Franklin NC Real Estate

BUYER AGENT

Buyer agency is defined as a principal-agent relationship in which the broker is the agent for a buyer, with fiduciary responsibilities to the buyer. What does that mean? It means that as a buyer's agent you are tied to the buyer, and that all of your loyalties are to the buyer.

Buyer agency is a relatively new concept for the real estate world. In the past, agents were Seller's Agents, working for the person who signed a contract employing them to sell real estate. Over time that arrangement resulted in too many misunderstandings. A buyer working with a Seller's agent often regarded that person as his agent, and felt free to make confidential statements, not understanding they would be passed on to the seller.

Complaints were made to the real estate commissions,and lawsuits were filed. As a result, many states now require us to explain agency status to the buyer. In North Carolina we must make this disclose at the first significant contact.Agents in our office talk with a great number of long-distance buyers, so  that means we often disclose agency status over the phone.

In today's real estate world, you'll find agents who work as Seller's Agents and Buyer's Agents and in some areas you'll see Dual Agents and Designated Agents. Here is a simple recap of those terms:

Seller's Agent Your duty is to obtain the best deal for the seller. You are allowed to give the buyer only material facts about the property.

A Seller's Sub Agent is an agent from another office who is not working as a Buyer"s Agent.

Buyer's Agent Your duty is to obtain the best deal for the buyer. You may pass on any and all information you obtain about the seller or the property.

Dual Agent  You must be loyal to both parties. Dual agency occurs when a real estate agency owns a listing, and an agent from the office, working as a buyer's representative, shows that listing.

In areas where it's allowed, Dual Agency must be disclosed and agreed-to in writing by both parties. Roger Cumbie, one of our area real estate educators, compares Dual Agency to "walking a tightrope," since it's sometimes difficult to focus on the needs of one client versus the other.

Designated Agent Very similar to Dual Agency, and also not available everywhere. The broker-in-charge designates two agents to work a transaction, one for the seller, one for the buyer.

Home Warranties for Home Buyers and Sellers

Should you buy a home warranty?

Home warranties cover repair and replacement costs for appliances and other systems associated with a home. They can be purchased by either the home buyer or seller, and are often paid for at closing.

If you're constructing a new home it's likely your builder is required to provide a one year builder's warranty for problems you might encounter after closing. The warranties I am talking about here are different, since they cover any home no matter what its age.

Home Warranty vs. Insurance Coverage

Don't confuse a home warranty with a hazard insurance policy. A warranty replaces items that fail on their own. Your hazard insurance takes care of items damaged in fires, by wind, or other covered events.

What Does a Home Warranty Cover?

Stander coverage differs quite a bit by providers, so be sure to study each policy carefully before selecting one.

• Many standard home warranties cover plumbing, appliances, and the heating and cooling units.
• Some policies cover the roof.
• Coverage for a Private well, septic system, and other items can often be purchased by paying an additional fee.

Warranty Coverage is sometimes different for buyers and sellers. So be sure to read all literature from warranty providers.

How Much Does A Home Warranty Cost?

Cost varies, but a standard policy is typically $350 to $450.

Narrow it Down

• Which items are included in the standard coverage?
• Which items must be added on as separate policies? How much extra will it cost to add them?
• What's the co-payment? This is the amount you'll pay when a repair person comes out to fix a failed system. similar to a health insurance co-payment, it generally covers the entire cost of the repair. Co-payments vary but are often in the range of $35 to $55 per visit.
• Has the warranty company been around long enough to show you a good track record for customer service?

How Does A Home Warranty Benefit Sellers?

A warranty makes your home more attractive to potential buyers, especially if appliances and other items are aged. If two homes are equally attractive to a buyer, the one that offers a home warranty might come out the winner.

Buyers shouldn't come knocking on your door after closing if something fails, but that doesn't mean they won't, especially if they feel you didn't disclose a defective item. Providing a warranty offers a little peace of mind.

The price of a home warranty is minimal, and since the policy can be paid for at closing you're not out any cash until the home sells.

How Does a Home warranty Benefit Buyers?

You may be somewhat cash-shy after coming up with the funds required for closing. All you need is to replace the refrigerator two months later.These are no rules that state who must pay for the home warranty. A seller can offer it as part of marketing package. A buyer can purchase it or ask the seller to pay for the policy. Both parties can agree to share the cost at closing.

Take a look at several home warranty companies if you think a policy will enhance your home sell or purchase.

BY: Janet Wickell

10 Top Fall Bloomers for the Perennial Garden

Keep the Color Going

The trick to designing your garden with perennial flowers is making sure you have something wonderful in bloom all the time. Each season has its stars and fall blooming perennials have some of the best. Fall bloomers also tend to blossom in the jewel tones of the season, deep purples, rusts, scarlet and gold. For fall bloomers to be hardy in your garden, you need to plant and establish them earlier in the season. Here are some top picks for fall blooming perennial stars.

1.  Aster novi-belgii (Michaelmas Daisy) In shades of pink, purple, blue and white, these delicate daisy-like blossoms start popping open in late August and continue on until frost. Pinching in the early summer turns these Asters into mounds with dozens of flower buds. Asters will tend to creep throughout your garden, but their airiness allows them to blend particularly well with other flowers. Zones 4-9

2.  Caryopteris (Blue Mist Shrub) Caryopteris is a sub-shrub that is often grown in the perennial garden. Caryopteris slowly blossoms in August with dazzling blue flower clusters. Just try and keep the butterflies and bees away. Caryopteris is cut back in early spring like a Buddleia, and the gray-green foliage is attractive all season.Zones5-9

3. Chelone (Turtlehead) Nick-name for their blossoms shaped like turtles heads, Chelone is a carefree fall blooming perennial whose only real dislike is excessive dry heat. Chelone behaves itself, growing in a dense clump with attractive foliage and red, pink or white blooms. Zones 2-9

4. Chrysanthemum There are many varieties of mums, not all particularly hardy. The plant sold in the fall as "Hardy Mums" should have been sold to us in the spring, to be reliably hardy in the north. However we wouldn't have had the patience to plant them and wait. Mums and pumpkins are the flag bearers of fall. Try and get your potted mums in the ground ASAP. Keep them well watered and mulch once the ground freezes and you'll stand your best chance of having truly hardy mums. Zones 3-9

5. Eupatorium (Joe Pye Weed) Joe Pye is one of those natives we take for granted because we see it by the side of the road, but it makes a wonderful backdrop to a garden border. The newer Eupatoriums have been bred shorter and less weedy but the dense mop heads of mauve flowers still blend in beautifully in the fall garden. Zones 2-9

6. Helenium (Sneezeweed) Helenium is making a resurgence in gardens.They look like small russet-toned coneflowers, in reds, yellows and oranges. Many helenium can grow quite tall and will need to be staked or pinched. Like clematis, they like cool feet and hot heads Helenium is also a good choice for poorly drained areas. Zones 3-9

7. Helianthus (Perennial Sunflower) Helianthus is a good natured, jolly plant, branching and flopping on its neighbors. The brilliant gold fluffy daisy-like flowers make an instant focal point and attract butterflies and birds. Helianthus tend to be sterile and can be reproduced by division. Zones 3-9

8. Heliopsis (False Sunflower) Heliopsis is very similar to Helianthus..Heliopsis tends to begin blooming earlier in the season and stays on for 8 or more weeks. Newer varieties have been bred smaller and sturdier, for less flopping. Zones 3-9

9. Sedum (Stonecrop) Sedum 'Autumn Joy' comes as close to perfection as any plant can. It looks good all year, requires minimal attention and attracts few problems. It's only drawback is that it is not deer resistant. 'Autumn Joy' has been joined in the garden by a growing number of fall wonders like: 'Bertram Anderson', Brilliant' and 'Matrona'. No fall garden is complete without sedum. Zones 3-9

10. Solidago (Goldenrod) Goldenrod is finally getting the respect it deserves,especially with introductions like 'Fireworks' and 'Golden Fleece'. Unlike the native solidagos that spread everywhere and never stood upon their own, these newer varieties are sturdy and chock full of fall blooms. Zones 3-9

From Marie Lannotti

Home Selling Advice: Get the House Ready to Show

Make Sure it's Your House they Come Back to for a Second Look

Here's a critical bit of home selling advice: don't even think of putting your  house on the market until you've taken close look at it's condition. You usually only have one shot at impressing potential buyers, so take some time to prepare the house for showings. you may be rewarded with a faster sale and a higher offer.

Start with the Basics

• Everything from floors to windows must be spotless. Remember to clean the oven and other major appliances.Skylights should be crystal-clear, too. Do not forget to make the bathrooms shine!
• Kill the offensive odors. They're the first thing buyers notice, and often a permanent turnoff.

• Eliminate Clutter
• Put away small kitchen appliances and other items that are sitting on counter tops and tables.
• Remove photographs from table-tops.
• Organize the closets.
• If there's not a reason to leave something sitting around-remove it!

• Outside Tasks
• Clean the drain gutters.

       Buyers nearly always comment if the gutters are full of leaves and it

       makes them question other maintenance issues.

• Store or organize items that make the yard look messy.
• Make your front entry inviting. Decorate it, paint the door or buy a new door. It's the first look at your house,so make it a good one.

Tips for Vacant Homes

Vacant homes often greet agents and home buyers  with a blast of stale or mildew-laden air. As soon as buyers smell mildew, they are out the door.Deal with the mildew before you list the house.

Have you ever noticed that during colds months the interior of a house without heat always feels colder than it is outside? Leave the heat or air conditioning running while a home is on the market reduce odors and make the home more inviting.

Keep the lawn and landscaping tidy, even if you need to hire someone to do it.

Don't Take it Personally

Okay, you have the basics behind you. The house and lot are spotless and decluttered. Now it's time to enhance the home's features so that you can nab those potential buyers.

Your first home selling step: separate yourself from the personal feelings you have about the house--it's not your home now, it's a commodity you intend to market.

Trust your instincts. Try to evaluate the House as if you are seeing it for the first time. If you were a home buyer, what would you think about the house?

• What changes would make immediate improvements?
• What are the house's best features and how can you show them off?

How about a look that Say's 'comfort' or using a popular decorating theme, such as vintage, casual look of Shabby Chic?

Create a Mood

Is there a mood that you could create? Here in the mountains go for rustic or country charm.

Pack it Up

• Pack away most of your family photos. Buyers should be allowed to imagine their possessions in the home.
• Pack up your personal collections, too, so that buyers don't get so interested in looking at them that they forget to look at the house.

When home buyers start deciding how their furniture will fit into your rooms, you're on your way to a contract.

Make it More Spacious

• Remove excess furniture to make rooms more spacious.
• Clean and organize the closets.         
• Store boxes in an out of the Way location or rent a temporary storage unit so you can de-clutter every part  of the house.

Expose Desirable Features

• Remove rugs if they expose nice hardwood floors.
• Remove heavy drapes that keep out natural light, especially if there's a great view out the windows.

Add Some Life

Plants go hand-in-hand with nearly any decor--living plants, not artificial versions.

Freshen Up

How about fresh paint. Are the walls in the house dingy? Are the colors dated?  Should you clean curtains or other window coverings?

Comforting Surroundings

• Bake bread during showings, or place a fresh loaf in a basket on the counter.
• Classical music playing softly in the back ground is nice, but choose something that enhances the mood you are trying to create.

Essential Curb Appeal

I mentioned keeping the lawn nicely trimmed, but how about adding other elements to grab a buyer's attention before they walk in the door?

• Outdoor lighting does wonders in the evenings-when many home buyers do drive-bys of properties.
• Buy a good looking doorknob set.
• Sweep the driveway; pressure wash the house or sidewalks if necessary.
• Enhance landscaping.                     

Your goal is to make buyers fall in love with the house as soon as they see it from the street. And that comes with a bounce--a great overall impression is often enough to make a buyer more lenient about minor repair issues.

Every house is different, and no one expects you to be a professional home stager--but taking the time to prepare the house to the best of your abilities may put extra dollars in your pocket, and in less than average time.

From Janet Wickell

Retire in the mountains

in retirement park very low maintenance, home is only 5 years old.

2 bedroom / 2 bathroom, garden tub in master bath, office and fire place.

Call for more information 828-332-8686

Investment property

2 Bedroom / 1 bathroom cottage with a rental history

owner wants ressonible offers. Call to view 828-332-8686

Commercial Property

Located on 441 south 174 feet road frontage a great investment as Franklin expands this property will only increase in value. Call or email for more information.