Hawaii Real Estate | Hawaii Relocations | Hawaii Home Buying & Selling

The following are some of the steps that are followed for the Hawaii VA Loan and Real Estate Process to Owning Your Hawaii Home. There are definitely more than a few steps but you will at least have a guideline to follow for your Hawaii Military Relocation, your Hawaii VA Loan Process and owning your Hawaii Home. 

• Speak to a Local Hawaii Lender to submit your information and get preapproved for a loan. (if you do not have a loan officer in mind,  I can refer you to a few who are well qualified and licensed in the State of Hawaii) While talking to the Loan Officer make sure and let him/her know what kind of monthy mortgage payments you are comfortable with.

After getting preapproved for your loan ...

....your Realtor® will now know what price range to search for properties for you.

• Let your agent know what specifics and criteria you are interested in for properties. Giving your agent the specifics, location, # bedrooms/ # of baths, sq. ft. interior/land, parking, single family or condo/townhouse will make it easier to fine tune your property search. YOU CAN ALSO GET A HEAD START HERE>>  HAWAII HOME SEARCH
• Make sure you have all your financial paperwork together to bring wiht you to Hawaii.(You carry on bags should have your bank statements, W-2's, LES's and important documents you will need to submit for your loan!) Your loan officer will give you a list of documents you will need.
• Certificate of Eligibility can be obtained from the Veterans of Affairs office but our lenders order them online once you start your loan process. If anything is held up we have a VA office centrally located on Oahu for your convenience and it takes just minutes.
• Starting your loan process before you arrive so you will have everything at hand when you submit an offer for a property. The loan process is the lengthy and important part of the transaction so it is better to be proactive in your process. Your funding fee can be included with your loan but you will have some closing costs to close with. NOTE:  If you are a Disabled Veteran make sure and let your loan officer know as you could be eligible to have the funding fee waived.

You arrive on the island of Oahu!  After getting rested you are ready to meet your Realtor®! 

• Appointments were made prior to your arrival and we are ready to search for your new home!  When you decide that you would like to put in an offer we will go through the whole 12 page (plus addendum's) contract and submit it to the sellers agent to present to the seller. 
• After the offer is accepted the loan process begins. You will meet with your Loan Officer to submit your complete application and submit all documentation needed for your VA Loan process packet. Then it goes to Underwriting to process the initial packet and order the appraisal with their VA approved appraisers.
• The Home Inspection is the next step of the process. You definitely will want to have a professional home inspection done. You need to know the condition of the property and request for repairs from the seller if needed.
• The Condominium and/or Subdivision Association Documents should be ordered immediately after acceptance of the offer and in the buyer's hands within 10-14 days after acceptance. This agent will make copies of the Budget, last three Association minutes and the Property Information form (RR105C) and submit it to the lender. They need this for the VA Loan Guidelines and process for your loan.  (these documents will show how the Association budgets their money in reserve. % of owner occupants, any pending concerns or litigation going on and so forth.
• Provided your loan process goes smoothly you should have a Conditional Loan Commitment Letter within the first three weeks in contract. This is an approval of your loan with Conditions. Maybe you need to submit a couple of more documents or the appraisal is not in yet or the survey and termite inspection are not done yet. These are the types of conditions that will be listed on this letter.
• Within two weeks after the Conditional  Loan Commitment letter is issued all the conditions should be complete and you will have your final loan approval. You and your Realtor® will attend the  signing of escrow and loan documents. Not to worry! I attend all signings with you.
• After the signing, the loan officer takes the notarized and signed documents to go through processing and within 2.5 days the Lender should have funded the money for your loan to the escrow company.
• When escrow receives all monies then they will take the documents to the Bureau of Conveyances in Honolulu. From that time it takes two business days and it will be recorded.  At this time, the home is legally yours.

Congratulations!  Here are the keys to your new home!

It's not easy moving across the Pacific Ocean let alone to a totally different "world" of people...

.... but you can do it with a little effort, motivation and a great Realtor®! 

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Calling for showing appointments are a very timely part of a Realtors® list of tasks for home buyers. We have more than enough on our plate when thinking about our Zoning Laws and then take into consideration the type of loan the  Hawaii home buyer is acquiring for that home out in the ocean. Searching for those ‘special and specific' types of properties is another big task.

We can spend hours upon hours beating the MLS to death. Then we call for showing appointments and do not get a response for half the calls or emails we have made.  (WHY? I answer all my calls, emails and text messages for all requests for my listings!  {{{SIGH}}}  We research and find out all there is to know about the possible properties you would like to view.

At a Glance Loans and Your Oahu Property Search

• VA Loan Transaction Properties:  Search out the MLS for properties that would well suit the Hawaii Military and Veteran of the Armed Forces Home Buyer.  Properties have to have all permits and not have any major defects. The appraiser will pick up on it and when the report goes to the VA office they will issue their VA Notice of Value (NOV).   You can guarantee that there will be a stipulation that the home appraised at X amount but the screen that had a hole in it will have to be fixed!
• FHA Loan Transaction Properties:  The condo either has to be FHA approved or a PUD.  If there is NOT a 51% or over owner occupancy level then it is NOT a green light for a loan. There is much to take into consideration and you cannot...I repeat cannot think that just because you have 3.5% down that you can buy anything out there.  If the FHA approval has lapsed make sure your loan officer knows how to get all documentation together to get it approved again. It may take a couple of weeks longer but it can be done!
• USDA Loan Transaction Properties:  The good deal is that you can get a 100% financing and up to 2% more to cover some of your closing costs.  The restrictions are that it is has to be in a designated RURAL AREA on Oahu. 

Following are the USDA eligible areas on Oahu:

•  
  • Village Park and Royal Kunia Subdivisions
  • Ewa Beach
  • Makakilo
  • Kapolei
  • The ENTIRE Waianae Coast
  • Central Oahu from Whitmore Village, North to the North Shore and the Kunia area
  • The ENTIRE North Shore Area
  • Windward Oahu from Kahuku, South to Ahuimanu
  • Waimanalo from Olomana Golf Course to Seal Life Park

• Finding out everything about  the property: If it is NON conforming (even if you have all cash down)  there could be major problems down the road.   Is there anything you should know? Coastal, preservation, conservation, agricultural, country land have different zoning laws.  Are there State and City/County permits? I have to  get all the pertinent details so I'm not wasting my buyer's time. 

The REAL scoop on that property you love.....

Could save you time and heartache....

...and major headaches.

 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

The Home Buyer wants to purchase a home using their VA Home Loan. There are others who want to use an FHA loan or perhaps a USDA loan for rural areas of Oahu.  The Home Buyer has thought seriously if their personal situation will permit them to own their own home and they are ready! With Hawaii Home Prices and Interest rates still reasonable it IS a great time to buy.

But is it a jungle out there?

During the Housing Boom the Home Prices soared and interest rates were at an all time low there were multiple offers and everyone was fighting for a piece of that Own Their Own Home pie. The inventory of Mililani Homes and Condos are so much lower than a year, two ago that the home prices and sales numbers are starting to rise. Not a bunch...yet...but nonetheless still rising.

It's becoming a jungle out there?

With multiple offers on a great property with a reasonable price there are buyers coming out of the woodwork to get a piece of the dream home action. They are struggling to find a loan to best suit their needs and if they do obtain one they still face obstacles in our current market.  Low Inventory, Multiple Offers, few homes in their Prices Range and not the area they really desire.

It's a jungle out there!

There is a strategy for Hawaii Home Buyers that may just barrel them through that jungle. A good loan/lender, a good Realtor® who will help you get that home you love, being realistic for the price range you are qualified for and in the areas that fit.

Only then, will it turn into the Oasis of your dreams.

It IS a good time to buy IF your situation calls for it. You have all your finances in order and you are contemplating the reasons you started thinking about owning your own home. 

Over the past few months our Hawaii Homes Market decline in sales due to the very strict guidelines for loans. The good part is that if you are seriously considering Buying your Hawaii Home or Condo and you have good credit, realistic goals and a reasonable down payment you just may be on your way to Home Ownership.

A Hawaii VA Home Loan is the most likely the best candidate for Active Duty or Veterans of the U.S. Armed Forces.   With 100% financing the Hawaii Military Relocation client definitely does not have a whole lot of money to put down. Just remember to ask your local lender what you need to obtain a PRE APPROVAL.  

If your situation says that the time is right to own your own home then you most likely have your finances in order anyway. You will know if it's the right time and your most important priority is that you are looking for a place to  raise your children and have control over the home you live in.

Is now the time for you to own your own home?

Prices are lower, interest rates are still at a reasonable rate......

A home you can call your own.

There are many concerns a Hawaii First Time Home Buyer may have about buying their first home. There will be many questions and you need those answers regarding your first home purchase and I'm here to help you along with that process.

Let's make this a smooth transition by starting out with the concerns many Hawaii First Time Home Buyers have in the purchase of their first home:

What is my first step to start the home buying process?  Speak to a local lender who will pre-approve you for a loan by collecting all pertinent information and documentation.  Make sure and let them know what kind of monthly payment you're comfortable with. After processing your information they will let you know how much you will qualify for.

Why Can't You Show Me Properties Before I'm Preapproved for a Loan?  Knowing what price range you're approved for will keep you in a realistic frame of mind in searching for that dream home. There is no sense looking at million dollar homes when you are qualified for a half a million dollar home.  We make appointments and look at your selected price range of homes (or condos/townhouses) so we aren't spinning our wheels and wasting time. 

Can You Give Me Information About the Home Buying Process?  There's more to the process than looking at homes and submitting a contract. There are contingencies in a contract to consider and time lines for home inspections, the loan and escrow process as well. Take a few moments to read through some of the Home Buyer Advisory.

The Other Realtor® Kicked Me to the Curb! | Hawaii Relocations You are relocating to Hawaii but you are being proactive in your inquiries about Hawaii, the neighborhoods, the home buying process or relocating to Hawaii and a ‘To Do List'.  You've called many agents and they kick you to the curb because it is a few months...maybe even a year until you arrive.  Call me. I'll make it happen.

There will be many concerns that you, the Hawaii Home Buyer will need answers for in starting the process, during the process and closing on your First Hawaii Home.   Call my cell/text at 808-375-1404 for more information!

 Working with clients who are Relocating to Hawaii is usually a longer than normal process (obviously) as they are not quite ready to move here but are wanting to be proactive in their move to Hawaii.  You  may need information about purchasing your first home, the Hawaii Home Buying Process and the local area in conjunction with their job,  housing market reports or just history surrounding our Hawaiian Islands.

Your ‘To Do List' will be the most important part of getting ready for your Hawaii Relocation.  You ask, "But how can I even get started if many Realtors® I've emailed or contacted by phone kicked me to the curb when I told them I was moving to Hawaii in six months?".   Granted, there are some who will not give you the time of day because you are currently not on the island, but there are many others who will be happy to assist you no matter how long the process is.

Getting to know each other is one big benefit of working with Hawaii Relocation clients who are not quite ready to move here as well as to give you more information to be well prepared for your move to Hawaii. We are both being proactive to get you prequalified for a home loan, allowing you to look at current listings in different neighborhoods and getting the criteria fine tuned so you will be more comfortable in making your transaction to Hawaii a smooth one.

I'm sorry that ‘the other Realtor kicked you to the curb  but don't get discouraged...

.....because there are many who have the patience to work with you

....and believe that time nor distance will be a matter.

****************

Be assured that when you contact this agent you will get a speedy response, information on the Hawaii Home Buying Process, your Hawaii Relocation and any other information about the neighborhoods in Central, Leeward and West Oahu that you may need.

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

When a potential client asks us, "Why Should I Hire You As My Realtor®" how would I answer?  A few months ago I wrote TOP Three Considerations For Choosing Your Realtor® and I believe no differently now than I did back then.  So, if you ask me why you should hire me I need to put this back in your ball park so that you can let me know what YOU expect in your Realtor®.

While you're thinking about that let me ask you a few questions to give you some pondering points: 

• Do you expect me to just talk about me, me and me or do you want to hear what I am going to do for you?
• Do you expect me to tell you what you want to hear or would you like me to give you straight forward suggestions and advice?
• Do you expect me to start rattling off about how many sales I have had or would you like to hear that I will LISTEN to YOUR needs and wants?
• Do you expect me to just figure you know everything about home buying or selling or would you like me to give you information and keep you informed through every step of the process?

If you would like me to let you know what I will do for you, listen to your needs and wants, give you straight forward advice, give you information and inform you through every step of the process....... then you answered the questions right........

Because now I would like to work with you too!

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

"Why Can't You Show Me Properties Before I'm Preapproved for a Loan?"

I have had at least a third of my ‘potential' clients ask me this question and to tell you the truth it's a very valid question for the first time home buyer.  The excitement of making that first initial decision to purchase a home was their first step and then they immediately want to go out looking at that dream home with four bedrooms and a perimeter lot with a ‘to die for' view of the ocean.

It's 1.5 million dollars.

What is your desired monthly mortgage payment?  In other words, are you comfortable with paying XXX  per month for that dream home? The first time home buyer will usually have an amount in mind that is one third the payment per month for that million dollar home.

Speak to a Hawaii Local Lender who will gather all your information (income, credit, debt etc.) so they can conclude what price range you are qualified for and are comfortable with for that monthly mortgage payment.  The loan officer will also give you options for loan programs that will suit your needs.

Getting preapproved will also save time and heartache.  How?  Knowing what price range you're approved for will keep you in a realistic frame of mind in searching for that dream home. There is no sense looking at million dollar homes when you are qualified for a half a million dollar home.  We make appointments and look at your selected price range of homes (or condos/townhouses) so we aren't spinning our wheels and wasting time.

And......

No broken hearts over a "to die for home"

........ that you can't afford.

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

There are some who would prefer to purchase a single family home and some who would prefer a condo or townhouse and the luxury of a low maintenance or no yard . No matter which kind of property you purchase you have responsibilities as a homeowner.

The biggest difference in owning a single family dwelling or a condo is that the single family home is TOTALLY your responsibility for fixing any part of the home that is in disrepair or needs attention. (i.e. leaky roof, wood rot, termite damage) and in a condo/townhouse unit many of these costs are included in your maintenance fees.....except the inside of your unit. Here are other differences:

• Homeowners insurance:  Your single family dwelling needs full coverage for all parts of the home and your maintenance fees for the condo/townhouse may take care of the roof, outside of the dwelling, parking lot and the bulk of the homeowners insurance.  You will however need to purchase condo insurance for the INSIDE of the unit and it just a bit more than the cost of renter's insurance.
• Water and Sewer:  There are some condo/townhouse complexes that include the water/sewer and in some cases even the electric utilities in the maintenance fees. In a single family dwelling it's ALL YOUR OWN COSTS.  Take into consideration your usage for a family your size.
• PRIVACY:  Your single family dwelling will likely have more privacy than a condo/townhouse because there are no attached walls. Even if your home is just a few feet away from the neighbor you still have that privacy of not hearing the neighbors through the walls. There could be the difference of barking dogs and noisy neighbors as well.
• PETS, Satellite Dishes and Alterations:  Condo /Townhouse Associations have strict rules and guidelines  and it is best that you check out the House (Association) Rules before you commit. Some may only allow one dog (25 lbs and under) and others may not allow any dog at all. They may or may not allow satellite dishes and may not allow to extend that living room.
• Painting:  Your single family home may be in an Association as well so check before painting your home. Mililani Town Association has strict rules and the colors that you're allowed to use for painting the outside of your home. Townhouses/Condos paint the complex and part of your maintenance fees.

Needless to say, there are many factors to consider in owning your own piece of paradise.  You as a homeowner are responsible to upkeep your own home and take responsibility so you can enjoy your abode. You also need to be aware of how you affect your neighbors with your barking dog, loud music and so forth. 

These are also factors to consider before purchasing the home you'll be residing in for years to come.

Drive around the neighborhood during peak times when everyone is home.

You may just discover that it is the right home....and neighborhood for you.

 ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

So..... you missed out on that $8,000 first time homebuyer tax credit, huh?  Think again! Back when everyone was running around trying to buy just anything to get that credit you were sitting on the fence and waiting.  Do we wonder why? I THINK NOT!

You, the Hawaii Home Buyer decided that you were going to wait.... but now you are jumping off that fence because:

1. INTEREST RATES WENT DOWN FURTHER!  Back when everyone was buying ...just for that credit ....you were watching the interest rates intently.  You knew the tax credit would only bring those that were thinking about short term goals and knew in the long run you would save more! Now look at the lower interest rates!  Lower interest rates equal lower monthly payments!
2. THE DIFFERENCE IN PAYMENT WITH A LOWER INTEREST RATE!  Back when the interest rates were 6% you knew you would pay $1799.00 per month on a mortgage payment for a $300,000 condo. Then it dwindled down to 4.5% to give you a monthly mortgage of $1520 per month!  And NOW?  Well, you do the math!
3.  MOST SELLERS REDUCED PRICES OF THEIR HOMES! From a year ago the prices have steadily gone down and more so  in some neighborhoods than others. For instance,   Hawaii still has many short sales and foreclosures to go through and we are usually behind the Continental United States 6-12 months.
4. HIGHER  INVENTORY  OF CONDOS, TOWNHOUSES AND HOMES!  It may not be for all neighborhoods but there are a few Honolulu County (Oahu) Condos and Homes in neighborhoods with a high inventory.  Now that the tax credit is no more there are more homes on the market and therefore lower prices with sellers trying to sell their homes at deals better than their neighbors.
5. IF YOU'RE US MILITARY YOU MAY QUALIFY FOR THE EXTENDED CREDIT! If you were on "Official extended duty" (meaning any period of extended duty outside of the United States for at least 90 days during the period beginning after December 31, 2008 and ending before May 1, 2010) then you may still be qualified for the credit!  Read more here>>Hawaii Home Buyer | SOME Military Qualify for Extended Tax Credit

Buyer's are JUMPING off that fence now because they realize that there are more benefits NOW than before!   You decide if the time is right for you and if it is, then you're jumping off that fence too .... and buyng your your OWN Hawaii home now!

More information: 

•  Hawaii Home Buyer Advisory
• Hawaii Homes Market Report for Mililani October 2010
• Hawaii Military Relocation Information

~~~~~~~~~~~~~~~~

"Sally" Cheeseman  is a Realtor-Associate® with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

I received a call from a potential buyer wanting to view my Mililani listing.   They're flexible on the days, but need to look at it in the evenings around 7pm OR the weekends are fine at any time.

First question:  Are you preapproved for a loan?  She says, ...well, we want to look around a bit and see if there's anything we like first. (How many times have we heard that?)

Second question:  Are you working with another real estate agent?  She says, "We aren't going to get a real estate agent".   I'm still wondering if I heard that correctly :)

If you are a SERIOUS Home Buyer you may want consider this:

• By having your own representation with a Buyer's Agent you will have someone who is thinking in your best interests and walk you through the process step by step. There are many contingencies in a contract to go through and a licensed real estate agent knows our Hawaii Purchase Contract and Hawaii Real Estate Laws.  You can read more info here>>> Advisory for Buying Your Hawaii Home )
• The first step is to get preapproved for a home loan (unless you have all cash down of course) so you know what price range for properties you need to look in.  This will not only help in targeting properties in your specific price range but you can stop wasting your time looking at properties that are well out of reach....OR....be comfortable knowing that the price range you're looking in fits your monthly budget for a monthly mortgage payment.

Realtors® assure their home sellers that they will show the property to qualified buyers.  We assure our home buyers that we will think in their best interests and before showing that property we make sure they are qualified for it.  Otherwise, you may be wasting your time.....and mine. I think they call that 'spinning wheels'.

 If YOU were in the shoes of a Realtor® ......

 Wouldn't you want to be thinking in the best interests of your client?

~~~~~~~~~~~~~~~~~~~~~~~~

 Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves all Hawaii Home Buyers and Sellers on the island of Oahu (Honolulu County) including all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

Surely, when a loan officer preapproved a client we are sure that they have gotten permission from the client to release information to the Realtor® regarding their credit worthiness.  I mean, we are supposed to be working together while thinking in the best interests of the client and everyone involved, right?

In this day and age of the real estate market, we NEED to make sure that the loan officer they have chosen is telling us, the Realtors®, that our client is not just borderline by the hair of their chinny chin chin.

We NEED to know that we are not just going to spin wheels while going through the time consuming effort to show a client 20 properties before they find that special dream home....Only to find out they are really NOT qualified!

All Realtors® hope that the loan officer and lender the client chooses will be on top of it. I wish I could always give the buyer names of a few great loan officers to work with that I have worked with in the past (and know to be forthright and honest) but it doesn't always work out that way. And in the end it's the client's choice anyway. 

There will be those Loan Officers who believe that they can't release anything except that they are credit worthy. What exactly does credit worthy mean?  Does it mean they are just on the brink of falling in between the cracks should lending criteria change? Does it mean they are REALLY good to go no matter if the criteria changes or not? Are we just supposed to believe every Tom, Dick and Harry without an explanation?

Get your client's written authorization for release of info to the Realtor®.......

..... and to the Loan Officer as well.

Don't you?

After working diligently the last few month with short sale buyers I am pleased to announce that recently  two of my Hawaii Home Buyers finally got approved for short sale properties!  For most of 2009 it's been hard to get Hawaii Relocation clients into contract. For one, they are just relocating here to Hawaii and it's been a long trip and they just want to get into a home.

On the other hand, local area residents are already in a home and in these two cases they wanted to REALLY buy a home and had time to wait for a good deal and a home they can call their own.  Short Sales are no easy picnic for the seller or buyer. The process is lengthy and in many cases multiple offers are being submitted or homes are not appraising at the offering prices.

A few tips for Hawaii Home Buyers considering short sale properties:

• Make sure you have the time and patience to wait for a short sale to get approved by the bank. If you don't then there is no sense wasting your, the agents, the seller and the bank's time. The short sale MUST be approved by the lender and just that process could take anywhere from two to four months and then another two to three months for the transaction process.
• Before you have your Realtor® write up that contract make sure that they check current comps (preferably the last three months) and that the property is listed in a comfortable price range. If it's too high it is not going to appraise and too low and the bank may not accept it anyway.
• The Lender most likely will request that the property be sold "As Is" and because of the sellers hardship they most likely will not approve any repairs or credits for repairs. They may not even approve of paying for the association documents, pest inspections, surveys and so forth. You may have additional costs to deal with so be prepared.
• There may be more than one offer due to the lower list price of the property (and condition) so as always...put in your best offer. If you looking to just lowball an already lower priced home then your killer negotiations will most likely lose the home you really love.
• Have a Professional home inspection even though the lender may not approve any repairs, remedies. It is in your best interests to KNOW what may need repairs and what you may need to fix. If there is structural, hazardous, electrical and plumbing issues that would take a considerable amount of money to remedy a home inspection will reveal all.
• Make sure you have a knowledgeable Realtor® who can explain the Short Sale Process and all that is typically involved in this type of transaction.

My buyers were well informed and are on their way to be happy homeowners.

How about you?

~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs, she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents.

Website: www.hawaiihomesmarket.com

Supporting Hawaii Local Businesses!

WooHoo!  You have orders to your next duty station and it's all you've ever dreamed of.....going to that tropical paradise you saw on TV shows and the movies. It's a HAWAII PCS and RELOCATION for you and your family! 

It's a magical mystical wonderland with fairies in the woods watching over you and fluttering from each exotic flower to the next. You can live on the beach in a grass shack and drink those Blue Hawaii drinks with the little umbrella in it in the evening while watching the sun set. The hula girls will automatically pop out of nowhere and start doing the hula dance on the beach while in the near distance the surfers are catching their last waves of the day.

ZAP!  You awaken to the true reality of it all. You're being proactive in your search for a Hawaii Home or Condo and you don't know where to start.  You know it's going to be hard looking for just that right Hawaii Real Estate Agent and Hawaii Loan Officer so just be aware of some myths and facts regarding your Hawaii Home Buying Process.

• Myth: The first  Hawaii Realtor® you come across while searching the internet is your ‘lucky' pick ...therefore, that one just has to be the one who is going to fulfill all your needs.   You fairy tale come true!
• Fact:   Search the internet for Real Estate Agents that not only have a strong internet presence, but have articles and information that know what they're talking about. Contact and interview a couple of the agents so you know if you will be comfortable with them and if they really know what they're talking about.
• Myth:  You search for information on Hawaii VA Loans and it appears that all the websites you come across are loan officers who are seemingly working with the Veterans Administration.  GONG!
• Fact:  A  VA Loan means that  the Veterans Administration guarantees the lender a % should the vet default on their loan.  They are not working in the VA Office. Make sure your loan officer is a seasoned loan officer who KNOWS the Hawaii Real Estate Laws and the Hawaii Real Estate Contract as well as their VA Guidelines for your loan. 
• Myth:   If the company has other ‘affiliated' entities (i.e. if it's a real estate company and they use a loan company that is based right in their office...or vice versa) in their office they must be good because they do it ALL. NOT!
• Fact:  It's a conflict of interest to have real estate, loan company and escrow company that are all in the same office. The buyer is ENTITLED to have a separate entity for all and should not be pressured to use their affiliates. It's like having a loan officer /real estate agent (wears both hats) represent both sides in a transaction. How are they thinking in your best interests?????

It is in your best interests to know who you're working with and get the correct information before you start with your Hawaii VA Loan Process and Buying Your Hawaii Home or Hawaii Condo.  There are many things to be aware of before jumping right in. Choosing the RIGHT Realtor® & Hawaii VA Loan Officer, & Hawaii Military Relocation Information  may enlighten you just a bit more. Just know that being proactive WAY AHEAD of your scheduled Hawaii PCS will ensure you getting educated and finding the perfect fit for your Hawaii Home Buying with your HAWAII VA Loan Experience.

Note: 

The 2009 Honolulu County VA Loan Limit is $783,750.  (click here for OTHER 2009 COUNTY LOAN LIMITS) Using the table for your  Honolulu County BAH Rates and my Hawaii Home Mortgage Calculator  you can let the loan officer know what your budget is for a monthly mortgage.  Just because you have great credit and qualify for x amount does not mean you want to afford those monthly payments.

For more information click on the following link to the VA site with their brochure>>>> What VA Does For the Home Buying Veteran

~~~~~~~~~

Want the whole scoop about Hawaii Real Estate & Hawaii Military Relocations?

~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

For the majority of the professionals in the Real Estate Industry we love our 'jobs'. We want our clients to either achieve the American Dream of home ownership or help our sellers get the best price for their homes.

Real Estate Professionals thrive on going above and beyond.

The most important reason of them all is the heartfelt comments and a happy smile on my clients face at the end of the transaction to express their appreciation for the hard work and effort I put into it. Whoever said that we should not put any emotion into our business is not how I choose to conduct business. It's an emotional event for my clients and I do get a little involved with what I do as well.

Caring about my clients and thinking in their best interests are my main priorities. 

My client read my posts for about 10 months without a peep. He didn't contact me until October and from there we worked on getting him prequalified for a loan and getting his criteria set for his soon to be purchase of his first home. We closed the transaction less than two weeks ago and he was very emotional when I called him to give him recording clearance. He had just purchased his first home for he and his family and he was emotional.

He gave me written permission to share with you the following testimonial. I was floored and emotional by time I finished reading it. 

Our experience with "Sally" from our initial contact to contract:

For many months leading up to our Hawaii move my wife and I had a number of places that we were interested in seeing upon our arrival to rent. During one of our internet searches we came across Sally's blog about buying real estate in Hawaii and how with her help we could actually buy a house and not throw our money away in rent. We were impressed with her qualifications and most importantly we liked the fact that she really listened to our desires, cared about staying in our budget just as much as we cared, and allowed us enjoy our first weeks in Hawaii without any hassles by doing 95% of the work while constantly keeping us informed.

Thanks to Sally really understanding what we wanted from the beginning we were able to see houses that met our desires and dreams. It was not long before we walked into the house we knew would become our home! With meticulous passion for getting things right all of the paperwork and documents that it takes to buy a home, which had originally kept us hesitating to even try to purchase, was signed and filed appropriately by Sally who also took the time to make us aware of certain steps of the process that we should pay particular attention to. It was obvious from the start Sally had been getting nervous families from the mainland into the Hawaiian community for years and not only planting them into a great house but welcoming them and accepting them into the land of Paradise allowing them to grow as new members in the community.

Our house closed on the exact day Sally said it would and we know that the only reason it did was due to Sally's diligence and passion for getting people what they have always dreamed of. As first time home buyers Sally has given us something we thought we were not going to have for many years. You would be completely short changed if you don't allow Sally to assist you in your move to Hawaii. Give her a call or send an email like I did and I can assure you of an adventure like no other on the face of this planet! Never in our wildest dreams did we think we could ever own a house in Hawaii. A place where people of all countries long to visit or live. Thank you again Sally for the present you have given to our family!

Robert & Zarina
11JAN09

***THESE are definitely the rewards that make it all worthwhile.***

~~~~~~~~~~~~~~~~~~~~

Be proactive in your Hawaii Relocation and your search for your home in paradise. It's not easy moving across the Pacific Ocean let alone to a totally different "world" of people but you can do it with effort, motivation and a great Realtor®! 

• Hawaii Military Relocations: Choosing the RIGHT Realtor® & Loan Officer
• Mililani Town, Hawaii: Recreation Centers and Fun for All Ages!
• Hawaii VA Loan Process: BE PREPARED!
• Launani Valley Mililani Condos Homes-Hawaii Relocation Schofield Barracks, Wheeler AAF
• Mililani Hawaii Military Relocations Community INFORMATION- Part I

© 2009 Celeste "Sally" Cheeseman, All rights reserved 

~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com

Active Duty or Veterans of the Armed Forces have VA Home Loan benefits for their home purchase that have proven beneficial for when it comes to little or no money down loan program. (provided their credit is satisfactory) VA guarantees the Local Lender that they will reimburse the lender a percentage should the veteran default on their loan.  

 *Across the Ocean to Paradise: Military Relocations Hawaii* has loads of information for your Military Relocation to Hawaii so you will have pertinent information on what to expect in your relocation to our island paradise.

Currently, I have one VA Loan client in contractand the other one has already been prequalified and coming to Honolulu Hawaii next month specifically to put in an offer during their 5 day house hunting trip so they can return back to the mainland and pack for their Hawaii Relocation in February. VA Loans are abundant here due to our high volume of military personnel and presence on Oahu, Hawaii.

The following steps are what this Real Estate Professional does in order to make your Relocation to Hawaii as smooth as possible concerning your real estate transaction and VA Loan Process.

• Speak to a Local Hawaii Lender (if you do not have one I can refer you to a few who are well qualified in the State of Hawaii) to submit your information and get prequalified. While talking to the Loan Officer make sure and let him/her know what you are comfortable with for monthly mortgage payments. After getting prequalified your Realtor® will now know in what price range to search for properties for you.
• Let your agent know what other criteria you are looking for as far as # bedrooms/ # of baths, sq. ft. interior/land, parking, single family or condo/townhouse. Just remember to go over the  *Across the Ocean to Paradise: Military Relocations Hawaii* because this gives pertinent information on what to expect in your Hawaii Relocation.
• Get all your financial paperwork together so you will have it with you when you arrive.(Do not pack your bank statements, W-2's, LES's and important documents you will need to submit for your loan!)
• EDIT: If you have a couple of months to spare you may order your Certificate of Eligibility from the Veterans of Affairs office. It is not necessary to do so though, because our lenders order them online once you start your loan process and if anything is held up we have a VA office centrally located on Oahu for your convenience and it takes just minutes.
• Start your loan process before you get here so you will have everything in place when you submit an offer for a loan. The loan process is the lengthy and important part of the transaction so it is better to be proactive in your process. Your funding fee can be included with your loan but you will have some closing costs to close with.
• Appointments are made and off we go in search of your new home!  When you decide that you would like to put in an offer we will go through the whole 12 page (plus addendum's) contract and submit it to the sellers agent to present to the seller. 
• After the offer is accepted the loan process begins. You will meet with your Loan Officer to submit your complete application and submit all documentation needed for your VA Loan process packet. Then it goes to Underwriting to process the initial packet and order the appraisal with their VA approved appraisers.
• The Condominium and/or Subdivision Association Documents should be ordered immediately after acceptance of the offer and in the buyer's hands within 10-14 days after acceptance. This agent will make copies of the Budget, last three Association minutes and the Property Information form (RR105C) and submit it to the lender. They need this for the VA Loan Guidelines and process for your loan.  (these documents will show how the Association budgets their money in reserve. % of owner occupants, any pending concerns or litigation going on and so forth.
• Provided your loan process goes smoothly you should have a Conditional Loan Commitment Letter within the first three weeks in contract. This is an approval of your loan with Conditions. Maybe you need to submit a couple of more documents or the appraisal is not in yet or the survey and termite inspection are not done yet. These are the types of conditions that will be listed on this letter.
• Within two weeks after the Conditional  Loan Commitment letter is issued all the conditions should be complete for signing documents with escrow and the loan officer. Not to worry! I attend all signings with you.

In Hawaii, we do not sign at the same time as the Seller due to conflict of interest and we sign approximately four days before recording. After the signing, the loan officer takes the notarized and signed documents to go through processing and within 2.5 days the Lender should have funded the money for your loan to the escrow company. When escrow receives all monies then they will take the documents to the Bureau of Conveyances in Honolulu to record. By the next business day it will record and we usually get word between 8-10am. At that time, the home is legally yours and I will have already made arrangements and have your keys in hand to open the doors to your new home.

Congratulations!

It's not easy moving across the Pacific Ocean let alone to a totally different "world" of people but you can do it with effort, motivation and a great Realtor®! 

• The Art of Hawaii Relocations
• *Across the Ocean to Paradise: Military Relocations Hawaii*
• The Cost of Living Factor in Considering A Hawaii Relocation
• Oahu and Surrounding Neighborhood Search: Relocations Hawaii

~~~~~~~~~~~~~~~~~~

Celeste "Sally" Cheeseman is a Realtor-Associate with Century 21 Liberty Homes in Mililani, Hawaii. With a sharp understanding that a listening ear is the key to a client's needs  she serves the island of Oahu (Honolulu County) and all Hawaii Military Relocating to Hawaii, Hawaii Retirees, Hawaii Job Transfers and Hawaii Residents. Website: www.hawaiihomesmarket.com