this is kind of a take it or leave it suggestion, but I just finished a Short Sale with HSBC where they took a $160,000 loss. The key factor? We provided them with an appraisal right from the get go. Yes it costs up front money, yes there is a small risk there, but it worked.
The guy in Loss Mitt said to me "HSBC does not ever stop trustee sales at the last minute to consider short sales as a matter of company policy, however you provided us with an appraisal as well as an offer of cash that could close quickly. We made an exception in your case."
Banks lately are taking offers that are less than other offers if they can close sooner or guarantee them payment (read: cash) rather than chancing it on a buyer who needs inspection periods, protection clauses and financing.
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