求助: 买房遇到麻烦了... - 未名空间MITBBS历史存档

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求助: 买房遇到麻烦了...

求助: 买房遇到麻烦了...# Living

x*i2012-10-19 07:10

1 楼

No contingency 的offer，交了将近3w的押金，close期限是下周五。
本来一切貌似都挺顺利，银行贷款也批了，上周去title company签字等银行放款，结
果title company提醒这个房子20年前吃过county的code violation notice，关于车库
改建和一些加建等共3项。银行最后也不放款了。
第一次买房糊涂得很，签offer的时候完全没有注意到有这个问题，seller也完全没有
提到过。
现在再回头看看，Seller's discloure里面只是说permit unknown，有一项“Are you
aware of: Room additions, structural modifications, or other alterations or
repairs not in compliance with building codes”，seller完全没有勾yes或者no。
但是另外一个文件title的preliminary report里面的确有提到这个问题Notice of
Building Code Violation。我们都没有注意到，agent也是经验不足。
后来我的agent也去county和city询问，貌似这个violation也是个历史遗留问题，到目
前为止也没有再被追查。
我们之前找的贷款银行是个小银行，seller今年在Wells Fargo做过refinance，建议我
们再找Wells Fargo试试。
但是突然冒出个code violation也不是小问题了，毕竟有被勒令整改的风险。
我们就给卖家发了个addendum，要求减3w，延长close期限，并且如果还是因为
violation的问题拿不到贷款的话我们可以退出并拿回押金。
结果几天过去也没啥回应。
真是太挫了，求大牛们指点。。。
我们是不是应该给addendum加个回复期限？
如果现在退出，要拿回押金会不会有麻烦？Seller's discloure没有提到code
violation，但是发给我们的preliminary report里面提到，还算不算他的责任？
找律师咨询的话大概怎么收费，有没有推荐的律师呢？
谢谢了！

G*h2012-10-19 07:10

2 楼

贷款的 contigency 都没有？
那你准备好诉房主好了

you
or

【在 x****i 的大作中提到】

: No contingency 的offer，交了将近3w的押金，close期限是下周五。
: 本来一切貌似都挺顺利，银行贷款也批了，上周去title company签字等银行放款，结
: 果title company提醒这个房子20年前吃过county的code violation notice，关于车库
: 改建和一些加建等共3项。银行最后也不放款了。
: 第一次买房糊涂得很，签offer的时候完全没有注意到有这个问题，seller也完全没有
: 提到过。
: 现在再回头看看，Seller's discloure里面只是说permit unknown，有一项“Are you
: aware of: Room additions, structural modifications, or other alterations or
: repairs not in compliance with building codes”，seller完全没有勾yes或者no。
: 但是另外一个文件title的preliminary report里面的确有提到这个问题Notice of

r*d2012-10-19 07:10

3 楼

Apparently Seller is aware of this issue but trying to not disclose it. He
would know that unpermit condition will discorage seller and impact his
selling power. He suppose to disclose to the buyer in the disclosure at
first place. If he is really innocent, he should check NO in the item that
he is not aware of the unpermit addtion for the property.
Did your appraisal report mentioned about anything for the unpermit addition
? You should see " the project is subject to permission...etc " in the
report.
If the appraisal report didnt list the concern and seller never disclose to
buyer, it will be hard for first buyer to know the truth since buyer usually
do not read the prelim title report. Unless your agent helped you to check
it.
Is the seller the original owner and never sell the house? If he is, then
he MUST know the issue. If he is not original owner, he MUST know the issue
too since it is recorded on the title for over 20 yrs.
YOu should be able to get your money back even it is no contingecy offer
since seller is misleading the buyer.
Assuming he really doesn't know the issue at all, he should now coperate
with you by either extending the closing date to allow you to switch to
different lender to get the loan or give you the deposit back if you decide
to walk away.
Best luck!

you
or

【在 x****i 的大作中提到】

x*i2012-10-19 07:10

4 楼

没办法啊,卖方市场,热门区,带contingency的offer没人收...

o*p2012-10-19 07:10

5 楼

其实找有责任心的agent很重要。他会帮你看documents.

【在 x****i 的大作中提到】

: 没办法啊,卖方市场,热门区,带contingency的offer没人收...

x*i2012-10-19 07:10

6 楼

谢谢指点！
Appraisal report里面没有提到这个concern。
这个房子的情况可能比较复杂，之前归county管，后来归city管，不知道咋的官方记录
里面后来就变成现有的面积了。历史遗留问题很难追查。但是那个violation就一直在
title里面了。
Appraisal report也是根据现有面积来算的。
当时签合同之前我们问permit的事情，对方agent也是含糊其辞，但是看看官方记录的
面积也差不多，我们就没再追问了。
这个code violation不是现在的seller吃的，但是从我们agent后来跟他们的交流中看
出，他们其实也是知道这个问题的。
可能得找个律师咨询咨询比较保险，有些老美看上去道貌岸然，其实很会钻法律的空子
啊。
不过要是seller肯降价，我们也就打算冒个险搞了，买房太折腾了。

addition
to
usually

【在 r******d 的大作中提到】

: Apparently Seller is aware of this issue but trying to not disclose it. He
: would know that unpermit condition will discorage seller and impact his
: selling power. He suppose to disclose to the buyer in the disclosure at
: first place. If he is really innocent, he should check NO in the item that
: he is not aware of the unpermit addtion for the property.
: Did your appraisal report mentioned about anything for the unpermit addition
: ? You should see " the project is subject to permission...etc " in the
: report.
: If the appraisal report didnt list the concern and seller never disclose to
: buyer, it will be hard for first buyer to know the truth since buyer usually

f*i2012-10-19 07:10

7 楼

regular sale？
全身而退应该不难

you
or

【在 x****i 的大作中提到】

n*92012-10-19 07:10

8 楼

"no contingency" offer with $30k EM?! you have no legal way to fully back
off and the seller has no reason to agree with your request for lowering the
price. even if the seller agrees to lower the price, can you get a loan and
close it? Suggest that you find a really good lawyer to help you on this
and be prepared that some of your EM may not be able to get back. Good luck.

you
or

【在 x****i 的大作中提到】