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Board-certified real estate attorney Gary M. Singer answers housing questions in this space each Friday. To ask him a question about short sales, mortgages, refinancing, homeowner's associations or any other residential real estate topic, click here.

Q: My dad passed away four years ago and my mom was scraping by working at a department store until recently, when she had to stop due to an illness. Although my mother has good credit, we have been unable to refinance or lower the payment. It makes no sense because we keep hearing about all of the programs out there to help people. But it seems that there is nothing for someone who needs it the most. Dave

A: Don't be so sure. There are many programs out there that can help reduce your loan payments. It comes down to four factors: math, persistence, luck and realistic expectations. By math, I mean that your income, bills, home value and mortgage must fit into one of your lenders programs. As for persistence, many people get turned down two or three times before they get approved, so if you stop trying youll never get the relief youre seeking. There is an element of luck involved in all of this. Did you randomly get a bank representative who will go the extra mile to help you, or the one who is in the middle of a divorce and hates his job? Finally, its important to have realistic expectations. I have seen many people turn down a terrific loan modification offer from the bank to wait it out for some magical solution thats never going to happen.

You need to get an idea of what type of relief that you may qualify for, and see if that relief will work for you. For example, if you earn $700 a month in Social Security as your only form of income and you are trying to modify a $300,000 mortgage, it is highly unlikely that you are going to be offered a solution because the math just doesnt work. If you earn $200,000 a year and are trying to modify your $190,000 mortgage, its doubtful that your lender is going to see things your way.

Q: Our mortgage is underwater and we would like to move out of the immediate area. I need some good advice. I'm reluctant to just pick up the phone an call anyone because I don't want to become a victim of a scam. Do I call a law firm? A real estate agent? A loan modification company? Who? Hal

A: Call a lawyer experienced in dealing with struggling homeowners. He or she will help you figure out a strategy that may involve a short sale or a loan modification. Each persons situation is unique and each situation should be dealt with individually. Do some Internet research to find out about lawyers in your area and then choose two or three to interview. Ask questions such as: How many cases have you handled similar to mine? Do you have any special training or certifications related to real estate law? You should also take to the appointment appropriate paperwork about your financial situation and your house. Bring proof of income for all wage earners, two years of tax returns, a recent mortgage statement, your tax bill, your insurance bill and any other paperwork that you think is pertinent to your individual case. Think about your goals. Attorneys are, by training, goal-oriented people, so tell the attorney about your goals so he or she can craft a custom plan that works for you. Bring reasonable expectations and a willingness to listen.

The information and materials on this blog are provided for general informational purposes only and are not intended to be legal advice. No attorney-client relationship is formed, nor should any such relationship be implied. Nothing on this blog is intended to substitute for the advice of an attorney, especially an attorney licensed in your jurisdiction.

To follow Gary Singer on Twitter, click here.

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Ask a real estate pro: 4 keys to lower mortgage payments

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Selling a home can be one of the most significant financial steps in a person's life. Sure, buying a home is up there too, but actually determining how to best prepare for and rid oneself of a home in the most economically efficient manner, can take a lot of workand even then, it doesn't always pan out (take it from me, I've been there).

I learned a heck of a lot when we recently sold our home during what has been one of the worst real estate markets in history. Here are some of the rules I developed during the process and to which I plan to adhere to more strictly next time.

Start Home Sale Preparations Well in Advance

We began preparing our home for sale multiple months in advance to ever putting it on the market. We painted rooms, cleaned, downsized, and packed up personal items, and decluttered, and then we had our real estate agent come over to see what other steps we should take in the preparation process.

We also ended up fixing broken floor tiles, adding some window treatments and new blinds, replacing the garage roof and back porch awning, and making similar repairs and adjustments to our home in order to make it more presentable in the months prior to putting it on the market.

Choose a Price Point Carefully

We really messed up on this one when we put our home up for sale. Our mistake now makes it one of the most highly valued rules on my list. We priced our home too high initially, and we never recovered from the mistake, which in my opinion not only cost us a quicker sale, but tens of thousands of dollars in the process.

Because we didn't price our home correctly for the market that we were in, we were constantly trying to make up the difference as the market continued to drop.

Consider Your Real Estate Agent Wisely

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First Person: Selling Our Home in One of the Worst Real Estate Markets in History

Murphy Realty Group continues to dominate the Ulster County Real Estate market, increasing their sales volume by more than 65%, a larger increase than any other real estate agency in Ulster County.

Ulster County, NY (PRWEB) March 01, 2012

With the current state of the real estate market, John is often asked how do you do it? How are you so successful?. Johns answer is we work hard, and we work smart. I have composed a team of Ulster County Real Estate Top Producers who not only live and breathe this business, but love it! John continues to say we have developed a specific strategy for marketing, that both promote our listings, as well as our company. No other company in the county offers a marketing plan even close to ours. We combine an aggressive approach to advertising and marketing in local newspapers, real estate magazines, TV endorsements, radio ads, and most importantly, a complete and DOMINANT online presence.

Murphy Realty Group syndicates their listings on over 100 various real estate websites, offers full HD, interactive virtual tours, features their listings on all of the top real estate websites, and takes advantage of all the various social media outlets, ensuring that their listings get maximum exposure.

Along with all of this, Murphy Realty Group has expanded their online presence. Their company website, MurphyRealtyGrp.com offers state of the art technology, making it that much easier for buyers to perform their Ulster County Real Estate search. The website offers advanced search options, along with the ability to save searches, save favorite listings, and receive instant automatic email notification for any new listings or price reductions for listings that meet desired criteria.

Besides the company website, Murphy Realty Group has recently announced that they offer numerous other real estate websites. Each of these sites are highly ranked for related search terms for that site. The company is targeting local buyers and sellers with area specific websites, such as WoodstockNewYorkRealEstate.com, UlsterCountyNYRealEstate.com, and CatskillsNYRealEstate.com. These are just a few of the additional websites that Murphy Realty Group has to offer.

These sites not only target local buyers and sellers, but they also strategically target out of area buyers, specifically NYC buyers. John Murphy, says that when someone searches for Woodstock Real Estate or Woodstock Homes For Sale, we will not only come up on the first page, but we have an entire site dedicated to that area. Murphy is right, after performing a search for Woodstock Real Estate, there were several other websites, but none as user friendly, or area specific as WoodstockNewYorkRealEstate.com. This website is full of local content, and information about the Woodstock area, offers a local Woodstock blog with news and events on the area, and also offers a user friendly advanced search for all listings in the Woodstock and surrounding areas.

Murphy went on to say that all of his company websites offer specific localized information. The dominant internet presence, along with the aggressive approach to marketing in print, TV and radio goes hand in hand with the reputation of his company, and his top producing Ulster County Real Estate agents. John goes onto state we are very well known throughout the county, weve been around a long time, and many of my agents are actively involved in the community. John continues to recognize and thank loyal clients, stating that the best compliment is a referral. John continues to say many clients and customers remain in contact and have become good friends, long after the home buying or selling process is over, and continue to refer us to their friends and family.

Murphy Realty Group continues to grow successfully, and dominate the Ulster County Real Estate scene. John also said that this is only the beginning of what we have to offer, so when asked why we are so successful, its easier to just say, were good at what we do, and we love it!

To learn more about Murphy Realty Group, visit http://www.MurphyRealtyGrp.com

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Murphy Realty Group Continues to Dominate the Ulster County Real Estate Market

There are plenty of home selections that are available in the Miami Beach real estate if you are thinking of investing a luxury property to experience luxurious lifestyle. Miami Beach a well-known city for being one of the top tourist destinations because of the beaches in the city which is perfect for anyone who want to relax or frolic under the warm tropical sun that the Sunshine State of Florida is known for.

Before you start searching in the Miami Beach real estate for the perfect home and for you and your family, it is important to get to know the selections that are available out in the city. With this you will gain idea about the selections that are available out in the market and be able to pick the one that fits you perfectly with your living specifications and lifestyle. Making your checklist is always an important part of home buying. This will help you arrive at the right property that perfectly suits your taste and lifestyle. Through this checklist you will be able to avoid expensive mistake and regrets in the future. So if you are planning to buy one then you have to do it in advance before you start your search.

Beachside condos

Condos that are in the beachside remain to be the top of being the most sought after homes in the city. Both local and foreign homebuyers are looking forward to the chance of living in a modern luxury home that offers an easy access to the beach.

Condos in the Miami Beach real estate are well-known for modern comfort and convenience that is commonly seen in a 5 star hotels. High-end condos are equipped with all the basic necessities such as furniture and fixtures, appliances, communication lines, internet connection and so on. But there are also some condos that do not come with anything but the location itself are enough to guarantee it as a good investment.

Miami Beach real estate condos also offer recreational and entertainment facilities that will cater to the needs for their residents and guests, especially tourists or vacationers who frequently visit the area and this includes swimming pool, sports centers, health and fitness spa, business centers, in-house bar and restaurants, caf? and so on.

Luxurious Single-Family Homes

You may think that living in a single-family home in Miami Beach real estate only provide you simple living, if you think this way well you are mistaken. Most of the real estate properties that are under this category integrate modern design that you usually see in mansions and expensive luxury homes. These properties usually offer sizable yard, garage, swimming pools, easy access to recreational and entertainment facilities and of course some are walking distance to the beach.

Ella Ayson
Miami Beach Real Estate

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Investing A Luxury Property In Miami Beach Real Estate

We all know the real estate market in Williamsburg is cra-zay, but apparently it's driving the real estate brokers nuts, too update: Justin Farrow returned our email and explained that he is no longer a real estate agent. In this video, area man Justin Farrow shows off his sweet bachelor pad, inside a van in an abandoned warehouse. Crazy, or crazy like a fox? Something to consider when you're signing the rent check in a couple of days. Be sure to check out his view from the roof at the four minute mark (and place bets in the comments on how soon Farrow removes the video after the Internet figures out the location):

And with the money he saves on rent, he can afford plenty of rat traps! Farrow, who also does a lot of street art photography and does not appear to be your average unctuous Glengarry Glen Ross-type realtor, explains:

Don't be scared. This is a simple experiment in housing. In an undisclosed location, inside one of the most desirable neighborhoods to live in the US (Williamsburg, Brooklyn), I am purposefully living inside my van, parked in a 4 story spooky warehouse which is currently for sale for over $25 million dollars. In less than a year, this building will be converted into hundreds of condos. As a real estate agent for over 10 yrs in NYC, I could live anywhere I want, but I chose this. In a round-about-way, this is my statement on Gentrification as New World Colonialism. More to come...

As Farrow boasts at the top of the video, "I got everything I need in here. Flatscreen TV...All of the comforts of home. Kinda." See, this guy knows how to beat the system. By choice.

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Video: Williamsburg Real Estate Broker Shows Off His Sweet Van Bachelor Pad