DGAA bLAWg

10 Things Sellers Should Know About a Residential Real Estate Closing

Web Admin - Monday, June 18, 2018
Arlington Heights residential real estate lawyerSelling a home can be a stressful process, but once a buyer has made an offer and agreed to buy your house, the end of the process is in sight. However, there are still a variety of issues which may need to be resolved and matters which will need to be settled before the sale is complete. Here are 10 things you should take care of as you complete your residential real estate closing:

1. Address home inspection issues - The buyer will pay for a home inspection, which may uncover a variety of issues that they may ask you to correct or repair. You can preempt some of the issues by having your own home inspection completed prior to listing. This will give you an idea of the issues that may be raised later or minor issues that you can resolve prior to accepting an offer. Be sure to complete any agreed repairs prior to the date of closing and provide paid receipts to show that the required work has been done. 
2. Review the property survey - The standard Illinois contracts require the seller to provide the buyer with a survey of the property. If you have an existing survey, you should be sure to review this survey to make sure that the boundaries of the property are defined correctly and there are no issues that may arise with the new survey. Some buyers, especially in cash deals, will accept the existing survey, if no new improvements have been made. 
3. Get ready for the final walkthrough - Buyers will typically visit the home prior to closing to check the property and make sure repairs have been done. Be sure everything has been taken care of before this walkthrough and make sure no unexpected issues arise. If necessary, you may need to address issues the buyers find or negotiate a payment for problems they discover.
4. Review your settlement - Your closing documents will include a seller’s closing statement detailing the money being paid and received. Be sure to review this statement for accuracy including the payoff amounts of any of your loans or mortgages.
5. Bring documentation to closing - At closing, be sure to bring your photo ID, the paid receipts for repairs, and any information the buyer will need, such as codes to security systems.
6. Resolve last-minute details - If something is not in the same condition at walkthrough as it was when the offer was accepted, that item will need to be resolved at the closing table, or the closing may need to be postponed.
7. Be prepared to pay closing costs - You will typically be required to pay for certain items, such as commissions for real estate agents, outstanding property taxes or utility bills, and related fees, including title fees and attorney’s fees. Your realtor or attorney should inform you of the exact amount that you will need to pay at closing.
8. Transfer utilities - Utilities should be kept active until after the closing, at which point you can transfer service to the buyer.
9. Cancel homeowner’s insurance - Once closing is complete, you can cancel your homeowner’s insurance policy. You may receive a refund for any remaining months which you have already paid.
10. Keep your paperwork in a safe place - Be sure to keep all of the papers from the closing in a place where you can easily access them in case any questions or issues arise.

Contact a Riverwoods Residential Real Estate Attorney

If you have any questions about the processes followed during your home closing, or if you need an attorney’s assistance when selling your home, contact a Kenilworth real estate lawyer at Drost, Gilbert, Andrew & Apicella, LLC. Call our office at 847-934-6000 to schedule a consultation.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/ commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.


Sources:
https://www.homelight.com/blog/closing-checklist/
https://www.zillow.com/sellers-guide/closing-on-house-for-seller/
https://www.realtor.com/advice/sell/what-to-expect-at-the-closing/

Beware: The Illinois Rent-to-Own Law Has Changed

Web Admin - Friday, May 18, 2018
Schaumburg real estate attorney rent-to-own contractsWhen purchasing real estate property, most homeowners obtain a mortgage, which provides them with certain legal protections, including in the case of foreclosure. However, following the financial crash of 2008, many potential homeowners have purchased homes through installment contracts (also known as rent-to-own agreements), allowing them to live in their home and pay down the purchase price over time.

These types of agreements provide low-income homeowners or those who are unable to qualify for a mortgage with the ability to purchase their own home. However, since the seller retains the title of the home until all payments have been made, some predatory sellers may use rent-to-own agreements to take advantage of buyers, especially if they fail to disclose issues related to property maintenance or building code compliance.

Changes to Illinois Law Regarding Installment Contracts

On January 1, 2018, a new state law went into effect that is intended to provide buyers with protections in an installment sales contract (often referred to as an Installment Contract for Sale of Real Estate, Articles of Agreement for Deed, or Installment Agreement for Deed). The Illinois Installment Sales Contract Act applies to sellers who sell three or more residential real estate properties in a single year, and it does not apply to agricultural property that is larger than four acres. The law contains the following new provisions:

- A seller must record a contract with the county recorder of deeds within 10 days of the sale of the property. If the contract is not recorded, the buyer can rescind the contract, and the seller must provide them with a refund of all payments made.

- A contract must contain a statement in large, bold type that informs the buyer of their right to obtain a home inspection and/or appraisal from a third party before signing the contract.

- If a building on the property has been condemned, the contract must contain a statement in large, bold type informing the seller of this fact.

- A contract must include a statement of what repairs the buyer is responsible for making to the property. The seller is responsible for making any repairs not included in this statement.

- If a buyer defaults on any payments, they have 90 days to make payments and cure the default before the seller can bring any action against them. If a buyer cannot cure the default, the seller must refund them any money they spent to perform repairs on the property.

- If a buyer defaults after paying at least 20% of the property’s purchase price, the seller must follow foreclosure procedures in order to evict the buyer from the property.


Contact an Inverness Real Estate Attorney

If you are planning to use an installment contract to buy or sell a home, an experienced attorney can review your contract to ensure that your rights are protected and that the correct legal procedures are followed. To schedule a personalized consultation, contact a Mount Prospect real estate lawyer at 847-934-6000.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/ commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.



Sources:
http://www.ilga.gov/legislation/ilcs/ilcs3.asp?ActID=3813&ChapterID=62
http://www.ilga.gov/legislation/publicacts/100/PDF/100-0416.pdf
https://www.isba.org/ibj/2017/10/lawpulse/newlawprotectsrealestatepurchaserswhobuy

What Is a Mechanic’s Lien?

Web Admin - Wednesday, March 21, 2018
Inverness real estate lien attorneyIn any real estate transaction, there are a variety of legal issues that can arise that will affect the parties’ ability to complete the sale. If there are any encumbrances on the property, they will restrict the owner’s ability to transfer the title. Mechanic’s liens are one type of encumbrance that people may not be aware of, and property owners should be sure to understand how these liens can affect them.

Mechanic’s Liens in Illinois

A mechanic’s lien can be placed on a property by a contractor, subcontractor, or supplier if they were not paid for improvements which were made to the property. This could occur because a contractor was not fully paid for the work they did or because a contractor failed to pay a subcontractor or supplier. A mechanic’s lien is a cloud on title that must be resolved before the property can be sold or refinanced.

In Illinois, a contractor must file a mechanic’s lien within four months after the work was completed. A subcontractor must record a lien within 90 days of the date that they last worked on the property. A claim must include a statement of the work performed according to the contract, the amount due to the claimant, and a description of the property. A claimant must file a lawsuit to foreclose on the lien within two years after the completion of work. If the lawsuit is successful, the claimant will be entitled to receive the amount due, as well as interest at the rate of 10% per year.

Subcontractors must meet some additional reporting requirements before they can file a mechanic’s lien. Within 60 days after commencing work on the property, they must provide a notice to the property owner specifying the name and address of the subcontractor, the type of work to be performed or the materials to be provided, the date work began, and the name of the contractor who hired the subcontractor. 

A mechanic’s lien can be removed when the claimant releases the lien, usually after receiving payment. If a claim has been filed, but a lawsuit has not been commenced, a property owner can serve notice to the claimant requiring them to file a lawsuit within 30 days, and if the claimant fails to do so within that period, they will forfeit their rights to the lien.

Contact a Schaumburg Real Estate Attorney

If you need help resolving issues related to mechanic’s liens or other encumbrances during a real estate transaction, the attorneys of Drost, Gilbert, Andrew & Apicella, LLC can help you meet your legal requirements and work with you to complete your transaction successfully. Contact our Rolling Meadows real estate lawyers today at 847-934-6000 to arrange a personalized consultation.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/ commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.



Sources:
http://www.ilga.gov/legislation/ilcs/ilcs3.asp?ActID=2254&ChapterID=63
http://www.gorequire.com/blog/understanding-mechanics-liens-what-they-are-and-how-they-impact-property-title

Issues in Commercial Leases

Web Admin - Tuesday, April 07, 2015

commercial leases in Illinois, Inverness commercial real estate lawyerA key to the development of a successful business is finding the best possible location in which to set up your company. This is especially true when the nature of the company necessitates that the customer visit the business space. In order to obtain space, it is common for a company to enter into a commercial lease. Business owners should be aware of issues related to commercial leases when it comes time to negotiate and agree to the lease agreement.

What to Look for in Commercial Leases

A commercial lease is a contract between a business and a landlord for the rental of space in a building. Importantly, property is zoned for specific purposes, which may differ from what the landlord is advertising the space for or what the previous tenant used the space for. A property can be zoned for different types of uses, such as residential, commercial, or industrial. What the property is zoned for will determine the type of activities that can be conducted in the rental space. For example, the Schaumburg zoning ordinance divides the village into zones or districts and places restrictions on permitted uses within those designated areas. Therefore, a property owner should check with the local zoning authority to determine what the space is zoned for.

The length of a commercial lease is an important issue to resolve. For a business in its initial stages, the risk of failure is high. As a result, entering into a lengthy lease term is usually not advisable, particularly if the agreement contains an acceleration clause. An acceleration clause gives the landlord the ability to request the entire unpaid rental amount for the remainder of the lease term. A long lease term puts the company at the risk of being obligated to pay a substantial amount of money for space that it is no longer using.

For new businesses, negotiating for shorter lease terms with several renewal options can help address the possibility of the business failing. Another great option is to negotiate for an escape clause that frees the business from the rental agreement in the event the business fails. Alternatively, longer lease terms may be perfectly suitable for more established businesses. Longer lease terms can be helpful because the location of the rental space can provide value, particularly if customers frequently visit, as, for example, in the case of a restaurant or retail store.

Other Issues

Some other issues that should be addressed in the lease agreement include:

  1. 1. The right to place signs in and/or on the rental space;
  2. 2. Whether common areas or facilities (like restrooms) can be accessed by employees and customers; and
  3. 3. Whether parking areas can be used by employees and customers.

If these issues are not specifically addressed in the agreement, it is likely they will require the consent of the landlord, which may not be granted. Therefore, it is important to resolve these issues before entering the agreement.

It is important to keep in mind that these are only a few of the considerations when negotiating a commercial lease. If you are in the process of searching for commercial space, contact an experienced Illinois commercial real estate attorney today. Drost, Gilbert, Andrew & Apicella, LLC represents clients in locations such as Inverness, Palatine, and Schaumburg.

About the Author: Founding partner of Drost, Gilbert, Andrew & Apicella, LLC, Colin Gilbert, received his J.D. from Chicago-Kent College of law in 2005. Colin argues cases across many practice areas including criminal defense, collections, civil litigation, real estate law, and corporate law. Colin is an active member of the Board of Governors of the Northwest Suburban Bar Association and the Illinois Creditors Bar Association. He is currently Vice President of the Arlington Heights Chamber of Commerce, and is a Commissioner for the Village of Arlington Heights. Colin has a 10.0 Attorney rating on Avvo, and was named one of the 2014 “Top 40 Under 40” Trial Lawyers in Illinois by the National Trial Lawyers Association.

Consumer Financial Protection Bureau Makes Major Changes to Real Estate Closings

Web Admin - Thursday, March 26, 2015

Illinois real estate closing, Arlington Heights real estate attorneyA new rule goes into effect on August 1st that will make major changes in the way that real estate closings occur. The new rule was promulgated by the Consumer Financial Protection Bureau (CFPB) and is known as the TILA RESPA Integrated Disclosure Rule (TRID). The TRID Rule alters the way that financial disclosures work in the context of mortgages. Previously, lenders had to use four separate disclosure forms. They had to provide Good Faith Estimate and Truth in Lending Act (TILA) disclosure forms to loan applicants within three days of receiving the person's application. They also had to provide a Housing and Urban Development disclosure form and another TILA disclosure form three days prior to closing. The new rule combines these four documents into two: a loan estimate and a closing disclosure.

The Loan Estimate

The loan estimate acts as a combination of the Good Faith Estimate and the first TILA disclosure. Like the old documents, it still must be given to the loan application within three days of receiving the application. The loan estimate is a three-page document that includes a variety of information about the potential costs of the loan to the consumer. The first page includes general information such as the loan amount, the interest rate, and the payment schedule. The second page includes a detailed layout of the costs that the loan recipient will be responsible for at closing. The final page contains more miscellaneous information about the loan. This page includes things like metrics for comparing the loan with other offers, as well as other information such as late payment fees and appraisal rules.

The Closing Disclosure

The other new document created by the TRID rule is the closing disclosure, which combines the Housing and Urban Development settlement statement, along with the other TILA disclosure. Like its predecessor documents, the lender must still deliver the closing disclosure at least three days before the closing. The closing disclosure form is longer than the loan estimate form and contains more information. The first page of the disclosure is similar to the loan estimate form, and contains general information about the loan. The next page details the specific loan costs that the borrower is paying. The third page is an update to the closing costs from the loan estimate, highlighting any changes. The final two pages include other miscellaneous information about the loan, similar to what is on the final page of the loan estimate, but more expansive.

If you are looking to buy a house and want to make sure this high stakes transaction goes off like you are expecting, contact an experienced Illinois real estate attorney today. Our firm serves clients in northwest suburban towns like Arlington Heights, Long Grove, Rolling Meadows, and Barrington.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/ commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.

New Realtor Form Contract Comes into Use

Web Admin - Thursday, August 14, 2014

IRELA new real estate formThe Illinois Real Estate Lawyers Association (“IRELA”), along with a variety of other real estate organizations, maintains a form contract for realtors and their clients to use when selling a home. The IRELA recently released their new version of this, known as the Multi-Board Residential Real Estate Contract version 6.0, and this new contract is now in use. The new version makes a variety of changes to the old 5.0 version, many of which are technical or procedurally based. However, the contract does have some new language of which buyers and sellers should be aware.

The contract now allows for more options when dealing with escrow during the closing. It also changes how professional inspections work, requiring sellers to request portions of inspection reports. The new contract also alters how the timeline for mortgage financing affects the seller’s ability to back out of the deal. Finally, the contract changes the seller's responsibilities as far as disclosing potential issues with the home. Importantly, these are just some of the changes made during the board's updating of the contract. It is important that you consult with a real estate attorney during any real estate transaction to make sure you understand the scope of the new contract.

Version 6.0 Changes

The new 6.0 version of the Multi-Board contract contains a variety of changes from the earlier 5.0 document. First, the 6.0 document contains a new paragraph regarding who holds on to the buyer's earnest money until the closing goes through. In the prior contract, options were only available for the buyer's broker or the seller's broker to manage that. Now, the contract allows for third parties, like title companies, to hold the money in escrow.

The new contract also modifies how buyers can void the contract after a failed inspection. The contract allows buyers to hire professional inspectors to check the house for problems like radon or insect infestations. If the inspectors discover such an issue, then the buyer has the option of voiding the sale contract. However, the new 6.0 version allows the seller to request the portion of the report that the buyer is using as grounds for cancellation.

The updated document also alters the timeline for the buyer to obtain mortgage financing. The old contract used to require a “firm written commitment” from the bank that financing would be forthcoming. However, banks seldom issue such statements quickly, so the new version merely requires the buyer to prove that they have submitted the loan for underwriting by a certain date, and that the bank has given them clearance to close by another date.

The contract also requires the seller to make a variety of representations to the buyer, such as stating that the home is not currently subject to a boundary line dispute. The new 6.0 version of the contract adds extra notification duties to the seller, forcing them to make all the same representations again at closing, which means that any changed circumstances would require an update.

Contact Our Real Estate Lawyers Today

If you are currently looking to buy a new house or another piece of property, contact an experienced Illinois real estate attorney today. At Drost, Gilbert, Andrew & Apicella, LLC, our team of skilled professionals counsels clients in towns all over the northwest suburbs, including in Arlington Heights, Long Grove, and South Barrington.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/ commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.

Duties of Trustees to Beneficiaries

Web Admin - Wednesday, July 30, 2014

long grove wills and trusts lawyerOne common legal instrument that people use to plan their estates is a trust. A trust is a legal entity involving at least three roles: a settlor, a trustee, and a beneficiary. The idea of the trust is that each of these three roles work together. The settlor creates the rules of the trust and provides it with property, and they designate the beneficiary. The beneficiary, like the name suggests, is the person for whom the trust is managed. They derive the benefit of any income or other gains from the trust.

However, between the settlor and the beneficiary lies the trustee. The trustee manages the assets of the trust and uses them in the best interests of the beneficiary as directed by the rules of the trust that the settlor created. This means that the trustee has a variety of duties that they need to fulfill. These trustee duties can be thought of as either substantive or procedural duties. This is not an official classification, and the lines can blur, but it is at least a helpful way to catalog the duties.

Substantive Duties

Substantive duties are those that require the trustee to behave in a certain way. The central example is the duty to administer the trust by the rules the settlor laid out. The trust document will contain a variety of provisions, and it is the trustee's duty to follow them. Another example of these substantive duties is the duty of skill and care. This means that the trustee must manage the trust's assets with reasonable skill and caution. Similarly, Illinois law also imposes a “prudent investor” duty on trustees.

This means that the trustee has the duty to act as a prudent investor of the trust's assets including things like developing a diversified portfolio and actively managing investments as necessary. Trustees working with multiple beneficiaries also have a further duty: that of loyalty and impartiality. The trustee may not favor one beneficiary over the other unless the trust instrument provides some reason for it.

Procedural and Ministerial Duties

Trustees also owe beneficiaries a variety of more procedural duties, which involve the proper formalities of managing the trust. For instance, the law governing trusts in Illinois requires trustees to give annual accountings of the trust's receipts, disbursements, and an inventory of the estate. Trustees also often have duties to provide notice of certain actions such as changes in the trusteeship. This may also include a requirement that the trustee provide the beneficiaries with a copy of the trust instrument for their records.

These are just some of the many duties that trustees owe the beneficiaries of their trust. If you would like more information on the legal ramifications of managing a trust, contact an experienced Illinois estate planning attorney today. Our firm advises clients in many northwest suburban towns like Long Grove, Kenilworth, and South Barrington.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.

Commercial Leasing in the Chicago Suburbs

Web Admin - Thursday, May 22, 2014

The suburban Chicago commercial leasing market has seen a slight recovery as compared to the depths of the recession, but the revival appears to be sluggish. According to Crain’s Chicago Business, the market currently has an overall vacancy of approximately 24.4 percent. That number is an improvement over the low point of the recession, 25.4 percent in 2010, but it is still a long way off from 2006, during which it fell below 20 percent.

Despite this merely modest improvement, there has actually been a noticeable increase in asking rents, up 12 percent to an average of $21.94. Some experts believe that this rise in asking price relates to the fact that most owners who were in danger of losing their properties have either recovered or gotten out of the market by now. This means that current landholders are more apt to sit and wait than they are to engage in a race to the bottom over prices as they had done in the past. Consequently, hiring an attorney to help negotiate the lease can be even more beneficial.

The Benefits of Involving an Attorney

Both first time lessees and experienced business owners can benefit from investing in a savvy real estate attorney during lease negotiations. Leases are legal documents just like any other contract, and just like many other contracts, they can be filled with dense legalese. Lawyers specialize in dissecting such complex provisions, so that the business owner can be sure they understand exactly what they are agreeing to.

Yet the attorney can add more value than simply translating the lease. Experienced real estate attorneys understand the sorts of provisions likely to appear in a lease. This means that getting an attorney involved early can help negotiations move along more smoothly. Often, business owners, especially those new to commercial leasing, sketch out broad strokes of the lease in negotiations, focusing on key points like price and size of the space. Then, once they feel they have reached a final agreement, the landlord provides the full lease, and the lessee discovers other provisions like janitorial services that the initial negotiations did not cover.

This necessitates reopening negotiations after it appeared that everything had been finalized. Involving a lawyer earlier in the process can prevent such problems from arising. Lawyers with experience negotiating commercial leases can help business owners see the full field of lease terms and allow them to negotiate with confidence.         

Whether you are just beginning to think about buying space or you already have a potential lease ready for review, reach out to an Illinois commercial real estate attorney today. Our experienced team can help analyze your lease and aid you in negotiating the most advantageous deal possible. We serve clients across the northwest suburbs, including in Arlington Heights, Long Grove, and Mount Prospect.

About the Author: Founding partner of Drost, Gilbert, Andrew & Apicella, LLC, Colin Gilbert, received his J.D. from Chicago-Kent College of law in 2005. Colin argues cases across many practice areas including criminal defense, collections, civil litigation, real estate law, and corporate law. Colin is an active member of the Board of Governors of the Northwest Suburban Bar Association and the Illinois Creditors Bar Association. He is currently Vice President of the Arlington Heights Chamber of Commerce, and is a Commissioner for the Village of Arlington Heights. Colin has a 10.0 Attorney rating on Avvo, and was named one of the 2014 “Top 40 Under 40” Trial Lawyers in Illinois by the National Trial Lawyers Association.

Home Sale Contingencies in Real Estate Contracts

Web Admin - Thursday, April 10, 2014

illinois real estate contingencies lawyerBuying a new home is a complicated task that requires a lot of pieces to fall into place in just the right way. For many people, one of these pieces is the ability to sell their current home. Often, people need to sell their old home first to make sure they have enough cash on hand to afford the new one. Of course, sometimes that is not feasible, and people will want to put an offer down on a new house before they have managed to sell their old one. When this happens, people can use a “home sale contingency” clause in their contract to purchase the new home. In short, a home sale contingency clause voids the contract for the sale of the new house in the event that the buyer is unable to sell their old one.

Types of Home Sale Contingencies

There are two broad types of home sale contingencies that lawyers can build into a contract: a “sale and closing contingency” and a “closing contingency.” The sale and closing contingency is used in the event that the buyer has yet to find a prospective buyer for their own home. Conversely, buyers use closing contingencies when they have a prospective buyer who has made an offer for their home, but the sale has not yet closed. In this instance, the contingency acts as an insurance policy against the sale of the buyer’s home falling through at the last minute. While these two types of clauses function in largely the same way, both of them voiding the sale of the new house if the old one does not sell, the sale and closing contingencies are more likely to include a “kick out” clause.

Kick out clauses are a right of first refusal. They allow the seller to keep searching for other buyers for the house. In the event that one of these other buyers makes an offer, then the seller must notify the first buyer. The first buyer then has some period of time to sell their house or else the seller is allowed to make the sale to the new buyer instead.

Factors to Consider When Using a Home Sale Contingency

Buyers should consider two things when deciding whether to ask for a home sale contingency: the effect it will have on the new home’s price and the other costs of purchasing a house. For the first point, home sale contingency clauses will likely drive the price of the new home up. The buyer is asking the seller to take the risk that the buyer’s old home will not sell, and the seller will likely want compensation for bearing that risk.

For the second point, buyers can still end up sinking other costs into the attempted purchase of the new home. They can end up paying for things like home inspections, appraisal fees, and the like, even before they have sold their old house. In the event that the buyer fails to sell their home, then they have wasted any money spent on such things.

If you are in the market for a new house, find an Illinois real estate attorney to help ensure that you receive strong, fair contracts. We serve towns all across northwest Chicago including Palatine, South Barrington, and Mount Prospect.

About the Author: Attorney Jay Andrew is a founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.

A Beginner’s Guide to Applying for a Mortgage Loan

Web Admin - Thursday, February 20, 2014

illinois mortgage loan lawyerFor many first-time home buyers, the process of applying for a mortgage can seem complex. This guide will explain the basics of the process, such as the timeline for applying for a mortgage, the documents that applicants should procure and bring, and the credit score and down payment that applicants should expect.

The Mortgage Timeline

The mortgage process begins with a pre-approval application. The purpose of the preapproval process is to let the bank or lender look into the applicant’s finances, in order to make sure that they can afford a loan. This is when banks ask for most of the documentation. Often they want things such as:

- a list of addresses and landlords;
- a list of previous employers;
- pay-stubs from the previous one or two months, with a person’s year-to-date earnings included as well;
- the last two year’s W-2 forms;
- two months of bank statements for all accounts;
- a list of all debts not on the applicant’s credit report; and
- a list of all other real estate that the applicant already owns.

If the applicant has already found a house that they like, and their offer has been accepted, then the bank will also want the seller’s contact information and a copy of the contract. Being ready to provide these documents can help speed up the mortgage process.

Once a person goes through the pre-approval process and has made an offer on a house, the bank will order an appraisal on it. The appraiser will go through the house and determine the value, and then the bank will take their assessment into account when calculating how large a loan they can offer. Generally speaking, the bank will base their offer on either the appraisal value or the purchase price, depending on which is lower.

After the appraisal, the loan underwriter will look at all the documentation to make sure the loan is a good investment for the bank. From start to finish, the whole process usually takes about four to six weeks on the bank’s end, but timelines may vary, and asking the lender in the beginning may be a good idea.

Credit Scores and Down Payments

In addition to the array of documentation, lenders will also expect borrowers to have good credit scores and money available to make a down payment on the house. The rule of thumb for a conventional loan, according to U.S. News, is that a borrower would need a credit score of at least 650. Conventional loans also require, on average, a down payment of around 20 percent. Borrowers may have an alternative in the Fair Housing Act loan, which is a loan insured by the federal government. These loans offer a 3.5 percent down payment with a 580 credit score, and a 10 percent down payment with a 500 credit score.

If you are going through the process of buying a home, contact an Illinois real estate attorney today. Our team serves people in many northwest suburban areas including Inverness, Barrington and Long Grove.

About the Author: Attorney Jay Andrew is founding partner of Drost, Gilbert, Andrew & Apicella, LLC. He is a graduate of the University of Dayton School of Law and has been practicing in estate planning, probate, trust administration, real estate law, residential/commercial leasing, contracts, and civil litigation. Since 2005, Jay has been a Chair of the Mock Trial Committee for the Annual Northwest Suburban Bar Association High School Mock Trial Invitation which serves over 240 local Illinois students each year.


Recent Posts


Tags

Deer Park accident attorney Rolling Meadows business lawyer Food and Drug Administration's Food Safety Modernization Act Illinois employee rights attorney. loopholes Chicago insurance law firm life insurance lawyer Home Sale Contingencies motorcycle accident lawyer Retaliatory Discharge rollover car crashes insurance disputes, Illinois insurance disputes, Illinois insurance dispute attorneys, denied insurance claims, Arlington Heights insurance dispute attorneys Illinois business law atorneys Self-Directed IRA Accounts Rolling Meadows estate planning attorney pedestrian accident Arlington Heights estate planning attorney Buffalo Grove medical malpractice lawyers corporate law Rolling Meadows Traffic Lawyer DUI defense car accident lawyers Des Plaines drug lawyer medical malpractice compensation Deer Park workers compensation lawyer civil litigation DGAA Illinois workers compensation lawyer drug crime Rolling Meadows insurance lawyer probate fees Palatine employment lawyer surgical mistakes Schaumburg Attorney job lawyers senior citizens South Barrington real estate attorney Crystal Lake medical malpractice law firm bicycle dooring accidents Illinois wills and trusts attorneys Illinois traffic accident lawyer home inspection lawyer medical research Des Plaines personal injury lawyer Crystal Lake traffic attorney Schaumburg civil litigation attorney real estate attorney Palatine law firm problem employees Palatine workers compensation lawyer Buffalo Grove law firm Des Plaines accident attorney criminal law Barrington employment law attorney real estate Buffalo Grove insurance claim dispute lawyers overtime violations Deer Park medical malpractice attorney insurance claim dispute insurance agents investment property Buffalo Grove real estate attorney fiduciary rule delay Palatine real estate lawyer Rolling Meadows Attorney Arlington Heights accident attorney Crystal Lake insurance lawyer crossover accidents drugs insurance agent negligence Illinois attorney Palatine corporate attorney Barrington personal injury attorney Whistleblower Claims Palatine drug lawyer in terrorem provision small business Barrington workers compensation attorney license Schaumburg criminal law attorney Buffalo Grove personal injury lawyer DMV Arlington Heights personal injury lawyer distracted driving accidents Mount Prospect wills and trusts lawyers Des Plaines insurance attorney Illinois employment law firm paid sick leave deadly crashes Schaumburg employment law attorneys Illinois motorcycle accident lawyer Illinois real estate Des Plaines medical malpractice attorney tax attorney DNR Chicago lawyer Barrington attorney IRA benefits insurance adjusters Arlington Heights Attorney Illinois wills and trusts Illinois traffic ticket lawyer probate claims process insurance claim Illinois lawyer Arlington Heights TBI attorney unfunded trust Barrington civil litigation attorney icy parking lots Deer Park traffic lawyer fiduciary rule Inverness traffic law firm Illinois speeding lawyer denial of life insurance underinsured motorist Federal Food Drug and Cosmetic Act Deer Park employment law attorney changes to mortgage law traffic violations construction accidents, personal injury, wrongful death, Arlington Heights personal injury attorneys, workers' compensation wills Crystal Lake personal injury lawyer Arlington Heights wills and trusts attorney suspended license nursing home negligence traffic tickets elder abuse estate plan employees dealing with problem employees condo taxes Illinois insurance lawyer Employment Discrimination Law liability Buffalo Grove employment lawyer IRELA preventing accidents Illinois real estate lawyer GM ignition switches reckless homicide Palatine employment law lawyer personal injury law firm Des Plaines injury law firm DUI attorney dog bites Deer Park traffic accident attorney Long Grove real estate lawyer Illinois personal injury attorney Liquor Control Act Arlington Heights car crash attorneys POA Crystal Lake civil litigation lawyer Illinois workplace lawyer Schaumburg personal injury attorney right to work Illinois red light cameras Illinois insurance claim dispute lawyer BAC criminal defense pet bites estate planning for college students controlled substance Arlington Heights pedestrian accidents Inverness personal injury attorney Schaumburg estate planning attorney Des Plaines civil attorney bicycle accidents guardianship attorney driving natural gas explosion living trust vs will Barrington criminal lawyer Schaumburg traffic lawyer Illinois car accident attorney Illinois medical malpractice claim Barrington Illinois estate planning lawyer criminal gift tax exemption, estate planning, estate planning strategies, Illinois estate planning, South Barrington estate planning attorneys workplace sexual harassment insurance denials Illinois law Chicago estate planning Barrington medical malpractice lawyers School Visitation Rights Act Crystal Lake employment attorney privacy Mount Prospect elder law attorney Rolling Meadows insurance dispute lawyers Home Remodeling Repair Act construction accidents digital information murder charges Inverness accident lawyer Deer Park criminal attorney civil rights violation drunk driving South Barrington real estate lawyer car collision special needs trust traffic accidents Joliet general practice lawyers Long Grove estate planning bad faith insurance claims real estate zoning wrongful death employee misclassification boating accidents revenge porn Palatine civil attorney cell phone workers compensation benefits Illinois rollover accident lawyers Illinois personal injury lawyer Inverness real estate lawyer Long Grove estate planning attorney license reinstatement unauthorized overtime llinois Real Estate Lawyers Association Illinois elder law attorney insurance disputes slip and fall accidents Legal Info Crystal Lake medical malpractice lawyer Inverness probate lawyer cell phone accidents jet ski accidents employment lawyer Chicago attorney Schaumburg elder law lawyer criminal record commercial real estate liability claims Illinois Smoke Detector Act Schaumburg estate planning lawyer expungement life insurance attorney fees deed transfer murder employment contract Rolling Meadows tax attorney Barrington Traffic Lawyer Illinois criminal defense attorney car accidents Class A misdemeanor food poisoning Crystal Lake medical malpractice attorneys anesthesia errors Inverness insurance attorney employment law, Illinois employment laws medical marijuana Colin H. Gilbert Schaumburg employment attorney Illinois pet lawyer sole proprietorship denied insurance claim BAIID Chicago biking tips probate process Schaumburg probate attorney Rolling Meadows criminal lawyer living trust sexual harassment traffic offenses Barrington injury attorney IRA trust transfer breathalyzer test advance healthcare directive involuntary manslaughter Inverness elder law lawyer Des Plaines tax law firm Illinois injury lawyer Crystal Lake bike accident lawyer social media after death Crystal Lake pedestrian accident lawyer healthcare personal injury claims power of attorney Schaumburg construction accident lawyer Rolling Meadows criminal attorney estate planning trusts Forcible Entry Crystal Lake injury attorney Palatine probate lawyer workers compensation wrongful termination pregnant women Policy Cancellation Buffalo Grove probate lawyer healthcare claims Deer Park motorcycle accident lawyer underage DUI health insurance dispute traffic violations defense installment contracts financial advisors car crash injuries Illinois estate planning law firm Illinois workplace discrimination attorney whistleblower protections license suspension Des Plaines drug crimes lawyer Super Mario Chicago car accident lawyer Arlington Heights criminal lawyer marijuana crimes attorney Illinois bicycle safety college kids Illinois civil litigation lawyer commercial leases personal injury attorney clemency Des Plaines DUI attorney Chicago will attorney appealing an insurance claim Palatine punch death golf accidents unpaid assessment Arlington Heights trucking lawyer Illinois living will Des Plaines real estate lawyer Chicago employment lawyer owner responsibility startup company distracted driving accident victims Fourth of July residential real estate motorcycle accident employment contract, employment law, employment at-will, Deer Park employment law attorneys, contract, capital gains tax jet ski Illinois insurance claim attorney Arlington Heights medical malpractice lawyer personal injury claim Rolling Meadows corporate lawyer Illinois Workers’ Compensation Commission Inverness civil lawyer traffic deaths Illinois corporate lawyer Illinois mortgages forming a corporation in Illinois Illinois job attorney Illinois employment law attorney low-ball insurance settlement Des Plaines criminal attorney Rolling Meadows Illinois insurance claims lawyers Buffalo Grove car accident lawyer Exclusions digital assets, digital fiduciary, estate planning, digital content, Long Grove estate planning lawyers liens Rolling Meadows real estate attorney new real estate form Rolling Meadows personal injury attorney Barrington drug crime attorney estate planning lawyer Arlington Heights traffic attorney privacy laws operating agreements Barrington estate planning lawyer Rolling Meadows boating crash lawyer trust payments rollover accidents trusts DUI penalities pain and suffering Illinois Transfer on Death Instrument Affordable Care Act Kenilworth estate planning attorneys estate attorney Illinois Probate Act of 1975 Des Plaines collections attorney fatal car accidents creditors Schaumburg estate attorney FSLA Attorney Ken Apicella real estate lawyer Palatine corporate law attorneys landlord tenant law Illinois employment law Crystal Lake employment lawyer Arlington Heights employment attorney power of attorney for healthcare pedestrian injuries, pedestrian fatality estate planning, death tax, succession plans, business estate plans, Barrington estate planning lawyers employee rights PTSD Thanksgiving premises liability consent to a search Crystal Lake traffic lawyer cell phone tower data Inverness corporate attorney insurance claim denials Illinois traffic attorneys rumble strips Illinois probate lawyer Crystal Lake business law attorneys mortgage dynasty trusts trucking accident lawyers work unions Illinois trucking safety texting and driving Palatine traffic accidents insurance dispute, insurance dispute lawyers, insurance claim denial, insurance claim delays, Rolling Meadows insurance dispute attorneys Illinois estate planning Illinois construction accident attorney Illinois tax attorney vacation home Barrington boating accident attorney federal crimes eluding a police officer wills and trusts Illinois Sales Representative Act Crystal Lake accident attorney ObamaCare defective products Chicago trucking accident attorney Palatine civil litigation lawyer Barrington employment attorney ACA Mt Prospect Attorney severance agreements holiday statistics boating DUI Riverwoods estate planning lawyer Schaumburg drug defense lawyer insurance claim denial child safety digital evidence Buffalo Grove criminal defense lawyer unpaid overtime medical malpractice, missed diagnosis, delayed diagnosis, medical mistake, Deer Creek medical malpractice lawyers uninsured motorist denied insurance claims Detainer Actions rest breaks Schaumburg injury lawyer Schaumburg personal injury lawyer drug possession BUI marijuana modern family estate planning irrevocable trust Illinois Human Rights Act drug crimes real estate leasing rent to own real estate contracts Landlord Tenant Ordinance estate planning Arlington Heights personal injury attorney Palatine personal injury lawyer Illinois wrongful termination lawyer insurance attorney Chicago estate planning lawyer product liability traumatic brain injury Palatine estate planning lawyer Chicago insurance claim attorneys Illinois collections attorney Rolling Meadows insurance dispute lawyers, insurance dispute foreclosure Illinois Wage Payment and Collection Act car crashes agent Illinois medical malpractice attorney digital assets Illinois employment attorneys real estate attorneys Illinois insurance dispute lawyers insurance negligence insurance claim delay loss of consortium Illinois insurance disputes insurance dispute attorney Des Plaines pet law attorney automated cars Buffalo Grove injury lawyer Long Grove real estate attorney Schaumburg wrongful death attorney license revocation caretaker rights workers comp Deer Park DUI lawyer Des Plaines personal injury lawyers Illinois pedestrian accident attorney Illinois medical malpractice lawyers Illinois driving without license Deer Park real estate law firm income distribution deducation LLCs pedestrian-automobile accident boating under the influence Rolling Meadows drug defense attorney Long Grove wills and trusts attorneys digital media accounts, estate planning, Arlington Heights estate planning attorney, natural gas Barrington business law firm overtime pay Illinois personal injury lawyers Illinois boating accident lawyer Des Plaines Schaumburg personal injury lawyers Des Plaines real estate attorney Do Not Resuscitate Crystal Lake tax lawyer blended families Illinois business lawyer slip and fall breach of contract Inverness real estate attorney Chicago traffic lawyer Illinois LLC creation business litigation Rolling Meadows personal injury lawyers Palatine Attorney Mount Prospect real estate lawyer real estate contract Des Plaines motorcycle accident attorney Illinois employment lawyer car crash head on collisions IRS Palatine trusts lawyer internet CAM trauma after an accident civil litigation attorney Schaumburg Crystal Lake criminal defense attorney Rolling Meadows traffic law firm Illinois insurance claim dispute lawyers Schaumburg criminal attorney Schaumburg real estate lawyer drug crimes lawyer estate planning attorney Rolling Meadows employment law attorney Illinois trusts attorney employee discrimination Illinois insurance attorney blood alcohol content probate lawyer Rolling Meadows litigation lawyer disability benefits Arlington Heights insurance attorney Palatine employment attorney trench injuries brain injury foreclosed rental property Palatine construction attorney Illinois DUI attorney bike accident Rolling Meadows personal injury lawyer car accident Buffalo Grove traffic attorney Buffalo Grove personal injury attorney personal injury accidents employment law, meal breaks, rest breaks, hotel employees, Des Plaines employment law attorneys Crystal lake insurance dispute attorney trustee Kenilworth estate planning attorney personal injury, auto accident injuries, delayed injuries, serious injuries, Des Plaines personal injury attorneys Illinois workers compensation attorney comp time products liability meal breaks condo association life insurance claims Illinois medical malpractice case Crystal Lake employment law attorney Barrington real estate lawyer Palatine business attorney Illinois registered agent sexual images insurance claim dispute attorney institutional trustee Barrington criminal defense lawyer field sobriety test Fair Labor Standards Act employment attorney Palatine traffic lawyer medical malpractice claims Rolling Meadows traffic attorney Barrington employment law firm TBI Illinois home inspection pizza emoji caregiver Arlington Heights tax lawyer Illinois Colin Gilbert minimum wage FMLA Buffalo Grove corporate attorney Illinois small business pet law Crystal Lake law firm Schaumburg insurance lawyers Schaumburg medical malpractice lawyer fault based insurance employment law Arlington Heights lawyer federal regulations for LLCs defective products lawyer Illinois jet ski accident lawyer Rolling Meadows employment attorney DUI Des Plaines personal injury attorney drunk driving statistics compensatory time Illinois will lawyer trucking accidents wrongful termination, employment law, whistleblower protections, Illinois employment laws, discrimination in the workplace ken apicella independent contractor insurance claims Crystal Lake car accident lawyer pedestrian accidents Crystal Lake car accident attorney auto accidents spinal cord injuries Chicago corporate attorney dram shop law Barrington personal injury lawyer wage theft Des Plaines claims law firm car accident lawyer Illinois traffic laws spinal cord injury hands free device preventable medical errors Rolling Meadows employment law attorneys Arlington Heights car accident lawyer no contest clauses Inverness DUI lawyer insurance dispute truck collisions speeding hit and run accident Illinois estate planning attorney underfunded trust Illinois employment law attorneys commercial leasing Arlington Heights Traffic Lawyer medication errors insurance denial appeals gift taxes estate tax Schaumburg car accident attorney Barrington estate planning attorney Illinois defective products attorney Arlington Heights wills and trusts lawyers medical malpractice Schaumburg corporate attorney Crystal Lake estate planning lawyer Crystal Lake personal injury attorney Illinois traffic attorney real estate closing vacation home fines Arlington Heights real estate lawyer Barrington litigation attorney manufacturing Crystal Lake will lawyer Chicago will attorney, social media platforms, Illinois estate planning lawyer, Rolling Meadows car accident lawyers Inverness injury lawyer Crystal Lake pet attorney life insurance policy Palatine elder law attorney probate claims Inverness estate planning lawyer Rolling Meadows insurance attorney Rolling Meadows accident lawyer Long Grove estate planning attorneys living wills texting while driving accidental death benefits hiring employees filing a medical malpractice claim back injuries murder defense Kenilworth estate planning lawyer landlord Palatine injury attorney Palatine criminal defense lawyer Rolling Meadows medical malpractice lawyers probate traumatic brain injuries Illinois personal injury elder law estate planning, digital assets, Revised Uniform Fiduciary Access to Digital Assets Act, Illinois digital assets, Illinois estate planning, Illinois employment laws Arlington Heights employment law attorneys personal injury lawyer traffic crimes Chicago employment attorney Palatine insurance lawyer living trust benefits Rolling Meadows DUI lawyer first degree murder Rolling Meadows marijuana attorney Jay Andrew homestead rights swimming pools Des Plaines Traffic Lawyer Arlington Heights injury attorney Buffalo Grove traffic lawyers Family Medical Leave Act Arlington Heights wills and trusts lawyer traffic laws Deer Park personal injury lawyer personal injury Transfer on Death Instrument Rolling Meadows probate lawyer Arlington Heights wills and trusts attorneys mass shooting

Archive