. The buyer just wants to buy a nice home and be happy. The Realtor oftentimes just interferes in the whole process. And if they can keep YOUR real estate listing, close to their chest like a covated poker hand they don't want anyone to see then they will await the buyer that is best for them regardless of what is best for the Seller.

I once had a buyer submit an offer, I was the Buyers Agent and a Local Real Estate Office was the Selling office, I faxed the offer, it was the day before thanksgiving and we gave the Seller 24 hours to answer, conveniently there was another offer at the same time. It was later said that the listing office had been working with this person and they just happen to make an offer that day. Bull, they were called and a multiple offer situation was created, I advised my buyer to NOT get involved in these games and to Step Aside, they did. The point here is that some Realtors play such games that the Seller and the Buyer end up losing the most. Its your life, it's your money, and it is your real estate for sale.

So when the local real estate agents tell me that the Buyers are just not here, I have to Chuckle because my Phone is Ringing, my Internet Presence is Awesome and that is Where the Buyers are looking for your Eureka Montana Real Estate for Sale.

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Eureka Montana Real Estate

The Eureka Montana Real Estate Market is very interesting right now. Their are buyers here and with the Canadian dollar so strong, they are investing. Also people are moving inland to Montana. However, there seems to be the thought process that real estate is in some sort of slump here. Most Realtors I talk with say they have not made much all year and that the buyers are just not here. However, the Realtors in the Flathead that I have spoke say that this is the best year they have ever had for recreational real estate.

I feel that the Eureka Realtors are not Promoting their Sellers online as well as they could or should. Some buyers are NOT looking for Eureka, Northwest Montana. They are looking for a certain property that fits their needs and oftentimes these needs are emotional. The Realtor must paint a better picture, take better photos and NOT put you on mega-sites.

Your Eureka Montana Real Estate for Sale is not just competing with Eureka Montana Real Estate. It is Competing with ALL recreational areas, ALL areas with mountains, trees, creeks and similiar types of areas.

YOU Must understand internet marketing to get those buyers and not have Your Realtor sit and wait for a magically moment where a buyer walks in and then wants your property. If your Realtor does not get internet marketing, your bottom line and selling time suffers, they will still get a paycheck when you do find a buyer.

If you build your own website, take your own photos and market your own real estate online then you will get more money, quicker and with less Real Estate Soap Opera Drama.... This is Your Life, your In Charge... Internet Marketing is Cheap and oftentimes FREE, your Realtor does NOT get it and them having a website that you are on is NOT enough. Being on Realtor.com is NOT good for you it is good for the National Association of Realtor to get people to their website to Sell them Stuff. And good for the Realtor to use as bait to sell "something".

You need to be marketed in a way that makes your Eureka Montana Real Estate Stand out, you NEED real estate without Greed, Games and Drama. You Need Ten Lakes Realty. We offer FREE for sale by owner Marketing only for Eureka Montana Real Estate.

We offer hourly rates for broker consultations we offer a paid blog subscription to Really Find out the truth about the Real Estate, we GIVE buyers REBATES, and we really are negotiable with Sellers Commissions.

We are Not trying to get your listing. We want to Empower you to get the most out of your real estate transaction and to enjoy the process with out feeling degraded or disrespected in ANY way. We are NUMBER ONE in Northwest Montana Internet marketing, seriously we can't be beat, I can prove it.

Call or Email us today and Find out what we can do for you.

Ten Lakes Realty

Eureka Montana Real Estate

406-882-4177

www.EurekaMontanaHomes.com

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Realtors that Are Appraisers

Folks, this is Just my Personal Opinion but I feel it is a Serious Conflict of Interest for a Real Estate Broker to be an Appraiser. They say it is Legal and somehow ok, as long as they are not a Party to the deal. But how can they NOT be a party to the deal.

Especially in a small town, where peer pressure is king. I feel that the Real Estate Broker and the Seller, quite often just NEED the deal to go and with this the Mortgage Broker and the Appraiser gets paid as well. The buyer is often times left with a home they cannot really afford and this NEW appraisal for what is really above market creates a false market whereby over time the market will inevitably crumble.

And if the Real Estate Broker / Appraiser has a copy of the Buy Sell agreement before appraising than how is it a real appraisal based on Solds? Why does an appraiser need a copy of a Purchase Agreement before they appraise a property? The only reason I can think of is to make sure it appraises. And surely if an appraiser has this copy and sees a HUGE amount going back toward the buyers loan, the appraiser would adjust for this???

Learn More about the Real Estate Industry - Really.. Subscribe to My Paid Subscription Real Estate Blog at www.SavvyBroker.com Learn more about how appraisels really work, about Corrupt MLS data, and what really goes on behind the scenes in the Real Estate Industry.

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Real Estate Contracts

Remember Folks, Real Estate Forms, the Standard ones found at your Realtors office are designed to protect the Realtor and not the real estate consumer. Home Inspections are NOT standard of practice nor can they really protect you of any structural defects. They may be able to notice something and bring it to your attention but they may be wrong, and with out engineered math to tell you what the real calculations and load is the inspector could cause more harm than good. The real estate form says things like all house have mold, sign here that you know this house has mold. This is kind of a cover all to protect the Realtor.

It is said that you must make your real estate transaction contingent on a number of things that are NOT standard of practice here in Eureka Montana in order to protect yourself.

Real All that you are signing and hey, why not let a real estate attorney review your documents, Realtors go to School for one week - we learn how to pass a test. Realtors do not learn contract law, Real Estate Broker Law, management or engineering basics. Realtors DO NOT know what you need them to know unless they dig deep and learn all they can about the laws and most do not. The paycheck is the same either way.

Be cautious, Learn More. Subscribe to my Blog at www.SavvyBroker.com and find out what terminology you NEED in your real estate contract to really protect you that your Realtor Does Not Know.

Crystal L. Cox
Real Estate Whistleblower
www.EurekaLand.net

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Cendant Mobility - Apollo Management

History ...

Cartus was formerly known as Cendant Mobility, a subsidiary of Cendant Corporation. On July 31, 2006, Cendant Corporation spun off its businesses into four entities.[5] The Real Estate Services group of Cendant Corporation became Realogy Corporation. Cendant Mobility, formerly part of the Cendant Corporation Real Estate Services Group, was renamed to Cartus Corporation as a result of the retirement of the Cendant brand.[6]. In 2007, Realogy was acquired by Apollo Management, a private equity firm, for $9 billion.

So Cendant Mobility is Owned by Apollo management.

Cendant, owns C21, Sotheby’s, Coldwell Banker, ERA,

and they also own around 18 percent in Homestore.com .

eureka montana real estate

What this Means to You In Eureka Montana
Whether You list your Real Estate in Town or in the Flathead,
You think your Going to another office, you think you have "Choices".

But the Companies are owned by the same Corporate Head.
They win... No matter Who you list with.

eureka montana real estate

Cendant owns insurance companies, PC Gaming Companies and they own the Real Estate Transaction, You Can NOT fight them or any of their franchises. Their money supply is a bottomless pit, and if you try and fight them, even if the really did commit fraud you will lose because they can spend decades in court or in the “discovery” process and you cannot afford this time or money. Cendant is bigger than the Department of justice, bigger than NAR.

But yet dependent on Realtors and the fact of you Not Losing Faith in the Real Estate Cartel.Cendant also owns Days Inn, Ramada, HoJos, Travel Lodge, Trip.com, a large Travel Company and Avis. Cendant owns the largest seller of timeshare condominiums in the world.How in the World Does Cendant get away with what seems like Anti-Trust violations everywhere?

eureka montana real estate

But that’s just my opinion .

eureka montana real estate

Cendant also owns relocation companies and work with big corporations like the United States Forest Service to buy homes of their employees before they can sell them and then list them with some local Realtor, unbiased of course.

eureka montana real estate

Not true they list within one of the Franchise they own, and that pretty much covers it.Cendant manages corporate vehicle fleets, provide relocation services, and make mortgages.

They provide information technology and reservation services for the hotel industry and for casinos. And perhaps most importantly, from Wall Street's perspective, they own these membership clubs -- Shoppers Advantage and Travelers Advantage and a slew of others -- which consumers pay to join so they can get discounts on goods and services. And in many cases these are goods and services that Cendant itself supplies, because it owns so much of the travel and real estate services industries.

Isn’t Anyone looking out for the consumer that Cendant’s practices is certainly causing harm to?Cendant's existing and ongoing relationship with so many consumers enables them to leverage their other businesses by cross-selling new goods and services to their existing customer base.

So they sell you a house, they sell you insurance, they sell you a mortgage, they PROTECT the Realtor, they will sell you an Airline ticket (Cheap Tickets Inc.), they rent you a car, they sell you a hotel room, they sell you a PC game, they sell you computer software, and when you want some fun you can go to one of their casinos.

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Consumer Protection in Real Estate

Folks there are so many things that can go wrong in your real estate transaction. And in the end when you, the real estate consumer is left holding the bag, there really is No Consumer Protection. Appraisers give value based on size and acreage and NOT on whether the home is actually habitable. Realtors either Lie or just don't know what is going on with the real estate you buy. Some know and that has a term called "silent fraud". As long as they don't say anything they are not liable, right? The Realtor has Liability insurance but that protects the Realtor from The Real Estate Consumer and is NOT intended to Protect the Real Estate Consumer. There are Montana State Laws to Protect the Consumers but if your Realtor "Really believed the issues he knew would not be a future problem" than it is not an "Adverse Material Fact".. This Blog will point you in the right direction to look up these Real Estate Disclosure laws in Montana. Stay Tuned... Check Out my Other blog at www.MontanaRealEstateConsultant.info

As Realtors, they teach us that if a problem or a known issue with a home is fixed or not we still must disclose what we know. But here in Eureka Montana, the law is easily slipped by the Realtor. All he has to do is say yes it WAS a problem but he thought it was fixed.

Consumer Protection is NOT a Priority for the Association of Realtors, NMAR, or the Real Estate Insurance Providers.

Our Office Sold a Home a couple of Years ago, our Buyer Remodeled and Became our Seller. The Previous Listing Agent Called, he apparently had a buyer, he asked if our Seller had fixed the issues / problems under the kitchen, we had no comment. We were shocked, he was the previous listing agent and our buyer did not know of any "issue under the kitchen floor". Yet he wanted to make sure that our guy fixed it so that it would not be an issue for his buyer.

There is something Seriously Wrong with this Picture.

Seller Can and Do lie as well, they have to or they
would stuck with the property.

You NEED to Know how to Spot the Things
That Could Later ruin your Life.

Can a Home Inspector Help?

It is my experience that a home inspector cannot
give a structural opinion, but they do.

It is an engineered calculation as
to what a structure can hold and how
it will react, a home inspector CANNOT give an
opinion on this, yet some inspectors think they can and should.

A home inspector cannot see behind the drywall
and they should not be removing crawl space plastic or stryfoam, chipping grout, messing with appliances, or doing anything that is NOT Visual.

A home inspection is suppose to be visual. A home inspection is not "Standard of Practic" meaning most buyers in Eureka Montana Do not get one.
The Ones I have had have missed things badly, I have had to point out issues of concerns. I have not had a good experience with a home inspector.

As a Real Estate Consumer you NEED to know what to look for with your own eyes. No one can protect you and your family better than you.

There are Lots of Tips on How to Really know what
Your Buying on My Blog Subscription at
www.SavvyBroker.com

It is My personal Opinion
From My Personal Experience
that there Really is NO Consumer Protection in Real Estate.

Sign Here.....

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your Realtors E and O Insurance

E and O Insurance carried by your Realtor is Mandatory in some states and is NOT intended to protect the Realtor's Customer or Client. E and O Insurance is "Intended" to Protect the Realtor.

I always thought that my Real Estate E and O Insurance Would Protect my Clients. If there was something, for example in the wall that came up as a problem later, hence and Error or an Ommission than my Insurance would pay for it. It does not. Using a "Realtor" offers you NO protection and can in fact hurt you in your real estate transaction.

Don't listen to me, look into it, however, I do have information directly from my E and O insurance provide that states the very fact that my insurance is not meant to protect my clients.

So, this being true, what would make a State Agency "make" E and O insurance mandatory, it is as if the State Bodies that govern real estate think that E and O insurance protects the consumer but in actuality it does not.

If "they" want to "make it mandatory" that Realtors have E and O insurance than really they are requiring that the Realtor protect themselves from the Real Estate Consumer. Hmmmm... This Does Not Sound Right to me...

Find Out More about what you really NEED to know about the Real Estate industry at www.SavvyBroker.com


Crystal L. Cox
Ten Lakes Realty
www.ConfessionsOfArealtor.com

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Real Estate Marketing Online

Does your Eureka Montana Realtor get Online Marketing? I don't think so. The Corporate head tells them what to do and they print "Real Estate - Real Time" to let everyone know that they are with it, and on board with this Internet thing. But the local Coldwell Banker did not start posting videos of real estate for sale on youtube until I did and their Sellers asked them why they did not offer this. Coldwell Banker in Eureka Montana started building websites for specific properties to "copy" me, I was doing it so their Seller pressured them to do it. The thing is the "Big Corporate Head" owns the Website Name, not the Seller and not the Local "Realtor" . This is bad for consumers and bad for the agent, but they just follow the leader so they don't know.

Your Eureka Real Estate for Sale, needs Internet Marketing. The buyers are looking for what you have for sale online and the local agents are still advertising in the Shiny Glossy Real Estate magazine, those folks make around $80,000 a month - Ka-WoW !!!

Realtors pay them a whole lot of money when you could build a website and market your own real estate for free. As a FSBO you may even get a buyer quicker, and there may just be wayyyy more consumer protection for you. This way the buyer hears it from the Seller, and the Realtors on both sides do not get to add their version of the facts before they tell the Real Estate Consumer.

I am not trying to slam local agents, I am just saying the Fact is they don't get the Internet and YOU, the Real Estate Buyer and Seller need them to.

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the BPO - Brokers Opinion

Local Realtor get calls from Foreclosure companies, they pay us $50 to go by your home and take photos, we do not know if it is a foreclosure situation or if you are refinancing. But boy do we meet some angry folks. I don't know why local Brokers still do it, it is NOT worth the $50 and it is an invasion of privacy. However, it does let us know first of possible distressed sales. Now that is worth $50....

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Cattle Issues and Real Estate

Check Out my Blog at www.MontanaRealEstateConsultant.info for Montana Cattle laws. Your neighbor does not have a right to fill the creek with cows, to let down your fence and run in cattle. Open Range is one thing but some local cattle ranchers abuse the open range laws and actually drop other peoples fences and let their cows in, they cannot be stopped. So get a web cam and send us your videos of those offenders... at Crystal@SavvyBroker.com

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