常来这里,受益良多,最近想买一个投资房, 关于short sale问题请教:
交了short sale的OFFER, 用的是DUAL AGENT, 估计也因为这个原因, 很快得到答复,卖方签下我的合约. 当时在谈的时候,经纪人就告诉我卖方欠大约5000左右的HOA, 到我交了OFFER之后,又告诉我说需要付大约1% 的SS NEGOTIATION FEE，我当时口头上都答应下来. 等合约签完, 经纪今天给我发了一份 Addendum要求签字. 里面有这样两段:
1). Buyer understands that SS is subject to lender/servicer approval and that the property is being sold strictly “as-is” and agrees to pay for any repairs needed including termite repairs (if required) if buyer completes the sale
2). Buyer and Seller to sign agreement to select a SS processor, buyer understands and agrees to pay for any 3rd party negotiation fees, HOA or seller fees in paragraph 7 A,B,C,D of the purchase agreement, not paid by seller’s lender/servicer if the buyer completes the sale
在合同里面, 7 A,B, C,D 包括如下条款:
7A: SELLER share pay for a natural harzard zone disclosure report
7B: SELLER share pay for smoke alarm and carbon monoxide device installation and water heater bracing, if required by law
7C: BUYER and SELLER shall pay Escrow fee each their own; SELLER shall pay for owner’s title insurance, Owner’s title insurance policy to be issued by sellers choice
7D: SELLER shall pay for county transfer tax or fee; SELLER shall pay for City transfer tax or fee; SELLER shall pay for HOA fees for preparing all documents other than those required by civle code 4525; SELLER shall pay for any private transfer fee; BUYER waives purchase of home warranty plan
因为在这份ADDENDUM里面,我发现SS NEGOTIATION FEE 比当时他告诉我的多了$500, 心里多了问号,请教这里的地产专家.
1).要求买家付SS NEGOTIATION FEE 是否常见?
2). 条款1是否常见?
3). 我最担心的是条款2, 现在很多都是写明由SELLER支付,但如果我签了ADDENDUM会不会变成我要帮卖方付ESCROW FEE, TITLE INSURANCE和所有CLOSING COSTS?
4). NEGOTIATOR 把PURCHASE AGREEMENT给银行的时候, 他们会包括这个ADDENDUM吗? 也就是说,如果银行看到ADDENDUM, 银行和卖家都肯定选择不付任何费用, 因为反正买家已经提前同意付费了,是这样子吗? 我有没有可能要求NEGOTIATOR 不交这个ADDENDUM, 希望能帮助我实现利益最大化? 最后,如果银行如果要求更高价格,或者是我发现其它有更多隐藏费用,我能否要求取消合同? (房子估价应该略高于现在的OFFER, 但是加上还有更多的隐藏费用就不好说了, 但是书面的估价高,也就是我有可能无法利用Appraisal Contingency and Removal条款解除合同,是这样吗?)
文字很长,谢谢您耐心读完,恳请帮助, 谢谢
交了short sale的OFFER, 用的是DUAL AGENT, 估计也因为这个原因, 很快得到答复,卖方签下我的合约. 当时在谈的时候,经纪人就告诉我卖方欠大约5000左右的HOA, 到我交了OFFER之后,又告诉我说需要付大约1% 的SS NEGOTIATION FEE，我当时口头上都答应下来. 等合约签完, 经纪今天给我发了一份 Addendum要求签字. 里面有这样两段:
1). Buyer understands that SS is subject to lender/servicer approval and that the property is being sold strictly “as-is” and agrees to pay for any repairs needed including termite repairs (if required) if buyer completes the sale
2). Buyer and Seller to sign agreement to select a SS processor, buyer understands and agrees to pay for any 3rd party negotiation fees, HOA or seller fees in paragraph 7 A,B,C,D of the purchase agreement, not paid by seller’s lender/servicer if the buyer completes the sale
在合同里面, 7 A,B, C,D 包括如下条款:
7A: SELLER share pay for a natural harzard zone disclosure report
7B: SELLER share pay for smoke alarm and carbon monoxide device installation and water heater bracing, if required by law
7C: BUYER and SELLER shall pay Escrow fee each their own; SELLER shall pay for owner’s title insurance, Owner’s title insurance policy to be issued by sellers choice
7D: SELLER shall pay for county transfer tax or fee; SELLER shall pay for City transfer tax or fee; SELLER shall pay for HOA fees for preparing all documents other than those required by civle code 4525; SELLER shall pay for any private transfer fee; BUYER waives purchase of home warranty plan
因为在这份ADDENDUM里面,我发现SS NEGOTIATION FEE 比当时他告诉我的多了$500, 心里多了问号,请教这里的地产专家.
1).要求买家付SS NEGOTIATION FEE 是否常见?
2). 条款1是否常见?
3). 我最担心的是条款2, 现在很多都是写明由SELLER支付,但如果我签了ADDENDUM会不会变成我要帮卖方付ESCROW FEE, TITLE INSURANCE和所有CLOSING COSTS?
4). NEGOTIATOR 把PURCHASE AGREEMENT给银行的时候, 他们会包括这个ADDENDUM吗? 也就是说,如果银行看到ADDENDUM, 银行和卖家都肯定选择不付任何费用, 因为反正买家已经提前同意付费了,是这样子吗? 我有没有可能要求NEGOTIATOR 不交这个ADDENDUM, 希望能帮助我实现利益最大化? 最后,如果银行如果要求更高价格,或者是我发现其它有更多隐藏费用,我能否要求取消合同? (房子估价应该略高于现在的OFFER, 但是加上还有更多的隐藏费用就不好说了, 但是书面的估价高,也就是我有可能无法利用Appraisal Contingency and Removal条款解除合同,是这样吗?)
文字很长,谢谢您耐心读完,恳请帮助, 谢谢
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