Selling Your Home In Nutley NJ

Selling Your Home In Nutley NJ

As you prepare to sell your home, we appreciate the opportunity to assist you in one of life’s most important events. Most real estate companies offer one level of service. We believe you should expect more. Our exclusive Full Service Marketing System represents our ongoing reliability and service, and our commitment is to meet and exceed your expectations. Below are outlined some of the key components of the home selling process.

You’re ready to sell your home!

Your first step is to have your Coldwell Banker Residential Brokerage sales associate assist you with practical ideas on how to successfully prepare your house for sale. If you are not already working with a Coldwell Banker Residential sales associate, you can select one by using our Agent/Office Search.  Be assured, by choosing a Coldwell Banker Residential Brokerage Sales Associate you will find a professionally trained, experienced agent to offer you agency representation options and full service.

In addition, you can read a copy of our Home Selling Checklist for more information about preparing your home for sale.

This is also a good time to gather all your paperwork that you will need to expedite the closing once you have an acceptable offer. Your Sales Associate can provide you with a list of these items. In addition, you may wish to begin the process of selecting a local Real Estate attorney to represent you once you have an accepted offer on your home. If needed, your Sales Associate can provide you with a list of local attorneys that specialize in real estate.

What should I list my home for?

There are many factors that affect the list price of a home: location, condition, amenities, supply and demand, and local and global market conditions. Your Sales Associate will assist you by providing a thorough market analysis of your home so you will be able to come up with a realistic, competitive pricing strategy on your home.

What is the Property Condition Disclosure Form?

Most sellers of single- and multi-family residential homes are required to provide potential buyers with a completed and signed property condition disclosure form. Failure to provide this form will result in a monetary credit to the buyer at closing. Please consult with your Coldwell Banker Residential Brokerage Sales Associate for complete details.

Full Service Marketing and Personally Customized Service

At Coldwell Banker Residential Brokerage our goal is to not simply sell your house, but help you realize the best price obtainable for your property. To help you achieve this goal we have developed the “Expect More Full Service Home Marketing System.”

During the market analysis presentation your Sales Associate will explain every aspect of the selling process to you. Once you list with Coldwell Banker Residential Brokerage, your Sales Associate will begin managing the sale of your home with implementation of our Full Service Home Marketing System (click on Full Service Real Estate link on this Web site for more information [indicate location of this link?]).

The relationship between you and your Sales Associate is the key to the successful sale of your home. Your home and your needs are unique; therefore your Sales Associate won’t use a pre-designed plan to sell your property. Your Sales Associate will listen to your goals, address your concerns, and use his or her knowledge and experience to create a custom plan that will effectively result in a sale.

Your Coldwell Banker Residential Brokerage Sales Associate will also present you with our Seller Services Guarantee, which demonstrates that we are committed to performance!

A Buyer is Ready to Present an Offer!

When an offer is presented, your Sales Associate will advise and help you to obtain the best possible price and terms. Understanding the standard forms and the many transactional issues is key to negotiating the best terms to meet your individual needs. Making sure buyers are pre-qualified is of utmost importance in negotiating a successful sale. Your Sales Associate will promote your interests and assist in developing a clear and binding transaction.

Again, because the offer procedure and paperwork varies within the Tri-State area, please consult with your Coldwell Banker Residential Brokerage Sales Associate who will review the specific procedures followed in your area.

Typically an offer is initiated by the buyer through their Sales Associate and includes the following information:

  • The amount the buyer is willing to pay
  • Mortgage amount, if any
  • Closing and occupancy dates
  • Contingencies, such as mortgage commitment, building inspections and pest inspections to include where appropriate (but not limited to): termite, pest, radon, water potability, well, lead, septic, oil tank.
  • Any personal property specifically included or excluded
  • If the offer is not acceptable to you, further negotiations may be necessary to reach terms agreeable to both you and the buyer. Because counter-offers are common (any change in the offer can be considered a counter-offer) it is important that you remain in close contact with your Sales Associate during the negotiation process so that proposed changes can be reviewed and responded to quickly.

You have an Acceptable Offer!

Once again, because the Contract writing procedure, down payments required, building inspection contingency dates, etc…varies within the Tri-State region, please consult with your Sales Associate so that they can inform you of the immediate action steps. Timing is critical at this stage!

Between Contract and Closing

Throughout the transaction, you will need to closely monitor the progress of all contingencies to make certain that all deadlines are met. On the day of closing, the buyer will have a “final walkthrough” to make certain that the house is left in “broom clean” condition and has been thoroughly vacated.

What to expect at the Closing

The closing is a formal process where all parties sign all of the necessary paperwork needed to complete the transaction. Title to the property is transferred from you to the buyer. The buyer receives the house-keys and you receive payment for the house! From the amount credited to you, the title representative subtracts the funds to pay off the existing mortgage and other transaction costs. Deeds, loan papers, and other documents are prepared, signed and ultimately filed with local property record office.

After the Closing

Our exclusive Concierge program was developed to assist you with the services you need before, during, and after your move. Please visit the Concierge Services section within this web site for further details.

*PLEASE NOTE: The home selling process varies by state and state region. Ask your Coldwell Banker Residential Brokerage Sales Associate about any details specific to your area when selling your home.

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            Nutley Real Estate Agent Matthew DeFede, Tech Savvy Agent

            It’s time for a Tech Savvy Real Estae Agent in Nutley NJ, Old Shool Vs New School

            Some real estate agents think that being tech savvy is just about owning a few cool tools for real estate. Let me tell you as a Nutley NJ Real Estate Agent

             it is not about the tools or the gadgets. It is about your ability to understand and properly communicate with the tech savvy consumer through means of SMS, Email, and Social Media.

            Today’s buyer loves to connect to their tech savvy real estate agent instantly. When they have a question, they want a pretty immediate answer and through the use of modern technology it is possible and Home sellers want to see their home all over the web these days, who can blaim them we know that 95% of buyers start searching for a home online!

            Today’s Tech Savvy Agent comes armed with iPad, iPhone (smart-phone) and the ability to deliver a top level of service from any remote location. 

            I can meet with sellers at a drop of a hat because my presentation is on my iPad and always ready. I always have a Flip charged and in my bag for moments I want to catch and send to YouTube.  I think today’s most successful agents are out in the field selling real estate, and are probably not having coffee or lunch or hanging out down the shore on the weekends!

            You still need old school skills to handle a transaction but you also need to be tech savvy, real estate has changed over the last decade, you need to get more eyes on your properties and  it all comes down to marketing.

            So if your a home seller who would you choose to sell your home? Old School Realtor or New School Realtor?

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              Nutley Public Schools Information


              Nutley High School Registration

              Nutley NJ

              Nutley High School will be accepting new student registrations for the upcoming 2011-2012 school year for grades 9-12 from February 7 through the 18th.  This is for Nutley residents who are currently attending a private/Catholic school but are planning to transfer into our public school system for September.  Please contact Mrs. Jean Boyle at (973)320-8494 for an appointment to register. 

              Kindergarten Registration

              Registration for the upcoming 2011-2012 kindergarten class for Nutley residents will take place during the week of March 7-March 11th.  Further details here

              Registration for all Nutley Schools requires the following documentation:

              Parents must bring all of the following residency information: N.J. driver’s license or town ID with Nutley address also current utility bills (one of each) including PSE&G, water, cable, and a phone bill. In addition, homeowners need a mortgage statement or tax bill. Renters, a certified landlord statement and lease must be provided at the time of registration. These forms are available for download here, or by contacting Mrs. Jean Boyle at the Registration Offices located in Nutley High School (973-320-8494).

              Parents must also provide the following documents for the child being registered: original birth certificate; custody papers (if applicable) as well as health records (VACCINATIONS: DPT(4), measles(2), mumps(1), rubella(1), polio(3), varivax(1) and hepatitis B(3) as required by New Jersey law). A Mantoux Test is recommended but not required.

              Transfer students must be signed out of previous school and obtain transfer card with transcripts in order to register.

              PLEASE NOTE FOR K thru 6 -Students must be registered in district of residence – if a move is made after registration to another Nutley district, a new registration must be completed and the child will be required to start in the new residing district.

              Kindergarten thru 12th Grade

              Registration is done by appointment only by contacting Mrs. Jean Boyle (973)320-8494 at the Registration Office in Nutley High School.  Please note that Kindergarten children must attain the age of 5 years on or before October 1, 2011.

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                How Do I Short Sale My Home? I Am Behind On My Mortgage.

                If you are behind on your mortgage and you need to sell your home and you have tried a loan modification and so on you may be a candidate for a short sale, I am trained to work with sellers and banks to help short sale a home, it could be a single family home in Nutley or a multi-family home in Belleville, Bloomfield or Clifton. I can help any client anywhere in Northern New Jersey, Essex County, Bergent County etc. If you have questions please feel free to give me  a call at 973-846-0065

                Short Sales in Nutley NJ-Should I sell my home this way?

                What is a short sale? Let’s start off with some questions and answers below.

                1) What is a short sale?

                A short sale is a situation where a distressed seller must sell their house for less money than the mortgage balance. A short sale is suitable for mortgage holders whose financial situations command that they liquidate their interest in the property and who are not able to qualify for other other modification options. Simply put a short sale is when the value of the property has dropped below the current mortgage balance owed.

                2) Will my bank allow a short sale?

                Banks want to avoid foreclosure too. A foreclosure cost the bank lots of money and data has shown that when a bank receives a property through foreclosure it is in worse shape compared to other options because of unhappy owners who leave the property a mess or in damaged conditions. A short sale helps the bank preserve losses and helps the mortgage holder preserve their credit and financial situation. If you are in a hardship situation your bank would much rather do a short sale than foreclose on your property.

                3) I have an FHA loan. Will my bank do a short sale?

                Absolutely a bank will do a short sale on an FHA loan. In fact FHA has introduced the Pre-Foreclosure Short Sale Program or PFS that will pays the seller up to $1,000 at the closing just for finishing the short sale. This program was designed to help you transition to more reasonable living costs without the impact of foreclosure.

                4) Do I have to be late on my payments to do a short sale?

                It is not necessary to be delinquent on your loan to get approved for a short sale. There are more details below on the requirements for short sale but it is important to know that a short sale can be done due to the value of the property declining below the mortgage amount or when the home owner has met with tough times. Basically you don’t need to be late just in a hardship situation. A reason for NOT approving a short sale is: You don’t like the neighbors. A real hardship is what is required for a bank approved short sale.

                5) Do I have to pay a tax on my short sale?

                New laws have been passed that prevent lenders from sending you a 1099 tax form. In 2007 President Bush signed The Mortgage Debt Relief Act that alleviates taxes on a short sale loss. It was common practice for banks to deliver a 1099 tax form to the to the former home owner that ordered the seller pay a tax loss. This has been temporarily stopped and has become a huge benefit for sellers in a distressed situation. The Mortgage Debt Relief Act has been extended through 2012. It is important to consult a certified accountant in regard to your personal situation because not all short sales are protected. For example investors selling an investment home through a short sale are not exempt from paying this tax.

                6) How long does a short sale take?

                A good short sale package is designed to get quick results. Many unknowing realtors will fumble a short sale out over 9 months to beyond a year and often times fail to produce an approved short sale. An experienced short sale real estate professional will quickly complete the short sale procedure and have your property sold in approximately 60 days from time of contract. Completing a short sale is difficult and it takes intelligent agents who will finish the short sale in a timely manner.

                Before a short sale you should look at a few other options.

                A short sale is when a seller must sell their property and the proceeds are less than the amount owed to pay off the mortgage. A short sale is desirable for sellers whose financial picture or circumstances requires that they liquidate their property and they have run out of other loss prevention options. A short sale happens when the property value has declined below the balance of the loan.

                Knowing your options before a short sale is important to know. Occasionally if you have defaulted on your mortgage it is “curable” and there is a strong option that you are able to replace lost salary or reduce your costs.

                Special Forbearance – A special forbearance is a written repayment agreement between you and your mortgage company that involves of a plan to reinstate your mortgage after it has fallen behind. Some variations are settlement over a time period, a cutback of your monthly payment for a brief time, or a strategy for you to resume complete monthly payments while delaying the missed payments. What your bank is doing is letting you get caught up with you payments.

                Loan Modification – Modification of your loan is a permanent change to your mortgage. It also allows your loan to be reinstated and provide a monthly payment that you can pay for. Loan modifications open up a number of options such as decreasing your interest rate, or extending the time for you to pay back the mortgage by re-amortization of the balance due. It’s similar to applying for a new loan but not all will get approved for a modification.

                Combining The Above – It is possible that your mortgage lender will combine strategies to accomplish a preferred end result. Each and every bank is a little diverse on how they run these situations. The purpose of mitigation is to keep you owning your house and assist you in recovering from a adjustment in your monetary condition.

                So what happens when there is no way of helping you recover and keeping you in your home? When loss mitigation is not a viable option or cannot work you are headed toward a possible foreclosure. There are however options for you instead of letting your home go into foreclosure.

                Deed-in-Lieu  – Deed-in-lieu of foreclosure is simply giving your property to the bank by deeding to them. Basically you hand over your house to your lender. This may sound like a viable option as opposed to a foreclosure but there are some things you need to know.

                1) A deed-in-lieu as far as your credit report is concerned is just as bad as a foreclosure.

                2) Lenders don’t really want your home. It becomes an asset that they have to deal with and selling properties is not what they like to do. Many banks will not allow a deed-in-lieu and want you do do a short sale instead.

                Short Sale – A short sale allows you to sell your home and use the proceeds from the sale to pay off part or most of your mortgage. In most situations your lender is willing to accept less than the amount of the mortgage balance. As previously stated this option is for home owners whose financial state of affairs requires that they sell their home.

                Here are some of the reasons your lender will do a short sale:

                A declining home market – This cause does not examine your credit or your financial state. This is when you are just upside down in your home and owe more than it’s worth. Don’t forget a short sale means you must sell your home. This does not apply if you want to move because you don’t like your neighbors.

                The Mortgage is in or Near Default Status – This is the reason for most short sales. There was a time when lenders would not do a short sale if all the payments were current. Banks have now realized that in many cases it makes sense to do a short sale before the payments are in default.

                The Seller has Faced Bad Times – This is a short sale situation where there is a real hardship the home owner is facing. A hardship letter is required in all short sales explaining the reason you are in need of a bank short sale. Sometimes a hardship letter can go over the top. It’s good to know the guidelines for writing a good hardship letter. Your hardship letter should always point out that you seek a short sale so that you won’t have to do a foreclosure. Some examples of a hardship are: (Illness, Death, Divorce, Unemployment)

                You must also think about your assets when submitting for  short sale. Your lender is going to require you to fill out a financial statement listing your assets. If your lender decides you have an abundance of money they might not grant the short sale because they feel you have the ability to repay the deficient amount. Often times in this situation your lender will still allow a short sale but they might require you to pay back the shortage with a promissory note. This can still be a good solution for a seller who must sell their property and has the ability to pay back a reduced amount of their mortgage loan.

                Negative Amortization – Some finance programs that were formed prior to the housing bubble were designed with a negative amortization. This means that each month the amount the borrower pays is not enough to cover the interest on the loan. This is a legitimate situation for a short sale.

                Aggressive Secondary Financing – During the housing boom some home lenders were making second mortgages up to and even over 0 LTV. This is another situation that will be considered when requesting a short sale. Second and Third mortgages get a little tricky when doing a short sale but we have experience in dealing with these tough situations.

                A short sale is not an easy process but a good real estate agent can take away much of the burden. Do a little research and find the correct agent for your predicament. Most agents do not understand the short sale process.

                for more information go to

                NYC Commuters, Cambridge Heights in Nutley NJ

                Well the selling season is upon us at Coldwell Banker Residential Brokerage in Nutley and we have some great townhomes going up for sale in Cambridge Heights in Nutley. A majority of the people that live in the complex are professionals and work in NYC. Cambridge Heights is close to all major roads and is close to all NYC transportation, The complex has a tone of amenities also, Pool, Gym, Exercise Room & Clubhouse. You can get a great deal on a 2 Bedroom Townhome for around 300k-400k. The complex is fairly new and very well maintained. If you would like more information go to, Matthew DeFede of Coldwell Banker ph: 973-846-0065

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