17 Sandy Ridge Rd Sterling MA was featured this week!
Deservedly House of the week on Telegram.com, edition of Worcester, MA! Right on the beautiful Championship golf course in Sterling, Massachusetts (step from backyard right onto the green of hole #13 and keep walking to the clubhouse or drive your golf cart!). Enjoy the views West towards the golf course through the large and plentiful windows and the higher ground it’s built on. The backyard was leveled to maximize usable space for backyard activities.
The article is about the property and its story, price and plenty of other info, including the investors to contact for an option to purchase and keep in mind about the possibility of lease-purchase or seller finance which are so rare to find, but so appealing to those who can use some time before funding the formal purchase while already moving in! For all the details about becoming the proud owners of such a beautiful stake in this family friendly neighborhood and town, call Denise Rossi of Proxima Investors @ (617) 999-0269.
Marketed by Proxima Investors, not agents or brokers, as optionees with no extra fees, all included in sale price. Buyers’ agents welcome and rewarded with generous referral fees. Call 617-921-9265 for more info.
Starting from 2020, January first to be precise, but with a likely extension to several months out, the NAR (National Association of Realtors) members will be banned from practicing pocket listings.
Also known as “private listings” or “exclusive listings” this practice is seriously hurting the reputation of Realtors by casting doubts on the ethics of such practice.
The fiduciary relationship between Seller and Listing Agent requires the agent to act in the best interest of the Seller and of the Seller only. However, in such scenarios, Sellers could actually lose significantly by seeing their property marketed to a restricted number of bidding Buyers. The risk is fetching a lower selling price.
The agent using this technique increases the chances of getting a full commission. Instead of having to split with a Buyers Agent who wouldn’t know about the availability of the property, the listing agent gets both sides of the commission, usually totaling 6%.
Marketing so the Agent benefits and the Seller misses out, betrays the special fiduciary relationship that characterizes the listing of a property for sale with a real estate agent, especially a Realtor (member of the NAR). Realtors are theoretically obligated to a strict code of ethics or risk disciplinary action, including getting excluded from the organization.
With a limited amount of cases where a Pocket Listing would be justified, the decision to limit this practice will open up many more opportunities to Buyers. In times of low inventory this is good news for the whole industry.
As far as our Buyers are concerned, freeing up the market by banning Pocket Listings isn’t necessarily beneficial because it would be about properties marketed by real estate agents. Notoriously, most real estate agents don’t have the training, experience and inclination to market the properties and set up alternative deals like lease-options.
However, more properties on the market could mean more Sellers and a better chance of homes offered on alternative selling methods like lease-purchase. With an extremely low inventory of homes available for lease-option/lease-purchase, that’s awesome news. Despite Lease-Purchasers and Lease-Option Buyers being very motivated, some homes are just an impossible choice, no matter how hard they try to make them work. So good news!
Concluding we think that ordinary Buyers and our Buyers will benefit from more properties to choose from. If not lowering prices significantly, it should allow less of the “take it or leave it” type of situations. Right now, the unconventional market of lease-options is very heavily a Sellers’ market. Many times the inventory in this niche market is just too thin and qualifying Buyers are just too many.
Hopefully our Buyers will find the opportunities they deserve, but we still have to find out how heavily enforced the ban will be and see the real effects on the market. Its implementation is already delayed in most locations ’til May 2020…
Stigmatized properties for sale in MA: Sellers’ disclosures to Buyers according to state law
When Selling a home, a Seller has to abide by rules and guidelines for the benefit of Buyers. Some of these are pertinent to facts that may affect the building, and in turn the transaction, and that the law may or may not require a seller to disclose to Buyers.
Each buyer, has a different sensitivity to the issue and for many it’s not an issue at all. However, the problem of disclosing these events and situations could add uncertainty in a transaction if not clear and have the potential for a headache or legal nightmare.
There are already so many hurdles, like inspections, appraisals, concessions, fees, assists, waivers, endless negotiations and other disclosures that finding out late in the deal about a “paranormal presence” in a house, could jeopardize a done deal by unsettling even the most motivated buyer.
The creaky floors could be something easy to fix and not likely to hold up a Purchase, but should they be thought to be due to paranormal activity and not having been disclosed by the seller, there could be an insurmountable issue that emerges after signatures have been exchanged and provide a reason for legal claims based on lack of disclosure.
Unlike California, where you can go back 3 years and more for psychologically impacting events on the property, it’s not the case in Massachusetts! The law clearly states that, as it doesn’t fall in the category of material facts which have to be disclosed, it’s not necessary “to disclose the fact that the property was the site of “…felony, suicide or homicide” or “…that the real property has been the site of an alleged parapsychological or supernatural phenomenon.”
SELLERS AND LANDLORDS
So no disclosure of any stigma on a property for sale is legally necessary in Massachusetts, and that’s for a Seller or a Landlord or Lessor, to buyers or tenants, renters, lessees.
The general “Caveat Emptor” (Buyer beware) rule applies here for buyers, who are expected by law to perform their due diligence if sensitive to this aspect of a property. If you’re a buyer, we suggest you talk to neighbors, research public records, and just ask clear and direct questions, especially if there’s a doubt, maybe you heard some rumors, maybe a just a gut feeling.
If buyers ask questions, then the seller cannot misrepresent or make false statement to buyers without creating cause of action, with half-truths also providing an opportunity for a successful lawsuit. So ask those questions directly to who would know, especially owners, but also agents, they are both legally obligated to disclose upon request from a buyer.
CHOICE TO DISCLOSE
What sellers can do, is to provide information voluntarily. If they so choose, it’s their prerogative, but NOT obligation and buyers can’t claim it as a right.
REAL ESTATE AGENTS
If represented by an agent, in the same way no disclosure is necessary. Due to the fiduciary nature of the relationship between agent and seller, the agent cannot provide the information voluntarily, unlike the seller, and unless the seller authorizes or instructs the agent to do so. The agent can always decline to represent the seller or terminate an agreement already in place if the information emerges after establishing the contractual relationship. It may or may not be easier to get more truthful information from an agent due to the legal implications on their careers, so ask both seller and realtor.
REAL ESTATE INVESTORS
If an investor, like us at Proxima Investors, is involved, depending on the type of underlying deal, the investor is subject to the same disclosure rules as the seller, if holding equitable interest in the property.
At Proxima Investors we have not come across a situation of stigmatized properties where it was a concern. However, since Massachusetts is an old state with many old and beautiful homes. Homes can have a long and known history and the creaks and noises of old homes can be unsettling and inspire stories passed down over centuries. Think about Salem in the 1600s when Massachusetts was a very populous state with lots going on. It’s only a matter of time that we will run into this issue. We already have invested in old and antique homes, which can be difficult to sell in this market, and we love them. Should the issue at some point arise, we believe that it should be dealt with on a case-by-case basis, as property stigmatizing events and situation have a different psychological impact depending on their uniqueness. As a buyer, you can just ask and we will be happy to disclose anything that could be of interest, but rest assured that in extreme cases we probably wouldn’t take such property and agree with the policy of demolition that has taken place on the site of awful events. So, as a buyer, if you see a house listed by us, you know that we aren’t aware of any major circumstances that would affect the property psychologically or “para-psychologically”.
Proxima Investors are not attorneys and we do not provide legal advice and only state our opinions. Check with your attorney of choice before making any decision based on the content of this article. A useful resource can be found by clicking the link below to the relevant section of the state law: Real estate transactions; disclosure; psychologically impacted property.
Above is one of the many bathrooms in this home, complete with bathtub and walk-in shower. It’s the master bathroom serving the master bedroom conveniently situated on the first floor.
In this composition is also part of the beautiful brickwork at the front of the house, with a grand lawn to separate it from quiet Sandy Ridge Rd, in Sterling, Massachusetts.
Next is the geographical location in Massachusetts and Worcester County, within easy reach of Tax-Free New Hampshire, the city of Worcester well connected to the rest of Massachusetts and its capital, Boston.
The QR code brings you straight to the dedicated section on this FromRenter2Buyer.com website for more pictures, photos, images and information.
on February 20th, we celebrate our pets! It’s
For us, at ProximaInvestors.com and our associate website FromRenter2Buyer.com, it’s so easy to understand the amazing and loving bond that can be established between pets and their owners to our job as real estate investors, because we solve also one of renters biggest problems when we offer them our properties: landlords who don’t accept pets or charge heavy fees to allow them in! They may even (legally) discriminate between breeds and species! And that’s actually one of the first moments when renters decide to contact us, when they see that our homes welcome their pets just as much as the rest of their family!
By offering our homes for Lease-Purchase, which is nothing else than a committed and tight real estate property Rent-To-Own agreement, we allow Lease-Purchasers to enjoy the properties practically as the owners, which of course includes no limitations other than what they decide to having pets.
Of course laws and regulations need to be respected, but in a Lease-Purchase there is no typical Landlord who can give you a hard time for any type of pet, ever again!
You’re not the formal owner until the deal is completely executed with the final Purchase and Sale, which makes the Lease-Purchasers the actual owners. However, during the Lease part you are not really a typical renter with all the conditions and contingencies that renters typically have, including the eventual need to move as the property does not belong to them and needs to be returned sooner or later…
pride ourselves in being able to design deals which can turn renters
in temporary accommodation into owners of a permanent home for them
and their family and, you guessed it, their PETS!
So while we are reminded of the important role that pets have in many families everyday, please enjoy your pets today more than other days and make them feel special!
East Bridgewater, MA Single Family Home for rent-to-Own/Lease-Purchase
East Bridgewater Home Lease-Purchased!
With great pride we want to announce that our antique East Bridgewater home has been SOLD (via LEASE-PURCHASE). The interest in this home was overwhelming! So happy for the family who get to call it home, and thankful to the owner who trusted us to partner and sell it! We wish the best of luck to both the seller and the buyers!
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If you are a motivated homeowner who wants to sell, you can’t get what your home is worth or your realtor cannot find the right buyer, feel free to contact us and we will tell you what options we may have for you, including lease-purchase and straight sale deals.
If you want to rent-to-own/lease-purchase a home and want to hear about other available properties we may have, get in touch and we’ll tell you what options we have available for you. Please note we do NOT do STRAIGHT RENTALS, either sales or rent-to-own/lease-purchase, so you need to want to purchase a property, on whatever terms work.
Norwell Family friendly home for Lease-Purchase/rent-to-Own
Single Family Home for flexible Rent-to-Own/Lease-Purchase
Norwell, Massachusetts, 02061, Plymouth County
Enjoy the unique views from every window of towering pines spread across almost 6 acres of land, while overseeing your historical cabin with impressive fireplace that was once lived in and enjoyed by author and naturalist, Professor (Captain) William Gould Vinal. This custom built Cape is wonderfully setback and away from the main street, with estate type access off Grove Street. The home offers an open floor plan, newer cherry kitchen, central air-conditioning, hardwood flooring, 1st floor laundry, wood stove in family room and a dining room presently used as a home office on the 1st floor. There are 3 generous bedrooms and a full bath with soaking tub on the 2nd floor along with 2 rooms of finished dry basement. Other recent updates in 2014 include the fully renovated upstairs bathroom, an extended deck and a fully redesigned septic which would allow for a 4th bedroom. The private yard, deck, patio and firepit is perfect for outdoor BBQ’s and entertaining.
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First floor Living Room/Area with windows looking over front lawn, Presently used as office, could be dining room or den. A cherry cabinet kitchen opens to dining and living area. Centrally located Wood Stove heats the first floor thanks to the open floorplan. Custom built Cape style home on large green lot, with privacy, without feeling isolated. Clearly this home is a locals’ favorite as well! For relaxing in a peaceful and beautiful environment. Fascinating view of the inside of the antique cabin, Huge fireplace for heat and great ambience,Inside the antique and unique cabin with great history. The historical cabin in the woods, Famous naturalist Cap’n Bill Vinal stayed here. Rent-To-Own/Lease-Purchase.