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We purchase property in Gloucester and Cheltenham - Quick Property Sale Home Our guarantee How we work Benefits to you Sell and rent back FAQs Meet our customers The next step Contact us Become a partner Press room Conveyancing We purchase property in Gloucester and Cheltenham - Quick Property Sale WE PURCHASE PROPERTY IN GLOUCESTER AND CHELTENHAM - QUICK PROPERTY SALE National Home Buyers wants to buy your home in Cheltenham and Gloucester . National Homebuyers is looking to purchase properties in across the county of Gloucestershire. National Homebuyers is a major national property company that guarantees to buy your home regardless of its condition or location. Gloucester is an ideal location for National Homebuyers to buy houses and flats and the company is seeking people who want or need to move quickly. This information was delivered by National Homebuyers spokesperson, David Harber, as property prices remain steady across the country. "We will buy your home in Gloucestershire. Whether in Gloucester, Cheltenham, Stroud or Tewkesbury. This beautiful county is perfect for us and we want to help people who may need a quick sale for their property for whatever reason", says Harber. Homeowners looking to sell in Gloucester should contact National Home Buyers on 0870 979 0900 or click here for more information Previous News 24-Oct-2005 Property Auction Alternative - FAST HOUSE AND HOME PURCHASE - National Homebuyers 24-Oct-2005 Property Auction Alternative - We Will Purchase Your House or Home FAST 24-Oct-2005 Property Auction Alternative - Fast house and home purchase from National Homebuyers 24-Oct-2005 Property Auction Alternative - Fast House and Home Purchase from National Homebuyers 24-Oct-2005 We purchase property in Gloucester and Cheltenham - Quick Property Sale 09-Oct-2005 Home Buyers Repair a Broken Chain 05-Oct-2005 Sell and Rent Back from National Homebuyers 04-Oct-2005 We will buy your home in Croydon, Surrey FAST - Quick Property Purchase 29-Sep-2005 We will buy your home in Brighton and Sussex FAST - Quick Property Purchase News Archive Please click HERE to go to the news archive, where you can find all past news. Legal | Site Map | Contact Us | Printer friendly MSO.net © 2004 - 2005 National Home Buyers

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The Peoples Guide to Mexico: Real Estate in Ajijic and Lake Chapala, Mexico People's Guide Homepage • Copper Canyon • Live & Retire • Carl's Notebooks • Letters • Favorite Books • Visit our Sponsors • Table of Contents • The Best of Mexico: Favorite Places Live & Retire in Mexico Lake Chapala area Buying Property in the Lake Chapala Area by Tony Harries & Teresa A. Kendrick In the last decade or so, it is estimated that more than 10,000 foreigners have purchased property on the Northshore of Lake Chapala. Long prized as a weekend retreat by wealthy Guadalajarans, the villages from Lake Chapala to Jocotepec now boast an expatriate community said to be the largest in the world. Ajijic has become the prime location for foreigners because of its infrastructure of services, such as internet access, and the existence of the Lake Chapala Society, an English-speaking resource center for newcomers and residents. The Real Estate Climate on the Northshore At present, the Northshore has 20 real estate agencies. Their level of competency and expertise vary. In Mexico, the real estate industry is not regulated by the government. It is self-regulated. Two associations are responsible for training agents and policing the ethics of the agencies: AMPI (Asociacion Mexicana de Profesionales Inmobiliarios) is the national organization (with a lakeside chapter) and Gil (Grupo Inmobiliario del Lago) is the local organization. Many offices belong to one or the other, and some belong to both. They provide multiple-listing services that allow agents to show properties listed by other agencies, an advantage for both buyer and seller. The most professional agencies also provide their own in-house training for new agents. Several agencies have websites that will allow you to get a feel for the company, the houses that are available and the prices of property and land. The websites allow you to interact with the agency via email, and, if the site is good, will offer background information and answers to frequently asked questions. It can also provide you with the name of an agent. Choosing an Agent Good agents tend to work for well-run organizations. When walking into the office for the first time, take a look around. Does it look professionally managed? Are key personnel bilingual? Are listings photographed, detailed and organized so you can spend time reviewing available properties and evaluating how much your money will buy? Talk with several agents to find one you feel is knowledgeable, experienced, available, compatible, and upfront. Professional, reliable agents provide service before, during, and after a sale. If a problem or error arise, your agent should work hard to correct it. After your initial meeting, ask around about the reputations of various agencies and agents, but be aware that while gathering information, it is very likely you will also gather misinformation. One person can easily contradict another; this is human nature and common in a small communities. Being a Good Client/Firing an Agent Agent- and agency-hopping is an ethical no-no, but after viewing several properties reevaluate your agent. If you feel that the agent is not listening to you, tell him or her; they will appreciate you restating your requirements. Often clients are confused about what they want, or unrealistic about what their money can buy. Be clear about what you want. Buying a house is an emotional process, so be prepared to experience some unusual feelings and reactions and understand that an agent has the dual job of steering you through the process of buying property in another country and your own learning curve. If you are unable to work with your agent, graciously fire that agent and find another. You might use a simple, “Thank you for your time and efforts. We feel we wish to expand our search and thought we might consult with another agency. If we feel you can be of further service, we will get back to you.” Remember, the agent you are releasing is a member of the community in which you will live and diplomacy will save some feelings down the line. How to be a good Client If your first visit to the area is an exploratory excursion, tell your agent. He or she will guide you as you gather preliminary information. If you are not in a position to buy at the time, limit the time you spend with the agent as he or she has other clients to serve. If you have funds available to buy property, the agent will intensify the search for a suitable property and guide you through the process. Be clear about how much you can spend and when you plan to resettle. Remember agents often work for months without reimbursement for their out of pocket expenses. The Nitty Gritty At this time, prices for houses on the Northshore run anywhere from $22,000 US to 1.35 million US. The average home with the amenities sought by North American buyers are in the $100,000 US range. Location, as everywhere, is one of the most determining factors for setting the price. The further out from services you go, the lower prices will be. View, construction type, size and amenities determine the rest. Clients can choose from gated communities which offer security (a plus for residents who spend 6 months in Mexico and 6 months elsewhere), large country estates, and village living. Village homes are connected to one another by common exterior, and, occasionally, interior walls and allow residents to live within walking distance of most services and activities. Do not let any agent sell you ejido land. No matter what future promises anyone may make, you will not get a legal title. This is land set aside by the government for the indigenous people of Mexico and cannot be sold to foreigners. Also, there are a few places on the Northshore known for their instability due to soft soil or geothermal faults, and some places have water supply problems. Informed, wise agents will steer you away from these trouble spots. The Buying Process Purchasing a home or lot on the Northshore is primarily a cash transaction, but occasionally short-term owner financing is available. When you make an offer to the seller you must present a check for 10% of the value of the house. A photocopy is made of this “earnest money” and the check itself is placed in the agency safe. Once negotiations are completed under the supervision of the respective buying and selling real estate agents, and both parties have signed a purchase agreement, the check is deposited into the escrow account of the selling agency. The check is later applied to the balance of the purchase price at the notary public’s office. (Note: The actual sale price of a property is not a matter of public record in Mexico, nor is it registered with the government. It is unethical for an agent to tell you the sale price of a property. He or she can tell you what the property was listed for, but not what was paid.) The Closing Closings take place in the office of a Notario Publico, or notary public. These are lawyers of very high standing who, after 5 years of legal practice, apply to the government for notario status and must undergo strict scrutiny to be awarded the title. With it comes many responsibilities and important legal functions. One of these is to preside over and ensure the legality of property transfer. The notary authenticates the seller’s right to sell the property, scrutinizes the history of the property for any irregularities, and makes sure the deed is clear and free of liens through appropriate government offices. Since the buyer pays for the closing costs and notary’s fees, it is his or her privilege to select the notary. The notary can advise the buyer which type of deed meets his needs: direct deed or bank trust deed. The notary will file with the Mexican government the application for the transfer of the deed from seller to buyer. His official signature on all documents finalizes the purchase and makes it a legal transaction under Mexican law. From purchasing to closing the norm is 30 to 60 days, but motivated parties can complete the process within 15 days. Differences in Home Construction There is no slab-frame construction in this part of Mexico. A home here is usually of concrete, glass, stone, brick, iron and rebar construction. Wood is expensive and used little except for design affect. Each wall is load-bearing and has its own foundation. Many houses have exterior walls and decorative metal work to ensure privacy and security. There are "aljibes" (cisterns) for water storage and in some of the newer homes, water purification and pressure systems are built-in. You will also find tanks for storing propane used for cooking and heating water as there is no infrastructure to supply natural gas. You will notice a lack of central heating and air conditioning, as it’s not essential. A fireplace on a cool evening or morning is charming and does the trick. There are no building codes so a good agent will provide you with information about levels of construction quality and what might be buried within the walls. Developers The north shore of Lake Chapala has recently seen a rise in new, speculative construction meant to appeal to buyers from the North. Much of this work is being done by young, Mexican architects from monied Guadalajara families with varying degrees of experience and dependability. There are also projects being developed by American, Canadian and European companies. Remodeling Many buyers purchase a home with the intent of upgrading and remodeling the existing structure. Craftsmen, laborers, architects and artisans abound in the area. If you are in the market for such services, perhaps your agent can help direct you to a general contractor who has a good reputation. Be sure to get a signed, witnessed contract stipulating prices and the quality of work and materials to be used. If language is a problem, get a translator to help you. Several translators are listed in the Lake Chapala Society directory, a members-only book that can be loaned to you by your agent. If, during the remodeling, you feel you have been financially abused, the government has an agency with an office in Chapala called PROFECO which helps consumers receive satisfaction. The pace of work is probably not what you are used to, but in Mexico, patience is required as distribution of materials, cultural standards, and community -- and family-based events interrupt building schedules. Real Estate Agencies/Developers/Internet Websites In Ajijic: Abode Realty: Adj Corporation Ajijic Developments: http://www.ajijicdevs.com Ajijic Real Estate, http://www.ajijic.com ; email: ajijic@infosel.net.mx Ambience Fine Home Builders: http://www.ambiance.com.mx America Mexico Builders Camille’s Realty/Coldwell Banker Chapala Realty: http://www.chapala.com Continental Realty Chula Vista Norte Eager & Asociados: http://www.mexconnect.com/MEX/ea/ea.html Laguna Real Estate: http://www.mexconnect.com/amex/lgna/ Marnher Group RE/Max Ajijic: http://www.desconresorts.com In Chapala: Coldwell Banker/Chapala Realty (Chapala Office), http://www.chapala.com Sierra Vista: In Chula Vista: Century 21 Vistas: http://www.lagunanet.net.mx/c21vistas In Jocotepec: Semprex Realty In Riberas del Pilar: Sunset Realty: http://www.sunsetrealty.com.mx In San Antonio Tlayacapán: Re/Max Fenix About the authors: Tony Harries is a real estate agent who has been working in the Lake Chapala area since June 1997. He is an award-winning school teacher from Texas who retired after 31 years of service. Proficient in Spanish, he has developed a deep appreciation of Mexico following several decades of travel in Mexico before his retirement. He has helped clients from all over the world buy property in the area and this year became a top producing agent for one of the area’s leading agencies. His email is tonyharr@prodigy.net.mx Teresa Kendrick is the author of the recently published book “Mexico’s lake Chapala and Ajijic: The Insiders Guide to the Northshore for International Travelers” Highly detailed and up-to-date, the 208 page book boasts 143 color photographs, a well-organized table of contents and index, and information about nearly everything available on the Northshore of Lake Chapala for travelers and newcomers. The book is available with a full-color map of the Northshore for $26 US plus shipping and handling. The book will be available to purchase locally by calling 76-6-3163 or by ordering from her website: http://www.chapalaguide.com Teresa's email is ajijic@chapalaguide.com . Top of Page Homepage Table of Contents Site Map Write to us, Carl & Lorena http://www.peoplesguide.com ©1972-2001 by Carl Franz & Lorena Havens Copper Canyon • Live & Retire • Table of Contents • Book Reviews • Letters

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Sarasota Real Estate-Siesta Key Real Estate-Sarasota Homes and Condos Florida Sarasota Real Estate Siesta Key Real Estate Siesta Key Condos for Sale Florida Real Estate Sarasota Realtor MLS Sarasota Real Estate Searching for Sarasota Florida real estate? You've come to the right place! Luxury Homes and Condos on Siesta Key , Longboat Key , Casey Key , St. Armands , Lido Key - all Florida real estate needs including buying, selling, information, free MLS listings available on this site. Search like a realtor with no sign up unless you want more info! T ravel and home magazines describe Florida as a tropical paradise, and financial and investment publications feature lengthy articles about real estate and its rich economic vitality -- the height in luxury living! See why Money Magazine named Sarasota as one of the Best Places to Live . July 2005: Sarasota is experiencing a strong real estate market and soaring prices. A recent article in the H erald-Tribune refers to " the rising price of 'white gold'". The scarcity of premium beachfront land -- sand is the white gold of the real estate market -- is what drives the value . . . It's the land values and the scarcity that are driving this market. Prices are going out of sight! Real estate developers and realtors in Sarasota alike believe it won't be long before prices in Sarasota are as high as Naples and Boca Raton. Real estate listings referred to in the article sited waterfront luxury properties in Sarasota ranging from $5.4 million to rapidly approaching $20 million. Investors are flocking to Sarasota to view listings, buy condos and luxury waterfront property with views of Sarasota Bay and the Gulf of Mexico. Golfers want to retire here. Baby boomers are picking out properties before retirement -- Sarasota is hot, hot, hot!!! Neighborhood Update Sarasota's neighborhoods are tropical in nature and offer an outstanding Florida lifestyle. Some popular neighborhoods to check out: Forest Lakes and the Lakes Estates. Real estate owners in mainland Sarasota , appreciate what an extraordinary place Sarasota Florida is. A vital community, each facet of of our tropical city is just as exciting as the next. Special - Sarasota Lot for Sale - Waterfront on Phillippi Creek $695,000 Bubble Update P rices in Sarasota have increased considerably in the last few years but keep in mind, Florida prices are a bargain when compared to other areas such as Naples, San Diego, Boston and Washington, DC. For a chunk of white gold, give us a call today! Please enjoy our website and see why Sarasota is the best place to live in Florida! And good news for buyers, prices seem to be stabilizing with lots of new and resale homes on the market in October just in time for the 2006 season. Also news you should know - in October, the National Association of Realtor Research Group released studies of 130 U.S. cities including Sarasota-Bradenton-Venice market, to refute media claims that a housing bubble exists. Annette Smith REALTOR , e-PRO RE/MAX Properties 2000 Webber Street Sarasota, FL 34239 941.308.3814 941.954.5455 annette@annettesellssarasota.com www.AnnetteSellsSarasota.com Home Page Sarasota Real Estate and MLS Search Featured Homes for Sale Sarasota Prices About Sarasota Florida About Siesta Key-Florida About Other Florida Communities Home Buyer and Home Seller Resources Sarasota Community Information & Real Estate Resources Blog About Annette Contact Annette Sarasota Statistics November 2005: Looks like Sarasota prices are leveling off and a buyer's market could be just around the corner! Read More-Real Estate Prices in Sarasota! The crown jewels of Sarasota neighborhoods will always be its barrier islands of Siesta Key , Longboat Key , Casey Key , St. Armands , Bird Key , and Lido Key . With world-class championship golf courses , gourmet restaurants, quaint antique stores, live theater , sport fishing, boating, tennis, performing arts, beach walking, galleries, fine dining, collecting seashells and watching spectacular sunsets on the Gulf of Mexico or buying real estate. . . Sarasota has it all! Read an extensive list of Sarasota's accolades. Beaches, boating, golf, dining, shopping, theater -- there's always something exciting going on in Sarasota. Sophisticated or casual, upscale or economical activities and real estate, it's all just minutes away. Each area of Sarasota County has its own personality, and our visitors are delighted to find more vacation variety here than they ever expected. The City of Sarasota is home to gourmet restaurants and chic shops featuring the best items from around the world. Once known primarily as a vacation or retirement destination, today's Sarasota is home to diversity from mansions, distinctive waterfront properties, private waterfront estates to old Florida cottage charm. A great year-round climate, expanding employment opportunities, abundant leisure time activities and excellent schools attract creative entrepreneurs, real estate investors, skilled workers and professionals who want to thrive in a community where life is sun and fun. Almost half of Sarasota County's population is in the prime working age range of 25 to 64. No matter what your age or stage, there's always something interesting to do. Free Sarasota Information . Sarasota Condos - Information Come visit Sarasota and give Annette a call for a list of Sarasota homes for sale in the MLS and other Sarasota real estate information. Map Your Sarasota Florida Trip , view Find Siesta Key-City Data . For best gas prices in Sarasota, check out GasBuddy.com. - Send us an email: annette@annettesellssarasota.com if you have a question. The MLS Search for Florida Homes Sarasota Golf Communities For the golfer, Sarasota offers spectacular golf course homes in the communities of Lakewood Ranch, Prestancia, the Concession and Forest Lakes. Browse our Sarasota Golf Communities for the ultimate in golf course living and find the informationon all the courses on - Sarasota Golf Info! New! Downtown Sarasota Condos! Downtown Living! Water front Real Estate in Sarasota Our investment property professionals are available to assist you in the sales of ocean front condos,beachfront vacation condos, and luxury beach houses - in the most desirable locations and best neighborhoods throughout Sarasota, Siesta Key, Casey Key, Lido Key, St. Armands and Longboat Key. We specialize in finding you the perfect vacation home, whether it be as a private year round residence, or as rental investment property. The Sarasota real estate market and ocean front real estate sales are soaring, and we offer unique guidance in the purchase or sale of beach resort property. Spend some time with us on our website and our new blog and let us show you what the Sarasota lifestyle is all about. If you are just discovering our city, take a photo tour and then send us an email or give us a call for more information! e-mail Annette Smith, your Sarasota Realtor Sarasota Real Estate Sarasota homes Sarasota accolades Sarasota condos Sarasota downtown condos Sarasota Golf Course Homes Sarasota real estate values Choosing a Sarasota Realtor Sarasota new homes info Sarasota home buying tips Sarasota home selling tips Sarasota luxury homes for sale Sarasota luxury real estate Hot Neighborhood Sales Neighborhood Descriptions Sarasota Lifestyle Real estate related sites Sarasota real estate agents Sarasota preconstruction ___________ Siesta Key real estate Siesta Key waterfront condos Siesta Key Chamber of Commerce _________________ Longboat Key real estate Longboat Key waterfront condos Longboat Key Chamber of Commerce Lido Key real estate Lido Key waterfront condos _________________ Bird Key real estate Casey Key real estate Casey Key waterfront homes St. Armands real estate Sarasota featured homes Sarasota schools Sarasota Chamber of Commerce Realtors in other states Sarasota tour ________________ RE/MAX Properties C ommunity information links Selling for top dollar Your Quick Guide to Sarasota real estate ! Real Estate News Articles Preconstruction Real Estate Investments - Buy Now, Pay Later Waterfront Property - Four Hurricanes Haven't Slowed Sarasota Real Estate Sales Sarasota Condos -Waterfront Luxury Homes for the Stars Sarasota Hot Neighborhoods For the boater or just a water lover, Sarasota offers spectacular waterfront homes in the communities of Golden Gate Point . If water is not the priority, Forest Lakes Country Club has new zoning plans for the golf course, new condos and single-family homes in the forecast for this Sarasota gem. The Sarasota Board of Commissioners unanimously approved the project, and demolition of the existing Club House facility could begin as early as the second week of December 2005. For the best West of the Trail location, check out the area close to Morton's Gourmet Market. Another charming neighborhood is The Lakes Estates . Real Estate Relocation and Referral Resources Learn about this Relocation and Referral Network Real Estate Roster -- End Code -- "Web-Savvy" Relocation Realtors Relocating to another area? Please contact one of the real estate agents listed below to assist you with realty, relocation, MLS (multiple listing service), and city information in any of these areas. Or, we'll make the introductions for you as our relocation network is global. Please contact us regarding real estate professionals in another country, state or city . Los Angeles Real Estate The Real Estate Blog Bali Villas Boca Raton Homes for Sale Palm Beach Real Estate Boca Raton Florida Real Estate Southern California Real Estate Myrtle Beach Vacation Condo Rentals Miami Beach Real Estate Las Vegas Real Estate Clearwater Florida Real Estate Scottsdale and Phoenix Real Estate Metro Denver Relocation Nashville Real Estate Relocation Referral Network Myrtle Beach Condos Tenerife house for sale Santa Clarita Real Estate Sudbury MA Real Estate Millsboro Real Estate Boca Raton Real Estate Witchita Kansas Real Estate Lake Travis Real Estate Washington DC Real Estate Denver Real Estate La Crescenta CA Real Estate Leesburg VA Real Estate Hopkinton MA Real Estate Phoenix Real Estate Boca Raton FL Real Estate Myrtle Beach Vacation and Real Estate Guide Myrtle Beach Real Estate Tucson Real Estate Tucson Luxury Homes Calgary Canada Real Estate Tulsa and Oklahoma City Metro Real Estate Temecula Real Estate Hawaii Real Estate Hawaii MLS Homes Northern Illinois Real Estate & MLS Round Rock Realtor Las Vegas Condos-Las Vegas High Rises Myrtle Beach Preconstruction Aventura Real Estate Preconstruction Real Estate Myrtle Beach Golf Packages St. Augustine Beach Real Estate Garden City Real Estate Rehoboth Beach Real Estate Ulster County NY Real Estate Boston Real Estate Atlanta real estate San Jose Real Estate REMAX Columbus Ohio Real Estate Las Vegas Golf Homes-Las Vegas Country Clubs San Clemente Real Estate Naples Real Estate Henderson Real Estate Tampa Real Estate Utah Real Estate Pensacola Homes for Sale Westlake Village Real Estate and Calabasas Real Estate Sarasota Condos Sarasota Real Estate RELO-EXPERTS - Directory of Real Estate Agents New Resort Partners - Myrtle Beach South Carolina Myrtle Beach Preconstruction Condominiums Home and Garden Show exposwest.com: Producers of quality Public Events. Specializing in Home and Garden Shows and Pet Expo s. 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Sarasota Real Estate is featured in Agent-Pro Real Estate Directory Homes For Sale Listings Homes for sale listings, including multiple listing services (MLS), for sale by owner (FSBO), foreclosed houses and new homes Awarded Top 10% in the Nation for Consumer Satisfaction by the Internet Consumer Group Directory Real Estate - Meta-Directory for Real Estate Real Estate Link World Web www.annettesellssarasota.com Your online source for real estate, real estate agents, and homes for sale in Sarasota communities! Investment Real Estate Information in this site about Sarasota property for sale is collected from various resources and deemed to be reliable but not guaranteed. This site contains MLS real estate listings and resources on Siesta Key homes, mainland real estate in Sarasota , St. Armands, Bird Key , Casey Key luxury property, Lido Key, and Longboat Key Florida . Search the MLS in this site for information about Sarasota homes for sale, Buyer Tips and seller tips , mortgage info and other resources available also. AnnetteSellsSarasota.com offers a wide range of residential properties for sale. Annette and her network of realtors want to be your Sarasota Realtors and your online resource for information about homes listed in Sarasota, Florida -offering you housing info in our relocation website and a search of properties in the multiple listing service (mls listings). This comprehensive site offers direct MLS access to the latest properties for sale, homes, condos, condominiums, investment properties, Gulf Front, waterfront, beach properties, golf course communities in Sarasota, FL including community information, consumer resources, school information , free reports, answers to commonly asked real estate questions. Site updated daily. Our goal as your Sarasota Realtor is to help you be an informed home buyer or home seller in today's changing real estate market. When looking for homes for sale or if you need to sell a house, selecting your Realtor is an important decision. You will benefit from Annette and her relocation network of realtors combined real estate experience. When the time is right to buy or sell, call or e-mail Annette for a smooth transaction or a sophisticated internet marketing presentation to get your house listed in the MLS immediately. Call Annette Smith, your Sarasota connection, for all your Sarasota Florida real estate needs. We can refer you to a Naples Florida real estate agent if Naples is your dream. South Florida Realtors are in our network of partners as Naples is only 90 miles south on I-75- give us a call for a referral. Google | Yahoo | Altavista | MSN | AOL | Lycos | Ask Jeeves | Excite | Netscape | All The Web

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State Farm Bank® - Home Mortgage Loans -- Search statefarm.com® Powered by Google™ Banking Bank accounts Credit cards Loans Home Mortgage Home Equity Vehicle Security Safeguards Find an agent by zip/postal code Advanced Search 24-hour Customer Service Limited Service 12am-5am CT 1-877-SF4-BANK 1-877-734-2265 HOME MORTGAGE LOANS > Learn about mortgages Select a Product ==================== CENTERS - Purchase - Refinance - Affordable Housing ==================== PRODUCTS - Fixed Rate - Adjustable Rate - Affordable Housing ==================== LENDING PROCESS - How to apply - Pre-approval ==================== MORTGAGE TOOLS - Calculators - FAQ - Mortgage glossary - Application checklist - House hunting tips - Home comparison chart ==================== CUSTOMER ASSISTANCE - Access my account - Contact us - Mortgage Inquiry - Locate an Agent > How to apply > Access my account > View on-line mortgage application status > Contact us Information Minimum loan amount is $25,001 Maximum loan amount is $650,000* * Larger loan amounts available by request on an individual case basis. · Variety of products: - Fixed rates - Adjustable rates - Affordable housing · Pre-approvals available · Can be used for purchasing or refinancing: - Primary residence - Second home - Investment property (availability varies by mortgage product). Properties may be a single family home (1-4) unit, condominium or Planned Unit Development (PUD) · Loans to finance the construction of a property are not available. However, any of the mortgage products may be used for a mortgage upon completion of the construction · Rates may change daily based on market conditions · Fees and closing costs vary by geographic area and the type of loan · Maximum loan-to-value varies by product and situation but can be as high as 97 percent · Property that is for sale or has been sold (i.e. "bridge loans") is not eligible · FHA and VA loans are not available at this time Centers · Purchase center · Refinance center · Affordable housing center More About Mortgage Loans · Rates · Products · Mortgage Calculators · Frequently asked questions · Home mortgage glossary · Application checklist · House hunting tips · House hunting checklist · Home comparison chart · How to apply for home mortgage loans · 24-Hour account access via phone and Internet · Learn how to stop mortgage fraud Related Links · Home Equity Loans/Line of Credit · Mortgage Disability Income Pricing and APR Assumptions Location: Pricing could vary based on the state where the property is located. Contact a Mortgage Consultant for a price quote based on your property location. Loan amount: $200,000 for conforming products; $500,000 for JUMBO products Loan-to-value ratio: 80% or lower Property type: Single Family Primary Residence Loan purpose: Purchase only Escrow: Customer escrows for taxes, insurance, etc. as part of monthly payment Closing Costs/Prepaids: Estimated at 1% of the purchase price/value of the home Lock period: 30 days Income Documentation: All income used to qualify for a loan is documented Additional Notes · Mortgage rates change on a daily basis and have the ability to change within the day depending on market conditions. · Your rate at loan approval may be different based on underwriting considerations and your individual financing request. · Fees and closing costs vary by geographic area and the type of loan. · All loans are considered as either a conforming loan or a JUMBO loan (also known as a non-conforming loan). A conforming loan is a loan with a mortgage amount that does not exceed eligibility limits for purchase by the secondary mortgage market (i.e. Fannie Mae, Freddie Mac, etc.). A JUMBO loan is a loan with mortgage amount that exceeds the eligibility limits for purchase by the secondary mortgage market. · The APR and payments on Adjustable Rate Mortgage ( ARM ) Loan Products are subject to change after the loan is closed due to the product's variable-rate feature. For good neighbor service in your mortgage loan process, call your local State Farm agent, call State Farm Bank toll-free at 1-877-SF4-BANK (1-877-734-2265) or submit your mortgage inquiry online. *Some products and services may not be available in all areas. [ home | sitemap | my account | login | register | contact us | privacy | terms of use ] [ insurance | banking | mutual funds | planning & learning | agents | about us ] Search statefarm.com® Powered by Google™ Equal Housing Lender | Member FDIC

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LoanUniverse Community - Commercial Land Loan loanuniverse.com Help Search Members Calendar Welcome Guest ( Log In | Register ) LoanUniverse Community Community Forums Loanuniverse Forums Outline ·[ Standard ] · Linear+ Commercial Land Loan , In Miami Florida Track this topic | Email this topic | Print this topic Marnie1065 Dec 6 2005, 08:37 PM Post #1 Summer Intern Group: Members Posts: 1 Joined: 6-December 05 Member No.: 1,029 Hi everybody. I just found this website. I am looking for commercial loans. I have a client that owns 42 acres , it is zoned agriculture. It is a great location , next to a school and subdivision. He is looking to refi at the highest LTV possible. He does plan on building homes in the future or possible selling off individual lots. The land currently has a 2 million loan on it. The value is 6.5 million. He has owned it for 1 yr. It is actually a corporation of 4 and they all have great credit and tons of assets, their worth is in the millions They also want to purchase another piece of land for 12 million. Any ideas? Thanks -- loanuniverse Dec 7 2005, 09:27 AM Post #2 Administrator Group: Admin Posts: 1,089 Joined: 23-September 02 Member No.: 1 Is the $152M per acre value an as is value as agricultural land? Or an speculative value assuming a rezoning? Is it supported by actual sales? If the value can be supported, I am sure someone can be found to lend at least 50%. Depending on the adjusted net worth of the individuals, maybe significantly more. Many lenders are avoiding land right now in my market unless there is an existing relationship with the developer. I know that I would feel uncomfortable recommending a land loan unless the investors are experienced. -- lelting Dec 14 2005, 10:48 PM Post #3 Full-Time Teller Group: Members Posts: 13 Joined: 13-November 05 Member No.: 971 I can help you with the 12 million dollar purchase>I have private investors that will fund at 100 LTV -- LenderBuddy Dec 15 2005, 10:55 AM Post #4 Head-Teller Group: Members Posts: 23 Joined: 11-November 05 From: San Francisco Member No.: 968 If there are crops growing on the land or the land is zoned agricultural then we are talking agricultural land loan and that is a different beast. I haven't worked on one of them in a while but you need to speak with someone who specializes in ag loans. FarmerMac is involved in those transactions and I believe the LTV can go as high as 70%. Good credit and strong financial position are required. Drop me a personal message and I'll forward you the contact information of a guy who specializes in agricultural loans. He can give you all the information you need. -- « Next Oldest · Loanuniverse Forums · Next Newest » 2 User(s) are reading this topic (2 Guests and 0 Anonymous Users) 0 Members: Close Topic Options Track this topic Receive email notification when a reply has been made to this topic and you are not active on the board. Subscribe to this forum Receive email notification when a new topic is posted in this forum and you are not active on the board. Download / Print this Topic Download this topic in different formats or view a printer friendly version. Forum Home Search Help Community Forums |-- Loanuniverse Forums Lo-Fi Version Time is now: 29th December 2005 - 03:39 PM Invision Power Board v2.0.4 © 2005 IPS, Inc.