The Brian and Kindra Show

On Season 2 Episode 25 of The Brian and Kindra Show, they discussed what to expect when you are getting ready to close. As a buyer, especially a first time home buyer, the inexperience of the process can be daunting.  When obtaining a loan, there are many steps that must be taken to get to closing. The contract specifies a closing date and all parties work toward that closing date.  However, the lender needs to have their loan approved before they can give “clear to close” and this typically happens just 3-5 days prior to closing.  In fact, a buyer must sign their closing disclosures 3 days prior to closing. This is the document that tells the buyer the amount of funds they need to bring to closing. Funds should be a certified or cashier’s check or a wire transfer. Personal checks are not accepted and many closing companies will not allow funds to be paid in cash.  At this point, a buyer should also schedule the utilities to be transferred at closing. Generally, this is a quick and simple process as many utility companies accommodate online transfers. Occasionally, with rural utilities in person forms and a longer princess might be required. The City of Woodward needs a copy of the deed to transfer utilities, which is something not accessible until the seller signs at closing. However, your realtor can be prompted to email the City and advise them on the closing so there is no cut-off of utilities. The final walkthrough of the property is something the buyer does towards the end of the seller moving out. This can be a mess if the seller is still moving out and there are boxes around. However, your realtor can be communicative with both parties to avoid a crossover as much as possible. The final walk through generally takes place the day before closing or the day of closing if necessary.  Brian and Kindra love to take a “SOLD” picture of you in front of your new home at the final walk through.  A home purchase is a reason to celebrate and they want to help you commemorate the experience!At closing both buyers and sellers need two forms of identification. And get your signature hand ready! Buyer’s packets can be anywhere from 5 pages to half a ream of paper. After the buyer signs, the seller signs. You cannot obtain keys to your home until the lender approves documents and the purchase is funded. The contract that Brian and Kindra use most often says that possession is to be taken upon closing and funding. That means sellers must be out of the house by closing. Sellers are often selling a home and buying another, so you might be booked for the day going to two closings! Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 24 of The Brian and Kindra Show, they discussed land with Hugh Lively, a realtor at Keller Williams Realty Elite in Woodward.  One of the beautiful traits found in Northwest Oklahoma is how quickly the terrain changes in this region also affecting the price of land.  A lot of land in NWOK has been a part of the CRP program. CRP is a conservation program that limits the acres allotted to farming to lessen the usage of infertile soils. This program paid farmers to let their cropland grow grass instead of farming it, thus recuperating some of the nutrients. CRP was established that nothing could be on land for a 10 year period. However, when we get into situations where the farming population needs more hay or needs to run cattle, the government has come in and approved time frames in which the land can be used differently. With land, fencing is very important. Property values can be negatively affected without proper fencing. There are some ‘old cowboy rules’ when it comes to who fences belong to, but ultimately, fencing can be tricky and it’s wise to work well with one’s neighbor.  As far as crop fencing, a ranch may be divided by fences so that one can concentrate cattle or crops into different sections at different times. With the rotation of cattle and crops, land is better conserved.Water rights, land rights, mineral rights, wind rights and surface rights are another part of land sales. In 2010 when the wind industry picked-up sellers tried to sever wind rights when the first contracts were signed. People wanted to sell land and keep wind rights, or sell the rights and keep the land which would cause a large problem. The State of Oklahoma came in and stopped wind rights from being severed from land rights. However, water rights can be severed, which can hurt the price/value of the land. There are several drawbacks to severing water rights, most commonly it happens in a rural water development if the county needs the water for their own use. Surface rights are down through the water table, including mining. A lot of people in NWOK want to buy land and build a house. However, it can be challenging to find land to sustain that development. Water can vary from area to area. You would first want to make sure that there is water available, then after that get it tested to ensure it’s potable. The amount of water also varies. You can get some places that are 100-150 gallon a minute wells, or some that are 2-3 gallon a minute wells. Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 23 of The Brian and Kindra Show, they discussed surveys with Mike Gosset. First, it’s important to establish what a survey is.  A survey is an evidence based outline of a property's boundaries. A surveyor can establish existing boundaries on the ground, create new boundaries on the ground, or appear in court as an expert witness over boundary line disputes. A licensed surveyor must have a two-year degree with 30 or so hours of specific courses and 6 years of experience in a responsible position. Or, you can do 4 years of college with 4 years of experience. The term evidence sounds odd to some when considering surveys.  Evidence for surveys is based on original surveys from statehood.  Geographical evidence can be the location of rivers and bodys of water.  Occasionally, an error is found on a survey such as the written description of land doesn’t line up with the marker on the ground. That could be due to geographical changes or sometimes occurs when an unlicensed description of the land is written.  A licensed survey can also provide an elevation certificate that may help a homeowner decrease their flood insurance premium or even remove their property from a specific flood zone based on the surveyor's findings. Flood insurance can be very costly so this option may be a money saver in the long run. Flood zones are beneficial to planning and development on where a structure will be built. In Woodward the new detention ponds have significantly changed the flood zones in the city and is already assisting many homeowners to find decreased flood insurance rates.  Mike explains the process to have a property removed from a specific flood zone is to first call a licensed surveyor who will look at the FEMA flood map and determine if the elevation certificate may be of value to the homeowner.  Then, the surveyor looks to see if there is a base flood elevation for the location.   Next, he decides if an engineer is needed for a drainage study.  The surveyor must determine base flood elevation and drainage on how high the water could rise and compare it to how high the house is. Then, they can submit this to FEMA for their determination. Not all properties can be removed from the flood zones that require flood insurance for many mortgages, however, one may find the effort valuable if their insurance amount is lowered. Surveyors are licensed by state and can survey anywhere they hold a license.  However, due to the varying geography of each state and even in various regions of each state, many surveyors choose to survey only in areas they are familiar with in order to provide the best, most accurate work.  Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 22 of The Brian and Kindra Show, they discussed rent to own and leasing properties versus purchasing with cash or a traditional mortgage. A typical sales contract for most Realtors is between a seller and a buyer who will pay cash or obtain a loan.  A typical closing will fully fund the seller with the full contract price less closing costs.  However, there are situations where a seller might be agreeable to a lease to own or even an owner finance for their property.  For a seller, a rent to own situation can be a risk. A seller assumes a certain amount of risk to allow a purchaser or tenant to move into their property.  Often in a lease to purchase contract, the purchase is expected to maintain general upkeep of the property.  The contract should be very specific, laying out terms and conditions for the owner and purchaser.  Things to look for include: Who pays county taxes, homeowner association dues, special assessments, etc.  Who is responsible for repair of the property?  Is any portion of the monthly payment to be applied toward the purchase price?  These are just a sampling of things that may be included in a lease to purchase contract.  For buyers who have damaged or insufficient credit, a lease to purchase contract may be very attractive.  This option may allow them to move into a home they want to purchase, but still have time to repair or build their credit to allow them to obtain a secondary market mortgage.  These loans often have terms that are more enticing to a buyer although the process to obtain them may be more stringent than in an owner finance or lease to option situation.  A common misconception that Brian and Kindra noted is that buyer often believe they won’t need a deposit with a rent to own.  Actually, the deposit may be even greater than in a traditional rent situation as the risk can be greater on the seller.  Brian stresses that it is very important to review any contract well prior to signing. This seems particularly true in the event of a lease to purchase contract as there are so many variables.  Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional

On Season 2 Episode 21 of The Brian and Kindra Show, they discussed some myths of interior design.  One common myth is that small rooms should be painted white or very light colors. It is commonly thought that light colors will make rooms seem larger. However, one decorator says that dark paint makes it feel cozy and gives the impression that it’s pushing a wall out and therefore appears larger. Another common myth is that ceilings should be white. Brain and Kindra noted that some of their buyers have an aversion to  dark ceilings.  However, some interior designers suggest a colored or textured ceiling to create drama in the space.   It seems that many believe that wood panelling is only for country homes.  With the Farmhouse trend of recent years, we have seen quite a bit of wood in the shiplap walls and decor.  Designers also note that wood paneling can soften the sharp lines and edges found in more contemporary designs.  Wood paneling has been seen as the natural wood color but really pops when painted in a neutral tone.  Do you remember being told not to mix different patterns in your wardrobe?  Just as we have seen that trend change in clothing fashion (floral patterns and stripes), we also see different patterns in home decor mixed.  We even see it frequently here in Woodward. This type of ‘out of the box’ decorating brings a unique flair to the home in addition to adding dimension and character.  Things don’t have to match perfectly in order to look good. If you love a piece of furniture, an accessory, or even a color of paint - try it out! It may be just what’s been missing! Another interesting myth is that wood or wallpaper shouldn’t be used in the bathroom.  Brian and Kindra chuckle at this one as they frequently see wallpapered bathrooms!  This myth must not be one recognized in our area!  It’s nice to be affirmed!  In fact, some designers suggest bathroom walls be half paneled and half patterned wallpaper. Of course, using the correct adhesive is imperative in order to avoid issues with moisture and these types of materials.   Often, homeowners stress about having the same metal finishes all throughout their home.  This is not completely necessary!  It’s important to stay in the same ‘family’, using all cool or all warm toned finishes, but it’s quite acceptable and may even provide an edge to a finished look if one mixes metals.   Last, one can argue that it is a myth that rugs don’t belong in the kitchen.  It seems that most buyers are very negative about carpeted kitchens due to how difficult they can be to keep clean.  A rug, however, can offer both style and function.  The kitchen is often a hub of activity in our homes and rugs or even patterned, padded floor mats can soften the room and offer a bit more style.    We hope that by sharing these decorating truths that you will find yourself feeling even more at home!  However, be prepared!  When it’s time to sell, your Realtor may have some contrasting advice!  Many of the same ideas that can leave our homes feeling cozier to us can be very distracting to a buyer. If your home includes elements of designs that aren’t common in the larger market, you will want to neutralize your home before selling.  Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.

On Season 2 Episode 20 of The Brian and Kindra Show, they discussed “Do It Yourself” (DIY) projects in the home. Many DIY projects are spurred by an online video that gives you an idea. There are a few pitfalls to DIY Projects.  Many homeowners find that they begin a project but don’t complete it.  Others find that they may begin a project thinking it is manageable, but once they have begun, they realize they don’t have the skills, tools or time to complete the project well.  Others may complete the project, but their skill set leaves the project less attractive than if they had hired a professional.  However, we have good news for you!  There are some projects that many homeowners can complete without a massive undertaking. Painting is one of those. It’s a simple upgrade to your home is relatively inexpensive and doesn’t require a tremendous amount of skill. A tip to painting your home is to not buy cheap rollers. With paint you can easily refresh flooring, cabinets, decks, or even doors! Painting wood floors or resealing them isn’t something we often see here in NWOK, but it can truly freshen up a property. You can also repaint the garage floor if it needs. Painting your kitchen cabinets can completely transform the look of your kitchen. It is a quick, easy and relatively inexpensive DIY project. Decks provide you with so many DIY options, rather it’s painting it completely or just adding  a new weather resistant stain. Refinishing wood doors is a newer DIY trend. You can repaint them or re-stain them and it’ll look brand new.The bottom line with paint is that it can almost fix anything up! Crown Molding is another DIY project, but one that requires some more tools. They do make a foam crown molding that you can stick to your walls, but the overall look is not always as rich or elegant as one might desire. Crown Molding, even doing it the easy way, requires a 45 degree angle cut for the corners. If you have the proper tools to cut the angle, this could be a DIY project that will really enhance the look of your home.In your bathrooms a DIY project can be new caulking. Often bathrooms are noted to have missing caulking around the tub/shower especially.  Caulking is so important as it creates a seal that doesn't allow water to splash into areas that are challenging to dry, thus mildew risk.  Caulking lines and grout lines can also be a challenge to keep clean and fresh!  If you need to replace your caulking, start by either peeling out the old caulking and putting new on, or put new caulking in the areas it should be. If you are thinking about a DIY project, don’t be afraid to speak to your local professionals. It’s never a bad idea to have feedback from someone who knows these DIYs in and out. Your Realtor may have some tips and tricks and may help you avoid some pitfalls.  Brian and Kindra hope this information has been helpful to you. As always, if you have any questions or need help, please feel free to reach out to your local real estate professional.