Archive for March, 2010

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Recon in Real Estate

Tuesday, March 16th, 2010

I am a title rep in the Phoenix Metro area. My job in a nutshell is to convince you, the Realtor to use my title company over one of the other 50+ in my market.

Before I contact you I do a little recon. I get my Camouflage, binoculars, some eye black, black steel-toe boots and my ghillie suit. Then I sneak ever so quietly into your market to see what you are all about.

Ok, I really don’t do this.

I go to Google. And you know what…..so does everyone else.

Going to Google is no different than the recon listed above.  Just imagine all those potential buyers and sellers doing their recon on you.

What will they find?

When it comes to the Internet, you either exist or you don’t.

If a buyer or seller Google’s you and doesn’t find anything, or rather….anything of value, what does that say about you?

Over the years I have developed a relationship with a few different partners that offer value to me and my clients.  While my competitors may offer postcards and flyers, we offer SEO (Search Engine Optimization) services and custom blogs.

I can help you set up your free blog and integrate it with other social media tools to start building your business.

In today’s day and age having an internet presence has never been more important.  Remember….87% of buyers go to the internet first when looking for Real Estate.  While postcards and flyers may make the phone ring now and then, they most likely won’t capture the woman in Michigan that has decided she has had it with the winters.  She is going to Google.

Will you be there?

Realtor or Loan Officer in Arizona? Call or email me to discuss how I can help you.

For All Your Marketing, Escrow and Title Needs

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Posted in Blogging, Inbound Marketing, Marketing | 1 Comment »

Using Twitter In Your Arizona Real Estate Marketing

Tuesday, March 16th, 2010

“Twitter is dumb”

Of all the things I have heard about Twitter, this may be my favorite.  It’s funny how we automatically ridicule something we don’t understand.

I remember when we switched from Tempo to Flex MLS, it caused an uproar of monumental proportions in the Arizona real estate community.  You really would have thought that the world was ending.

Fast forward a little over a year and you would be hard pressed to find any REALTOR that doesn’t absolutely love Flex and its capabilities.

The same thing will happen to you in regards to Twitter.

Most Realtor’s I speak to think that Twitter is about telling someone what you are doing.  While this is part of it, it is not the most productive way to use Twitter.

I have to be honest, I really don’t care if you are having breakfast with your long lost cousin….and you really don’t care that I am at my daughter’s soccer game.

This is really not what it’s all about.

There are many ways to use Twitter in your Arizona Real Estate Marketing, here are two.

1) to share links.

2) to listen.

Links: Did you know that each tweet you send has its own individual URL? That means that each Tweet you send will be on the Internet for, well….forever.  I send links that drive traffic back to my blog.

Listen: Would you be more interested in Twitter if I told you that (using Twitter) I could identify someone in the last 3 months that talked about buying or selling a home in Arizona?

I’m serious.

If you knew how to use Twitter even 3 days ago, you could have been alerted when these people talked about buying a home in the Phoenix Metro area.

“I’ve been preparing my self to buy a house, and the price I’m looking at is over 1mill, and my thoughts are how can I afford it..”

Downtown Phoenix
1 day ago from web · Reply · View Tweet
“I need to buy a house soon”
Phoenix, AZ
2 days ago from twidroid · Reply · View Tweet
“might buy a house on Sunday.. Wifey thinks its more important for some reason..”
Sencity
3 days ago from UberTwitter · Reply · View Tweet · Thread Show Conversation
you will notice that there is an option to “Reply” to the person that sent each message. This is really no different that being in line at the grocery store and overhearing someone discussing buying a home.
If you are a Realtor in Arizona, call me to learn more about using Twitter in your Arizona Real Estate Marketing, or Tweet me.

For All Your Marketing, Escrow and Title Needs

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Posted in Twitter | No Comments »

Is There Video In Your Marketing Future?

Friday, March 12th, 2010

Will our kids know how to read?

It sounds funny but I’m serious. Will they?

When I was a child, I had excellent handwriting.  I had to.  Handwriting was really the only way to communicate other that talking. (there were no computers, at least not the kind that I am using and you are reading this on).

I’ve noticed over the years that my handwriting gets worse and worse. I’m embarrassed to say I often can’t read my own writing.

Why?

Because I’m always typing on this darn computer! Who hand writes anything anymore?

Not me.

I’ve noticed another thing too….

I can’t spell the way I used to. I used to be a great speller in elementary and middle school.  My parents have awards to prove it.

Why?

Spell check on this darn computer!  There really is no reason to attempt to spell things the way I was taught when I was a child, the spell check will catch it…no worries!

So…why am I worried that my kids won’t know how to read?

Video.

Most people are aware that Google is the #1 search engine in the world. But did you know that Youtube is #2?

Why go through the hassle of reading anything if you can watch the video? It’s natural to want the easy way. Why read the whole  book, Remember cliffsnotes?

If a picture says 1000 words, what does a video say?

What does any of this have to do with real estate?

Maybe nothing. But maybe everything.

Do you think buyers would prefer to read about a geographic area of town or watch a video about it?  Which would you prefer?

If the answer is “a video”, then let me ask you this….

Are you using Video in your marketing? If not, lets talk.

Stephen Garner
Sales Executive
Old Republic Title Agency
480-223-8113
MyTitleGuy@Me.com

For All Your Marketing, Escrow and Title Needs

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Posted in Youtube | No Comments »

Introducing the B.S. Show!

Thursday, March 11th, 2010

Did you hear the latest Buzz?  Its seems there are 2 crazy guys out there in the Phoenix Metro area that are breaking all the barriers when it comes to marketing. What are they doing?

Remember that game you played in high school, maybe college….maybe pre-school (if you were cool) called B.S.? Can’t say what it’s really called here…. {Insert words to play along at home.}

You know the game involving a deck of cards, maybe some beverages and as many players as you choose.

Using the BS format, our show will focus on Short Sales in Arizona.  Sample question, “I was told I need an attorney to negotiate a short sale for me, Is this true?”

B.S.! {correct answer and explanation to follow.}

Below is our first episode.



The best part is, unlike TV, the folks at home actually get to participate. We are currently looking for short sale experts to appear on the BS show, (Loan Officers, Accountants, CPA’s, Bank Negotiators, Attorneys etc.).

To the folks at home, email us your questions to BSBlogQuestions@Gmail.com and we will answer them on the B.S. show.

Wondering why we call our show the B.S. Show?

B: Blair Ballin, a local short sale Realtor with Williams Real Estate Company

S:  Stephen “MyTitleGuy” Garner, a local Title Rep with a national Title Company.

Notice the visual aid…..My hair!

Thanks for stopping by!

For All Your Marketing, Escrow and Title Needs

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Posted in Education, Marketing, The B.S. Show | 2 Comments »

Arizona Realtors, What Is Your Title Rep Doing To Grow Your Business?

Thursday, March 11th, 2010

Boy oh boy, the times are a changing!

I remember the days when I would leave a voicemail for a Realtor and get no response.  I remember the days when a Realtor would tell me they work with XYZ title because “their Rep is Hot!” (I still laugh at that one by the way…..) The times are changing, Realtors and Loan Officers are demanding more from their vendors. And rightfully so I might add.

I had a great meeting with a Realtor awhile ago. He started by telling me he gets great service from his current title company but (and get this) …..they dont actually help him increase his business (oh the shock and awe!!) 15 minutes into the meeting he says , and I quote “Damn, I feel guilty, Ive never considered switching title companies before”. You see, great service in this enonomy should be a given, no matter what industry you are in.    So, take great service off the table,.

NOW…..what is your title company doing to increase your business?  If you can’t answer this question instantly, you might want to consider a change to “MyTitleGuy”. You see,  I believe that we are in an economy that everyone should demand more from their vendors. (more bang for your buck-if you will).

YES, it was a little challenging to find a good escrow officer years ago, but its not a challenge anymore.  Why?

Darwinism, survival of the fittest….the economy has forced title companies, really all companies to retain only the best of the best.  That being said, how would your real estate business benefit if you had a great escrow officer and a great marketing rep? A marketing rep that understands and leverages technology?

Question: If 87% of buyers go to the internet when looking for Real Estate, isn’t that where you should be? Are you?

Back to my story.

This particular Realtor started out by telling me he doesn’t want flyer’s or postcards, (Staples of the traditional title rep) luckily, I abandoned those fossils three years ago in favor of technology.  I loved the fact that I didn’t have to spend anytime convincing this agent that flyer’s and postcards have limited success, he already knew it.  His question was simple, How can you help me build my business?

Want to know what I told him?

Now I have a proposition for you:

Every good sales person should have a call to action, here’s mine:

If I can provide you with the same (or better) level of service as you have right now AND I can demonstrate how I can help you increase your business……can we do business?

MyTitleGuy

For All Your Marketing, Escrow and Title Needs

Posted in Escrow and Title, Marketing | 2 Comments »

What is Title Insurance?

Wednesday, March 10th, 2010

You have identified the home of your dreams, your Realtor writes the purchase contract, upon review you notice XYZ Title Agency on line 91 of the Arizona Residential Resale Real Estate Purchase Contract. You ask your Realtor: “Whats a title company, why do I need title insurance?”

Great question!

In Arizona, a Title company provides services to buyers, sellers, developers, investors builders, lenders and others who have an interest in the real estate transfer.  Title companies make sure that the transfer of title takes place efficiently and that your interests as the home buyer are protected under the terms of the title policy.

In English it means, that a title policy offers protection against claims resulting from various defects, judgements, mechanics liens, outstanding property taxes, encumbrances,  fraud, forgery, improper recording,..{Breathe}, the list unfortunately goes on and on as outlined in the policy.  Title insurance protects the lender and the homeowner against these risks.

What’s cool about title insurance is, unlike other types of insurance, title insurance does not cover future risks, it’s coverage is limited to events that are/were already in existence at the time the policy was issued.

There are 2 types of Title Insurance in Arizona

Owners Policy:

Insures the home buyers of any type of real property against loss by any reason that is listed in the policy  for as long as the buyer owns the property.  There are several versions of each policy. Consult with your Realtor/attorney to determine which policy is best for you

Lenders Policy

Insures the priority of the lender’s security interest over claims that others may have in the property.

Title Insurance insures title to a specific parcel of real property (land). In exchange for a premium, the title insurance company will assume the risk that title to a parcel of real estate is as it is stated to be. A title insurance policy indemnifies (holds harmless) the buyer (you) or the lender against losses suffered if title to the property is not as the policy states it to be.

Like any insurance policy, the title policy you receive is only as good as the title company that issued it.  Not all title companies are created the same, make sure the title company you use is financially strong and will be able to stand behind the policy if it is ever needed. Looking for a great title company in Arizona for a purchase or refinance? Contact me.

This information is believed to be accurate but is not guaranteed

For All Your Marketing, Escrow and Title Needs

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Posted in Escrow and Title | No Comments »

Fannie Mae Now Allows Buyer to Choose Their Own Title Company-Yipee

Tuesday, March 9th, 2010

You take a buyer out, after showing them 10-20 homes, they identify the home of their dreams, It’s an REO, most likely.  Now you go through the hassle of getting in touch with the listing agent, is the house still available? You write on the house, submit the contract. There are 22 offers already.

Counter-Highest and Best

Contract Accepted-You Got it- Yipee!

Now, you are told you have 24 hours to open escrow, oh yea and “You Must Use XYZ Title company in Peoria, Scottsdale maybe Glendale-one thing is for sure, it will be nowhere near where you or your client are. Oh and mobile signing (HA-Forget about it!)

Escrow is open:

Trying to get a hold of the escrow officer-not fun-Voicemail

Assistant-doesn’t know much about your file-Voicemail.

Frustration-If You Could Only Choose Your Own Title Company!! This would have never happened!

Well, Now you can. That’s because Fannie Mae will now allow your buyer to choose their own title company!

Fannie Mae has altered their sales addendum for REO properties so the buyer can now choose their own title company.   When you see the addendum to the contract, review Section 2B, page 1, line 4; Look for “The closing shall be held at a place so designated and approved by the Purchaser“. The truth is, your clients have always had the right to choose the title company and the addendum change now reinforces that right.

What does this mean to you? Well, if you choose Old Republic Title Agency, you will:

Get a fantastic service experience with one of the best escrow officers around

Old Republic Title Agency is one of few title companies in the valley that works with Fannie Mae

You get to take advantage of our Advantage Program!

The Old Republic Title Insurance Group has An A to A+ financial stability rating from Standard and Poor, Moody’s, Fitch and A.M. Best. We are not going anywhere. Your clients Title Policy will be there if its ever needed.

Unsurpassed Ratings





And get this, we answer the phone! Lack of Communication is the #1 complaint in the Real Estate Industry-Isn’t that sad? In a service occupation like escrow and title many have forgetten the Service! We have not.

I will be more than happy to pick up your contract and drop off your check at closing.


We hope you will choose Old Republic Title Agency on your next escrow. Thank you!

Old Republic Title Agency
1744 S. Val Vista Drive Suite 213
Mesa, AZ 85204
Office: 480.892.2306
Fax:     480.892.2680

For All Your Marketing, Escrow and Title Needs


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Posted in Buyers, Education, Escrow and Title, Sellers | No Comments »

Your Arizona Home Was Sold At Auction-What Are Your Rights? UPDATED

Tuesday, March 9th, 2010

You are having financial problems, you may be under employed or unemployed.  You can no longer make the payments on your home. You have submitted the necessary paperwork to your lender in the hopes of qualifying for a loan modification. To add a little more stress, your home is scheduled to go to public auction.

As stressful as the above situation is, imagine this: While your attempting to qualify for a loan modification, there is a knock at the door.

It’s the new owner.

Yep-it turns out that while the $10 per hour customer service rep at your mortgage company was telling you “everything is going to be fine, we have postponed the trustee sale” your home went to sale and was purchased for pennies on the dollar.

Now the new owner is telling you “you need to move out-today!“  You are scared, and you don’t understand Arizona law.

But do you really need to move out immediately? What are your rights?

Arizona Revised Statutes 12-1171 through 12-1183 are the state of Arizona’s laws for the foreclosure-eviction process.

Article 4 – Forcible Entry and Detainer

  • 12-1171 – Acts which constitute forcible entry or detainer
  • 12-1172 – Definition of forcible entry
  • 12-1173 – Definition of forcible detainer; substitution of parties
  • 12-1173.01 – Additional definition of forcible detainer
  • 12-1174 – Immateriality of time possession obtained by tenant
  • 12-1175 – Complaint and answer; service and return
  • 12-1176 – Demand for jury; trial procedure
  • 12-1177 – Trial and issue; postponement of trial
  • 12-1178 – Judgment; writ of restitution; limitation on issuance; criminal violation; notice
  • 12-1179 – Appeal to superior court; notice; bond
  • 12-1180 – Stay of proceedings on judgment; record on appeal
  • 12-1181 – Trial and judgment on appeal; writ of restitution
  • 12-1182 – Appeal to supreme court; stay and bond
  • 12-1183 – Proceedings no bar to certain actions

Michelle Lind, general counsel for the Arizona Association of Realtors, explained to the Arizona Republic how Arizona’s eviction laws work.

“The buyer of a foreclosure home has to give the home’s former owner notice to move out,” she said. “If after five days the former owner doesn’t move out, the new owner can file with the courts for a forcible eviction.”

If you believe you are losing your home illegally, you can hire an attorney and fight the sale and/or the eviction.

For All Of Your Marketing, Escrow and Title Needs

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Posted in Education, Sellers | 10 Comments »

What’s Old Republic Title Agency’s Advantage Program?

Monday, March 8th, 2010

AAH-the good old days-

Remember the good old days when at the end of a signing your clients would get a copy of everything that was signed or reviewed at the closing? You know, that big heavy package filled with copies of the purchase contract, note, deed of trust, pre-audit, final HUD 1, title commitment, invoices, home warranty information, appraisal, signed loan documents, escrow instructions, seller payoff and new lender information? (Breathe)

Well the old days are over at Old Republic Title Agency. That’s because we recently started Advantage.

Advantage is a CD that provides instant access to pertinent documents, it’s convenience at its finest. Advantage transforms your customers bulky unorganized file into a small company disc.

Tim Loria, Realtor-JK Realty

Caption: Tim Loria, Realtor with JK Realty in Mesa receiving his Advantage CD from a recent closing.

Benefits of Advantage

  • Handy access for all future financial transactions
  • Your clients will keep CD’s more often than large paper files
  • Professional, finished product with no additional cost at closing
  • Each time the CD is used they are reminded of who gave it to them-YOU
  • Your name and contact information are prominently displayed on the CD
  • Organized in an efficient manner around the needs of your client
  • Can be used as a valuable mailing piece at tax time
  • Its GREEN! You’re saving trees

Did you know that home warranty is the #1 referenced information after the closing…..more opportunity to see your name and contact information-again-helps with client retention.

For more information about Advantage or to find out other ways I can help build your business, please call or email me.

Old Republic Title Agency
1744 S. Val Vista Drive #213
Mesa, AZ 85204
Office: 480-892-2306
Fax:    480-892-2680

For All Your Marketing, Escrow and Title Needs

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Posted in Buyers, Education, Escrow and Title, Marketing, Sellers | No Comments »

Strategic Default-The New Reality-Updated

Saturday, March 6th, 2010

Strategic Default is a buzz word this year. In case you live under a rock and have not heard of the term before, in a nutshell, strategic default is when someone intentionally “walks away” from their home, even though they could afford to make the mortgage payment.

There are 2 sides to every debate and this one is no different.

There are those that believe they made a commitment, gave their word and they should live up to their obligation. Period.

Then there are those that see strategic default as a business decision. They see walking away from their home as more financially advantageous than continuing to make the mortgage payment.

Now……I have my own opinion regarding strategic default, one that I won’t share here. I did however come across an excellent video titled “Three Steps To Plan for Strategic Default”.

Once again, I don’t necessarily support either side, but this is great information to consider.

If you are a homeowner in the Phoenix Metro area and are considering walking away from your home, you may find short sale to be a better option.  Please call or email me for a confidential referral to a Certified Distressed Property Expert (CDPE) Realtor that can better explain your options.

For All Your Marketing, Escrow and Title Needs

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Posted in Sellers, Strategic Default | No Comments »

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Stephen Garner
Phone: 480-223-8113
Fax: 480-892-2680