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Reece and Nichols
11901 W 119th Street
Overland Park, Kansas
(913)402-2513


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Johnson County Foreclosures

$1B Foreclosure Aid Program-Less Than 50% Spent By HUD

Saturday, October 8th, 2011

HUD is returning to the US Treasury $568 million of $1B allocated to the Emergency Homeowners Loan Program because not enough people being approved for help. The program was designed to help unemployed and underemployed people avoid foreclosure.

You’d have to think there’s more to this story, right? But no, it’s true. You’d also have to wonder how can it be possible that not enough people were approved for help from this seemingly worthwhile program. The fund was set up to provide up to $50,000 in forgivable loans to help homeowners in 32 states and Puerto Rico.

Worse yet, only 11,832 of the nearly 100,000 applicants were conditionally approved for a program that was originally intended to help up to 30,000 homeowners. According to HUD, the assistance will average $35,000 to $45,000 per homeowner.

Numerous community groups said much of the blame goes to HUD that took too long to implement the program. HUD didn’t start taking applicantions until June of this year, nearly a year after the program was made possible by legislation reforming Wall Street. This was six months later than HUD had intended to begin the program and only a few months before the programs mandated time to commit the funds of September 30. HUD admitted that the program set up took longer than expected but also blamed the legislation for disqualify a higher number of applicants than expected. Some community programs have claimed that most of the blame lies with HUD because HUD actually added additionally eligibility requirements as well as failing to advertise the program in addition to the long set up time.

With so many homeowners and families struggling to make ends meet and keep their homes, how in a country as wonderful as our can something like this happen? While some would argue that the Wall Street reform was a mess anyway, the fact remains that nearly $600 million in much needed aid for many families went unused due to bureaucratic blunders. Is it any wonder that the confidence level of our government is at a record low?

Fannie Mae Speaks About Selling Foreclosed Houses

Friday, October 7th, 2011

Some interesting comments regarding Fannie Mae selling thousands of foreclosed properties.

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What Is Happening To The Foreclosure Rate in 2011?

Tuesday, April 5th, 2011
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The trends noted in this video are evident in Kansas and Missouri as well as other parts of the country. While there is presently an “artificial lowering” of the foreclosure rate for the months of this year, the trend over the entire year of 2011 is expected to be higher as we move forward. The weak economy and job market continues to put pressure on a struggling housing market that has yet to begin to recover. This bodes well for those homeowners needing to complete a short sale on their home as well as continuance of a market that is excellent for those investors desirous of purchasing properties for long term rental investment and rehabbing. Call us today to capitalize on the advantages this market can create for you!!

Foreclosure Outlook for 2011

Wednesday, February 16th, 2011
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Here’s a great interview talking about the foreclosure outlook for 2011. We’ve been fairly lucky in Johnson County KS and the Kansas City area in general compared to many cities. The market will continue to work to absorb inventory in the months to come.

One challenging issue that is frequently discussed regarding inventory is the so-called “shadow” inventory. This is the inventory that banks are holding after completing a foreclosure or deed in lieu but they’ve not put them on the market yet. This shadow inventory is huge and if the banks choose to attempt to liquidate this inventory too quickly it may depress the pricing levels that have somewhat stabilized in some markets and will certainly depress them in areas that are still struggling with excessive foreclosures.

The other inventory issue is sometimes called the “closet” inventory. This is inventory of houses that the owners would like to sell but are not presently on the market. Many of these properties were on the market at one time or another in recent months or years but failed to sell. The owners still want to move the properties but hadn’t been willing to accept the price reductions that were necessary to get them sold. Another part of this closet inventory are homes where the owners have been waiting for a better time to sell but haven’t had them on the market yet.

In certain areas of the Kansas City metro and in most areas of Johnson County KS the seasonal uptick that typically begins shortly after the first of the year seems to have begun in earnest. Properly priced, market ready houses are experiencing good reception from a ready buyer pool looking for their first home, move up homes  or just looking for what they perceive as a bargain.

If you’re considering selling your home and would like to discuss your options, marketing opportunities, timing and pricing, give us a call. Now is a great time to get ahead of some of the coming inventory and possibly get a better price with less competition than in the months  ahead.

Foreclosure vs Short Sale in Kansas

Sunday, January 30th, 2011

Foreclosure in Kansas is a judicial process, meaning the lender files a formal lawsuit and the case in handled in the court system. In the beginning of the process, the lender will typically have gone through a number of attempts to collect the past due payments and possibly will have attempted a number of foreclosure alternative options. These could include a loan modification, forebearance agreement, temporary moratorium on payments or a variety of other options. At some point with a loan in default and no agreement in place to bring the loan current, the lender will file a foreclosure suit in court seeking to foreclose the mortgage and, eventually, to take title to the property.

In Kansas, the typical process is the foreclosure filing, followed by a period of time for responses, notices, arguments etc. If the lender is successful in proving their case, they will be granted a judgement. At that point, a sheriff’s sale is scheduled and the property is sold on the courthouse steps. Kansas, unlike many states, has a redemption period following the sheriff’s sale that is from as short as 3 months to 12 months, depending on each case. It should be noted that not all foreclosure cases in Kansas include a redemption period. While in the redemption period, the borrower has a number of options and is still in control of the property. The borrower can occupy the house, rent the house, vacate the house or just about any other option available to any other owner. 

At the sheriff’s sale in Kansas, due to in part to the rules of the redemption period, typically the lender is the high bidder. Any other bidder is required to bid and pay in cash. After the sheriff’s sale, there are still options including redeeming for the full amount bid or completing a short redemption which is basically a short sale that’s just completed in the redemption period.

In almost all instances and for all parties concerned, a short sale is a much more desirable course of action as compared to a foreclosure. Also, a short sale that is completed at any point before the lender takes title to the property will typically assist in the borrower’s credit score being impacted less and recovering faster.

While we’re not attorneys, we’re very familiar with the foreclosure laws processes in Kansas and have closed hundreds of short sales. If you have contacted an attorney or desire to do so, we can work in concert with your attorney to help you through the process. Most attorneys don’t desire to act as real estate agents so give us a call or send us an email today.

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