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Tuesday, July 28, 2009

SB 1271 – Serious Changes to Arizona’s Anti-Deficiency Statute (foreclosures must read!)

Hi friends!

Below is some background information on the legislation that has the lending and real estate industries a buzz with its intended and unintended consequences.

SB 1271 – Serious Changes to Arizona’s Anti-Deficiency Statute
SB 1271 was sponsored by Senator Sylvia Allen, a REALTOR® from the White Mountains area of our state. The legislation started out in January as a bill dealing with jail districts and property tax limits. In June a strike-everything amendment gutted the original bill and changed its direction entirely. The Arizona Bankers Association argued successfully that the changes provided in the legislation were necessary because abuses in the current law were costing Arizona-based banks millions in losses. There was significant sympathy for the Arizona community banks in making the changes provided by this legislation. In other words, the legislators found it very easy to hold property investors liable for their debts while arguing that homeowners would still retain their deficiency protection if they lived in the home for six consecutive months. The legislation sailed out of the Senate by a unanimous vote but just barely received enough votes to pass the Arizona House of Representatives. The Governor signed the bill on the last day to sign or veto the legislation.

The current law: Arizona Revised Statutes (A.R.S.) § 33-814 currently states that within 90 days after the date of sale of a trust property under a trust deed, a legal action may be brought to recover a deficiency judgment against the borrower (trustor) who has now had their property foreclosed. The deficiency judgment must be for an amount equal to the sum of the total amount owed as of the date of the sale either by the fair market value of the trust property as determined by the court or the sale price at the trustee’s sale, whichever is higher. The current law prohibits a lender from seeking a deficiency judgment against the trustor (foreclosed property owner) if the trust property is 2.5 acres or less and is used as a single one-family or single two-family dwelling.

The law effective September 30, 2009: SB 1271 amended A.R.S. § 33-814 (G) to require that the trustor must have “utilized” the property for six consecutive months and a certificate of occupancy must have been issued. What does this likely mean? Various attorneys are opining different theories. AAR General Counsel Michelle Lind's interpretation of the statute is that after September 30, 2009, properties sold at trustee’s sale likely will not qualify for the anti-deficiency exemption unless the trustor lived in the single one-family or single two-family dwelling for at least six consecutive months. The legislative Fact Sheet, as transmitted to the Governor, states that SB 1271:
Prohibits a deficiency judgment against a trustor pursuant to a trustee’s sale of a trust property that is 2.5 acres or less and is used as a single one-family or single two-family dwelling if both of the following apply:

o The trustor has lived in the trust property for at least six consecutive months.
o A certificate of occupancy has been issued for the property.
Places the burden of proof on the trustor to demonstrate that the statutory requirements to prohibit a deficiency judgment are met.


What does this mean to you????


EFFECTIVE SEPTEMBER 30TH, 2009!!!!!!!!!!!

These are huge changes that are coming! Some owners and investors need to be prepared for the consequences of this new law and understand the long-term financial consequences of a deficiency judgment! The current law had protections for investors, the new law will take all of those away. Even consider the owner that rented out their property instead of just letting the property go back to the bank when values dropped. Well, by them doing that, they now have unintended consequences due to this new law. One of the only ways for that owner to avoid foreclosure and a deficiency judgment is to short sale the home. The new law will keep everyone in our industry buzzing, but please spread the word about this new bill if you know anyone facing foreclosure!

www.ShortSaleTwins.com

Sunday, July 26, 2009

BACK ON MARKET! BANK APPROVED SHORT SALE! BUYER BAILED 11/10/09! 8212 E. Roma Ave., Scottsdale, AZ 85251!

BANK APPROVED SHORT SALE! BACK ON MARKET 11/10/09! BUYER BAILED! NEED QUICK CLOSE!
8212 E. Roma Ave., Scottsdale, AZ 85251

MLS #4220280

1416 Sq. Ft.

Built in 1959 by Hallcraft Homes

















Classic red-brick mid-century country Hallcraft ranch!Completely renovated including:New open floor plan,new maple Pergo floors,neutral ceramic tile in kitchen,baths & halls,fresh paint in/out,all new open kitchen w/new Oak cabinets w/ pot/pan drawers, lazy susans, plate racks w/fabulous breakfast bar island, eat-in kitchen, built-in microwave & gas oven/range!Master bath & closet have both been remodeled/enlarged!Remodeled hall bath!All new electrical panel!Sparkling Majestic play pool w/easy care turf!Block wall!Close to Scottsdale greenbelt (12 miles of trail) & walking distance to Club SAR!Home warranty included!



Contact Christie 602.908.8946 Christie@TwinsAndCompany.com



*This property is offered as ashort sale.

NEW LISTING! 879 W. Gascon Rd., Queen Creek, AZ 85243!

Opportunity knocks!

879 W. Gascon Rd., Queen Creek, AZ 85243

MLS #4220478

$90,000

1970 Sq.Ft.

Built in 2003 by DR Horton





















Immaculate 4 bedroom + den, 2 bath home in Circle Cross Ranch! Kitchen features tile counters, upgraded spiced maple cabinetry, glass top stove, built-in microwave, kitchen island/ breakfast bar & recessed lighting! Kitchen opens to the spacious great room w/elegant vaulted ceilings! Den is perfect for a home office! 18'' neutral tile & upgraded carpet throughout! Master bath has sep tub/shower w/glass block, 2 sinks & private exit to patio! Large backyard w/easy care desert landscape, view fencing & RV gate for toys! Neighborhood has parks, tot lots & school! Home is conveniently located close to new Queen Creek amenities! Come see this beautiful home today!



Contact Christie 602.908.8946 Christie@TwinsAndCompany.com

*This property is offered as a short sale.

Thursday, July 23, 2009

PRICE REDUCED! 40 W. Cambridge Ave., Phoenix, AZ 85003

REDUCED $40,000!
40 W. Cambridge, Phoenix, AZ 85003
$330,000
MLS # 4203315


3 bedrooms/2 baths
Guest house
Willo historic district





Don’t miss this amazing restoration of a 1930’s Tudor in Willo Historic District. Original features include beautiful hardwood floors, coved ceilings, fireplace & diamond shaped restored wood windows. Everything has been done; new kitchen w/chic farm sink & sleek black slab granite counters, white bead board cabinetry, stainless steel Frigidaire appliances (Fridge avail. by sep. bill of sale); all new bathroom w/vintage tile & furniture vanity, windows all restored to working order, all new doors & crystal doorknobs, new architectural shingle roof ‘06, new copper plumbing ‘06, new A/C ’06, new electrical wiring ‘07. Great new landscaping w/ lush lawns front & back, new sprinkler system ‘06, large brick paver patio in back. Studio/guest house w/vaulted ceilings, ¾ bathroom & brick floors is versatile! Citrus trees! Storage shed! Alarm! Sophisticated lighting! City light views! Absolutely move-in ready! FHA perfect.










Virtual tour is up on our site! www.TwinsAndCompany.com
Contact Christie @ 602-908-8946 Christie@TwinsAndCompany.com

Wednesday, July 15, 2009

NEW LISTING: Mid-century modern Charles Schreiber home $165,000

NEW ON MARKET!

2401 W. Muriel Drive

Phoenix, AZ 85023

$165,000*

Designed by architect Charles Schreiber

Built by Allied Construction in 1962

2016 sq ft

18,455 sq ft lot

4 bedrooms

2.75 bathrooms

Cul De Sac lot

MLS # 4208496



View More Information On Our Website www.TwinsAndCompany.com!



PROFESSIONAL PHOTOS AND VIRTUAL TOUR WILL BE UP FOR VIEWING LATER THIS WEEK! PLEASE CHECK BACK!





































Similar elevation/floorplan featured in the coffee table book The Ranch House by Alan Hess



Inside pages of The Ranch House by Alan Hess


Inside pages of The Ranch House By Alan Hess


Original page from Allied Construction sales brochure showing the modern elevation sold for $17,500, while the traditional ranch in the same neighborhood sold for $16,500.



Various newspaper clippings with reference to Charles Schreiber and Allied homes

















This mid-century modern Charles Schreiber-designed home is the same elevation published in the coffee table book ‘The Ranch House’ by Alan Hess. Trademark contemporary features include floor-to-ceiling windows, vaulted ceilings, exposed beams and open floorplan. The well-equipped gourmet kitchen showcases Euro-style cabinetry, stainless steel countertops and new black appliances (different from those shown in photos). Toffee-stained concrete floors are complemented by smooth walls and expansive glass. The spa-inspired bathrooms are remodeled with ceramic-tiled walls, dark wood vanities and modern fixtures/hardware. A screened patio leads to a 1 bedroom/1 bathroom guest quarters with private entrance. The 18,445 sq ft cul-de-sac lot offers privacy you can't find anywhere at this price, along with retro resort-size pool, modern cabana and native desert landscape.




Offered by



Twins & Co. Realty

Jennifer Hibbard, P.C.

REALTOR, Owner, ABR (Accredited Buyer Representative), CDPE (Certified Distressed Property Expert) GRI (Graduate of Realtor Institute), Eco-Broker, B.S. Marketing

View our website at www.TwinsAndCompany.com

View our website at www.ShortSaleTwins.com

E-mail me at Jennifer@TwinsAndCompany.com


*This is a short sale.