I attended the Pocono Mountains Association of REALTORS' Annual Legal Seminar in February and thought I would pass on the excellent information that was presented by the Attorney Panel, made up of William B. Cramer, Esquire, Louis D. Powlette, Esquire, and Jane Roach Maughan, Esquire, three highly regarded real estate attorneys (and, coincidentally, all Villanova University graduates!) based in Stroudsburg, PA. The Association hosts this seminar every year and inevitably we agents are treated a wealth of timely information to enhance our ability to provide service to our clients, and/or we get the pants scared off of us from hearing about some of the perils and lawsuits going on with regard to real estate. This year was a doozy because we got an earful of both! As you will read, the subject matter was timely, indeed.

Since there is so much information to share, I will split it in to three articles, each of which will cover the presentation by one of the attorneys on the panel. This is the first part of the three part series: Common Pitfalls of the Real Estate Transaction

Attorney Cramer, who I'd like to point out has served as Counsel to the Pocono Mountains Association of REALTORS since the 1980's, gave us an overview of some of the most common issues he observes in working with buyers and sellers in real estate transactions here in the Poconos:

Agreement of Sale & Related Documents

Real estate contracts and related paperwork need to be filled in properly, legibly and with dates, etc that make sense. Time is of the essence in Pennsylvania and transactional difficulties can be largely avoided by paying close attention to the paperwork. (This is a pretty basic Pennsylvania real estate concept, but we hear this every year. I guess it must be an ongoing problem.)

Proof of Property Ownership

Take the stress out of the transaction by getting documentation with regard to property ownership at the time the property is listed for sale. Sellers need to provide Death Certificates, Powers of Attorneys, Articles of Incorporation, etc at the signing of the contract, proving ownership and signing rights for properties owned by Heirs, Estates and Corporations. These documents will be required at the closing so it is best to have them ready and in the file early on. A common scenario here in the Poconos is that an owner of a property lives in New York or some other State. If that owner dies and in order for that property to be sold, you need an authorized signatory for the Estate. If you don't know this ahead of time and wait until it is time to close, you can often be faced with long delays as these details are worked out and the proper paperwork is produced. Ownership Documentation that is recordable, or in other words, legally acceptable as proof of ownership, is necessary for clear title to the property to be conveyed.

Certificates of Occupancy

These are now required in the Borough of East Stroudsburg. A Code Enforcement Inspection must be ordered at least 15 days before closing to ensure that the property complies with eight specific requirements. Be aware of this new law as failure to do so can hold up and even sometimes prevent closings. Things can get a little tricky when the property being conveyed is a foreclosure, as these sales are often done on an 'as-is' basis. The Ordinance does allow for these scenarios, but there are specific conditions to be met. So being well aware ahead of time is in everyone's best interest, whether they are buying or selling the home. Ordinance § 122.14: Download Prop. Ordinance Requiring CO Upon Sale of Property

Contact Attorney Cramer at:

Cramer, Swetz & McManus, PC

You Want the Facts, Right?

Check out this video entitled '5 Biggest Real Estate Myths' which details several of the most common misconceptions surrounding the real estate industry today. Whether you are thinking of buying or selling a home, or refinancing a mortgage in the Poconos or anywhere, this information is invaluable.

Watch it, even if you just want to sound smart at cocktail parties!

Fun Factoids at Your Fingertips (Watch & Learn!)

Presenting: 5 Biggest Myths of Real Estate

Thank you to Ines Hegedus-Garcia, of miamism.com and mojito fame, for sharing this at AgentGenius.

And of course...if you have specific questions or concerns about Pocono real estate, don't hesitate to contact me via email [email protected] or phone 570.421.8950 ext. 394.

This video provides some great advice for selling your home, in the Poconos or anywhere. It's a good idea to start preparing now if you plan on putting your house on the market in the Spring, and this little production is just the ticket to get you headed in the right direction. Yes, I know it's only January, but a well-prepared seller is a happy seller with a sold home in her future!

Oh, and if you're a big Elvis fan, you might want to sit down before hitting 'Play' ;)

If you have any questions or need some detailed and personalized advice on preparing your home for sale, don't hesitate to contact me via email [email protected] or phone 570.421.8950 ext. 394.

(A big thank you to Lani Rosales at Agent Genius for finding this gem and making me post it!!)

Selling a home takes a little finesse. From advertising and marketing, to staging and showings, to negotiating offers and beyond, there's a lot to it and many little things that can make a sale, or break it. Whether you decide to hire a real estate agent or go it alone FSBO-style, you should have an idea of what's involved every step of the way. Congratulations...stopping by here at the Poconos Real Estate Blog is a great start!

Here's a quick marketing tip to help you when you are interviewing agents or when you are selling your home on your own and need to create an advertising campaign. Free information. That's how we roll around here! :)

Seriously, I think you should read this article. Not only because my marketing piece is featured, but because I think that Sarah explains very clearly how thoughtfully created marketing can draw in buyers and make your house stand out from the crowd.

(For more information on selling your home in the Pocono Mountains of northeastern Pennsylvania, contact me at [email protected] or 570.421.8950 ext. 394. I have lots creative ideas and know how to market your home to sell!)

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I am pleased to announce that Real Estate Shows are here!

The latest data from the National Association of REALTORS reveals that 87% of home buyers used the internet in their home search. Even more interesting, the study found that only 1% of buyers found the home they purchased through a home book or magazine. I say interesting because that seems to be a very popular advertising medium for the typical Pocono real estate agent, and home sellers ask about them a lot. Sure the books are pretty and every McDonald's and grocery store has them on display, but should this be the center piece of your marketing program? I think not.

Knowing all this, and knowing where every piece of business that I do comes from, you may not be surprised to hear that I recommend and use internet advertising extensively and near-exclusively. I am not saying I put your home on my website and wait...oh no, I am talking about a continuous stream of marketing across a vast array of sites and media online. I spend a lot of time online, networking with potential clients and web-savvy agents across the country, and I am continuously trolling for the latest and greatest tools and strategies to get my name and my listings out in front of people. And Real Estate Shows are the newest addition to my internet marketing arsenal.

I love Real Estate Shows because the are easy to use. So easy, in fact, I can have a show up and running in only a few minutes after downloading the photos from my camera. Also, I can make changes very easily and quickly so that your Pocono home is always presented in it's best light and with the most up-to-the-minute information. Check out this example: