Dodd Realty Group

26 Ainsley in Clayton! Vacant land listing available.
Call for details 919-268-9498
Brandie Dodd, Broker REALTOR
Dodd Realty Group

Great info!

New Blog Post
Written By Attorney Cara Dudek-Petri Gibbons

By the time my office gets a contract for a closing a lot has happened that we are typically not a part of and truthfully, after reading this blog, I hope changes for a lot of people. One of those very important things is the ex*****on and drafting of the contract. The last thing I want to do upon receiving a contract is inform all parties that it has been drafted incorrectly, you’re missing sellers or the person who signed on behalf of the buyer didn’t have authority to do so, and you may not actually be under contract like you thought. I know in a lot of states an attorney assists in drafting the contract, but North Carolina is not one of them (most of the time). Real estate agents, or the individual buyer/seller in a FSBO capacity, actually handle this part of the transaction. There are three situations where we see the most mistakes with contract drafting and they are name changes, entity buyers or sellers (Trusts/LLCs/Corporations/POAs, etc.) and estates. I’ll go through each of them briefly with some tips and tricks, and hopefully this will save everyone involved in the transaction an unwanted headache!

Name changes are the easiest ones to head off. From the buy side it’s easy and only comes into play in limited circumstances. This will be that you have a client that gets married/divorced and/or just changes their name between contract and close, a simple addendum (attorney drafted) will fix your compliance problems. Also, just a side note, highly encourage all your buyer clients to NOT start the name change process between contract and close if you want to close on time. From the sale side, if the name of your client is different than when they initially took title, you can do one of two things. The first being you can put their former name that’s shown on title (AKA or FKA) their now LEGAL name. They would then sign all documents for you with their actual legal name. This is the best practice and helps me as the attorney once I get the contract understand the discrepancy that I will end up discovering in title anyway. Or you could just put their now legal name on the contract. When I get into title, I’ll see the former name and can address the AKA or FKA on their conveyance documents, but the contract will not need to be corrected. But please, do not put someone’s former name only on the contract and advise them to sign that incorrect former name.

The next situation is when you have an entity buyer or seller. We see this on both sides of the transaction being done improperly. An entity buyer or seller is when you have clients that either want to purchase or currently own the property in the name of a Trust, LLC, Corporation, etc. In this situation the entity is your client, not the individual. You need to see a copy of the Trust, the LLC’s operating agreement, a corporate signing resolution, or something that shows who on behalf of the company/trust/etc. can sign on behalf of the entity. Those documents will be required once you’re under contract to be provided to the closing attorney anyway, so having it up front and handy is best. Before you have your entity client execute anything for you, please run those documents once you receive them by your favorite closing attorney to save you issues down the road. It is not your responsibility or job as the real estate agent to interpret those legal documents, so let the attorney do that for you.

Power of Attorneys (POAs) are a separate issue. First, you cannot use a POA if the person who authorized the POA died. The buyer or seller should always be shown as the individual purchasing or the vested owner seller. The person who has a valid POA to sign on behalf of that person is simply just the signatory. When they sign, they sign “the buyer/seller’s name, by their name, agent/attorney in fact/POA/etc.” It’ll look like a full sentence. Never put the POA’s name as the buyer/seller. They are acting solely in a capacity of signing on behalf of that person.

And lastly, the dreaded estate closing. This is where I see the most issues. It’s always going to be on the seller side, but the buyer side also needs to be very well versed as to not lead their buyer client into a situation where they can be harmed. First, shockingly enough, a person who is dead cannot be written on the contract as the seller. You may be thinking, “Come on, Cara! That’s crazy, no one would ever do that!” Well, I assure you it happens more often than you’d think. When someone dies owning property it is complex. There are situations where it is easy. One is a married couple owns property together, one dies, and the other can just sell without having to do anything but provide a death certificate. That is IF the deed when they purchased specifically states they own it either as a married couple, tenancy by the entireties, right of survivorship, etc. The other situations are NOT easy. I could go through 100 horror stories and situations that have run through our office to scare you away from being involved in an estate closing ever again, but that’s not the intent of this blog. The tips I have for estate closings are this; 99% of the time an estate cannot sell the property. So please don’t put the seller as “The Estate of John Smith” unless you’ve spoken with a trusted real estate attorney and they told you that is what you need to do. It has to be specifically referenced in the will of the deceased person that their executor or administrator has the sole right and ability to list, sell, and convey the real property without joinder of the heirs. The first question to ask the person you’re working with is did the vested owner die with or without a will? The basic principle in North Carolina is that immediately upon death, the heirs of the deceased own the property. You also have to consider North Carolina marital property laws as well, so it’s really all of the heirs, and their spouses, that own the property at death. Then you have to see how long ago did the person die? If it’s within the last 2 years, then has an estate been opened in the County where the property is located or at all? If the answer is no, you have some work to do. I could go on as there is a lot more, but I’ve said enough to prove my point and encourage you when you have a seller that is an estate, ask all the questions. If you have a buyer interested in an estate property, you are not out of line by asking those questions of the seller and/or listing agent to confirm they did their legwork before listing.

The goal as an agent or layperson is not to know all the things. It’s to know what you know, and what you don’t know, who to ask. And I promise you, regardless if you think you know exactly what to do and who needs to sign, you’re a better agent or buyer/seller by asking a professional first. We want you all to look good to your clients, and having to double back and re-sign documents, make corrections, or God forbid need a person to join in who is unwilling, does not do that. Our motto is Rest Easy for a reason, so please take us up on that and call me!

🏡✨ Elevate Your Real Estate Experience with Dodd Realty Group ✨🏡

At Dodd Realty Group, we redefine excellence in real estate services. Our commitment to precision, integrity, and client satisfaction sets us apart in the industry. 🤝✨

🔍 With a keen eye for detail and a wealth of market expertise, Dodd Realty Group ensures that your property journey is guided by professionalism and efficiency. Your goals are our top priority, and we are dedicated to exceeding your expectations at every turn. 🏠💼

💼 Led by the esteemed Brandie Dodd, our team brings a wealth of experience to the table, navigating the complexities of real estate transactions with finesse. Whether buying, selling, or investing, trust Dodd Realty Group for a seamless and successful process. 🌐📈

🌟 Our commitment extends beyond transactions; it's about building lasting relationships. We understand that real estate decisions are significant, and we are here to provide unwavering support every step of the way. Your satisfaction is the ultimate measure of our success. 🌐🤲

📞 Ready to embark on your real estate journey with a team that values professionalism, expertise, and client-focused service? Contact Dodd Realty Group today. Your dream property is just a call away. 🌐📲

🌐🏡 Navigating the Complex World of Land Real Estate: Let Brandie Dodd Guide You! 🏞️✨

Embarking on a land real estate journey can be a maze of complexities, but fear not! Brandie Dodd and Dodd Realty Group are here to be your expert guides through every twist and turn. 🗺️💼

🧠 Why is land real estate complex?
1️⃣ Zoning Regulations: Understanding the intricate web of zoning laws ensures your investment aligns with your goals.
2️⃣ Environmental Factors: Navigating environmental regulations is crucial to preserving the integrity of your chosen land.
3️⃣ Market Trends: Staying ahead in a dynamic market requires keen insights – that's where Dodd Realty Group shines!

💡 How can Brandie Dodd help?
✅ Extensive Knowledge: Brandie's deep understanding of local markets provides a strategic advantage.
✅ Personalized Guidance: Tailored advice to navigate the complexities specific to your real estate goals.
✅ Network of Professionals: Access to a network of experts ensures a seamless transaction.

Ready to tackle the complexities and unlock the full potential of land real estate? 🚀🏞️ Contact Brandie Dodd at Dodd Realty Group and let her expertise be your compass on this exciting journey!

🏡 Exciting News from Dodd Realty Group! 🏡

Are you ready to find your dream home? Dodd Realty Group is here to make it happen! 🌟

🔑 Discover the perfect property with us
🌆 Explore neighborhoods and locations
💰 Get expert advice on financing from our preferred lenders.
🤝 Trust our experienced team

Join us on this journey to find the home that fits your lifestyle and needs. Let's turn your dreams into reality! 🏠

🏡🌟 Exciting News from Dodd Realty Group! 🌟🏡

Are you ready to make your real estate dreams a reality? As your trusted real estate broker, I'm thrilled to share some fantastic opportunities with you!

🏠 Residential Bliss: Explore beautiful homes in North Carolina, from cozy family residences to luxury estates. Let's find the perfect home for you! 🏘️

🌾 Land Lovers, Rejoice: If you've been dreaming of building your own paradise, our land listings offer endless potential. Let's turn your vision into reality! 🌳

💰 Savvy Investors: Seek prime real estate investments in North Carolina? We specialize in connecting you with lucrative opportunities. Your portfolio's next gem is just a call away! 💼

🔍 Why Choose Dodd Realty Group?

Local Expertise: With deep roots in NC, we have the inside scoop on the best neighborhoods and deals.
Personalized Service: Your unique needs guide our mission to find your dream property.
Proven Success: Our track record of satisfied clients speaks volumes.
Ready to get started? 🚀 Contact me today to explore your real estate journey in North Carolina! 📞📧

Raleigh has such a bright history! Special thanks for this historical tribute in town time Raleigh!

New historical marker in honor of 'human computers' unveiled in Downtown Raleigh

This graphic is reflective of the Northern Triangle Region. Which includes Franklin county. While inventory is still lower than in 2022, median sales are up 5.8%. Sellers are receiving 97.9% of list price.
Sellers: Days on market is longer, inventory is still down but sales prices are up.
Buyers: With the seller's receiving almost 100% of their asking price, this means that having to bid over asking list price is a bit outdated. Listing agents are pricing fair and this is a good indication of good things to come for both buyers and sellers in our market.

Getting back into your home search? Contact Amber today!

Triangle MLS current stats.

Please visit our Dodd Realty Group google page!

Dodd Realty Group on Google We are open and ready to assist with your real estate needs! Give us a call!

Find us on Google!

search.google.com

First time home buyers were responsible for 29% of the market in August. All cash deals accounted for 22% of the market. I’m glad to see that first time home owners are dominating the market. This tells me that even with the threat of a higher rate renters are becoming homeowners despite this fact.
forest

First-time buyers were responsible for 29% of sales in August; Individual investors purchased 15% of homes; All-cash sales accounted for 22% of transactions; Distressed sales represented 2% of sales; Properties typically remained on the market for 19 days.

I love old homes. The classic look that is timeless. See how you can achieve that timeless appeal in your new construction home with these tips.

7 Designer Touches That Add Old-School Charm To A New Build Designer Charlotte Harris Lucas shares her tricks for making a house feel like it's been there forever—even if it's brand new.

Under All Is Water?

Real estate professionals have a key role as stewards of our most indispensable natural resource.

Under All Is Water Real estate professionals have a key role as stewards of our most indispensable natural resource.

North Carolina Museum of Art Ready to Unveil Reimagined Galleries and a Special New Exhibit Reimagined galleries and a special new exhibition unveiled the weekend of Oct. 7-9!

Free fun in wake forest!

We have extended our program until Oct 28th! If you signed up this summer, you can come in Monday-Friday between 11-5 and have some indoor fun with your kids on our traditional bowling lanes!

*duckpin bowling is not included in the KBF

We are honored to be included in Jackson law, “Agent Spotlight.” Many thanks back to the staff and Jeremiah Jackson for making my client’s transactions as smooth as possible!
I literally couldn’t do it without you!

We team up alongside the Triangle’s best real estate agents at Jackson Law. Every week, we shine the spotlight on a valued business partner by recognizing their trusted background and mission in real estate. Today, we highlight, agent, Brandie Dodd of Dodd Realty Group. We take pride in doing business with you and love the opportunity to serve your clients with effective legal representation.