Advantages and Disadvantages of Living in a Condominium

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Living in a condominium seems to be a good choice for people who like to be in the heart of the city. For many it is better than living in an apartment. Condominium living has so many great things to offer than an apartment. But let me tell you now, before you finally make a purchase, that living in a condominium is different from living in a single family home unit. This is mostly because of its particularities.

• Condominiums are located in the cities and when living in a condominium, you own the space between the walls of your unit and share ownership of the common areas with other owners, but you do not own the land where the building is built. You just share an interest in it with your neighbors.

• Most people who live in condominiums own their spaces. Therefore, you can have long term neighbors and build relationships with them, but you also have to share walls and common areas with them. If you are not a very social person, this could become a problem for you.

• Condominiums offer better security than apartments. Condominium buildings often have security features, be they buzzers or a guard service. Plus, you find it easy to leave the place for a trip or vacation knowing that you’ve got neighbors whom you are familiar with. The thing that you might find a problem is the sharing of amnesties with your neighbors and whenever there’s a association meeting, as a part of the community you have to show up, attain, and coordinate.

• Living in a condominium could be less expensive than living in an apartment, but with the maintenance and repair of the common areas, your monthly pay could go upward. You will be charge with the swimming pool fee, but you didn’t use it.

• More people, especially first time buyers prefer condominiums because it is less expensive than those residential single family homes. But in real estate market, when there’s a downfall, condominiums are the last to recover. Therefore, it will be hard to sell a condominium after a tough climate.

• In condominiums, you have access to gym, swimming pool, and other common areas that you would not be able to afford on your own. But the problem is, there’s what we call Covenants, Conditions and Restrictions (CC&Rs), a set of rules that forbids space owners to bring pets or make a renovation and many others.

I hope you found this article helpful in making decision whether you like to buy a condominium or go for a single family house.

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Makler Heidelberg


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Source by Monte H Mohr

Improve Your Home’s Value by Building a Home Workshop

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Many people have their workshop in an unused corner of their garage or the basement or some other out-of-the-way area. This can prove to be problematic, if the space is needed for other things or if there isn’t enough room to really spread out one’s projects or tools. Building a workshop can solve these problems and also add to your home’s value if it is planned out properly.

There are a lot of plans and instructions out on the Internet and provided by hardware supply companies and there is really no limit to the kind of structure one can build, provided that the rules and laws governing one’s property are adhered to. It’s a good idea to get a copy of your area’s zoning laws to find out if you need a permit to build the workshop you’re planning on. Also, homes governed by a home or neighborhood association may be limited as to the kind of structures they can build and owners may need permission to build at all.

The plans you choose for your workshop should allow for the inclusion of electricity. Again, there are many resources on this, so I need not enumerate the how-to’s of this. The important thing is that you ensure that the electricity running out to your shop is treated as seriously as that running inside your house – it must be grounded and up to code. When in doubt, get competent professionals to install and/or inspect it. Installations of heating/cooling appliances can further make your workshop more comfortable and valuable.

There are many alternative energy generators that are on the market right now. You have the option to augment your power with electricity generated from solar panels or wind turbines. The Internet can show you a great many alternative energy generators if you want to lessen your electricity bill and also take less power from the grid that you share with the people in your community.

Try to build to complement your home. If your home is a 1906 heritage house, try to avoid installing a fire-engine-red steel structure. Instead, go for a building that reflects your home’s outward appearance and decor. Acquire paint and trim that matches your home, so that the home and shop present a unified appearance. This helps the shop blend in better with the property. If, for some reason you can’t or won’t match your home, paint your shop a neutral color or one that complements your home’s color. Avoid an appearance that is completely different from your home’s; it produces a jarring note that could be easily avoided.

When building, make sure you allow for plenty of storage space and organization. The cleaner your workshop can be kept, the easier it will be to use for you and the better it will look to a potential buyer. Shelves, drawers and hooks are all excellent built-in additions to consider. Also, consider where you are going to put your waste, how you plan to sort recyclables from non-recyclables and allow for the space that this will need.

A home workshop can, with attention to its placement and appearance, add to your home’s value by placing a sought-after structure on the property. A home workshop is something that many people are looking for, which can make your home more attractive should you wish to sell in the future. Paying attention to what may attract or repel future buyers is worth it if you want your workshop to increase your home’s selling power on the market.

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Source by Matt Barker

Lease Incentives in Commercial Property

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

In leasing today and particularly commercial and retail real estate, it is common to come across the word ‚amortisation‘. In brief, the word explains the concept of recovery of landlord incentive costs over the duration of the lease.

In this property market we need to attract tenants to the property and encourage a decision of taking out a new lease. In the case of new tenant occupancy, the landlord may choose to provide some incentive which could be by way of rent-free, a new fit out, or reduced rental. This is common when the market is in a downturn or slump and an oversupply of vacant space exists. In today’s market this is the case and will remain so for some time. The creative provision of incentives is part of the leasing process.

Get the incentive money back!

When such incentive activity is provided by the landlord, it is common practice to recover the costs of that incentive back to the landlord plus interest on the funds provided, and such recovery is to be structured over the duration of the lease. Amortisation is the process that achieves this.

This then suggests that any incentive, rental rebate, or rent-free period is not actually free. That is certainly the case, and an experienced real estate agent or broker will support the process and the economics of the lease deal to ensure that the landlords funded incentive is recovered in some way.

What do tenants want?

When the tenants ask for a new lease and some incentive as part of it, they do not expect to hear about the amortisation process and the economics behind it. They do not want to hear that the good incentive that they are to get in the lease deal is to be paid back whilst they are in occupancy. Let’s just say that the concept is known between the agent and the landlord and the recovery of the incentive is structured (added) into the rent profile and the rent review processes during the lease.

The tenant in today’s market thinks that the market is slow and in their favor, and on that basis the landlord has to do something that attracts them to the property. That is where the incentive becomes part of the negotiation. An incentive can be anything of value to the tenant, but is normally one of the following:

  • Rent free period
  • Rent reduction period
  • Cash paid to the tenant
  • Fit out provided to the tenant

Whatever the incentive used, it is up to the real estate agent to structure the rent and incentive process in favor of the landlord as part of negotiating the deal. At the end of the day, a tenant only wants to know about the premises and the total rental which is to be outlined in the lease.

It is the job of the real estate agent to ensure that the incentive is structured so that the landlord achieves the recovery of the outlay in incentive. The tenant doesn’t always want to know the exact detail of what you are doing in the rental commerce. They just want to know what they are paying for total occupancy of the premises on a monthly or weekly basis and how that rent will increase over the term of the lease.

In a quiet market with a saturation of available vacant premises, it is common for incentives to be very active and at times they will reach a level of 30% of the total of the rent paid normally under the lease during its term. In any new property project the level of incentive will go slightly higher to approximately 37% but in doing so the developer for the project will have written that incentive cost into the project. In such case the tenants will pay an inflated rent (as a face rent) to allow the developer to recover the outlay.

So how is it done?

So the rent and incentive commerce goes something like this. If the rent for the premises with no incentive being provided is $200 per m2 pa (apologies to those of you who calculate rent by the foot), and the incentive that is to be provided to attract the tenant to sign the lease is equivalent to an amount of 10% of the rent recovered from the tenant during the term of the lease, then the starting rent should be $220 per m2 pa. This is called a ‚face rent‘. The rent without any incentive paid in the lease ($200 per m2) is called an ‚effective rent‘.

Whatever the start rent is to be (face or effective), it will then be escalated by a rent review structure that is practical and fair in the market. Your good market knowledge is part of this lease rent assessment and decision. The landlord needs to know what is right and fair in the prevailing market conditions to attract tenants to the property. Extended vacancies are not a real strategy here and are to be avoided; even a lease that has a low rent start or a higher level of incentive, can be shaped to a better rent level over a few years and therefore be in line with market rent at a later time.

By the way, property valuers will always find out the type and amount of incentive that was provided to a tenant to entice them to take up a lease. The valuer will then remove the incentive from the value of the property as part of their professional valuation process.

In some cases a landlord will want (or try) to ‚hide‘ the incentives paid in any lease from the valuer for this very reason; this ‚hiding process‘ is common when a property is being valued for mortgage loan purposes. I am not saying that this ‚hiding process‘ is ‚legal‘, but rather it happens, and a good property agent will know about it and understand what the real rent for a property actually is (with the incentive removed). Financiers know about the mechanisms of incentives and how they are provided and documented, and valuers of property similarly so. Importantly the level and type of lease incentive in the market is known by all parties and is not exceeded unnecessarily.

How to do this?

In handling amortization of lease incentives, it can be done in various ways. Check with a local solicitor to ensure that you are complying with standards and legislation in your area and country. Here are some examples of how incentives are handled.

  1. Some landlords choose to have the incentive repayment process added to the rent that would have normally been paid should an incentive not have been provided. In this case the tenant does not always understand that the rent has been inflated to recover the incentive for the landlord. Nothing is ‚hidden‘, it’s just that the tenant pays a high rent for the premises.
  2. Other landlords may choose to have the amortization of the incentive separately detailed in the lease document as a separate ‚charge‘. In this case it becomes a separate payment of incentive rental each week or month and the tenant knows what it is for. The incentive is clearly seen by anyone that reads the lease and all parties know what is going on.
  3. Other landlords may choose to have the amortization of the incentive documented in a separate agreement between the parties well away from the actual lease itself. This is usually done by way of a ‚deed‘ or separate legal agreement. Given that the tenant signs the ‚deed‘ they then know that they are paying for and of its existence. It is the other people that read the lease that may not know of the existence of the incentive. If this is the case, take particular care at the time of property sale as the potential buyer of the property will want to know the full commerce of the occupancy.

The important message here is to understand that incentives are active from time to time when you lease properties in a market that has an oversupply of space. Incentives are the way in which the landlord attracts an interest in occupancy. As a professional real estate agent or broker, it is your job to ensure that the full recovery of the incentives is achieved. The landlord should be shown that you are going to get all their incentive money back from the tenant over the lease term (not the lease option), together with a rent for the premises that is fair and reasonable in the market and location in which you work.

A good lease incentive is one that attracts the tenant to the property, and then is paid back to the landlord as quickly as possible.

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Makler Heidelberg


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Source by John Highman

How to Sell Your Autographed Celebrity Photos

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Most owners of autographed celebrity photos would never dare of thinking parting ways with them. They look at autographed celebrity photos as a crowning achievement to their collections. However, there may come a time in a collector's life where they will be forced to part ways with their autographed celebrity photos due to financial issues, or because they lose their passion for collecting.

Whatever the case may be, if you have decided to part ways with your autographed celebrity photos, there are some important steps you should take in order to sell them.

To begin with you should first get your autographed celebrity photos authenticated. There are many services that you can use to do this. Even if you know that the autographs on your photos are legitimate, the individuals that you will be selling to will always have their doubts. Therefore you should contact a business that specializes in authenticating autographed celebrity photos. However, in doing this you will have to pay for the service.

Now, when you are choosing a authentication service be sure to contact one that has a good reputation. Most buyers will do their homework and will ask you where you got your autographed celebrity photo authenticated. They will then contact the Better Business Bureau to make sure that the company you dealt with has a good reputation and that they have not had any fraudulent dealings.

Once you have had your autographed celebrity photos authenticated you will receive what is called a certificate of authentication. This will be your proof that the autograph on your celebrity photograph is authentic.

The next step you should take is determining the value of your autographed celebrity photos. To do this you will need to have your photos appraised. Once again you will be paying for this service. However, an appraiser can tell you the exact worth of your photos. You should always ask to have this number written down so that you can present it along with your certificate of authentication to any potential buyers.

There is a plus side to spending money to get your autographed celebrity photos appraised and authenticated. You can usually pass the cost over to your buyer. You can present them with the receipts for what you have paid out along with the cost of the photo. As in most cases they would have spent this money on their own to assure that the photo is legitimate. Many sellers will do this and even tell the buyer that they also have 30 days to return the photo in the same condition if they find that photo and autograph are not authentic.

From here you are ready to sell your autographed celebrity photo. Contact celebrity memorabilia auctions or stores and present them with your photos to see if they are interested. You can also list your photos on the Internet on celebrity related websites and personal auction websites such as E-bay. You can even run ads in collector magazines and allow the buyers to come to you.

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Source by Victor Epand

Mortgage Brokers – Turn FSBOs Into Referral Goldmines With This Awesome Phone Script

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Even with the housing marketing as crappy as it is, converting for sale by owners (FSBOs or also known as "fizzbos") into referral sources is still an effective marketing strategy. Don't make the mistake of thinking that you are only going for the opportunity to help that fizzbo get a purchase loan for his new home. The real goal is to develop a relationship with the homeowner so that you prequalify all of the potential buyer prospects interested in their home that's for sale. Using a phone script will make this even easier.

Drive around your area and search for all the homes being sold "For Sale by Owner." And if your area is like mine, there should be plenty of them. When you find one, write down the address, phone number, and sales price if it's available (if they have a flyer, even better).

Once you have collected several addresses and phone numbers, it's time to make the phone calls. Because FSBOs are heavily targeted by real estate agents, the homeowner will probably be very resistant to your phone call. You have to break through that resistance as soon as possible. And the best way to do this is to tell them early that you are not trying to get their money. Once they know that none of their money is at risk, they'll be much more open to talking to you. Here's the script to use:

FSBO: Hello?

You: Hi. Are you selling the beautiful home on 15 Oak Street?

FSBO: Yes I am. Who am I speaking to?

You: My name is Ken Johnson from ABC Mortgage and I was wondering what your sales price is on the home? Oh, and what's your name by the way?

At this point, the fizzbo will be a little taken aback. His resistance is still high because he knows you are from a mortgage company, but you haven't said anything yet to make him hang up on you.

FSBO: Well, my name is Bob and I'm wanting to get $ 200,000 for it. Now, why are you calling me?

You: Bob, I can hear the agitation in your voice, and I can probably guess why its there. Since you placed that for sale sign in your yard, you are most likely getting bombarded with calls from real estate agents wanting you to list your home with them. I can promise you that I'm not calling about that.

FSBO: Really? Then why are you calling?

You: I want to create a win-win partnership with you. One in that you sell your home quicker and with much less stress, and you don't have to pay me a single penny.

FSBO: Well, I could use any help selling this house faster. But what's in it for you?

You: Typically, during the time a house is listed for sale, it gets interest from dozens of potential buyers. Almost all of the prospects will not buy that particular home. But they still want to buy a home and probably need financing to make it happen. It is those buyer prospects that I want to get business from.

FSBO: Ok, I see. But how will you help me then?

You: I'm glad you asked that. Did you know that when it comes to selling a home "fore sale by owner", most of the transactions never get completed? Were you aware of that?

FSBO: No, I wasn't. Why is that?

You: The number one reason that those transactions never get to the closing table is because the financing was not properly established by the buyers. So they will go look at homes that they just can't afford (because they haven't been prequalified by a mortgage professional) and then go making offers. This results in a lot of wasted time (and plenty of stress) for the homeowner.

FSBO: So you'll help me by prequalifying the buyers interested in my home?

You: Exactly! By allowing me to prequalify them (at absolutely no cost to you), you will only have to deal with those prospects who are financially able to purchase your home. Besides weeding out all of those buyers who can't buy your home anyway, the process of prequalifying eliminates those prospects who are just "lookers." You know, the ones who are always driving around looking at houses for sale, but never intend to buy them.

FSBO: Wow. So you'll do that prequalifying for me, and I don't have to pay you anything?

You: Nope. Not a single cent. I will make my commission from the buyers side. Does this win-win situation sound like a good idea to you?

FSBO: Yes it does. What's the next step?

Once you have the FSBO onboard, everything else will be cake. Each FSBO relationship that you establish should be able to provide you with several buyer prospects. Having a few FSBO partnerships will generate a steady stream of purchase mortgage leads. And because the time to maintain them is minimal (its basically just prequalifying prospects once you have your partnership created), you can have a number of ongoing partnerships going on simultaneously. Just remember to come across as not wanting to get any of their money, and they will be much more willing to work with you.

Immobilienmakler Heidelberg

Makler Heidelberg


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Source by Joseph Pahl

Apartment Building Investing – Find Motivated Sellers

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

As the creator of the "Buy Your First Apartment Building E-Course" I have many potential students and beginning investors ask me, "How do I find motivated apartment building sellers?"

There are many ways that investors use to find motivated sellers, however, what I see happening many times with beginners is that they start looking for properties to purchase before they thoroughly understand how to identify a truly profitable opportunity. Here are my recommendations for how to begin learning about multifamily investing and then how to find motivated sellers.

Begin by learning what makes mult-family property profitable by taking these steps:

  1. Study and learn about what makes an apartment building profitable.
  2. Read as many books about real estate investment and apartment building investment as possible. It is a lot easier to learn from other people's mistakes. There is no need to reinvent to the wheel.
  3. Find a reputable real estate investment club in your geographic area and meet with the commercial investor members. These "old hands" are a valuable source of market information.

After the aspiring multi-family property buyer has received a thorough education by reading books, industry magazines and networking with other commercial real estate investors then he or she is ready to begin the process of searching for an actual property to purchase.

Contacting Commercial Realtors

A great reference source for finding well educated commercial real estate agents is the CCIM website. The CCIM is a professional designation that qualifies a commercial real estate professional as capable and knowledgeable in the field. You can also find commercial real estate agents using a simple search on the web.

When searching for a commercial real estate agent take these steps:

  1. Speak to a number of commercial realtors in the area and ask about "pocket listings". Pockets listings are apartment building owners that the experienced realtor might know who are serious about selling their building but they have not listed the property yet.
  2. Find a commercial realtor who specializes in multi-family investments. A good commercial realtor who specializes in multifamily properties should have a great knowledge of what apartment buildings have sold for recently.

Alternative Strategies for Finding Apartment Building Deals:

  1. Place an ad on Craigslist stating what you are looking for:
  2. "Looking To Sell Your Apartment Building? I am a commercial real estate investor interested in buying multi-family property in Philadelphia between 5 and 100 units. I am looking for owner financing over five years with 5% down or will buy with a 20% down payment and a bank loan. " Or, here is an ad that I copied directly from Craigslist this morning:

    I BUY MULTI-FAMILY PROPERTIES W / SELLER FINANCING OR QUICK CASH. Need to sell? Moving? tax benefits run out? call me for a offer.

  3. You can also place the same ad in the commercial real estate section of your local newspaper but be prepared to pay a handsome sum for the ad and also be ready for unsolicited calls for real estate agents. Newspaper ads do work but you are better off using free or more direct methods like direct mail.
  4. Another strategy is to contact the owners of commercial real estate directly. This can be done in a number of ways. Multi-family owners can be located by researching the tax records of a metropolitan area. Usually, the owner of record will be listed along with his or her or contact information. The next step is to write a letter that explains who you are and what you are trying to accomplish. The purpose of letter to have many interested apartment building owners contact you. You should leave your phone number, mailing address and email address for sellers to contact you. You should make it very easy for the sellers to get a hold of you. Remember, you will need to look at dozens of deals and sellers before you find the one that fits your investment criteria. You can also contact owners directly by telephone. Keep in mind that multifamily property owners are usually very busy so you might want to write a script or have talking points written down so you are able to get right to the point and get your message across accurately.

Immobilienmakler Heidelberg

Makler Heidelberg


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Source by Ted Karsch

The Benefits Of Real Estate Photography

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

Images that are captured by experts are more appealing to the human eyes. This is why people today are very much addicted to sharing their photos online through websites like Instagram, Pinterest, and Tumblr. While most people use pictures as their way of sharing memories with their loved ones, some industries use it today as marketing tools. In any kind of business, one way to attract customers is to provide images of your products, and a better way is to get professional photographers.

In the real estate industry, photographs are also a proven tool in increasing the chances of selling the house. There are many benefits of real estate photography; both to the seller and the agent, and here are just some of them:

Home Seller's Benefits:

· Sell the house faster – for home owners trying to sell their house, getting the services of professional photographers help in selling the house faster because people are more attracted with house listings that are accompanied by great pictures. When a buyer is looking for a house, a picture helps him decide easily whenever it's a good fit for him. And so, if the house is presented in a great way, the buyer would be interested in checking out the house instantly.

· Set a higher price for the house – when a house has a visually stunning photo, the chances of getting the attention of potential buyers are high. When more people become interested in the property, the home owner can set a higher price for the house.

Real Estate Agent's Benefits:

· Good photo can boost reputation – as a real estate agent, it is important to market a property with a good standing, condition, and price. When a property is shown to buyers with professional and appealing picture, this could be associated with the agent being professional too.

· Impress current clients and attract new ones – one way to show your clients that you are committed in creating an exceptional presentation of their property is through quality photography. This would let your clients think that their listing is in good hands. At the same time, you can attract new clients by showing beautiful photographs of your previous clients, proving how professional and expert you are in marketing real estate properties. Creating an attractive portfolio is a great way to attract customers.

With professional real estate photography, sellers and agents could expect results they want quickly and easily.

Immobilienmakler Heidelberg

Makler Heidelberg


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Source by Lissa B Kramer

Mexico Real Estate – 4 Major Types of Land to Look Out For When Purchasing!

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

When talking about owning and investing in real estate in Mexico, people always ask me the same question, "Can not they take away your land, or do you have one of those 99 year things going on?" Well, I can understand the concern and misconception, but basically, neither of those concerns are true.

Fortunately, ownership policy of Mexico real estate has evolved. Mexico now embarrasses foreign investors and second-home owners who want to acquire Mexican real estate. But those who set out to purchase real estate in Mexico, very quickly are confronted with different types of land to purchase. And many international buyers wish they would have done a bit more research before giving up a deposit.

The four major types of land in Mexico are the Federal Maritime Land Zone, the Restricted Zone, the Unrestricted Zone, and Ejido land.

The Federal Zone is a strip of land that hugs the ocean and the international borders. No one can own this land, not even Mexicans. This includes land along the Pacific Ocean, Sea of ​​Cortez, and Gulf of Mexico, from the mean high tide line to 66 feet up the beach. This 66 feet of coastal land is a buffer from the ocean to the first row of homes or businesses.

Some big hotels, Mexican land owners, large developments, and marinas apply for special permits to rent this land from the government. Some international and Mexican home owners with significant beach front real estate are also now applying for concessions to lease this land from the Mexican Government.

The Restricted Zone is the prime land that most international buyers are after. This is land that is more than 66 feet away from the mean high tide line and up to 32 miles away from the major oceans, and 64 miles from international borders. US citizens, and other non-Mexican nationals, are buying this land using an instrument called a "fideicomiso," also known as a Mexico bank trust.

This Mexican bank trust is a dream come true for international buyers of Mexican real estate. It gives the non-Mexican national owner of Mexican real estate the power they need to control their land purchase, very similar to the way a USA citizen would enjoy owning real estate in the USA. For example, using a fideicomiso, you would be able to will the land or home to your children, rent it, subdivide it, lease-option it, enjoy it, sell it, improve it or do anything that can be done with real estate.

This bank trust costs about $ 2,000 to set up, and about $ 500 a year to maintain, depending on the size of the land. If you decide to sell your property the bank trust is easily transferable making your property very sellable.

Mexican nationals do not use fideicomisos to buy land, as the restricted zone is not restricted to them. They buy land using a deed called an "escritura publica." So when looking to buy Mexican real estate, you will be buying from someone that has either a fideicomiso, or an escritura publica. A word of caution is that if someone quotes you a lot size of beach front land, make sure that no portion of that lot size is Federal Land.

The Unrestricted Zone is the inland part of Mexico that is over 32 miles away from the oceans, and over 64 miles away from the international borders. If you're a US citizen you do not need to pay the fideicomiso set-up fee to purchase this land. The Unrestricted Zone allows foreigners to own land using an escritura publica just like a Mexican citizen. The colonial cities of Taxco, San Miguel de Allende, Guanajuato, and Oaxaca are within this zone. All these cities are the Spanish colonial gems of the Americas, and much of their city centers are national parks.

The Ejido land is communal land. Do not buy this unless you are a Mexican real estate pro and really understand the details. This land is less desirable because clear title is difficult to get, and sometimes never comes. Ejido land is many times offered for sale from developers making promises that at some time in the future, 3 to 8 years, the land will be regularized for clear title. Regularization of Ejido land is a lengthy legal process that is not always achieved. Not only that, banks do not offer fideicomisos on Ejido land. So the only way to control Ejido land for a non-Mexican national is by setting up a Mexican corporation.

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Source by Mario Restrepo

Five Ways to Protect Yourself When Selling Your Business

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

I read with interest a report of April 23, 2008, entitled "Millions involved in local business purchase scam" published in the Christian County Headliner News. As a certified public accountant that has represented buyers / sellers in business sales transactions and also as Managing Partner of Sunbelt Business Advisors – a business brokerage firm, I thought it beneficial to write about the many red-flags that were present in the article. Red flags that others should be aware of and protect them against against as they attempt to either sell or buy a business.

SMALL BUSINESSES ARE NORMALLY SOLD AS AN ASSET PURCHASE AND NOT A STOCK PURCHASE. This transaction appears to have been a stock purchase and not an asset purchase. This should have been one of the first very large red flags. Small, privately held businesses are almost never sold as a stock purchase. A stock purchase means the current owners legal entity-the company, continues on instead of the new buyer creating a new company. In a stock purchase the new owners get everything the sellers business owners – bank accounts, receivables, any potential and actual liabilities. This includes contingent liabilities the new owner may not even know about. Additionally, a stock purchase does not allow a new owner to get stepped up basis of the company furniture, fixtures and equipment. The stepped up basis of the FF & E could mean thousands of dollars in tax savings to a new owner that would be very beneficial the first few years of ownership. A buyer walking in and immediately wanting to purchase the stock of business and assume all liabilities, potential future liabilities – known or unknown and leaving the additional depreciation on the table is almost unheard of. A normal asset purchase agreement (not a stock purchase) would normally have excluded cash and bank accounts of the prior company. The new owners in an asset purchase agreement, unlike a stock purchase would not have been able to transfer funds from the company accounts. They would need to open new bank accounts in their new company name.

AT CLOSING, BUYERS FUNDS SHOULD BE AVAILABLE. Apparent this deal closed without confirmation or having actual funds from the buyer. No business purchase transaction should close without having funds available and present at closing. This would be the same as selling your house to someone, closing the transaction, but the buyers not having loan approval yet. You would not do it and either should sellers of small businesses.

ALWAYS USE A QUALIFIED CLOSING ATTORNEY. The sale of a business should be closed by a qualified closing attorney. Qualified closing attorneys will have their own space and normally not need to use others. A qualified closing attorney will make sure all legal documents are in order; make sure funds are available to pay the seller and file all required legal and IRS documents. Anyone selling or purchasing a business should insure upon having a qualified closing attorney conduct the closing. The absence of a qualified closing attorney should be a red flag.

USE A QUALIFIED BUSINESS BROKER – DO NOT TRY IT ALONE. Not using a qualified, professional business broker is another red flag. Can business deals be completed without using a business broker? Certainly! One can also write their own contracts without using an attorney or prepare their own tax return without using a CPA, but it is not necessarily the smartest thing to do. Especially when talking about the sale of a business which is probably one of the largest if not the largest asset a person owns. Something as important as this should not be attempted alone. A qualified business broker will help educate the seller as to the process, help establish a valid market price, effectively market the business, screen buyers, and help qualify buyers, assist with negotiations, work with existing seller CPA and attorney, and work with closing attorney and overall management of the process and be there to advise the seller as to red flags!

NEVER CHANGE THE BANK ACCOUNTS UNTIL YOU HAVE YOUR MONEY. Another subtitle, but yet red flag is it appears the seller changed the signature cards at the bank (s) and the names of the people allowed access. Even in a stock purchase, the current bank account holder – the seller would have to have the bank change the names and cards. Obviously, if this did in fact happen, it happened prior to the seller having funds from the buyer. The new buyer also apparently had the "keys" to the business before the seller was paid the purchase price. It is like selling your car to someone and agreeing to be paid at some future date; while you watch the "new buyers" that you just met drive off into the sunset with your car. You probably will never see your money or your car.

Most small business stories like your article remain non-public. Just like most financial frauds that occur at small businesses. People do not like to talk about the failures of small business transactions but, they are happening all the time and all across the country. It is very important that sellers and buyers understand the process of selling / buying a business, watch for red flags and use qualified professionals to help them in the process. Doing so will save them money, time and effort and make for a much better business transaction.

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Makler Heidelberg


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Source by Ted A. Smith

How to Successfully Convert FSBO’s to Your Listings

Immobilie bewerten, Immobilie Wert, Immobilienrechner, Verkaufsrechner, Immobilienwertermittlung Tel: 06227-399170 Handy: 0176-2116-9990 eMail: info@heidelbergerwohnen.de Internet: www.heidelbergerwohnen.de

I’ve been in real estate now for over 10 years. I started with no sphere of influence and in a totally new area after moving across the country to relocate. In my first year, I was International Rookie of the Year with over $12Million in Sales. One of my main target markets was For Sale By Owners.

I learned some key pieces to actually getting these prospects to become my clients, here is the plan for conversion:

The first step is to actually have a real Action Plan for converting FSBO’s to your Listings. The Action Plan should span over 90 days for the high intensity contacts, and then convert to a lifetime of „touches“ to make sure that they stay your clients and customers for life.

The initial step of the Action Plan is to find prospects: you can use a variety of sources including the newspaper (online and offline), FSBO specific sites and driving around areas. Once you’ve found them, you need to add them to your Action Plan and make that initial call.

The initial call should be something that is comfortable for you. It should not be threatening or question their intelligence. You’re probably laughing at this one, but when I started there was a colleague of mine who was also targeting FSBO’s – he would come to the office early in the morning and start making calls. You have to admire him except that he would always cut off his initial call script within 30 seconds because they hung up on him!

The reason for his massive failure was that he took a course from a highly regarded and successful real estate trainer (albeit one that had never actually sold a house!). This trainer taught him the script that I hear way too often: „Hello, this is Joe Smith – is the owner around? Great, I understand that you are trying to sell your home yourself, is this correct? Wow do you know how many people try that and then end up listing with a realtor within 30 days? Do you realize that people have actually been killed trying to sell their home by themselves?…“

The conversation was one based on fear and insulting their intelligence. What would you do if you received that call at 7:00 AM (or anytime for that matter)? You would become angry and hang up too!!!

The other mistake script is telling them that you have a buyer that you would like to bring by. The only problem with that is that you really don’t have one and then you show up to see the property and use an excuse that your buyer couldn’t make it – only to proceed to try to get them to list their home with you! Warning: they’ve heard it and been there already!

Your initial call should be one of understanding and patience – not fear and insults. Remember, the FSBO has decided to sell their home without an agents help for any number of reasons. You have no clue yet why but one of your missions later will be to find out. First, you need to get your foot in the door.

I always used an approach that allowed me to tour their property without ever mentioning the possibility of listing their home. If you approach the call as a genuinely interested person, then you will have more success.

Once you’ve met with them and toured the home. You will have substantially more knowledge on the property, the owner and the reasons for attempting to sell FSBO. You can then start to build additional trust and offer help and assistance. This is accomplished by a series of postcards, phone calls, handouts and letters.

Your postcard series should be targeted to offering various services for free or a small fee: use of your IVR system, fliers, showing and tour services, FSBO website listings and more. The more that the FSBO sees you as a friend instead of a salesperson looking to take another listing, the better off you are and will be in the future.

Your letter series should include handouts, guides and other support materials that show your professionalism without asking for a listing. Examples of your marketing materials are good but actual step by step guides („Holding a Successful Open House“, etc.) are much better. Again, this is an opportunity to set yourself apart as the expert and the only person trying to help the For Sale By Owner succeed.

Here’s one key tip: ask to host their Open Houses. If you do this and do it correctly, you should get 1 -2 additional pieces of business from every Open House that you help that FSBO Owner with.

Here’s the bottom line – treat the FSBO as if they were already your client. Help them with their efforts… if you follow the right process, one of two outcomes will occur. Either you will be asked to list their property or it will sell and you will get referrals and additional business!

Good luck and go get them!

Immobilienmakler Heidelberg

Makler Heidelberg


Der Immoblienmakler für Heidelberg Mannheim und Karlsruhe
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Source by Rob D Tucker