Real Estate Information Archive

Los Angeles Real Estate: Citigroup Modifying Billions In Home Loans as reported in CNNMoney.com:

Citigroup says it will expand its foreclosure prevention efforts and try to keep 130,000 troubled borrowers with $20 billion in mortgages in their homes.

The news follows similar initiatives announced earlier this year by IndyMac Bank, which was seized by the Federal Deposit Insurance Corp. last summer, as well as Bank of America (BAC, Fortune 500) and JPMorgan Chase (JPM, Fortune 500) each of which heralded enhanced housing rescue efforts.

Banks are undoubtedly feeling pressured to be more aggressive in aiding home owners, given how many billions of taxpayer dollars have poured into the industry to stem the credit crisis.

The Citi (C, Fortune 500) effort, dubbed the Citi Homeownership Assistance Program, targets 500,000 Citi borrowers. CitiMortgages CEO Sanjiv Das said he expects that more than a quarter of these people, with mortgages worth about $20 billion, will take advantage of the program over the next six months.

"We're reaching out to borrowers in areas of steeper-than-usual falling prices and higher-than-average unemployment," said Das, including California, Michigan, Florida, Nevada, Ohio and Arizona. "These areas are where the concentration of at-risk mortgages are the highest."

The new initiative differs from Citi's existing mortgage mitigation efforts in that it's a much more proactive plan, said Eric Eve, Senior Vice President, Global Community Relations for Citi.

The company will determine where the need for mortgage modification is greatest, based on economic conditions, and send out letters to its borrowers in these areas to tell them that help is available should they need it.

This new initiative is open only to borrowers who are still current on their loans but are at risk of defaulting - particularly those borrowers who owe more on their mortgages than their homes are currently worth. Additionally, their loans must be owned by the bank, rather than sold off to investors.

Citi already has a program in place to work with borrowers who are delinquent, reducing interest rates to as low as 1% for as long as two years for borrowers who are judged capable of keeping up with lower payments. The bank says that its ongoing mortgage mitigation efforts have produced about 370,000 work outs since the beginning of 2007.

For borrowers who have yet to default, Citi will now aim to reduce their monthly mortgage payment, including property taxes and insurance, to 40% or less of their income. To do that, it will freeze or reduce interest rates, extend the lifetime of the loan or even reduce the loan principal.

Das said the new plan will be implemented immediately and the workouts will be handled in a very fast, streamlined fashion to aid as many homeowners as quickly as possible.

Each of these new foreclosure prevention efforts, from Citi, IndyMac, Bank of America and JPMorgan, represent a significant step forward in resolving the housing crisis, according to Jared Bernstein, senior economist with the Economic Policy Institute. But, he adds, the problem remains overwhelming.

"These programs are helping but the help is marginal - in the hundreds of thousands of homeowners," he said. "But help is needed by millions."

Even after taking these new bank programs into account, Mark Zandi, chief economist for Moody's Economy.com, estimates that 1.6 million Americans will lose their homes this year either in a foreclosure or distressed sale. Some 1.9 million are projected to lose their homes in 2009.

It's certainly doubtful that the banks' housing relief programs will be as successful as they hope.

For example, IndyMac's program was launched in late August, and slated to help as many as 40,000 borrowers. But in late October, FDIC chief Sheila Bair told a congressional committee that the bank had only completed 3,500 work outs.

So Bank of America's claim that it will help 400,000 homeowners, and JPMorgan Chase's goal of rescuing another 400,000 borrowers should probably be taken with a grain of salt.

Still, Bernstein welcomes every effort. "Let a thousand flowers bloom," he said. "It's like an experiment and, if we're smart, we'll see what plans work and what doesn't." Then, the best aspects of the various plans could be applied to as many at-risk mortgages as possible.

But the bottom line is that the bank programs won't be nearly as effective as any massive foreclosure prevention effort that may yet be implemented by the U.S. government, according to Bernstein.

And there is a possibility that such a program may yet emerge. Congress already enacted its Hope for Homeowners initiative, which will allow borrowers to refinance their mortgages into loans backed by the Federal Housing Authority. Now there is talk of a new $50 billion plan that could bail out as many as 3 million homeowners.

"We can keep the number below a million [homes lost] next year with an effective government effort," said Zandi. "It would be very doable but also very costly."

The single best thing about the bank programs, according to Bernstein, is that they don't cost the taxpayers anything.

"You have to be happy about that," he said. 

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How Los Angeles Home Buyers Get Into Negotiating Position 

The current Los Angeles real estate market is challenging for both buyers and sellers. Many sellers have not accepted the fact that their home has decreased in value and are trying to sell at peak 2006 prices. At the same time, buyers want to make sure they don't overpay, fearing prices will continue to drop even more.

Of course, there are exceptions. Well priced homes in desirable neighborhoods or foreclosed properties selling at ‘yard sale' prices may generate multiple offers. But all in all, it is a buyer's market.

So how do Los Angeles home buyers prepare to make an offer and put themselves in the best negotiating position? Here are some suggestions made by Dian Hymer in a recent Inman news article:

1. Before you make an offer on a listing that's priced over market, try to find out as much as possible about the sellers' motivation, and if there's any flexibility in their price. If the seller owes more than the house is currently worth, they may not have any negotiating room. They may want to sell the house, but really can't sell at today's prices.  A lot of time and emotional energy goes into making an offer. Save your efforts for listings where the sellers are motivated. That is, they don't just want to sell -- they need to sell.

Some sellers want to test the waters at a price that's higher than the market will support. They usually feel that someone will appreciate the added value their home offers and pay more for it. However, these sellers will often negotiate with a legitimate buyer who offers a price that is less than the list price.

2. Make sure that your financing is in order and that you are able to show the seller that you are capable of closing the deal. The fallout ratio is high in the current market. Many of these transactions fail to close because the buyers couldn't get financing.

It's always a good idea to be preapproved for the financing you'll need to buy a home before you make an offer. Preapproval involves making a formal loan application, having your credit checked, as well as verifying your funds for down payment and closing costs, and validating your income and employment. Lenders often want to know that you have enough surplus cash to make house payments (mortgage, property taxes and insurance) for two to three months.

3. Buyers who make an initial low offer and who aren't in competition should make as clean an offer as possible. This means omitting anything that's not necessary. However, you should include contingencies for loan and appraisal approval and an inspection contingency.

It's a good idea to include a copy of your preapproval letter with your offer. If you are approved for a higher price than you are offering, ask your lender or mortgage broker to issue a preapproval letter for the price you're offering.

4. Be prepared to negotiate. It may take several rounds of counter-offering back and forth to reach a mutually acceptable price.

Are you thinking about buying a Los Angeles home? We are glad to help you with your preapproval process, show you homes with motivated sellers and craft an offer putting you in the best possible light with the seller and results in getting you the best possible deal.

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Holding On To Your Los Angeles Home In Turbulent Times

We are living in turbulent economic times with stocks, 401Ks and home values decpreciating daily. But don't panic says Shari Merle, an independent certified financial planner licensed through LPL Financial. Merle has been dispensing advice about money matters for 20 years and has suggestions on how to hold onto your Los Angeles home:

-- If you have an adjustable loan, try to get it changed to a fixed loan.

-- Make a budget. See how much money is going out and how much money is coming in.

-- Avoid credit cards. If you don't have the cash today, you aren't going to have the cash when the bill comes due.

-- Keep an emergency fund of liquid assets that will cover three to six months worth of household expenses.

-- Stick to the basics; live within your means.

"I've had clients tell me that their emergency fund was the line of credit on their homes," Merle said. "Not good!"

Sandie Thomson, the operations manager for LPL Financial, is following Merle's advice. Sandie; her husband, Dan; and their 6-year-old son are getting through the economic crisis by purchasing only the essentials. "There won't be any large expenditures or new cars in our foreseeable future," she said. "We know the difference between what we want and what we need."

She and her family are reducing household costs in several ways:

-- Free family outings, such as visits to the library.

-- Combining several errands into one trip.

-- Planning and preparing meals based on sale prices at the grocery store.

-- Packing a lunch for work instead of eating out.

-- Giving up expensive haircuts and patronizing walk-in salons.

Annette and Kevin Garcia of Salinas have a son in college and two younger sons at home. "We're saving money on food by shopping for groceries at big-box stores like Wal-Mart and Target instead of stores like Nob Hill," Annette said. Because she works at Target, her employee discount is an added benefit.

Additional ways the Garcias are saving money include:

-- Buying only clothes that are on sale.

-- Celebrating special occasions at home instead of at restaurants.

-- Cutting back on luxuries such as biweekly manicures and professional hair color.

Kim Hanagan, a single parent in Redding who works for the state Department of Public Health, has two teenage sons and said, "I'm tracking my expenditures each month and I realize the main area I can control is groceries and gas. I've also considered cutting the kids' allowances and the Y memberships ... but those don't seem like the right areas to cut."

She's focused on paying off her credit card, in addition to the following:

-- Not eating out as often.

-- Shopping at budget grocery stores.

-- Focusing on only what is necessary, such as tires for the car.

-- Maintaining what she owns, to avoid repair costs.

-- Not attending events when tickets are pricey.

Keith Adams, a software developer and former San Francisco resident, and his partner, Benhur Lee, an associate professor at UCLA, will have to refinance their home in February 2010. Right now, that prospect is worrisome because of falling home prices. "We have really good credit and income," said Adams, "but the plain fact is, our house will be worth less than we owe, even though we live in the Hollywood Hills, one of the more desirable parts of the country. My 401(k) has fallen 40 percent," he added.

Adams' efforts to control his household finances include:

-- Consolidating debt into a low-interest rate credit card.

-- Dedicating $1,000 a month to paying it off.

-- Paying $800 monthly to his 401(k) loan.

-- Going to one family car.

"And to make it all work," Adams said, "I've put together, for the first time in my life, a detailed monthly budget so that we don't start building up additional debt."

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The Detroit News reported relief on Wall Street after a 300-point loss on Friday. Wall Street started the day with a nervous eye on how far stocks would have to fall before triggering emergency trading halts. They ended the session relieved, even though the Dow Jones industrial average closed down 312, or 3.6 percent, its lowest finish since the financial crisis began six weeks ago. Read the whole story...

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Los Angeles real estate median listing prices declined by $3,000 over the past week, to $395,000, according to Housing Tracker's weekly analysis of MLS listings.

Weekly Data

Weekly inventory and median asking prices for Single Family and Condo homes (together) are displayed in the trend box below. 25th and 75th percentile prices for the last ten weeks are shown in the table. For a longer history of trends see the averages data further down. 

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Los Angeles Real Estate Sales Spike

Southern CA and Los Angles real estate sales spiked in September according to DataQuick.com. Read the full story:

La Jolla, CA---Southern California home sales shot up by an unprecedented 65 percent last month from the dismal, record lows of a year ago, when a credit crunch slammed the brakes on home financing. September sales also posted a rare gain over August as price cuts lured more buyers. Foreclosure resales rose to half of all transactions.

A total of 20,497 new and resale houses and condos closed escrow in the six-county Southland in September, up 5.8 percent from 19,366 in August and up 64.6 percent from 12,455 in September 2007, according to San Diego-based MDA DataQuick, a real estate information service.

Last month's sales were the highest for any month since December 2006 and the year-over-year gain was the highest for any month in DataQuick's statistics, which go back to 1988. However, last month's sales were still the second-lowest for any September since 1996 and were 17 percent below the 20-year sales average for that month.

This September's huge annual sales increase stems from the extraordinarily weak activity in September 2007, when sales were at a record low for that month. The year-ago sales plunged after the credit crunch that struck in August 2007 made "jumbo" mortgages for higher-end homes more expensive and harder to obtain. Sales were already hurting from the subprime mortgage industry meltdown earlier in 2007, which undermined demand for entry-level homes.

"The pitifully low September 2007 sales numbers weren't tough to beat. More impressive was that this September's sales volume bucked the seasonal norm and rose above August. Steep price declines, especially inland, have improved housing affordability quite a bit and may keep sales levels well above the record lows we saw late last year and early this year. It will depend on the severity of this economic downturn," said John Walsh, MDA DataQuick president.

"You have to view last month's sales in the proper context," he cautioned. "They represent escrow closings, which reflect purchase decisions made in mid-to-late summer. That was before the dramatic worsening of the nation's economic crisis in recent weeks. Over the next few weeks our sales data will begin to show how the meltdown in financial markets this fall has impacted housing demand."

Bargain shopping continued to fuel the Southland market last month, with sales typically rising the most in areas where prices have dived and foreclosures have soared.

Fifty percent of all existing homes that closed escrow in September had been foreclosed on at some point in the prior year. That's up from 45.5 percent in August and 12.6 percent in September last year.

At the county level, such foreclosure resales ranged from 36.8 percent of September resales in Orange County to 68.9 percent in Riverside County. In Los Angeles County foreclosure resales were 39.1 percent of all resales; in San Diego 47.3 percent; San Bernardino 63.1 percent and in Ventura County 44.0 percent.

The high level of foreclosure resales helped push the Southland's median sale price down to $308,500 in September, the lowest since it was $305,000 in May 2003. Last month's median was 6.5 percent lower than $330,000 in August and 33.2 percent lower than $462,000 in September 2007. The September median stood 38.9 percent below the peak $505,000 median reached in spring and summer of last year.

Several factors explain the sharp drop in the median price: Regionwide home price depreciation, relatively slow high-end sales, and the rising market share of foreclosure resales, which tend to sell at a discount.

Problems in the jumbo mortgage market continue to undermine high-end home sales. Before the credit crunch hit last August, 40 percent of sales were financed with jumbos, then defined as over $417,000. Last month just 13.2 percent of purchase loans were over $417,000.

MDA DataQuick is a division of MDA Lending Solutions, a subsidiary of Vancouver-based MacDonald Dettwiler and Associates. MDA DataQuick monitors real estate activity nationwide and provides information to consumers, educational institutions, public agencies, lending institutions, title companies and industry analysts.

The typical monthly mortgage payment that Southern California buyers committed themselves to paying was $1,458 last month, down from $1,566 the previous month, and down from $2,198 a year ago. Adjusted for inflation, current payments are 31.9 percent below typical payments in the spring of 1989, the peak of the prior real estate cycle. They are 44.4 percent below the current cycle's peak in June 2006.

Indicators of market distress continue to move in different directions. Foreclosure activity is at or near record levels, financing with adjustable-rate mortgages is near the all-time low, as is financing with multiple mortgages. Down payment sizes and flipping rates are stable, non-owner occupied buying activity appears flat but might be emerging, MDA DataQuick reported.

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Los Angeles Real Estate: How Errors Can Save You Money

The LATimes reported on how homeowners having trouble paying their mortgage might save money by discovering a miscalculation on their loan documents. Even a minor $25.00 error is grounds for a law suit...something the lender wants very definitley wants to avoid. Read the entire story...

WASHINGTON -- Homeowners who are having difficulty getting the attention of their lenders to discuss their troubled mortgages might want to obtain a forensic loan review to determine if their lenders made any mistakes when the mortgage was issued.

Even a $30 miscalculation on the lender's part could be an actionable offense, and the threat of a lawsuit can be enough to persuade the lender to deal with you in trying to find a way to help you work through your financial difficulties.

In a forensic loan review, a legal pathologist scours your loan documents looking for errors in, among other things, the truth-in-lending statement the lender provided shortly after you applied for your mortgage and the lender's annual percentage rate calculation so you could compare loan costs.

If the truth-in-lending statement doesn't match the HUD-1 closing-cost sheet you received at closing, if the APR is off by just a hair, you might have cause for legal action against the lender.

Typically, forensic loan audits are ordered by mortgage investors to determine what kind of legal liability confronts them in the pools of loans they already own or are considering buying. As a so-called business-to-business service, they are not generally available to individual borrowers.

But a San Diego firm called You Walk Away, www.youwalkaway.com, is now offering comprehensive loan-document reviews to consumers as part of its service to help homeowners facing foreclosure.

The reviews aren't cheap. The fee could be as high as $3,000 depending on how much is owed on your mortgage. But if an error is found, it could be the 2-by-4 between the eyes you need to force the lender to move you up to the front of the long, long line of borrowers who are looking for ways to hold on to their homes.

"In some cases," says You Walk Away's Jon Maddux, "if people were simply overcharged by $30 on the final HUD-1, or if the APR was higher by just 0.125% than was originally disclosed, this may give the lawyers leverage when negotiating with the lender to grant a beneficial loan modification."

Maddux and his partner, Chad Ruyle, say the chances are excellent that, somewhere in your loan papers, Loan Safe Solutions -- the Corona firm that works with You Walk Away -- will find a mistake.

They say that well over 80% of the recent audits performed by Loan Safe have revealed major truth-in-lending violations, errors in the good-faith estimates required under the Real Estate Settlement and Procedures Act, illegal predatory lending practices or even fraud.

"With 60 pages of loan documents, there's bound to be a mistake in there somewhere," says Ruyle, a real-estate and estate-planning attorney. "Maybe some pages were left out, or they are in the wrong order. Perhaps some of the language is just plain gibberish, or maybe there is a technical error."

The 80% claim seems a little high to Jeffrey Taylor of Digital Risk, an Orlando, Fla., firm that performs forensic loan audits on behalf of mortgage investors. But because his company finds "material misrepresentations" in 57% of the loans it reviews, he says an 80% error rate is "very possible."

Intentional or not, mistakes by mortgage brokers and lenders are characteristic of the housing boom, when there was a rush to approve the application of practically anyone who could fog a mirror. Now that the boom has gone bust, borrowers can use these errors to try to keep their homes.

Forensic reviews "have put a big spotlight on how the average home buyer was abused during the mortgage craze," Ruyle says.

The problem isn't so much that lenders aren't willing to work with borrowers to keep their homes. Rather, it's that they are so overwhelmed that they can't keep up with the onslaught of callers seeking help.

That's why some consumer advocates advise troubled buyers to order forensic loan audits to determine whether their loans were predatory or violated lending laws.

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Mortgage finance companies Fannie Mae and Freddie Mac, seized by the federal government last month, are rolling back fee increases imposed as they struggled to shore up their finances over the past year.

Freddie Mac said today it would not impose a fee increase scheduled to go into effect next month. The announcement followed a similar reversal by Fannie Mae.

Read the full story...

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An estimated 125,000 Californians who are struggling with risky mortgages from Countrywide Financial Corp. may get their loans modified and payments reduced under a program to be announced today.

In a pact that could save mortgage holders billions of dollars, Countrywide owner Bank of America Corp. has agreed to the nation's largest loan-modification program to settle charges of lending abuse brought by California and other states.

Read the full story...

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Griffith Park is one of Los Angeles' most beloved treasures. We need you help in having it designated a national monument. The article below will explain what you can do ot help...

HELP SAVE HISTORIC GRIFFITH PARK
Support Nomination for Landmark Status

The Conservancy needs your help in supporting the designation of Griffith Park as a City of Los Angeles Historic-Cultural Monument (HCM). Despite its unquestionable importance to Angelenos and the city itself, the park might not receive the comprehensive designation needed to keep its unique character intact. We need letters of support and attendance at the nomination hearing on October 30; please see details below.

Courtesy Nerys Jones

The Issue
How You Can Help
Download Talking Points

The Issue

The largest interurban wilderness park in the United States, Griffith Park is a Los Angeles icon, a highly significant cultural landscape, and a vital resource for Angelenos from all walks of life. It dates from 1896, when Colonel Griffith J. Griffith donated over 3,000 acres to the City of Los Angeles, “to be used as a public park for purposes of recreation, health and pleasure, for the use and benefit of the inhabitants of the said City of Los Angeles, forever.”

Griffith Park has served these purposes ever since, becoming an integral part of the lives of generations of Angelenos. It is unique, even at a national level, for possessing a large-scale, mostly untouched landscape in the center of an urban metropolis. As a cultural landscape, which is broadly defined as a natural environment affected by human actions, Griffith Park is more than just its individual buildings, hiking trails, or recreational areas. It is the heart and soul of this city and a reminder of what was once here on an even larger scale.

Courtesy A.C. Thamer

In May, the Griffith Family Trust nominated Griffith Park in its entirety as an HCM to ensure that future developments are reviewed through a transparent public process and are compatible with the historic character of the park. The nomination was prompted by a master plan drafted a few years ago for the park that proposed several new commercial construction projects, including a hotel and an aerial tram; a new master plan is now being prepared.

Seeking to uphold Colonel Griffith’s original intent, the HCM nomination calls out a wide array of historic and natural elements for protection. It identifies thirty-six historically sensitive resources and areas, including buildings, trails, and natural features.

CourtesyBill Cunningham

It also includes a broad swath of wilderness area and park-wide objects such as retaining walls, culverts (enclosures for flowing water), and drinking fountains designed in the so-called Park Style seen in national parks of the era. These elements date to the 1930s Depression-era federal work programs, and the style continued to be used by the City’s Department of Recreation and Parks into the 1950s.

Approval of the nomination by the Cultural Heritage Commission, and then by the City Council, would bring Griffith Park the same status already given to city parks such as MacArthur Park and Echo Park. It would help protect the irreplaceable historical elements of the park—not only structures but also the invaluable open spaces that together create a cultural landscape unmatched anywhere in the U.S. Although it would not prevent further development outright, HCM designation would make sure that you and other citizens have the chance to voice your opinion on significant development proposals for the park.

Courtesy Raphael D. Mazor

Designation Is Not a Sure Thing

Despite the undeniable historic importance of Griffith Park, its designation is far from certain. Some city officials and private interests oppose designating the park as a whole, instead supporting the designation of only buildings or certain areas of the park.

Some city agencies also oppose the comprehensive designation, citing concerns about coordinating maintenance and capital improvements. To the contrary, historic designation of the entire park would provide guidelines for decision-making that will protect significant aspects of the park while meeting the needs of visitors, the Department of Recreation and Parks, and other city agencies and utilities.

The Conservancy believes that the park as a whole merits protection as a cultural landscape. If its HCM nomination becomes piecemeal by being limited to buildings or certain areas, large parts of the park will remain vulnerable to incompatible new development that could severely diminish the park’s overall historic integrity—and, as a result, its unique ability to enhance the lives of Angelenos as it has for over a century.

Courtesy Beth Mateski

How You Can Help

The city’s Cultural Heritage Commission will vote on the Griffith Park HCM nomination on Thursday, October 30, 2008. If you believe that Griffith Park deserves designation and protection in its entirety, we need you to show your support before it’s too late.

Here’s how you can help:

1. Send a letter or e-mail to the Cultural Heritage Commission:

Cultural Heritage Commission
Office of Historic Resources
200 North Spring Street
Los Angeles, CA 90012
CHC@lacity.org

In your letter, start with something to the effect of:
“I strongly support the designation of the whole of Griffith Park as a Historic-Cultural Monument. I hope that you agree and will support it as well.” Customize your letter with your own feelings about the park’s rich history and value to the community. If you’d like, you can use these suggested talking points.

To help us track the amount of public support for this nomination, please send a copy of your letter or e-mail to the Conservancy at fchou@laconservancy.org and to the Greater Griffith Park Neighborhood Council at ggpnc@ggpnc.org.

2. If at all possible, attend the Cultural Heritage Commission hearing to show your support in person:

Thursday, October 30, 10 a.m.
Los Angeles City Hall, 10th Floor
200 N. Spring Street
Los Angeles, CA 90012

Note: Valid photo ID required for building entry

This hearing is open to the public; you can come and speak to the Commission or simply show your support by your attendance.

3. Spread the word to friends and family to enlist them in the fight to preserve Griffith Park. There is incredible strength in numbers, and the city will listen if enough people voice their support.

Courtesy Bill Cunningham

4. Sign up for Conservancy Action Alerts for updates.

If you’d like to receive updates on this issue as well as other calls for preservation advocacy, sign up for our action alerts. We send them rarely, only as needed.

To subscribe, visit our E-News signup page and check the “Preservation Action Alerts” box.

Note: By subscribing to action alerts, you will automatically be added to our list to receive general Conservancy E-News, sent every other month. We suggest you try an issue or two to see if you like it, but if you do not want to receive it, simply e-mail Cindy Olnick, communications manager, and she’ll make sure you receive only Action Alerts.

For More Information

For more information and a link to the full HCM nomination, please visit the Greater Griffith Park Neighborhood Council’s website at www.ggpnc.org.

Thank you in advance for your support.

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