Is this ANOTHER Wellington Florida Rental Scam?

Is this ANOTHER Wellington Florida Rental Scam?

This week I wrote a post about Rental Scams that are occurring in Wellington Florida, so when I received a call this morning regarding a townhome for rent in Wellington asking $400 a month I wasn't necessarily surprised.

Townhomes for Rent in Wellington FloridaHowever I didn't immediately jump to my normal this must be a scam conclusion instead I thought maybe it was a misprint or typo.  I'm very familiar with this Wellington Florida townhome community where the rent is usually around $1,400 a month, NOT $400.

So I checked our MLS to see if there were any townhomes for rent, which there wasn't and I let the caller know.  However she insisted that the ad on her I-Phone said $400 A MONTH, so I googled the community name along with $400 a month and up pops a listing.

Turns out this townhome is For Sale and if she were to PURCHASE this unit her monthly mortgage payment would be $400, plus taxes, insurance, hoa fees, etc.

So thankfully this wasn't another Wellington Florida rental scam instead just a person who needed to zoom in to read the fine print on her I-Phone.

If you are looking to rent a home in Wellington Florida start your Rental Search here:

Homes for Rent in Wellington Florida under $1,000 a month
Homes for Rent in Wellington Florida under $,2000 a month
Homes for Rent in Wellington Florida under $3,000 a month
Homes for Rent in Wellington Florida under $4,000 a month
Homes for Rent in Wellington Florida under $5,000 a month
Homes for Rent in Wellington Florida over $5,000 a month

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
6 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 30 2010 06:34PM

Wellington FL: Ring in the New Year at the Wellington Amphitheater

Wellington FL: Ring in the New Year at the Wellington Amphitheater

Wellington Florida will be hosting their First New Year's Celebration at the new Wellington Amphitheater. This family friendly event is not the first celebration to be held at the Amphitheater, but I'm sure it will be the biggest.

Wellington Florida New Years Eve CelebrationWhen: Friday, December 31, 2010

Time: 3:00pm to 12:30am

Where: Wellington Amphitheater
12300 West Forest Hill Boulevard
Wellington, FL 33414
(located on the south side of Forest Hill Blvd just west of South Shore)

If you have not been to the new Wellington Florida Amphitheater there is no better time to go then now. 

Wellington has a long list of amazing events and entertainment lined up that the entire family will enjoy.
 

This Celebration will Include:

  • Musical performances by Local Country singer Rick Nelson, Odyssey Road a Tribute to Journey, Buck Deal and some of Wellington's very own teen sensations
  • FREE cotton candy for the first 500 guests
  • Fireworks to ring in the New Year at midnight
  • Bounce houses
  • Balloons
  • Face painting
  • Characters such as Mickey & Minnie Mouse along with Dora characters
  • Magic show
  • Classic car show

Ring in the New Year at the Wellington Amphitheater!

 

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
3 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 30 2010 06:11PM

Is that Home for Sale in Wellington Florida?

Is that Home for Sale in Wellington Florida?

Are you looking to buy a home in Wellington Florida?  If so the first step is to find out what homes for sale are actually in Wellington.

A common mistake I often see in our local MLS and on popular real estate websites are homes listed for sale claiming to be located in Wellington Florida when they are actually located in surrounding cities like Lake Worth, Royal Palm Beach and even West Palm Beach Florida.

Buying a home in Wellington FloridaSo it is possible when you search “Wellington Florida homes for sale” online that not all of the homes are in Wellington.  Some buyers do not care what city they live in, you may be one of them while others want a Wellington address and as a Wellington Florida resident I am not surprised.  Wellington is one of the most desirable places to live, not only in Florida, but in the United States.  In 2010 Money Magazine chose Wellington Florida as one of the top 100 “Best Places to Live.”

Unfortunately misinformation like this can be common and it is why I highly recommend Wellington Florida home buyers hire a real estate professional like myself.  Someone who can educate you about Wellington’s boundaries, but if you are not ready to buy right now the next best thing is to check out Wellington Florida’s Zoning Map.  This will give you the current boundaries and it will also lists some of the neighborhoods situated on or near the boundary lines.

Start your Wellington Florida Home Search here
(Don’t forget not all of these Wellington Florida homes for sale are actually located in Wellington)

If you are looking to buy a home in Wellington Florida contact me today to guide you through the entire home buying process.  Hear what some of my clients have to say about me:  Michelle Gibson’s Testimonials

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
5 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 29 2010 08:12PM

Wellington FL: The New City Hall is Opening!!!

Wellington FL: New City Hall is Opening!!!

Most Wellington residents and passersby have seen the New Wellington Florida City Hall under construction for a while now and I'm proud to announce that it is finally opening!


Wellington Florida City Hall

The City Hall GRAND OPENING will be taking place this Friday, December 31st 2010 and there will be public tours from 10:00am to noon.

This 54,000 square foot building will become one stop shopping for Wellington Florida residents. You will not only be able to pay your utility payments, permits, licensing and register for parks, but hold public meetings and more. The New City Hall in Wellington also has several offices housing Wellington's Counsel, staff and other Wellington employees.

The New Wellington Florida City Hall will officially be open for business on Monday, Jan 3, 2011.

This massive project had a total budget of $15 million dollars, but where able to complete it for $10.5 million. Wellington also said the savings didn't top there because the "new facility is in the process of becoming LEED Certified by the U.S. Green Building Council (USGBC). LEED is an internationally recognized green building certification system which verifies that a building was designed and constructed - and will be maintained-using cost-saving and environmentally friendly strategies, including energy savings, water efficiency, and a reduction in greenhouse gases. Additionally, Wellington will save approximately $670,000 in rent, utilities, travel, maintenance and insurance costs." (for more information on this visit wellingtonfl.gov)

New Wellington Florida City Hall
12300 West Forest Hill Boulevard
Wellington, Florida
Hours: Monday-Thursday 7:00am to 6:00pm
561-791-4000
www.WellingtonFL.gov


View Wellington Florida City Hall in a larger map

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
3 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 29 2010 04:55PM

If the Rental Price is too good to be true IT IS

If the Rental Price is too good to be true IT IS

It's happening AGAIN....renters are contacting me regarding a Wellington Florida rental home they found online asking almost HALF of what the true market value is. Since these homes are never listed in the MLS I'm not sure how my phone number is tied to these homes for rent, maybe it's listed on the frame of the site and not with the actually ad, in any event some how they contact me and start asking:

Wellington Florida Rental ScamsIs the property at XYZ Lane in Wellington still for rent?
When can I see it?
When can I move in?
Will you take first and security?
Will you allow pets?

Unfortunately I'm never asked WHY IS THIS PROPERTY LISTED SO LOW? It appears some of these potential targets are so blinded by the price that it doesn't cross their mind that they might be getting scammed.

Yes, I said "TARGETS" because after doing a little investigating on these homes for rent I find out every time that it's another rental scam.

Wellington Florida renters need to beware! There are a ton of rental scams across the web and this is why hiring a professional real estate agent to assist you with your Wellington Florida rental search is highly recommended.

Here's one of the latest rental scams sweeping across America: LATEST RENTAL SCAM BLAZING THROUGH THE SOUTHLAND – BEWARE!

Start searching Wellington Homes For Rent Now

Attention Wellington Florida Renters if the rental price is too good to be true IT IS.

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
13 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 28 2010 04:10PM

Speechless Sunday: Caught in the Act!

Speechless Sunday:  Caught in the Act!

Santa in Wellington Florida

Yep, Santa Claus was caught in the act leaving Christmas presents for my family, which he ended up leaving pretty much everything they asked for.  I hope Santa Claus was good to everyone this year and you got everything on your list too.

Merry Christmas!


Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
7 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 26 2010 11:02PM

The Lender is STUPID for Not Accepting My Offer! Aren't They?

Short Sales are very common in Wellington Florida, so I thought this post written by Daniel would help some buyers understand what lenders are thinking and why they make certain decisions.

Via Daniel Francis: MORE listings with LESS competition. Ask me How! (TheDadsLP.com):

The following are true CASES from our years of processing short sales:

  • CASE A:  We presented Lender X with an offer of $85,000.  Lender X refused the offer, foreclosed, then listed the property for $60,000 and immediately accepted an offer of $55,000.
  • CASE B:  We provided an offer that thrilled the first lien-holder, but the second lien-holder refused to accept $3,000.  The house foreclosed and the second lien-holder received $0.00
  • CASE C:  We provided an offer of $120,000 with 3% seller concessions.  The lender rejected the offer.  We presented a back-up offer of $110,000 with 1% seller concessions.  The lender accepts the second offer.

What the heck is going on?  Are the lenders stupid?  Aren't they losing all of this money?

Well, yes and no.  Once you understand how the system works, you start to see why these lenders make these "crazy" decisions.

Customer ServiceYou see, most lenders we deal with (particularly those with big names like Wells Fargo or Bank of America), do not own the loan you are attempted to short.  They simply own the servicing contract.  So while the short sale spends months sorting itself out, and you feel like they are losing "thousands" of dollars.  In truth, they are really only losing "hundreds".  They get paid each month for successful collections.

In order to approve a short sale, this servicer, as a part of their contract, must make sure the short sale is approved based upon certain underwriting criteria.

So while it seems "stupid" that the lender would not accept an offer that nets them more, the truth is, an investor has set out underwriting guidelines that the sale must meet, regardless of the "net".

Since you are "negotiating" (and I use that term loosely) with the servicer, not the actual owner of the loan, their leeway in accepting an offer is extremely limited.  This can make the short sale process tedious and frustrating and sometimes it can cause the lender do something "stupid".

So what happened in each of the above cases?

  • CASE A:  This was an FHA loan.  At the time (FHA has since done away with this short sale underwriting guideline), if the BPO valued the property at less than 62% (I may remember that exact percentage incorrectly, but it was something around 62% -- someone correct me, please) than the original loan amount, they would automatically deny the short sale and move to foreclosure.  The fact that they ended up with about $30k less in their pocket at the end of the day did not matter.
  • CASE B:  Despite the fact that Fannie Mae loans would only pay up to $3k to second lien holders at the time, the second lien holder's underwriting would not accept less than 20% of the loan amount ($50,000).
  • CASE C:  The underwriting guidelines specified the maximum allowed seller contributions bo buyer-paid closing costs as 1%.  Even though the second offer was less net for the investor, the servicer was bound to take the lower offer because the higher offer needed 3% seller concessions.

Trying to relay this information to your client isn't easy.  The distinction between "investor" and "servicer" is lost as they just know their mortgage company as "the lender".  Therefore, when they seem to be making "stupid" decisions, they are, in fact, simply following contractual guidelines as they underwrite a short sale.

This probably doesn't help alleviate the frustration we all can feel when dealing with a lender, but hopefully it will make us all just a little bit more patient!

______________________________________________________________________________________________
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By understanding "Veronica" and why she is not currently calling Real Estate Agents, you can advertise in a way that will attract her to you.  We show you how!

Make MORE, Do LESS!

______________________________________________________________________________________________

Daniel Francis
512-731-4541 is my cell phone number. Anyone can call me anytime
EZShorts.com

The Dads, LPAnother Top-Notch Realty Service Brought to you by The Dads, LP:  TheDadsLP.com
 
Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
0 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 26 2010 10:44PM

Why is my Wellington Florida Closing Delayed? Part 2

Why is my Wellington Florida Closing Delayed?  Part 2

There are several reasons why your Wellington Florida closing might be delayed and this is Part 2 of my series: "Why is my Wellington Florida Closing Delayed?" 

Today I'm going to share another reason why your closing might be delayed and how to possibly avoid it.

On more than one occasion the HOA (Home Owners Association) has held up one of my closings.  Why?  There are numerous reasons, but here are the three main reasons I have encountered over the past year.

Wellington Florida Closing Delay1.  The buyer submitted their HOA application late or not at all.  Regardless if you are the buyers agent or listing agent it is important to verify with the HOA that they have received the buyers application. 

  • In order to avoid thisI recommend buyers get written proof from the HOA/property manager that they received the HOA application and provide both agents with a copy.  Another option is for the buyers agent to submit the application for the buyer.  Once again the listing agent should always verify that the application has been received by the HOA.

2.  The HOA didn't have enough time to process the application.  Almost all title companies or closing attorney's will not close withoutan original Certificate Of Approval (COA) from the HOA.  In my experience most HOA's will require 30 days to process a buyers application, but some may be able to complete the approval process sooner.

  • In order to avoid thisthe listing agent should verify the approval process at the time of listing.  This way if the HOA requires 30 days the seller knows not to accept an offer with a 10 day closing period.

3.  The HOA forgot to process the application.  Yes, it is possibly for the HOA to receive the application and forget to process it.  It is also possible for the person processing the application to quit, get fired or go on vacation prior to approval being completed.

  • In order to avoid this the buyer, listing and selling agent need to follow up with the HOA on a regular basis.  Never assume the application is being processed because it was submitted.

Start your Wellington FL Home Search Now!


Miss Part 1?  Read it now:  Why is my Wellington Florida Closing Delayed? Part 1

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
0 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 26 2010 10:37PM

Foto Friday: Waiting

Foto Friday:  Waiting
foto friday
From my family to yours Merry Christmas and Best Wishes in 2011!

My boys are patiently Waiting for the big man to fill all the empty space under our Christmas tree and as the night winds down they are becoming more excited with each passing minute.  I can't wait to see their smiling faces in the morning.

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
11 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 24 2010 07:34PM

Just Sold: 5145 Palm Brooke Circle, West Palm Beach, Florida 33417

Just Sold: 5145 Palm Brooke Circle, West Palm Beach, Florida 33417

West Palm Beach FL Real Estate - Just Sold 5145 Palm Brooke Cirlce, West Palm Beach, FL 33417. This West Palm Beach FL townhome was listed by Michelle Gibson, Hansen Real Estate Group Inc. for $79,900 and sold in 32 days for $75,000 Cash.
Jonathan's Cove West Palm Beach FL Townhome
This 2 Bedroom, 2.5 Bathroom townhome had over 1,000 square feet of living and was situated on a private lot in Jonathan's Cove.
Jonathan's Cove West Palm Beach FL Townhome
Jonathan's Cove in West Palm Beach FL is a townhome community that features two story townhomes. All of the townhomes have at least 2 bedrooms and 2.5 bathrooms. Some of the units even have a one car garage.
Jonathan's Cove West Palm Beach FL Townhome
Jonathan's Cove also has a clubhouse, community pool, tot lot, sand volleyball court and fitness center.

Start your Jonathan's Cove Townhome Search Now

If you are looking to Buy, Sell or Rent in Jonathan's Cove - West Palm Beach FL contact me today!
Just Sold: 5145 Palm Brooke Circle, West Palm Beach, Florida 33417

Michelle Gibson REALTOR®
HANSEN REAL ESTATE GROUP INC.
561.333.0446


©2011 All Rights Reserved
4 comments • Michelle Gibson REALTOR® Wellington Florida Homes for Sale • December 22 2010 10:23PM