Welcome to the Award-Winning Boston Suburbs Real Estate Blog

Average tax rates across Massachusetts towns

Posted by Leslie Mann on Thu, Mar 27, 2014 @ 09:03 PM

Property tax rates have increased in many Boston-area communities. On average, single-family property tax bills have increased by $507 since 2011. The Massachusetts Department of Revenue recently created this handy chart above to show a high-level view of the average residential property tax bills across the state.

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Topics: Wellesley real estate, Weston real estate, Massachusetts property taxes

Winter isn't slowing down home buyers

Posted by Leslie Mann on Mon, Jan 20, 2014 @ 03:04 PM

Neither the cold weather or the Pats game (sorry, I know...) were slowing down the real estate market this past weekend. Here's why: As our friends at MSA Mortgage pointed out in the above chart, interest rates are still very low. Buyers are out in force, looking to snag a home before the spring market gets a little crazy and rates start to creep up.

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Topics: Boston real estate market, Concord MA real estate, Wellesley real estate, Sherborn real estate, Boston suburbs luxury real estate, 2014 real estate trends

Ten easy ways to prep your home for winter

Posted by Leslie Mann on Wed, Nov 6, 2013 @ 02:42 PM

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Topics: Wellesley real estate, Weston real estate, home maintenance, Sotheby's Realty Estate

Boston's luxury real estate magazine "The Collection"

Posted by Leslie Mann on Wed, Oct 23, 2013 @ 12:48 PM

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Topics: Boston luxury real estate, Wellesley real estate, Weston real estate

Outdated real estate sites leave home buyers fuming

Posted by Leslie Mann on Sat, May 18, 2013 @ 07:54 AM

“I found a great home for sale in Trulia,” my client excitedly told me. “Can we see it right away?”

“I’m sorry,” I reluctantly told her. “That house already has an accepted offer.”

Many home buyers have experienced this same disappointment. This is because of two big flaws in the way that real estate sites share information with home buyers.

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Topics: Boston MLS, Boston home search, Boston realtor, Wellesley real estate, Wellesley realtor, Weston real estate, Weston realtor, Sherborn realtor, Sherborn real estate

Why do I need title insurance?

Posted by Leslie Mann on Fri, Apr 26, 2013 @ 06:06 PM

People often have questions about the merits of obtaining title insurance when they buy a new home. Today, I’m pleased to have guest columnist and real estate attorney Ali Alavi of Alavi + Braza, P.C. with us to explain the importance of title insurance.  

Here are a few key takeaways from the conversation:

The lender’s title insurance provides no protection to the homeowner. “If you're buying a home, you will need to decide whether or not to purchase an owner’s policy of title insurance that protects your interests in the property,” said Ali Alavi. “This is one of the most important decisions you will have to make with respect to the purchase of your home. Unfortunately while you, the buyer, must pay to purchase the lender’s title insurance policy, the lender’s title insurance policy only protects the lender and offers no protection to you. At the closing, however, you will be given the opportunity to pay a one-time premium to obtain owner’s title insurance, which does benefit you, and your heirs, for as long as you have an interest in the property.”

Lenders know the importance of title insurance
If you are getting a loan in connection with your purchase, the lender will require that they receive a lender’s policy of title insurance that, in most cases, will be paid for by you. “Lenders are sophisticated real estate investors and they understand the issues and problems that can affect the title to any given property,” Alavi explains. “That is why every lender requires a loan policy that protects their interest in the property.”

“An owner's policy is your best protection against potential title defects that could deprive you of your ownership rights. For as long as you or your heirs own the property, an owner's policy will protect against numerous "hidden" defects that could not be discovered even with the most thorough title examination. Owner's coverage gives you peace of mind by protecting the title to your home against forged documents; missing signatures; unknown creditors; mistakes in the public records; and undisclosed or missing heirs.”

There are things that homeowners have no control over, such as the court system that could provide a decision that would render the ownership of their home as defective or plain invalid.
This is why attorneys advise home buyers to get owner’s title insurance.  

“An owner's policy can now protect you against matters that did not exist when you purchased your home but may occur afterwards, such as: encroachment onto your property by a neighbor; or forgery of a mortgage on your property due to identity theft,” explains Alavi. “Owner's title insurance will also protect you when you want to refinance or sell your home. If a defect is discovered at that time, the title insurance company will enable the sale or refinancing to go through by offering to insure the new buyer or lender against the defect. In addition, all work to remove the defect, including representation of the owner in a lawsuit to establish title or to remove the defect, will be paid for by the title insurance company.

Owner's title insurance could save you thousands of dollars in legal costs.
A recent Massachusetts court case highlights just how important it is to purchase an owner’s policy. In US Bank National Association v. Ibanez, 458 Mass. 637 (2011), the Massachusetts Supreme Judicial Court upheld a lower court decision that effectively invalidated thousands of titles in Massachusetts. “The bottom line is that titles to certain properties that were subject to foreclosure are invalid if the foreclosing lenders did not possess an assignment of the mortgage in advance of the advertising of the foreclosure in the newspaper,” explains Alavi.

“The Court’s ruling not only affected current foreclosures but also foreclosures that took place years ago,” Alavi said. “As a result, a person who purchased a property in 2010 that was incorrectly foreclosed upon back in the 1980s does not actually own the property now. If that person did not purchase an owner’s policy of title insurance when they purchased the property, they will not be able to sell the property and their options, if any, are limited. If that person did purchase an owner’s policy when they bought the property in 2010, despite the earlier invalid foreclosure and despite the Court’s ruling, their title insurance company will authorize the issuance of a new policy to a potential new buyer.”

Before you close on your new home, ask about title insurance and how it protects your home ownership.

Reprinted from my MetroWest Daily News column in the Metrowest Homes publication, a real estate resource for residents of Dover, Holliston, Hopkinton, Sherborn, Southborough, Sudbury, Wayland, Westborough, Weston & beyond.

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Topics: Wellesley real estate, Wellesley realtor, Weston real estate, title insurance, Weston realtor

Boston MLS house hunting tips

Posted by Leslie Mann on Thu, Apr 18, 2013 @ 06:08 PM

Any home buyer can tell you that finding the exact right home to fit their needs can be a challenge. One of the biggest concerns we hear when new clients contact us is that they've been searching on third-party real estate sites like Trulia or Realtor.com to find homes, yet they have to spend a lot of time filtering out homes that aren't a good match for them.

A better approach is to ask a buyer's agent to sign up you for a free Boston MLS home search. This way, you'll receive auto emails of homes that meet very specific search criteria. Traditional third-party real estate search sites will only allow you basic searches such as the towns, number of bedrooms, baths, size of home and lot, and age of home.

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Topics: Boston MLS, Wellesley real estate, Wellesley realtor, Wellesley homes for sale

Features today's home buyers crave

Posted by Leslie Mann on Fri, Apr 12, 2013 @ 09:31 AM

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Topics: Wellesley real estate, Wellesley realtor

Searching for home sellers in the Boston suburbs

Posted by Leslie Mann on Tue, Mar 26, 2013 @ 12:17 PM

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Topics: Boston suburbs real estate, Boston suburbs realtor, Wellesley real estate, Wellesley realtor, Newton real estate

Is it 2005 all over again?

Posted by Leslie Mann on Fri, Mar 22, 2013 @ 09:29 AM

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Topics: Wellesley real estate