4 Things You Should Expect From Your Agent When Selling Your New Orleans West Bank Home

Choosing the right agent to list and sell your New Orleans West Bank home has become more important than ever.  Inventory rates are at historic highs in some neighborhoods and choosing the person who is responsible for helping you move on to the next phase of your life should NOT be based on:

• The fact that they charge the lowest commission
• The fact that they are your sister-in-law’s cousin twice removed who just got their license and could use the business
• The fact that you’ve seen their picture in the newspaper and they just look like a such nice person

Instead, here are 4 things that choosing your West Bank REALTOR SHOULD be based on and what you have a right to expect from them:

1. A killer Internet presence.  According to the National Association of Realtors, over 84% of home buyers begin their search on the internet.  Before you find yourself married to an agent for the next 6 months, take 2 minutes to Google their name and see how they rank in the search engines.  This is a good indicator of how actively they are advertising on the internet and networking with other agents who may have buyers relocating to your area.  You are welcome to check me out here.
2. Up to date, local market knowledge and information.  Sorry, but I cringe every time I have to call a long distance number to set an appointment for a property.  No matter how good that listing agent may be in their own market, that knowledge doesn’t necessarily transfer from the North Shore to the West Bank and don’t you deserve a local West Bank real estate expert? 
3. Advertising that draws buyers in.  Sadly, too many agents still think that putting just one photo of a listing in the MLS is sufficient.  They couldn’t be more wrong.  Even our local REALTOR association has gone on record encouraging agents to upload all 8 photos that are allowed, but I continue to see listings with one or even (gasp!) NO photos.  Why not choose an agent that goes above and beyond and creates a website for every property with multiple photos and community information (see a sample here) and includes virtual tours as a standard service?
4. Honest advice.  I’m not talking about being Dear Abby or your therapist.  I am talking about someone who is willing to possibly disappoint you with the real selling prices in your neighborhood and doesn’t sugar coat the market realities.  Someone who will tell you the truth about the things that need to be fixed or changed in your home before it goes head to head with the other homes already listed and you learn the hard way what buyers are saying about your house.

All of the real estate gurus out there will tell you to interview at least three agents before making a choice.  Truthfully, I completely agree with that.  But, before you decide who to invite into your home, be sure you are interviewing three agents who can give you everything you should expect.

Copyright 2008.  Lisa Heindel and West Bank Living  All rights reserved.

Please Make Your Home Easy to Show!

For the last couple of days I’ve been working with a fabulous military couple who will be relocating to the West Bank as a result of an assignment to NAS JRB New Orleans.  Their home in another state is currently on the market for sale, so they know what it’s like to be the seller. 

• They know that sometimes appointments aren’t at the most convenient time and they may have to leave their house when they would normally be having dinner
• They know that it’s a pain to be sure the beds are made and no dishes are in the sink every time they walk out the front door
• They know that buyers are not as plentiful as they were a few years ago
• They know that they are facing tough competition from the other homes in their area and price range

Imagine their disappointment when we couldn’t see a home they were very interested in this week because the sellers would not allow any appointments to be made while they had out of town company.

Now, I understand that they are in the middle of entertaining guests, which is stressful enough.  Making sure everyone is fed, feels comfortable in your home, has a place to sleep and planning any tourist activities is hard work.  I understand that they would rather put aside the fact that their home is on the market this week. 

But, what if this is THE ONE?  What if this is the perfect family for their home?  What if, when they are ready to make appointments again, the buyers have already made an offer on another house?  Are they willing to take that chance when turning down a showing request?  Apparently so, because we tried again today to schedule a showing - sorry, no appointments until Thursday. 

Gee, that’s too bad, because on Thursday my buyers will be headed out of state with a contract on another house.

For professional West Bank Real Estate advice and services, contact Lisa Heindel.

SOLD on the West Bank of New Orleans

Although we are hearing about how bad the real estate market is, there ARE homes still selling on the West Bank of New Orleans.  With the right pricing and marketing plan your home can stand head and shoulders above the rest!

Take a look at these homes that I sold last week on the West Bank:

 

 

202 Norland Avenue  Algiers, LA

3 bedrooms, 1 bath

Listed for $144,500, SOLD for $135,000

 

 

 

 

 

 

 

 

3807 N. Teak  Algiers, LA (Tall Timbers)

4 bedrooms, 2 1/2 baths

Listed for $249,900, SOLD for $222,000

 

 

 

 

 

 

 

 

3319 Knightsbridge Harvey, LA (Barkley Estates)

4 bedrooms, 2 1/2 baths

Listed for $335,000, SOLD for $335,000

 

 

 

 

 

Are you thinking about selling your West Bank home?  Be sure your research includes the 5 Steps to Choosing Your New Orleans West Bank Real Estate Agent.  In today’s competitive market, just sticking a sign in the yard and putting your listing on MLS is not enough.  Hire a local expert who can guide you through the entire selling process.

Related Reading:

5 Dos and Don’ts for Home Sellers

Spring Home Selling Tip #1 - Curb Appeal

Spring Home Selling Tip #2 - Clean, Clean, Clean

Spring Home Selling Tip #3 - Clear the Clutter

Spring Selling Tip #4 - Neutralize

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Copyright 2008.  Lisa Heindel, All rights reserved.

Louisiana Property Disclosures Part 6 - All of The Rest of The Things We Need to Know About Your House

The end is in sight!  Here we are at the final section of the Louisiana Property Disclosure form that all sellers are required to provide.

In case you missed them, here are the other parts in this series:

 

Louisiana Property Disclosures Part 1 - Yes, You Have to Disclose That!

Louisiana Property Disclosures Part 2 - Bugs, Bugs and More About Bugs

Louisiana Property Disclosures Part 3 - Structure

Louisiana Property Disclosures Part 4 - Plumbing, Water, Gas and Sewerage

Louisiana Property Disclosures Part 5 - Do You Have Power?

 

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A quick recap about disclosures:

Home sellers in Louisiana (including for sale by owners) are required to provide a property disclosure prior to a potential buyer making an offer to purchase.  This mandate applies not only to sales, but also to exchanges, bond for deeds and lease purchase options.

If the property disclosure is supplied to the purchaser after an offer is received, the purchaser can terminate the purchase agreement without penalty up to 72 hours after receipt.  This means that no matter what terms are written in the sales contract, the purchaser can demand the return of their deposit and cancellation of the purchase agreement if the disclosures are not signed at the time an offer is submitted

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Our final section of disclosures is a catch all of questions about your home - the Miscellaneous section.  The fact that they are in the miscellaneous section does not mean that these questions are not just as important as all of the others on the disclosures!

 

 

 

Has there ever been property damage to the land or improvements?  This is a very broad question that needs to be specifically answered.  Any prior damages to the property need to be disclosed.  For example, in my own home, I had a plumbing backup that caused water damage to the flooring in 2 rooms.  After the plumbing repairs were done, the flooring was replaced.  If I ever sell my home, I will need to disclose this, even though it happened over 5 years ago.  Any problems that led to an insurance claim should absolutely be disclosed - insurance companies have a database of claims relating to a property!

If yes, were all damages repaired?  In the comments section, explain how the damages were repaired.  In my example it would be damaged flooring removed, slab cleaned and disinfected and new flooring installed.

 

What is the zoning of the property?  This is particularly important when selling vacant land, since zoning restrictions may prevent a buyer from using the property in a manner they plan to.

Has it ever been zoned for commercial/industrial use or is it located in a historical district?  It is important to note if a home is located in a historical district, since there are strict regulations regarding exterior changes to those properties.  Again, a purchaser needs to be aware of any limitations on their use of or ability to alter the property.

 

Does the property and its present usage conflict with zoning, building or safety restrictions?  If you own a property that has been granted a special zoning status, this needs to be disclosed, since that status may not be transferable to a new owner.

 

Are there any current or pending assessments, dues, liens, taxes owing on the property?  If so, you should know that the title company will require these to be paid prior to or at the act of sale in order to provide a clear title to the new owner.

Is membership in an HOA, COA or POA required as a result of owning this property?  If yes, copies of the appropriate association documents should also be included with the disclosure.  Potential purchasers need to review these documents to fully understand any restrictions that exist when owning the property.

Are any HOA, COA or POA dues required?  Some associations have voluntary but not mandatory dues.  If dues are mandatory, this must also be disclosed.

If yes, what is the amount?  The current amount of annual or monthly dues.

Are there any pending special assessments?  If you know of any pending special assessments, this must also be disclosed.  For example, a HOA may have approved a special assessment to be charged to home owners for upgrades to community amenities that has not been assessed yet.  Buyers need to know if there will be any additional costs involved with owning the property.

If yes, what is the amount?  The exact amount of the pending assessment must be disclosed.

 

 

 

Were any additions or alterations made to the property?  Any changes made to the original structure should be disclosed.  For example, a sun room that was enclosed to make a den or an attached garage that was converted to additional living area are alterations that need to be disclosed.

If yes, were the necessary permits and inspections obtained?  Often in the New Orleans area, sellers do not know if the permits and inspections were obtained by previous owners for alterations or additions to the property.  Buyers should not be alarmed by an answer of NK to this question, but sellers should be aware that if they have made changes without permits and inspections, this needs to be disclosed to avoid future problems.

 

Is there a homestead exemption in effect?  This question is especially important in Orleans Parish, where property taxes are paid in advance.  At the act of sale, property taxes are pro-rated between the buyer and the seller - if there is no homestead exemption in effect, this will mean a higher rate of taxes will be paid by the purchaser at closing. 

Note to buyers:  Be sure to file your homestead exemption as soon as possible after your sale is recorded!  This exemption saves you approximately $900 per year in property taxes, but can only be used for your primary residence.

 

Is there high speed internet access available to the property?  If there is cable TV service available to the area, then there is high speed internet access as well, even if you don’t currently have this service.

 

Is there any pending litigation regarding the property?  Any pending lawsuits must be disclosed, including if the home is currently in the process of foreclosure, even if it has not been foreclosed on yet.

 

Does the property or any of its structures contain any of the following?  Here is your laundry list of potential hazards that must be disclosed to a buyer.  If any of them exist, they must be fully outlined in the explanations section.

 

This brings us to the end of this series about property disclosures in Louisiana.  I hope that I have impressed upon you how CRITICAL it is to truthfully tell potential buyers everything you know about your home!  If you need assistance with understanding how Louisiana property disclosure laws apply to you when selling your West Bank home, feel free to contact Lisa Heindel, REALTOR®.  I’ll be happy to help!

 

 

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Copyright 2008. Lisa Heindel, All rights reserved.