Other Impediments to a Short Sale Why does a short sale become more difficult when there are more lenders involved? Both fundamental and technical analysis can be useful tools in determining when it is appropriate to sell short. Here is where the delays and negotiations take place.
How can I increase the chances of my offer being accepted? Short sale buyers, with the help of an experienced real estate professional, may increase their chances of success if they:. Should I start shopping for a lender even if the property I am interested in has not been approved for short sale?
It is therefore recommended that buyers work with a reputable and flexible lender and secure pre-approval for financing by the time an offer is submitted. Why does a short sale become more difficult when there are more lenders involved? A short sale can only happen when all lien holders on the property agree to the short sale. Lenders holding second mortgages on the property such as home equity lines of credit or piggyback loans are also taking a loss on the sale. They will want to receive a certain amount from whatever is left after all costs are paid.
Often, there will not be enough funds left to payoff junior lien holders. Here is where the delays and negotiations take place. If the loan was sold to an investor, such as Freddie Mac or Fannie Mae, the investor will have to approve the short sale.
Investors will have their own requirements and review process before they approve a short sale. This sometimes happens when sellers — who know that a short sale can adversely impact their finances — are reluctant to give up their homes.
They may have very little motivation to cooperate. Some sellers wait until the last minute and then refuse to make the contribution or think that the buyer will make it for them. When this happens, the short sale is not approved and will not close. A short sale addendum is a critical document in many short sale transactions because it provides the details regarding some of the following:.
Why do homeowners sell their homes through a short sale? Who benefits from a short sale and how do they benefit? What are the pitfalls of buying a short sale property? Can I complete a short sale purchase transaction on my own? Short Sale Listings How can I find properties that are being sold on a short sale?
What is the difference between a short sale listing that says "approved for short sale" and "third-party review required"? Short Sale Approval What are the reasons the mortgage lender will not approve a short sale? What is a settlement statement?
What should be included when an offer is submitted? Should I start shopping for a lender even if the property I am interested in has not been approved for a short sale? Other Impediments to a Short Sale Why does a short sale become more difficult when there are more lenders involved? Can the seller impede the short sale process? Short Sale Contracts What is the short sale addendum?
Can the home seller cancel the short sale contract? General What is a short sale? Home seller — Avoids foreclosure and the many headaches that come with a foreclosure, allowing a graceful transition into more affordable housing. Buyer — Purchases a property at a fair market value and avoids having to deal with the risks of buying a foreclosed property.
Seller's mortgage lender — Mitigates its losses by avoiding the process of foreclosing and reselling the property. All other parties — Listing agent, buyer's agent, appraisers, mortgage broker, the title company, and the insurance company will all earn a profit from a short sale transaction for services rendered.
The short sale process may take more time than a traditional retail sale to complete and it may be difficult to pin down a firm closing date until the seller's mortgage lender s agrees to the short sale.
Junior-lien holders such as second mortgages, HELOC lenders and other special assessment liens may also need to approve the short sale. If a buyer is bound by a specific timetable to buy a home, the short sale may not be an ideal route. There are many roadblocks which can derail a short sale. With extra research, a buyer should be able to uncover the possible obstacles and plan for them. Buying the property on an "as is" basis. The seller of the property will normally have to pay some money at closing or agree to an unsecured debt in order to have the short sale approved.
If the seller refuses, then a short sale may fall through even if the seller has approved the sale. The approving lender will rarely agree to pay for any extras that a regular seller would normally agree to.
This could mean higher closing costs for the buyer. The buyer will need to shoulder those costs. For example, the buyer covers the cost for inspections and repairs. The mortgage lender has determined that the payout from private mortgage insurance could reduce the loss enough and chooses to foreclose the property.
A short sale is not likely to close because the property title is not clear, possibly due to subordinate liens, and cannot easily be transferred. The foreclosure process is too far along already to complete a short sale transaction. The homeowner has filed for bankruptcy. Negotiating a short sale is considered a collection activity, which is prohibited in bankruptcies. The mortgage lender initially approved the short sale but the homeowner refused to make a contribution to help reduce the lender's losses.
Before the seller's mortgage lender approves a short sale, it will look at the proposed settlement statement to review the following: The purchase contract that the buyer and the seller sign. To the bank reviewing the offer, a sizeable deposit means the buyer is a serious buyer.
An earnest money deposit will be considered part of the down payment. Pre-approval letter as proof that the buyer has the ability to purchase the property at the proposed price. Contrastingly, a seller owns the security or stock in a long position. A short sale is a transaction in which the seller does not actually own the stock that is being sold but borrows it from the broker-dealer through which he or she is placing the sell order.
The seller then has the obligation to buy back the stock at some point in the future. Short sales are margin transactions, and their equity reserve requirements are more stringent than for purchases.
Brokers borrow the shares for short sale transactions from custody banks and fund management companies that lend them as a revenue stream. The main advantage of a short sale is that it allows traders to profit from a drop in price. Short sellers aim to sell shares while the price is high, and then buy them later after the price has dropped. Short sales are typically executed by investors who think the price of the stock being sold will decrease in the short term such as a few months.
It is important to understand that short sales are considered risky because if the stock price rises instead of declines, there is theoretically no limit to the investor's possible loss. As a result, most experienced short sellers will use a stop-loss order, so that if the stock price begins to rise, the short sale will be automatically covered with only a small loss.
Short sellers can buy the borrowed shares and return them to the broker any time before they're due. Returning the shares shields the short seller from any further price increases or decreases the stock may experience. Short sales allow for leveraged profits because these trades are always placed on margin, which means that the full amount of the trade does not have to be paid for.
Therefore, the entire gain realized from a short sale can be much larger than the available equity in an investor's account would otherwise permit. This prevents the proceeds from the sale from being used to purchase other shares before the borrowed shares are returned. Short selling has many risks that make it unsuitable for a novice investor.
For starters, it limits maximum gains while potentially exposing the investor to unlimited losses. A short seller who has not covered his or her position with a stop-loss buyback order can suffer tremendous losses if the stock price runs higher.
But then the company is able to quickly exonerate itself from the accusations by coming up with tangible proof to the contrary. If the stock continues to rise, so do the investor's losses. Short selling also involves significant expenses. There are the costs of borrowing the security to sell, the interest payable on the margin account that holds it, and trading commissions. Another major obstacle that short sellers must overcome is that markets have historically moved in an upward trend over time, which works against profiting from broad market declines in any long-term sense.
Furthermore, the overall efficiency of the markets often builds the effect of any kind of bad news about a company into its current price. For instance, if a company is expected to have a bad earnings report, in most cases, the price will have already dropped by the time earnings are announced. Therefore, to make a profit, most short sellers must be able to anticipate a drop in a stock's price before the market analyzes the cause of the drop in price. Short sellers also need to consider the risk of short squeezes and buy-ins.
A short squeeze occurs when a heavily shorted stock moves sharply higher, which "squeezes" more short sellers out of their positions and drives the price of the stock higher. Buy-ins occur when a broker closes short positions in a difficult-to-borrow stock whose lenders want it back. Finally, regulatory risks arise with bans on short sales in a specific sector or in the broad market to avoid panic and selling pressures.
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