{"id":1126,"date":"2020-12-09T06:00:02","date_gmt":"2020-12-09T11:00:02","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1126"},"modified":"2024-04-25T23:20:27","modified_gmt":"2024-04-26T03:20:27","slug":"guide-to-buying-an-estate-sale-home","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/guide-to-buying-an-estate-sale-home\/","title":{"rendered":"Guide to Buying an Estate Sale Home"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Heirlooms and yard tools aren\u2019t the only things you can get\nat estate sales. Sometimes, the houses themselves are for sale. And sometimes\nthey\u2019re great choices.<\/p>\n\n\n\n

The local probate court oversees estate sales when homeowners\ndie intestate (without leaving a will). And where there is a will, the executor\nmay sell the late homeowner\u2019s property to pay off the mortgage. <\/p>\n\n\n\n

You might come across an estate sale in the listings. Or you\ncould contact the county, and go through the open probate cases. But perhaps the\neasiest way to find good estate sales is to hire a local real estate pro. Some\nspecialize in estate sale houses. Your agent will assist with the negotiation\nof a sales contract, the offer, and the closing \u2014 subject to court approval. <\/p>\n\n\n\n\n\n\n\n

Court Procedures, Negotiation and Purchase<\/h2>\n\n\n\n

At the start, the house is in the estate. The court must\napprove a personal representative who has authority to negotiate and sell. The\ntitle company will require this authorization when opening escrow. Your agent\nwill obtain the documents that confirm the personal representative\u2019s authority.<\/p>\n\n\n\n

The personal representative then starts the ball rolling by\ngoing to court, where a real estate appraisal will be ordered. The results are\ncritical. Probate courts generally do not approve bids under 90% of the fair\nmarket value. The real estate agent will have the title company run a title\nsearch before listing the home as a probate sale.  <\/p>\n\n\n\n

Estate sales can be in formal probate, for which the estate\u2019s\npersonal representative hires a real estate lawyer and goes through an approval\nprocess every step of the way. Expect the formal process to take six months or\nmore before the deed can be transferred.<\/p>\n\n\n\n

Step 1. Valuation. <\/h3>\n\n\n\n

Find out the price that the heirs expect to receive. Is it\nreasonable? Your real estate agent will evaluate the home based on comparable\nhomes in the area and arrange of a home inspection, to discover the likely\nrepair needs and costs. <\/p>\n\n\n\n

Your agent\u2019s research is an investment in a deal that the\ncourt might not, ultimately, approve. Yet it\u2019s absolutely vital to have a clear\nidea of the home\u2019s value and what work needs to be done, to know your bid makes\nfinancial sense.  <\/p>\n\n\n\n

Step 2. Financing. <\/h3>\n\n\n\n

You must show the court proof of ability to finance the home,\nwith no contingency. Otherwise, you won\u2019t be able to bid on the home. <\/p>\n\n\n\n

Some buyers use home loans that leverage the value of their current homes<\/a> to buy second homes, including estate homes.\u00a0<\/p>\n\n\n\n

Step 3. Offer.<\/h3>\n\n\n\n

Send your bid\nto the personal representative of the estate. If it\u2019s accepted, the court must\nthen review and approve it. Your bid must be accompanied by the required 10% deposit.\n<\/p>\n\n\n\n

Step 4. Petition for Hearing Date.<\/h3>\n\n\n\n

If the personal representative(s) accept the offer, they\nwill petition for the confirmation of sale hearing and closing date. Courts can\nhave sizable backlogs, so be prepared to wait for your date.<\/p>\n\n\n\n

Step 5. Public Advertisement.<\/h3>\n\n\n\n

The buyer must show up for the hearing date. Meanwhile, the\nagreed-upon price is publicly advertised \u2014 usually for 30 days. The public\nannouncement must include your offer price. This enables other possible bidders\nto be prepared and bid on the home at the hearing. <\/p>\n\n\n\n

Step 6. Hearing and Auction.<\/h3>\n\n\n\n

Attend the confirmation of sale hearing \u2014 which is also an\nauction, in which the court attempts to attract bids. The whole process has a\npurpose; it\u2019s designed to get the best deal for the heirs. <\/p>\n\n\n\n

Your bid is the baseline, and any higher bid must be placed\nat a specific, court-set amount over yours. If no one is ready with a deposit to\noutbid you, the court will confirm that you will receive the home, if you are\nready to pay the amount required by the court, with the correct form of\npayment.<\/p>\n\n\n\n

Step\n7. Completion of the Sale. <\/h3>\n\n\n\n

Work with the personal representative to go through with\nyour purchase, or \u2014 unless you were outbid \u2014 you may lose your deposit money. Unlike\nin the traditional sale, in which serious home inspection issues are cause for\na buyer to pull out with no penalties, an estate sale buyer is expected to take\nthe house no matter what a home inspection might uncover.<\/p>\n\n\n\n

Step 8. Deed Transfer.<\/h3>\n\n\n\n

The title will transfer to your name several weeks after the\nhearing. Congrats on your new home! <\/p>\n\n\n\n

Note:<\/em><\/strong> If there are multiple heirs selling the\nhouse, emotions understandably run high; heirs might lack time to grieve or\nwork out their differences before having to dispose of a loved one\u2019s home. This\nprocess takes patience.<\/p>\n\n\n\n

Small Estates <\/h2>\n\n\n\n

Most states simplify probate for small estates. For example, a personal representative may use Utah\u2019s informal probate<\/a> option for small estates where the probate property is valued at less than $100,000 and doesn\u2019t include a home. Informal probate can occur for modest estates, or where the late owner put the home into a living trust, or where the deed shows a co-owner with survivorship rights<\/a>. Different states have different variations. If the estate qualifies for an informal process, a lawyer is not required. <\/p>\n\n\n\n

In some states, simplified probate can occur when the home\nis probate property. California permits an executor of a will to act with \u201cfull\nauthority\u201d (as opposed to \u201climited authority\u201d) to sell estate property \u2014 no agent,\nappraisal, no requirement to obtain 90% of the home\u2019s value in the sale. The\ncourt may require advertising under its rules for a \u201cnotice of sale\u201d before the\ntransaction, to allow beneficiaries time to object. Throughout the transaction,\nthe executor must make decisions in the estate\u2019s best interests, subject to a\nlater review of the court. Yet by using full authority the sale can occur\nquickly. <\/p>\n\n\n\n

If the house is situated in Pennsylvania, probate property up\nto $50,000 in value may be transferred by a simple affidavit, without notice to\ncreditors, with the court\u2019s permission. Real estate is not counted in that\nlimit. Some very large estates bypass probate and apply a simplified process for\nassets left in the will. <\/p>\n\n\n\n

Insuring an Estate Sale Home<\/h2>\n\n\n\n

Check for signs\nof damage in a home<\/a> you\u2019re buying as-is<\/em>. When an estate is\nselling, disclosure understandably isn\u2019t as complete as it would normally be. You\nmight not receive a seller’s disclosure at all if, under state law, the\npersonal representative of the estate does not have to fill out a real estate\nseller\u2019s disclosure form. <\/p>\n\n\n\n

That said, the idea is not just \u201cbuyer beware\u201d with probate\nsales. Once the personal representative knows of any material defect in the\nhome, a legal duty is triggered to disclose this information to the potential\nbuyer. The real estate agents on both sides of the deal have to be mindful of\ntheir fiduciary\nduties<\/a> as well, and may be subject to disclosure duties.<\/p>\n\n\n\n

Because of the disclosure challenges, hidden title problems\nmay be more likely to exist in the history of an estate sale home. The best way\nto lower your risk is to buy an owner\u2019s title\ninsurance<\/a> policy to cover unknown title defects. Consult with the title\ncompany in advance about recommendations for extended coverage in your\nsituation. You will only need to pay for an owner\u2019s title policy once, at\nclosing. The typical owner\u2019s policy protects you for as long as you keep the\nhome, and your heirs too.<\/p>\n\n\n\n

Bottom Line: The Court\u2019s in Charge<\/h2>\n\n\n\n

Probate sales happen all the time. They are a normal part of\nthe real estate world. Some estate sale homes are in rough shape; others are in\nfine condition, and just need a little updating. An experienced real estate\nagent can help you find the type of home that suits your goals.<\/p>\n\n\n\n

Buying a home from an estate may take longer, though. And\nwhether your bid succeeds is ultimately up to the local probate court.<\/p>\n\n\n\n

Supporting References<\/strong><\/p>\n\n\n\n

Ca. Prob. Code \u00a7\u00a7 10304, 10308(b).<\/p>\n\n\n\n

20 Pa. Cons. Stat. Ann. \u00a7 3102.<\/p>\n\n\n\n

Ut. Code \u00a7 75-3-1201.<\/p>\n\n\n\n

Photo credit: Erik Mclean<\/a>, via Unsplash.<\/p>\n","protected":false},"excerpt":{"rendered":"

Heirlooms and yard tools aren\u2019t the only things you can get at estate sales. Sometimes, the houses themselves are for sale. And sometimes they\u2019re great choices. The local probate court oversees estate sales when homeowners die intestate (without leaving a will). And where there is a will, the executor may sell the late homeowner\u2019s property […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[71],"tags":[],"class_list":["post-1126","post","type-post","status-publish","format-standard","hentry","category-general"],"yoast_head":"\nGuide to Buying an Estate Sale Home - Deeds.com<\/title>\n<meta name=\"description\" content=\"You might come across an estate sale in the listings. Or you could contact the county, and go through the open probate cases. 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