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Posted By VR SAM on 01-26-2010 06:52 AM
Jen, very sorry to hear about your circumstances. Here are some thoughts:
It's my understanding that you would have had to settle before July 1, 2006, to be eligible for HAP. However, I would suggest you personally call the appropriate HAP office to verify. This link shoud have the numbr. http://hap.usace.army.mil/
If it's any consolation, even if you were eligible, it doesn't ensure that you wouldn't lose considerable money going through the HAP program.
Assuming I am correct on that, the next critical piece of information would be the market value of your home. Did any of the realtors give you some idea of how much they thought it would sell for? if not, call them back and ask them. Don't hesitate to ask another realtor for a "market analysis."
Next question is: How much do you owe on the home?
With these two pieces of info, you should have some idea of "how far in the hole" you are.
If you decide to sell the home yourself, you should discuss contact a local reputable settlement company and ask if they have a "for sale by owner" package of the applicable contracts and disclosures. I would also do some research on real estate attornies in the area and consider using one to review any contract that you might get from a buyer.
Regarding marketing the home, you may find a real estate attorney who would list the house in the MLS for a modest fee on a "limited service" type agreement. You can advertise on www.militarybyowner.com for a modest fee and / or on www.moresam.net for free. Should also be able to advertise on www.ahrs.com for free as well. All three reach the military market. But I should advise you that selling by owner rarely has a high success rate.
Depending on "how far" in the hole you are, you may want to discuss selling your home as a short sale. Some Realtors have experience doing this. But you should be aware that it generally takes a considerable time, can be very stressful, AND it will have credit score hits associated with it for both you and your husband, which could possible impact his security clearance.
Realize this is just a start, but knowing "how far in the hole" you are is the critical first step.
Joe Gladden
Veteran Realty Serving America’s Military, Inc., VR SAM®, is a partnership of retired Military Officers and Spouses, all Military Realtors, serving Military Families purchasing or selling homes in the Northern Virginia region including Fairfax County, Prince William County, Loudoun County, Fauquier County, Stafford County, Arlington, and Alexandria, Many of our purchaser clients are PCSing to the Pentagon, NRO, Fort Belvoir, Fort Meyer, Anacostia, Bolling AFB, Andrews AFB, Navy Yard, Quantico, Coast Guard Headquarters, and other NOVA military installations. VR SAM also serves a large number of defense contractor employees and Federal Employees from the FBI, NCIS, CIA and other agencies. Call VR SAM today to learn about our industry leading purchaser client credit and competitive listing programs and rates.
VR SAM is affiliated with Jobin Realty Manassas, 9327 Main Street, Manassas, VA 20110. 703 365-9090
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RE: PCS orders Hubby as already gone and I'm stuck trying to sell a house in AK |
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| Topic Review |  | |
Denise Korpinen
Posts:633
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| 05-18-2010 09:54 AM |
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Jen- Joe and Anon gave good gouge on both checking into Family Support Services and HAP. I have recently been through USMC Command Team Training. Family service assistance is truly underutilized by the vast majority of all service members. We are all trained to be independent and self sufficient to our own detriment at times. They can provide a lot of support and an advocate for your child's health care needs. They can’t help if you don’t seek out services.
On the HAP front, if you were under contract before July 1, 2006 you should likely be good to go on that qual. As Anon said, the next question is if you meet 10% loss criteria. They are changing from area to personal loss. So it is very important to have an accurate assessment of current market value. Then it can be compared to HAP’s Automated Value. You would definitely need to work with a Realtor who is not afraid of short sales or relocation transactions as HAP works similarly. What did you buy the property for? Did you put any money down, or 100% finance? These things tell me if you are benefits eligible and which category (Augmentation or Acquisition) you would be.
I believe AK is still under Sacramento District. If you have an application prepped, I may be able to help get someone to screen eligibility for you. If you qualify it should take roughly 90 days to close from the time you find a buyer. I am thinking if hubby is already transferred and there is a medical need, there should be some strings that could be pulled. A letter of support from Family Services and your child’s physician would likely do the job.
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anon1
Posts:633
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| 01-28-2010 06:28 PM |
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Hey, Jen...
I'm sorry to hear about your daughter. I'm hoping she gets some answers soon. The waiting is awful.
As far as what you can sell your home for, have you made sure your region has experienced a 10% overall drop in home values? That is also important for HAP. Your particular home must also have experienced at least a 10% drop in value from what I understand. So, if your region has experienced this, but your realtor is pricing your home high, you may want to see what kind of wiggle room you have with selling price to meet HAP's requirements. Also, maybe call your HAP representative to see if they can let you know if your area has experienced a great enough drop. It would stink to go through the process of selling, etc. and then find out you didn't qualify.
Best of luck to you...  |
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VR SAM
Senior Member
Posts:233
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| 01-27-2010 08:09 AM |
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If under contract is the criteria then good. My interpretation is that you would have been under contract if earnest money was escrowed. However would recommend you verify with the program admin folks and move ahead with HAP. If you are eligible, then there should be a program that allows if you can find a purchaser the government buys the home from you and immediately sells is to the purchaser. It can be a lengthy process and requires a patient purchaser, but strongly encourage you to contact the HAP administrators and get the process going. Would also interview realtors who are familiar with the process as well to find one who can work with the program. Joe |
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Joe Gladden, (Captain, USN, retired), Realtor
homesformilitary@vrsam.com
O: 703 754-3036 C: 703 585-3305
http://www.vrsam.com
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Jen
Posts:633
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| 01-27-2010 02:44 AM |
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We are Army, but we live close to the Air Force Base. The Army is purchasing the tickets for us to fly, I am just waiting for our orders to be cut for our plane ticket to see the doctor
I am unsure at this point exactly what is wrong with my daughter that is why they are sending us to a specialist. She has tumors in her blader and uterus and a low white count so we will see what happens this Firday at the specialist. If they are unable to care for her I will fight them tooth and nail, I've done it before and will do it again.
We did get the DA to approve BAH and COLA at the AK rate instead of the GA rate until June 30th 2010 now we are waiting for finance to straighten out the mess the created. Getting the DA approval was a tooth and nail fight as well but we did it. There are certain criterica that you must prove to qualify for it but it is worth it currently.
Oh I have contacted the FRG here and since my husband is no longer stationed here they say that I am not part of the FRG here and that my FRG is at Ft. Benning. A lot of help that is
Thank you for all your support, this will all work out |
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Jen
Posts:633
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| 01-27-2010 02:35 AM |
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The realator say I can sell for 170,000.00 I owe 181,895.54. I checked out the HAP website and it says that if I was under contract to purchase the home prior to July 1, 2006 then we gualify. Does signing and placing money on the earnest money agreement constitute a contract? If so we did that in June of '06.
Thank you for all the information |
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anon1
Posts:633
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| 01-27-2010 12:24 AM |
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Jen,
I'm so sorry you're dealing with all of this. This is completely off topic (as I think Joe pretty much summed up the information and some options that may be available for you), but get in touch with your Family Readiness Center on base and let them know about the health issues facing your son. It is mandatory you do this if you or children have special needs AND they put you where there are services for such needs. If there are not services available where your husband has relocated, you can fight that saying you cannot leave on PCS unless certain "criteria" are met. If you are having to fly for services, it is quite possible the air force (?) will station you where you are flying so at least that may lessen the burden for you financially. If they cannot station you there, they may even have programs to help pay for travel. Again, get with the Family Readiness Center to discuss your options.
Its quite a process, but I am a spouse with special needs and cannot be stationed anywhere there are not adequete services and specialists within (I think) 20 miles or so. So, this MAY help with your situation of having to drive a long distance for healthcare and MAYBE even make it so you can stay longer in Alaska while awaiting such a transfer.
As far as the house situation, I don't have much to add, but I know many on this site have expressed frustration and seperation when waiting for HAP to come out and to see if they're elligible. So, you're not alone. |
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VR SAM
Senior Member
Posts:233
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| 01-26-2010 11:52 AM |
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Jen, very sorry to hear about your circumstances. Here are some thoughts:
It's my understanding that you would have had to settle before July 1, 2006, to be eligible for HAP. However, I would suggest you personally call the appropriate HAP office to verify. This link shoud have the numbr. http://hap.usace.army.mil/
If it's any consolation, even if you were eligible, it doesn't ensure that you wouldn't lose considerable money going through the HAP program.
Assuming I am correct on that, the next critical piece of information would be the market value of your home. Did any of the realtors give you some idea of how much they thought it would sell for? if not, call them back and ask them. Don't hesitate to ask another realtor for a "market analysis."
Next question is: How much do you owe on the home?
With these two pieces of info, you should have some idea of "how far in the hole" you are.
If you decide to sell the home yourself, you should discuss contact a local reputable settlement company and ask if they have a "for sale by owner" package of the applicable contracts and disclosures. I would also do some research on real estate attornies in the area and consider using one to review any contract that you might get from a buyer.
Regarding marketing the home, you may find a real estate attorney who would list the house in the MLS for a modest fee on a "limited service" type agreement. You can advertise on www.militarybyowner.com for a modest fee and / or on www.moresam.net for free. Should also be able to advertise on www.ahrs.com for free as well. All three reach the military market. But I should advise you that selling by owner rarely has a high success rate.
Depending on "how far" in the hole you are, you may want to discuss selling your home as a short sale. Some Realtors have experience doing this. But you should be aware that it generally takes a considerable time, can be very stressful, AND it will have credit score hits associated with it for both you and your husband, which could possible impact his security clearance.
Realize this is just a start, but knowing "how far in the hole" you are is the critical first step.
Joe Gladden
Veteran Realty Serving America’s Military, Inc., VR SAM®, is a partnership of retired Military Officers and Spouses, all Military Realtors, serving Military Families purchasing or selling homes in the Northern Virginia region including Fairfax County, Prince William County, Loudoun County, Fauquier County, Stafford County, Arlington, and Alexandria, Many of our purchaser clients are PCSing to the Pentagon, NRO, Fort Belvoir, Fort Meyer, Anacostia, Bolling AFB, Andrews AFB, Navy Yard, Quantico, Coast Guard Headquarters, and other NOVA military installations. VR SAM also serves a large number of defense contractor employees and Federal Employees from the FBI, NCIS, CIA and other agencies. Call VR SAM today to learn about our industry leading purchaser client credit and competitive listing programs and rates.
VR SAM is affiliated with Jobin Realty Manassas, 9327 Main Street, Manassas, VA 20110. 703 365-9090
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Joe Gladden, (Captain, USN, retired), Realtor
homesformilitary@vrsam.com
O: 703 754-3036 C: 703 585-3305
http://www.vrsam.com
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Jen
Posts:633
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| 01-26-2010 06:34 AM |
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We thought we were going to get to stay in Alaska until his retirement so we bought a house. Well the military denied his request to stay and now he is in Fort Benning and I am in North Pole AK, previously stationed at Ft. Wainwright. I have 4 of the children and he took our 13 year old. Now one of my children has a serious health problem and I am having to fly back and forth to a specialist while placing my other 3 in child care here. The cost of our morgate here and his rent in Ft. Benning is killing us. I work full time and we are still not making ends meet. I have talked to real estate agents and they won't even touch my house because we will not get what we owe on it. I was told to do FSBO but have no clue where to begin and with everything else going on - I am just at a loss. We didn't sign the paper work until Aug. of '06 but we signed the earnest money agreement in June of '06 so I am unsure if the HAP program applies to use or even how to go about finding out.
I miss my husband and son terrible and right now I am just lost.
Any information would be great. |
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