How to Deal with a Low Appraisal -
Solutions to Save the Contract
by Janet Wickell
from homebuying.about.com
Don't panic if the appraisal is low
The contract on your home is signed and details are progressing
nicely. The buyers felt it was safe to go ahead with inspections,
and the results were acceptable. The closing date is on target.
Everyone is waiting for the results of the home appraisal results
so that a loan commitment letter can be issued. No one is too
worried, because the house sold for an appropriate price, and
appraisals have a magical way of coming in just where they need
to be.
The Phone Call
Everyone gets a phone call. The home appraisal is $8,000
less than the sales price. Buyers, sellers, and agents all
panic--is there anything you can do?
Keep Your Cool
One or both parties may have another contract that hinges
on a successful completion of this one, and getting bad news
can make everyone a basket case, especially when it's close
to closing day.
It's easier to work through the problem if you stay calm, so
keep your cool and develop a plan, because there are solutions
to make the sale move forward.
Possible Options Seller Reduces Price
Hold on, that's not the only solution, but it is a common
one. Would the seller be willing to reduce the price of the
home? If the buyers are seeking a mortgage, they can probably
back out of the contract due to the financing contingency,
since the low appraisal will affect the way the lender views
the home. The seller may be willing to negotiate to save the
sale.
A cash buyer should have been protected with a contingency
clause that states she can back out of the deal if the home
doesn't appraise at or above the sales price.
Buyer Pays More Down
The buyer may want the home badly enough to make a larger
down payment, but don't assume that will correct the problem.
I've been involved in home sales where buyers were prepared
to pay additional money down to make a deal work, but lenders
would not approve the loans. They did not want to finance
a property that the buyer went into with a negative equity,
even if the buyer was willing to take the risk.
Seller and Buyer Negotiate
Seller and buyer come to an agreement, both giving a little.
Dispute the Appraisal
Ask the lender for another appraisal. The lender may send
out a new home appraiser or ask the original appraiser to
reevaluate the property.
Ask your agent to find out which houses were used as comparables.
Does the agent agree they were good comps? Most appraisers
haven't seen the comps up close and personal the way agents
do. The home appraiser might have unknowingly used houses
that needed a lot of work. If poor condition is verified,
ask the appraiser to investigate the comparables to see if
adjustments should have been made.
Does the Contract Include Personal Property?
Home appraisers only put a value on real property, the land
and the improvements to the land. If the contract includes
furniture and other types of personal property, it won't be
a part of the appraisal. Buyers should pay for it separately.
Is the Seller Paying Funds to the Buyer at Closing?
This often works, but it can be killed by a low appraisal.
Always talk with the lender about their policies and the proper
wording for this type of agreement. Then be prepared to deal
with it if the appraisal comes in low.
Bottom Line
If the house is truly overpriced, the sales price should
come down. Sometimes it takes a low appraisal to convince
a seller that his price is out of line.
Follow the links above right to read more advice about appraisals
and other home buying topics.
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