03-17-2014, 07:13 PM
15 posts, read
24,151 times
Reputation: 11
Anyone have any title company issues? We are buying a bank owned REO and they are using Shore to Shore Title out of Delray Beach. My broker, the underwriter, and both realtors have constantly tried to contact this lady and she refuses to reply. Out of 20 emails, she responds to one. I'm worried as she hasn't sent any documentation or HUD details and we close this Friday. Is this normal? Are they that booked that they wait till the last minute? My earnest deposit of 5K is in my realtor's attorney escrow per the banks requirement and the closing company hasn't even requested to have it transferred.
03-17-2014, 07:35 PM
Location: Lakewood Ranch, FL
5,662 posts, read
10,743,344 times
Reputation: 6950
Tough to say that this is typical but it is definitely something that happens. Your agent has to do what it takes to get the deposit there in time but now you know why I think buyers should select their own attorney to handle the closing or, at least, oversee the title company's activities.
03-17-2014, 07:39 PM
15 posts, read
24,151 times
Reputation: 11
Yea, I'd pick it if I could. Part of the requirements was the bank picked the title company and paid for the title insurance. The latter I was fine with but this title company, I'm about to start pestering their attorneys.
03-17-2014, 07:53 PM
Location: Lakewood Ranch, FL
5,662 posts, read
10,743,344 times
Reputation: 6950
They can't make you use their title company. Whoever picks the title company, pays for the owners title policy. It's not too late to get a real estate attorney recommendation from your agent. It is worth it to have them looking over the title company's shoulder. You would not believe some of the screwed up things that can be involved in a REO.
03-17-2014, 09:02 PM
15 posts, read
24,151 times
Reputation: 11
I'll contact my realtor tomorrow and see what I can do. On the sales contract, it was noted seller chose paid for title. The listing agent may be willing also to get an addendum to change that. It's just irritating considering I have a 26' haul sitting @ 40 per day waiting to close.
03-17-2014, 10:27 PM
2,076 posts, read
3,105,339 times
Reputation: 1021
Hubby and I have bought and sold a lot of real estate so we have seen the good bad and ugly. A few thoughts for you.
The part that may be your fault
Maybe things are different in Florida, but we have never had the title company ask us to send the ernest money. Our experience is either (1) we have given the realtor the ernest money and the realtor sent it to the escrow or (2) we have sent an email requesting wire transfer information and wired it. The person answering the phone at the escrow should be able to give you wire transfer instructions.
Escrows usually don't know the exact amount due until about the day before. We have usually gotten a preliminary HUD statement about 3 days before and the final after closing.
Escrow can't get info needed
If the people they are trying to get info from don't give it to them, they can do the hud if they aren't getting the info. For example, we were selling and had paid our property taxes but the county hadn't cashed the check so we could pay twice and close and get a refund (god knows when) or we could just keep waiting and checking for them to cash the check so the HUD statement would be correct. There can be all kinds of things like liens on the property, back HOA dues, late fees, that they don't have info on.
We have found that escrows that have a problem are the ones that are the hardest to get information about. We had B of A sell us a condo they didn't own. The day we were supposed to close, it was confirmed it actually belonged to Fannie Mae. It took 45 days for Fannie Mae to quit claim ownership to B of A and for us to close. The lack of information may be a sign that they have a thorny problem.
When we have bought foreclosures, the lender picked the title company and they pick the cheapest (read understaffed).
Yes there are incompetent title companies
There are also title companies that are incompetent. (In CA we call them escrow companies). We are currently selling a number of properties in CA and we suspect that the escrow company was a big part of a 45 day delay. We were told in would close in early January and it closed late Feb. A government agency was loaning the buyer the downpayment. There were horrible problems of communication between the lender, the government agency (rep was on vacation), and the title company. But mostly we blame the escrow agent. Every week for that whole time, we were told "next week" or "next week for sure".
We complained to our realtor who defended her. The next escrow she couldn't make the hud statement balance.
Then she sent us a check for 280,000 instead of 208,000. Too bad we couldn't keep it.
She is so incompetent but it finally dawned on us why the realtor keeps using her. Our realtor is African American and he kept producing Chinese cash buyers for us. And they are all from the same town that is not partially Asian. Finally Hubby and I looked at each other and said "duh". The escrow agent is Chinese and her company is in that town. That realization made us a lot more tolerant of all her screw ups.
Where does all this leave you?
It doesn't really matter at this point whether there is a problem with your escrow or you have an incompetent escrow agent. It is what it is and there is nothing you can do to speed it up including changing companies.
On the day you are supposed to close, you will find out whether it is going to close that day on not. If I were you I would be trying to find the cheapest storage facility in case the delay is going to be long. Better to make a plan now than getting bad news and trying to make decisions when you are in shock.
03-18-2014, 08:09 AM
8,005 posts, read
7,221,727 times
Reputation: 18170
The banks' title companies for Florida foreclosures are always difficult to deal with. They are dealing with literally thousands at a time. In addition to poor communication you can expect some hefty garbage fees on your side of the settlement statement. Hopefully you got a good enough deal to offset the extra fees you'll be paying. Everything you mentioned, in my experience with dozens of foreclosure transactions in Florida, is, unfortunately, normal.
03-18-2014, 12:43 PM
Location: Lakewood Ranch, FL
5,662 posts, read
10,743,344 times
Reputation: 6950
Just to be clear, I am not suggesting that you have an attorney take over the file for the closing. I think that might delay you even further. I am suggesting that you have an attorney review everything before you sign off and pay. They know what to look for and the right questions to ask. The other bit of hope for you is that even though many of these title companies handling REOs are difficult to work with, the bottom line is that they have to get them closed or the bank/Fannie/Freddie would cut them loose. You may end up with significantly shorter finger nails, less hair, and a shortened lifespan, but you should still end up with a house one way or the other.
03-18-2014, 12:58 PM
Location: Sarasota/ Bradenton - University Pkwy area
4,615 posts, read
7,539,060 times
Reputation: 6036
Quote:
Originally Posted by
bbronston
Just to be clear, I am not suggesting that you have an attorney take over the file for the closing. I think that might delay you even further. I am suggesting that you have an attorney review everything before you sign off and pay. They know what to look for and the right questions to ask. The other bit of hope for you is that even though many of these title companies handling REOs are difficult to work with, the bottom line is that they have to get them closed or the bank/Fannie/Freddie would cut them loose. You may end up with significantly shorter finger nails, less hair, and a shortened lifespan, but you should still end up with a house one way or the other.
Totally agree with getting your own real estate attorney to represent you when buying a REO. The title companies working for the banks rarely provide the type of service you would see in a "normal" sale and having your attorney contacting them vs the real estate agent does get better results. Your attorney can also dispute the garbage fees Bob mentioned and usually get most of those removed from the closing statement. My experience is that hiring your own real estate representation when buying a REO is money well spent.
03-18-2014, 08:34 PM
1,917 posts, read
2,630,654 times
Reputation: 731
Quote:
Originally Posted by
bbronston
They can't make you use their title company. Whoever picks the title company, pays for the owners title policy. It's not too late to get a real estate attorney recommendation from your agent. It is worth it to have them looking over the title company's shoulder. You would not believe some of the screwed up things that can be involved in a REO.
As a Real Estate agent you should know that they most certainly can make you use their title company all they have to do is make it a condition of the sale.
Gary
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People in Group quarters - Military ships (%)
People in Group quarters - Group homes (%)
People in Group quarters - Homes or halfway houses for drug/alcohol abuse (%)
People in Group quarters - Homes for the mentally ill (%)
People in Group quarters - Homes for the mentally retarded (%)
People in Group quarters - Homes for the physically handicapped (%)
People in Group quarters - Other group homes (%)
People in Group quarters - Religious group quarters (%)
People in Group quarters - Dormitories (%)
People in Group quarters - Agriculture workers' dormitories on farms (%)
People in Group quarters - Job Corps and vocational training facilities (%)
People in Group quarters - Other workers' dormitories (%)
People in Group quarters - Crews of maritime vessels (%)
People in Group quarters - Other nonhousehold living situations (%)
People in Group quarters - Other noninstitutional group quarters (%)
Residents speaking English at home (%)
Residents speaking English at home - Born in the United States (%)
Residents speaking English at home - Native, born elsewhere (%)
Residents speaking English at home - Foreign born (%)
Residents speaking Spanish at home (%)
Residents speaking Spanish at home - Born in the United States (%)
Residents speaking Spanish at home - Native, born elsewhere (%)
Residents speaking Spanish at home - Foreign born (%)
Residents speaking other language at home (%)
Residents speaking other language at home - Born in the United States (%)
Residents speaking other language at home - Native, born elsewhere (%)
Residents speaking other language at home - Foreign born (%)
Class of Workers - Employee of private company (%)
Class of Workers - Self-employed in own incorporated business (%)
Class of Workers - Private not-for-profit wage and salary workers (%)
Class of Workers - Local government workers (%)
Class of Workers - State government workers (%)
Class of Workers - Federal government workers (%)
Class of Workers - Self-employed workers in own not incorporated business and Unpaid family workers (%)
House heating fuel used in houses and condos - Utility gas (%)
House heating fuel used in houses and condos - Bottled, tank, or LP gas (%)
House heating fuel used in houses and condos - Electricity (%)
House heating fuel used in houses and condos - Fuel oil, kerosene, etc. (%)
House heating fuel used in houses and condos - Coal or coke (%)
House heating fuel used in houses and condos - Wood (%)
House heating fuel used in houses and condos - Solar energy (%)
House heating fuel used in houses and condos - Other fuel (%)
House heating fuel used in houses and condos - No fuel used (%)
House heating fuel used in apartments - Utility gas (%)
House heating fuel used in apartments - Bottled, tank, or LP gas (%)
House heating fuel used in apartments - Electricity (%)
House heating fuel used in apartments - Fuel oil, kerosene, etc. (%)
House heating fuel used in apartments - Coal or coke (%)
House heating fuel used in apartments - Wood (%)
House heating fuel used in apartments - Solar energy (%)
House heating fuel used in apartments - Other fuel (%)
House heating fuel used in apartments - No fuel used (%)
Armed forces status - In Armed Forces (%)
Armed forces status - Civilian (%)
Armed forces status - Civilian - Veteran (%)
Armed forces status - Civilian - Nonveteran (%)
Fatal accidents locations in years 2005-2021
Fatal accidents locations in 2005
Fatal accidents locations in 2006
Fatal accidents locations in 2007
Fatal accidents locations in 2008
Fatal accidents locations in 2009
Fatal accidents locations in 2010
Fatal accidents locations in 2011
Fatal accidents locations in 2012
Fatal accidents locations in 2013
Fatal accidents locations in 2014
Fatal accidents locations in 2015
Fatal accidents locations in 2016
Fatal accidents locations in 2017
Fatal accidents locations in 2018
Fatal accidents locations in 2019
Fatal accidents locations in 2020
Fatal accidents locations in 2021
Alcohol use - People drinking some alcohol every month (%)
Alcohol use - People not drinking at all (%)
Alcohol use - Average days/month drinking alcohol
Alcohol use - Average drinks/week
Alcohol use - Average days/year people drink much
Audiometry - Average condition of hearing (%)
Audiometry - People that can hear a whisper from across a quiet room (%)
Audiometry - People that can hear normal voice from across a quiet room (%)
Audiometry - Ears ringing, roaring, buzzing (%)
Audiometry - Had a job exposure to loud noise (%)
Audiometry - Had off-work exposure to loud noise (%)
Blood Pressure & Cholesterol - Has high blood pressure (%)
Blood Pressure & Cholesterol - Checking blood pressure at home (%)
Blood Pressure & Cholesterol - Frequently checking blood cholesterol (%)
Blood Pressure & Cholesterol - Has high cholesterol level (%)
Consumer Behavior - Money monthly spent on food at supermarket/grocery store
Consumer Behavior - Money monthly spent on food at other stores
Consumer Behavior - Money monthly spent on eating out
Consumer Behavior - Money monthly spent on carryout/delivered foods
Consumer Behavior - Income spent on food at supermarket/grocery store (%)
Consumer Behavior - Income spent on food at other stores (%)
Consumer Behavior - Income spent on eating out (%)
Consumer Behavior - Income spent on carryout/delivered foods (%)
Current Health Status - General health condition (%)
Current Health Status - Blood donors (%)
Current Health Status - Has blood ever tested for HIV virus (%)
Current Health Status - Left-handed people (%)
Dermatology - People using sunscreen (%)
Diabetes - Diabetics (%)
Diabetes - Had a blood test for high blood sugar (%)
Diabetes - People taking insulin (%)
Diet Behavior & Nutrition - Diet health (%)
Diet Behavior & Nutrition - Milk product consumption (# of products/month)
Diet Behavior & Nutrition - Meals not home prepared (#/week)
Diet Behavior & Nutrition - Meals from fast food or pizza place (#/week)
Diet Behavior & Nutrition - Ready-to-eat foods (#/month)
Diet Behavior & Nutrition - Frozen meals/pizza (#/month)
Drug Use - People that ever used marijuana or hashish (%)
Drug Use - Ever used hard drugs (%)
Drug Use - Ever used any form of cocaine (%)
Drug Use - Ever used heroin (%)
Drug Use - Ever used methamphetamine (%)
Health Insurance - People covered by health insurance (%)
Kidney Conditions-Urology - Avg. # of times urinating at night
Medical Conditions - People with asthma (%)
Medical Conditions - People with anemia (%)
Medical Conditions - People with psoriasis (%)
Medical Conditions - People with overweight (%)
Medical Conditions - Elderly people having difficulties in thinking or remembering (%)
Medical Conditions - People who ever received blood transfusion (%)
Medical Conditions - People having trouble seeing even with glass/contacts (%)
Medical Conditions - People with arthritis (%)
Medical Conditions - People with gout (%)
Medical Conditions - People with congestive heart failure (%)
Medical Conditions - People with coronary heart disease (%)
Medical Conditions - People with angina pectoris (%)
Medical Conditions - People who ever had heart attack (%)
Medical Conditions - People who ever had stroke (%)
Medical Conditions - People with emphysema (%)
Medical Conditions - People with thyroid problem (%)
Medical Conditions - People with chronic bronchitis (%)
Medical Conditions - People with any liver condition (%)
Medical Conditions - People who ever had cancer or malignancy (%)
Mental Health - People who have little interest in doing things (%)
Mental Health - People feeling down, depressed, or hopeless (%)
Mental Health - People who have trouble sleeping or sleeping too much (%)
Mental Health - People feeling tired or having little energy (%)
Mental Health - People with poor appetite or overeating (%)
Mental Health - People feeling bad about themself (%)
Mental Health - People who have trouble concentrating on things (%)
Mental Health - People moving or speaking slowly or too fast (%)
Mental Health - People having thoughts they would be better off dead (%)
Oral Health - Average years since last visit a dentist
Oral Health - People embarrassed because of mouth (%)
Oral Health - People with gum disease (%)
Oral Health - General health of teeth and gums (%)
Oral Health - Average days a week using dental floss/device
Oral Health - Average days a week using mouthwash for dental problem
Oral Health - Average number of teeth
Pesticide Use - Households using pesticides to control insects (%)
Pesticide Use - Households using pesticides to kill weeds (%)
Physical Activity - People doing vigorous-intensity work activities (%)
Physical Activity - People doing moderate-intensity work activities (%)
Physical Activity - People walking or bicycling (%)
Physical Activity - People doing vigorous-intensity recreational activities (%)
Physical Activity - People doing moderate-intensity recreational activities (%)
Physical Activity - Average hours a day doing sedentary activities
Physical Activity - Average hours a day watching TV or videos
Physical Activity - Average hours a day using computer
Physical Functioning - People having limitations keeping them from working (%)
Physical Functioning - People limited in amount of work they can do (%)
Physical Functioning - People that need special equipment to walk (%)
Physical Functioning - People experiencing confusion/memory problems (%)
Physical Functioning - People requiring special healthcare equipment (%)
Prescription Medications - Average number of prescription medicines taking
Preventive Aspirin Use - Adults 40+ taking low-dose aspirin (%)
Reproductive Health - Vaginal deliveries (%)
Reproductive Health - Cesarean deliveries (%)
Reproductive Health - Deliveries resulted in a live birth (%)
Reproductive Health - Pregnancies resulted in a delivery (%)
Reproductive Health - Women breastfeeding newborns (%)
Reproductive Health - Women that had a hysterectomy (%)
Reproductive Health - Women that had both ovaries removed (%)
Reproductive Health - Women that have ever taken birth control pills (%)
Reproductive Health - Women taking birth control pills (%)
Reproductive Health - Women that have ever used Depo-Provera or injectables (%)
Reproductive Health - Women that have ever used female hormones (%)
Sexual Behavior - People 18+ that ever had sex (vaginal, anal, or oral) (%)
Sexual Behavior - Males 18+ that ever had vaginal sex with a woman (%)
Sexual Behavior - Males 18+ that ever performed oral sex on a woman (%)
Sexual Behavior - Males 18+ that ever had anal sex with a woman (%)
Sexual Behavior - Males 18+ that ever had any sex with a man (%)
Sexual Behavior - Females 18+ that ever had vaginal sex with a man (%)
Sexual Behavior - Females 18+ that ever performed oral sex on a man (%)
Sexual Behavior - Females 18+ that ever had anal sex with a man (%)
Sexual Behavior - Females 18+ that ever had any kind of sex with a woman (%)
Sexual Behavior - Average age people first had sex
Sexual Behavior - Average number of female sex partners in lifetime (males 18+)
Sexual Behavior - Average number of female vaginal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a woman (18+)
Sexual Behavior - Average number of woman performed oral sex on in lifetime (18+)
Sexual Behavior - Average number of male sex partners in lifetime (males 18+)
Sexual Behavior - Average number of male anal sex partners in lifetime (males 18+)
Sexual Behavior - Average age people first performed oral sex on a man (18+)
Sexual Behavior - Average number of male oral sex partners in lifetime (18+)
Sexual Behavior - People using protection when performing oral sex (%)
Sexual Behavior - Average number of times people have vaginal or anal sex a year
Sexual Behavior - People having sex without condom (%)
Sexual Behavior - Average number of male sex partners in lifetime (females 18+)
Sexual Behavior - Average number of male vaginal sex partners in lifetime (females 18+)
Sexual Behavior - Average number of female sex partners in lifetime (females 18+)
Sexual Behavior - Circumcised males 18+ (%)
Sleep Disorders - Average hours sleeping at night
Sleep Disorders - People that has trouble sleeping (%)
Smoking-Cigarette Use - People smoking cigarettes (%)
Taste & Smell - People 40+ having problems with smell (%)
Taste & Smell - People 40+ having problems with taste (%)
Taste & Smell - People 40+ that ever had wisdom teeth removed (%)
Taste & Smell - People 40+ that ever had tonsils teeth removed (%)
Taste & Smell - People 40+ that ever had a loss of consciousness because of a head injury (%)
Taste & Smell - People 40+ that ever had a broken nose or other serious injury to face or skull (%)
Taste & Smell - People 40+ that ever had two or more sinus infections (%)
Weight - Average height (inches)
Weight - Average weight (pounds)
Weight - Average BMI
Weight - People that are obese (%)
Weight - People that ever were obese (%)
Weight - People trying to lose weight (%)
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Then she sent us a check for 280,000 instead of 208,000. Too bad we couldn't keep it.
