Selling The Main Line! Selling The Main Line is not just a catch phrase it is what Nick and Trudy Vandekar actually do. The Main Line in Philadelphia is an area to the north and west of Philadelphia, it goes through three different counties once it leaves the city of Brotherly Love; Montgomery, Delaware and Chester Counties. It lies around the train line that travels west of the city and used to end at Paoli, but now goes out to Downingtown and Amtrak takes it across the country. In fact if you travel to Chicago you end up in similarly named neighborhoods. Selling The Main Line! We work along the Main Line, helping buyers discover the joys of the different neighborhoods, from Ardmore and Bryn Mawr with very walkable town centers along Route 30, Lancaster Avenue, out to Downingtown which... 09/12/2014

Don't say another word! I attended a very good seminar on dual agency this morning, Practical Advice for Realtors given by William J. Weber Jr. Esq., and Gregory S Liero, both of Connor, Weber and Oberlies in Paoli, PA.  In Pennsylvania in 1998 our legislature passed real estate agency laws that affect how Philadelphia Masin Line Realtors interact with the public. Before 1998 a Main Line home buyer might believe they were being represented when in fact all agents involved were representing the seller. This 1998 legislation introduced buyer agency, and at the same time allowed dual and designated agency as well as transaction licensees who represent neither party. Buyer agents owe their loyalty to their buyer and their buyer alone. The selling agent owes their loyalty to the seller alone... 09/04/2014

Why are appraisers not more consistent?   I find appraisals today one of the most frustrating parts of the real estate transaction. Appraisers are not consistent, they ignore the very detailed instructions laid out for the appraisal and then when challenged refuse to make any changes. I had an appraisal at the end of last year where the instructions specifically said no sales over six months were to be used. The appraiser went back almost a year, used a distressed sale and then adjusted all sales to that distressed property. He ignored sales that settled within weeks of the transaction which supported the price. I had another appraiser who also last year refused to accept comparable sales because they were not similar houses, although they were just doors away from the subject property.... 08/27/2014

Where does your food come from? Here in Chester County we are very lucky, although we live just outside a major metropolis, Philadelphia we have access to some of the best produce from local farms, and our local county is encouraging this as well. Just look at this map for some of the choices, of CSA's, Farmers' markets or even just produce stands. Also Chester County has a great resource in the A Guide to Local Farm Products in Chester County 2014, packed with information and resources. Having access to great local produce is one of the things that makes living on Philadelphia's Main Line so great and definitely adds to the lifestyle of residents. Many local restaurants source their food from these same farms as well. So get out, do a little driving and enjoy the options these farms, w... 08/25/2014

Getting an offer is not the end of the job. We recently listed a home for sale on the Main Line in a development where we do quite a lot of business. As we were discussing pricing with our potential seller they mentioned their concern with the home appraising. Prices have been rising this year and it seems each new listing is priced just a little higher than the one before, and with low inventory these homes are often selling with multiple offers. So, we discussed how getting an offer was not the end of our job. We help with the negotiations that follow a home inspection, and we meet the appraiser and show him our comps and explain our pricing and also let him know if we had multiple offers. Well, the home sold with two offers in a matter of days. And yes, we met the appraiser, showed h... 08/20/2014

I have written many times about Old Forge Crossing in Devon PA. Old Forge Crossing is a 40+ acre condo community, of one and two bed apartments and 2 bed town homes located in Tredyffrin Township, and is part of Tredyffrin Easttown School District. We have sold many homes for clients in here, helped clients purchase in here and have several investors who we have helped rent in here. This year we have sold several homes in a matter of days. I understand why, the community is delightful and I hope this short video does enough to interest you on owning a condo in Old Forge Crossing, Devon, PA 19333. If you like what you see, contact Nick or Trudy and we can help you find the perfect home in Old Forge Crossing, Devon, PA 19333. It has a great location giving access to every where you might ... 08/19/2014

What are you being paid for? I have been thinking about this post for several days. Sparked by a similar post last week and something I read today and others comments it reminded me of two stories. Picasso was walking in a park, recognized by a woman who had known him when he was younger she approached and asked if he would sketch something for her. He quickly completed the drawing and asked the woman for a large sum in payment. She asked him how he could ask her for such a large sum, when it had only taken him minutes to complete the drawing? His reply, "Madam, it is not the time it took to complete the picture you are paying for, but my experience and skill which allows me to complete the drawing as quickly as I did."  The second story was in a newspaper in England when we lived there... 08/19/2014

Time is of the essence! In Pennsylvania time is of the essence in real estate. As a buyer from another state, or a mortgage provider we sometimes need to explain this as it is not the case in every state in the union. For example, I had buyers from New York, who had no idea when they were actually going to settle on their home they were selling in New York State. That sounds so weird to me, but they just took it in stride as they were used to it. But, we had to extend their settlement in Pennsylvania due to delays in New York In Pennsylvania, and especially on the Main Line, time is important. Everything in the agreement of sale is timed off the date that the last signature or initial is added. That is when it becomes a contract. The timing for deposits, inspections, mortgage applicatio... 08/18/2014

If only I could afford a little more, I could afford the perfect Main Line House. Many Main Line buyers go through the situation where they cannot find the Philadelphia Main Line house they want. Especially when inventories are low and prices have risen somewhat. But is it true that simply having some more money solves the problem? In some cases it might, but there is no perfect Main Line house out there. As a home inspection will often quickly reveal. It may not be anything big, but there is always something that comes up. Often by increasing the budget you still find homes that need changes. Sometimes, changing your search area helps to find homes closer to what you want, but they often still need some changes. Even a new construction home needs to be personalized. Buyers also often s... 08/15/2014

Should you hire a home inspector when the township issues a U&O? On Philadelphia's Main Line, many townships require a seller to have a township inspection before settlement. This is so that a use and occupancy certificate can be issued. This must be done before settlement. Pennsylvania Law requires a municipality to issue a conditional use certificate that gives the buyer 18 months to do repairs in cases where a home might be being sold "as is" perhaps by an estate, a short sale, a foreclosure or a bank owned property. In fact, here in Pennsylvania we have been hearing rumors that banks and mortgage companies are not accepting conditional use and occupancy certificates, this article from PAR Just Listed outlines the issues. But that is really another issue although related. The main di... 08/09/2014

So how much should you pay per square foot for a Philadelphia Main Line house? I often have buyers of Philadelphia Main Line homes tell me a home is priced at so much a square foot and that it is overpriced. But how much is too much? I was reading this story on Housingwire today about a home in Hong Kong that is $22,677 per square foot. Is that too much? It makes it the most expensive house in the world if only considering price per square foot. The most expensive house listed is actually in London if loking only at price. But what should you consider when buying a Main Line house? Is price per square foot something to rely on? Like a good lawyer, my answer will be, it depends. It depends on the features the house has, its location, does it meet your requirements, school district, crime... 08/09/2014

How confidential is your offer?   I was reading a post by Margaret Rome about confidentiality and it got me thinking about that. Firstly in Pennsylvania until you either sign a buyer agency contract or a listing contract the agent does not have to hold the information you tell them in confidence. You are unrepresented, and anything you share can be used against you in negotiations. Many buyers visit open houses and share information with the agent sitting the open house who represents the seller without thinking. Always be cautious in real estate what you share and with whom. In fact whenever you meet a real estate agent in a potential real estate transaction they should ask if you are represented andexplain agency to you and present you with a Consumer Notice which covers our duties an... 07/29/2014

What you can learn from going to yard sales? This post was inspired by Sharon Tara's post. Trudy and I love going to yard sales. You one never know what you are going to find and two what you will be able to buy even if you find something good. For example, Trudy went out to a yard sale on Friday morning she saw advertised. Well there was nothing at the yard sale, but across the road sat two wicker chairs with a sign on them saying FREE. We both love FREE. Sometimes you have to look elsewhere. She walked up the driveway and rang the door bell and indicated she was interested in the two wicker chairs. The lady in the house said I have another one as well, a rocker. I got the phone call, but was showing a home, so Trudy went and borrowed a van from a friend as she could not fit them all i... 07/28/2014

I need you to be present at every listing. When taking a listing, part of our job requires us to explain to sellers how each demand they make affects a buyer trying to see the house. As was commented in another post by Beth Atalay shoes off is common, and in our area we provide booties to wear over shoes when sellers request this because of new or freshly cleaned carpets. But, there are several reasons why sellers request an agent to be present.  They want the agent to sell the buyers on any special features in the house. They believe their agent knows the house best and can sell it best. They have an alarm system that is complicated to work. They have high value art and furnishings and want you there as a security guard. They want the house locked up correctly after the showing. But, l... 07/24/2014

What does it mean to be a Main Line Realtor? The Philadelphia Main Line is an area outside and west of the city of Philadelphia, it runs through parts of Montgomery, Delaware and Chester Counties. It is named because of the original train line that ran out of the city and some of the stations along the line are delightful. The Main Line has stretched over time, some older inhabitants would frown on areas that are referred to as being on the Main Line today, but newcomers know no difference. The Main Line is a very affluent area, with many multi-million dollar luxury homes and mansions. Over the years it has changed, but each of the townships vies to have the best school district, and there is a lot of competition. This can add up to put a lot pressure on the kids to perform as well. It ... 07/22/2014

Abordeau Townhomes and Flats Devon, Pa 19333 What's for sale in Arbordeau? Abordeau townhomes is located just off of Berwyn-Baptist Rd in Devon, Pa. Arbordeau is situated on 17 acres of beautifully maintained land, and features 120 townhomes and flats. Each unit feautres ample privacy as well as underground parking.  Townhomes feature two to three bedrooms with nine foot ceilings, private courtyards, and garden space, a wood burning fireplace, and balconies. Flats feature one to three bedrooms with elevators opening into each private flat. Parking for this complex is underground.    School Information: Arbordeau is located in Tredyffrin-Easttown School district, with a current school ranking as of 2014 of #5 in the state, and #341 in the country.  Detailed School report for Tredyffrin-... 07/17/2014

How much longer?   How much longer you ask will interest rates remain steady? How long do I have before I truly, really have to buy a home before the rates knock me out completely? Well they rose about 1% since last year. Many homeowners already fear moving because they have refinanced and have a low interest rate, maybe in the 3% range right now and don't think they can get such a low rate again. Although there are options that will allow you to buy a home and get a 3.82% rate right now.   But why are you thinking of moving? Is it just because of the interest rate? Or is there another underlying reason for your move, perhaps your family is growing or shrinking? So, why worry over the rate, think about that underlying reason and work around that, not the worry about the interest rate.  ... 07/16/2014

In Pennsylvania all homes sold require a seller disclosure, including homes sold on Philadelphia's Main Line whether sold by a Realtor/Broker or a For Sale by Owner. As seen here in the preamble for the seller disclosure form a seller must disclose all known material defects that are not readily observable.   As you can see, even if you are an exempt Philadelphia Main Line home seller you are obligated to complete the form even if you have never occupied the property. There are a few instances that do not require a Seller Disclosure as noted below.  The form allows Not Applicable and Don't Know answers, but the first few questions are about who is completing the form, so these can be answered by anyone, but many sellers just leave the form completely blank. As a Main Line Realtor this i... 07/15/2014

Five things to learn from Airbnb   This year we became Airbnb hosts. I heard about this site on the radio and mentioned it to Trudy. We had a room with it's own entrance and had been deciding what to with it. We ruled out renting it out long term due to the loss of privacy. But listening to the radio program I was intrigued and after mentioning it Trudy checked it out and hey presto we were hosts.       Things to note The site is focused on consumers. it is a community It is easy to use. Writing good copy is important. Good photos allow people to know what they are booking. It encourages rating and feedback. (We currently have 15 reviews) Lessons from Airbnb Trudy has really run it, purchasing things for the room to make it comfortable and adding items to the room following comments fro... 07/14/2014

Changing Shoes Which pair of shoes would you prefer?  The ones on the left nice and clean or the ones on the right, well worn but dirty? This is how buyers look at your Philadelphia Main Line house when you are selling. You may feel it is clean, because it is well loved, but worn. They see that pair of shoes on the right. What they want to buy is the pair of shoes on the left. No matter how well staged the house is, if it is dirty you are putting yourself at a disadvantage. So, when preparing your Philadelphia Main Line home for sale try to change your shoes, see your home as a buyer sees it and make it clean, fresh and new looking. Because I know when we go out to look at houses, you are going to want the pair of shoes on the left, not those on the right. 07/11/2014