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Hard to win a bid with a VA loan!

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Anonymous
Not applicable

Re: Hard to win a bid with a VA loan!

I know for a fact that with our FHA loan last August, that it was our agent and the way he represented us that got us the house.  The selling agent recommended us to the buyer for numerous reasons (we were second high bid)
Message 11 of 14
ArmyStrong
Frequent Contributor

Re: Hard to win a bid with a VA loan!

Thanks guys! I will bring this up. It may or may not be a moot point, as I've listened to my agent deal w/people so far during this process, and I have full faith in her (not implying that you thought I didn't), and her 20 plus years of experience. I also thought of writing a memo of sorts to go with my offers and selling myself. (Can I do that??) I am now looking at 2 foreclosures on very nice properties that I doubt know, that I would not have been otherwise able to afford, and 2 new constructions in the same price range, but not quite as nice. I am going to say these will be the last 2 foreclosures I bid on, then I will more than likely go with the new build. Thanks again.
TU: 556 12/12/08 ~ EQ: 509 12/12/08 ~ EX: 509 12/12/08
TU: 588 8/7/09 ~ EQ: 529 7/30/09 ~ EX - ?? (509 12/12/08)
TU: 619 9/01/09 ~ EQ: 608 9/01/09 ~ EX - ?? (640 FAKO 9/01/09)
TU: 626 9/30/09 ~ EQ: 624 9/30/09 ~ EX - ?? (640 FAKO 9/01/09)
TU: 659 10/7/09 LO PULL EQ: 624 10/7/09 LO PULL EX: 659 10/7/09 LO PULL
Message 12 of 14
ArmyStrong
Frequent Contributor

Re: Hard to win a bid with a VA loan!

Well, believe it or not I finally got a counter offer! I really was down to my last foreclosure before I was gonna go with a builder. I bid 4k under asking with seller paying closing costs up to 5k, and there were 5 offers on the table. We had to get pre-approved with BOA and that narrowed it down to 3. Bank came back 2 days later for highest and best and I bid 4.5k over asking with seller paying closing up to 5k. After 2 days of nail-biting bank made a counter-offer of what basically amounted to my highest plus closing costs. I called my bank to get a GFE and estimated closing cost were only $3,300 so I countered with $500 more and seller paying closing up to $3,500. IT'S BEEN 5 DAYS NOW!; but I guess it IS the holidays, so we'll see...wish me luck!
TU: 556 12/12/08 ~ EQ: 509 12/12/08 ~ EX: 509 12/12/08
TU: 588 8/7/09 ~ EQ: 529 7/30/09 ~ EX - ?? (509 12/12/08)
TU: 619 9/01/09 ~ EQ: 608 9/01/09 ~ EX - ?? (640 FAKO 9/01/09)
TU: 626 9/30/09 ~ EQ: 624 9/30/09 ~ EX - ?? (640 FAKO 9/01/09)
TU: 659 10/7/09 LO PULL EQ: 624 10/7/09 LO PULL EX: 659 10/7/09 LO PULL
Message 13 of 14
Anonymous
Not applicable

Re: Hard to win a bid with a VA loan!

Ignorance of sellers and realtors/buyer brokers part.  Bidding wars are realtor/bank games to maximize sales price.  No lender is going loan anymore than what house appraises for.  So, if you bid high and get the house, but it appraises for less, you will have to pony-up the difference.  However, with the VA loan you have the option to walk away.  I don't believe you could do that with a conventional.

 

If you really want the house, offer to pay all the closing or ask for 3-5% seller-paid closing.  An offer like this, with a low bid, can make a difference to a seller who has several high bids with all seller-paid closing costs.  Of course there are other offers to sweeten the deal, but YMMV.  Despite the housing debacle, it is not a buyers market, although the talking heads would like you to think it is.

 

If you're working with a broker/realtor, who is on the hook for their commission?  Considering they could get up to 5% of sales prices, your GFE seems low.

 

I recently closed with a VA loan, and  I live in market where bidding wars and home over-valuation are common practice.  Is is what it is. Smiley Mad

 

I wanted to add that foreclosures and short sales, while maybe a great deal, can add to an already aggravating process.  Particulary the time element and they're sold as-is, which could mean additional exspense to repair home structure or replace appliances.  I lost many bids on these types of properties.  I finally wound up with home from a regular sale.  I happened to be in the right place at the right time.  I made an offer and asked for $5000 in seller-paid closing costs. Another VA loan buyer offered substantially more and asked for all closing cost paid by seller.  The seller took my offer.

Message Edited by BrettW on 01-01-2010 11:03 AM
Message Edited by BrettW on 01-01-2010 11:09 AM
Message 14 of 14
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