Grand Rapids, Michigan: A Great Place To Visit or Buy A Home

Did you know that Grand Rapids, Michigan was recently named as one of the hottest emerging cities in America? How about one of the best places to raise a family? Forbes Magazine raved about Grand Rapids in a recent article and people are listening.

Grand Rapids is the perfect blend of city living and a calm Midwestern lifestyle. Situated on the western side of Michigan, it is a short drive away from Lake Michigan and so much more. Just hop in your car and you can be 30 minutes away from beaches, shopping, historic sites and everything else that the beautiful state of Michigan has to offer.

If you are a fan of green living then Grand Rapids is one of the hottest places to visit and live. In fact, it was recently named the country's greenest city by Fast Company magazine. Companies across the city boast LEED-certified buildings and tourists and residents alike are loving the green lifestyle. If you want to connect with your community even more, you can visit the Downtown Market to meet local vendors, enjoy lunch on the rooftop bar and watch your kids play in the child-friendly demonstration kitchen.

Each year more people are moving to Grand Rapids for all of the benefits that it has to offer. I had the chance to speak with a Grand Rapids realtor recently and he told me that the Midwestern lifestyle emphasizes hard work, community and friendly people, all of which can be found in Grand Rapids. After Denver and Houston, Grand Rapids is third in the country for economic growth. Business is booming and even more businesses are set to open their doors in the coming years. A steady job market and affordable living make this city a great place to live and to visit.

Like any great city, Grand Rapids has a convenient public transit system to help you get around. Also known as "The Rapid", the local public transportation system is award-winning and helps visitors and residents access all areas of the city. Feel like walking? Within a 20 minute walking radius you can easily find museums, restaurants, bars, shopping and much, much more. Of course, you can always bring your own vehicle to explore Grand Rapids at your own pace.

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Spring into Action with Home Improvement

Spring is everyone's favorite time to start something new. Whether it's small decor additions, a new garden, or a complete renovation, house projects are a great way to make your home feel like new. Here are some ideas to get you started:

Southwest Home Décor

Tips On Creating A Southwest Decor In The Master Bedroom

A master bedroom is the most personalized area in a house. So what colors can be used to create a stunning Southwest Decor and provide a relaxing master bedroom area?

Kim Boldt, at Premier Tucson Homes in Tucson Arizona, suggests letting the colors you love be part of your southwest interior design. However, keep these guidelines in mind for your master bedroom.

Master Bedroom

In southern Arizona homes, master bedroom suites tend to be typically larger than the other bedrooms in a home. The extra space will make most southwest decorating ideas easier.

Space means the bedroom decorating ideas can use more color options. Using multiple color combinations and layers will create a distinctive southwest home with your personal touch.

Master bedrooms with an on suite and a sitting area give you lots of space. A useful tip from Tucson interior designers is to create a color plan for all the space in total. Don't break the space up by using conflicting colors.

That doesn't mean the paint colors for the bedroom and bathroom southwest decor must match.  However, the color choices must complement one another.

Incorporate the accent colors from one room into an a joining space. This creates a southwest decor with a unified look.

Consider the feeling you want to set within your master bedroom. The focus for Tucson design is to create a space to be a tranquil retreat with soothing colors.

That doesn't mean that a bright or dark color has no place in southwest decor. A palette of neutral shades will create a great look and the opportunity to add color that “pops” with bed linens, pillows, lamps and other accessories.

Looking for a home or winter retreat in the southwest? Take a close look at Tucson Arizona.

Posted by Kim Boldt – Premier Tucson Homes - Tierra Antigua Realty – Tucson Arizona

Advantages of New and Refurbished Furniture

When furnishing an office, you have two options: either buy new or refurbish your old furniture. Both options have their advantages and the decision is ultimately one only you can make. Here are the benefits of both sides, hopefully to help you decide which road to take for your own, personal office space.

Top 5 Home Design Trends for 2015

It’s 2015, a new year, and you want to show off to your friends and family that you know how to keep up with today’s hottest trends. Being hip starts at home, so here’s a look at what’s coming so you can hop on the trendy bandwagon.

1)      Libraries as décor

Many people are now adding a study or library room to their home. Not only does a library preserve memories and knowledge of books, but it double functions as a wholesome and quiet environment to relax. This old fashioned serenity is making its comeback as people struggle to find time away from the outside world. To find inspiration and ideas, check out this home improvement guide with do it yourself tips.

2)      Floors galore

The traditional carpet isn’t cutting it anymore; people want cork, bamboo, porcelain, and tile. In high traffic rooms, it’s good to choose a sturdy but appeasing material. One of the trending materials right now is cork flooring. The nicest thing about cork flooring is that it’s one of the easiest surfaces to repair, clean, and redesign. It’s also sustainable, comfortable, and durable. It is tricky to install but professionals like Carolina Services Inc. are perfecting the art of home construction cork flooring. Here are some more reasons to make the switch!

3)      Fireplaces & Fire pits

Another trend this year is adding fireplaces and fire pits both indoors, and out. Of course the biggest benefit of a fireplace is its warmth, and it’s countdown on heating costs. In addition to that, adding a fireplace also increases the value of your home! According to the National Center for Real Estate Research, fireplaces increase the value of the average home by 6-12%. And the fireplace brings a soul-soothing calming effect and truly can bring a room together. And with outdoor patios and porches on the rising trend list as well, outdoor fire pits are becoming more of a household product. This collection of fireplace ideas might help spark the flame.

4)      Keyless Doors

That’s right. The future is here. New technology has paved the way to let you open your door in different ways without the use of your keys. Now you can use a keypad, your phone, or even your fingerprint!  Not only is this more convenient, but it adds security to your home. You can now pick and choose the people that can enter your house. This trend is also catching on with other devices like your car; you bank account, your phone and more. Gokeyless has dedicated itself to creating and innovating keyless technology for your home, office, and other venues.

5)      Customization & Smart Technology

The last hot trend is the customization of household appliances like toasters, ovens, refrigerators, and more. You can now equip your boring household items with the latest and greatest technology. You can now control your washer/dryer, fridge, oven, thermostat and more with your phone using Bluetooth and Wireless technology. The biggest industry leader right now is Samsung and Whirlpool partnering up to design this technology. To learn more about the how to control everything in the palm of your hand, check out these smart appliances.

 

Tips For How to Negotiate a Commericial Property Lease

Starting a new business can be overwhelming and challenging, and one of the most difficult parts can be finding an affordable office space. If this is your first business the process of finding a lease that works for you and your business can seem daunting, but there are a few questions and things to consider before jumping into a lease.

Setting the Term of your Lease

The term and rent of your location is the first point that needs to be negotiated. The trick to this is to not over commit if you are a small business. It's recommended that small businesses negotiate one to two year leases with the option to renew. You will also want to discuss and negotiate rent increases over the term so you are not unexpectedly hit with a rent increase with no warning from your landlord.

Be prepared for your landlord to push back, they may try to lock you into a longer agreement by offering deal sweeteners. It is helpful to bring a broker to negotiations, as they know about the local market and what sweeteners to look out for.

Expenses

Like residential leases, landlords often tack on extra expenses like maintenance fees, upkeep fees and so on. Make a point to ask the necessary questions during negotiation: what about utilities? how are these extra charges measured? Also look into the "hidden fees" and policies and inquire about the average costs of previous tenants.

Maintenance and Repair

Unlike residential leases where the brunt of the maintenance and repair responsibilities fall on the landlord, commercial leases are different. Commercial leases vary in their approach to this, some stipulate that it is the tenant that is responsible for all the property upkeep while other specify that the tenant is only responsible for certain repairs etc.

Defaulting

Often businesses get closed down due to defaulting their lease. In order to protect your interests and your customers, it is important to know exactly what defaulting terms you are agreeing upon upfront. Talk with your landlord and decide if you will be locked out immediately or if you will be granted a grace period. Will you be able to negotiate for more time for yourself if you default? All of this information is important as it can save you  and your business money.

Read Your Lease

It goes without saying that you should always read and reread your lease carefully and completely to make sure you fully agree with and understand all of the terms and clauses.

About the author: Mary is a guest contributor from The Lansing Economic Area Partnership or LEAP, a coalition of area leaders committed to initiating Lansing, Michigan economic development.

5 Easy DIY Home Improvement Projects to Attempt This Winter

Just because it's cold out doesn't mean you have to stay cooped up and bored in your house all winter. Instead of wasting away behind the TV or computer you can improve your living space and be guest ready by the time spring gets here. Here are some easy do it yourself projects that you can do to improve your home, save money, and avoid being bored.

Put Insulation on Your Water Heater

Add a thick blanket or insulation around your water heater in order to ensure that the water within the heater will stay hot even when it's not in use. This is a great way to save energy, and of course money, during the winter and throughout the year. Insulation kits can be purchased at most local home improvement stores.

Put in a Programmable Thermostat

Your utility bills in the winter can be overwhelming, but turning down the thermostat can be uncomfortable. By installing a programmable thermostat, you can set it to change temperature throughout the day, such as keeping the house cooler during the day while everyone is out and warmer at night when you're sleeping. This will save tons of energy and money and is an easy installment. The installation process includes hooking up a few low-voltage wires and most programmable thermostats come with instructions to help you with the set up. Most of these thermostats run around $25 and are available at most hardware stores.

Refinish Your Basement

Big, indoor projects are perfect for down time during the winter and refinishing your basement is no small feat. You can do a lot of the work on your own without a contractor, such as installing new flooring or carpet, painting walls, or dry walling. You will have a pretty basement ready for entertaining by the spring!

Paint the Walls

Spend your time inside not only repainted your finished basement but also the rest of your house. Painting can be a large task to tackle, so take your time and spread it out. You can really revamp a room with a just new shade of paint. Change the feel of the whole room or just add an accent wall to liven  it up a bit. You can get paint advice and tips from your local home improvement store employee.

Organize Drawers and Closets

While you're hibernating inside, why not be productive by dumping out those drawers and donating some of the stuff that you haven't used in ages. You can spend your winter decluttering your life and your home. You'll be feeling organized and light when the spring sun shows up.

Spend your winter months doing something productive and try one of all five of these easy DIY home improvement ideas!

About the Author: Valerie is a guest contributor from Coldwell Banker Hubbell Briarwood, Lansing, Michigan's premier real estate company.

Home Design Trends for 2015

Design trends for 2015 seem to be all about classic luxury and versatile functionality. Modern trends combine with classic style to create a fresh and unique look for the New Year. Classic, retro, and contemporary design ideas incorporating new materials alongside traditional ones, fresh decorating colors and artist details are taking the home design trends by storm. 2015 is all about blending traditional with the modern, creating a combination of serenity, personality and versatility.

Moving? Here’s What You Need to Do First

Moving into a new apartment is an exciting part of adulthood, but besides the relocation of your belongings, there are other things you have to consider as well. Have you read and agree on the terms of the lease? How much is the rent and when is the payment due? Do you know who the official landlord is? How long is the notice period?

Five Trendy and Cheap Remodeling Tips

Office remodeling is often put off because of the time it would take as well as the costs that the budget just can never afford. But in today’s world where there are lots of innovative ideas involving the use of reused and recycled furniture, the old has now become modern and trendy. Find out some cheap remodeling tips that will help you boost employee morale and attract more customers to your business.

Hardwood vs. Laminate Wood Flooring

One important factor in determining the market value of a home is its flooring. Wood flooring is a more popular choice because of its natural and warm appearance, and wood will always look timeless. In newer homes today, it is harder to find original hardwood floors because of the high pricing. Yet to achieve that natural wood look, one option homeowners can take to increase the value of their home is to install laminate wood flooring. There are, of course, pros and cons to both hardwood and laminate wood flooring. Let’s tackle these and find out which one is best suited for your lifestyle and budget. 

Should You Rent a Studio or a One-Bedroom Apartment?

Now that you have decided to try living independently, the next decision you will have to make is to choose the type of apartment that suits you. Of course, since you are just starting out and you probably just started on your first job as well, the budget for your rent is a valuable factor when looking for a place to rent. You will typically find studios and one-bedroom apartments to fit your budget just right. Both options sound fantastic, but which one is more preferable? The answer depends on their pros and cons.

Relocating to a New City

What kind of home will you buy? Where will your kids go to school? Will you be able to find a new job? These and many other questions need to be answered when you are relocating. Maybe you have decided you need a change of scenery or maybe you have to move due to a job transfer. I did quite recently, and Oregon has treated me quite nicely! Whatever you reason, relocating can be a fun and scary experience at the same time.

To make sure the moving process runs smoothly, let a relocation service take some of the hassle away.

Find a Service Near You

Relocation services will be one of the best contacts you make when managing a big move. You can have your relocation service help with as little or as much as you need. By contacting real estate agencies, you will find individuals who specialize in relocation services. An Internet search of real estate and city websites like my local Corvallis site will also direct you to services providing assistance in the city to which you are moving. Before deciding on a specialist, you should be familiar with the types of services offered, relocation policies and the quality of customer service.

What They Offer

One of the biggest benefits of working with a service is the knowledge these professionals have of the cities. Through a relocation service you can learn everything you need to know about your new location from crime rates to the nearest shopping center to lists of schools. They can also assist in the following areas:

• Airfare, hotels and rental cars
• Temporary housing
• Selling your current home
• Buying a new home
• Moving and storage
• Auto and pet transport

Some relocation services even handle such tasks as having mail delivered to your new address or getting your utilities set up. Occasionally they even offer discounts to local businesses.

Tips from an Insider

Certain information goes a long way during a major relocation. These suggestions of things not to do and things to make sure you do during a big move are key qualities to look for relocation services.

You should have complete information on the history and demographics of the area you are moving to. If you're moving to Corvallis Oregon, take a look at information from Oregon's government website. Read through any magazine articles on local Oregon towns to learn about each of them. Learn about community information by visiting real estate websites like this Corvallis community info page to learn more about local events and things going on in Corvallis. For example, how would you know about Da Vinci Days if it wasn't for the help of local community members informing you about such an awesome local event! All of this will help you to better understand your new city and help you get acclimated as quickly as possible.

If you have family making the move with you, take time to help them adjust. Your spouse may need to find a new job and children will need to make new friends.

Make sure you find ways to become involved in your new community. Continue with activities you enjoyed in the past or find new ones. Doing this will help you feel at home more quickly.

Remember relocating to a new city will affect different people in different ways. Children, students and senior adults all have special needs to consider when making a big move. Relocation services will help make the transition go smoothly for everyone involved.

Eight Inexpensive Ways to Add Curb Appeal to Your Home

(Photo Credit)

Making sure your home makes a good first impression to potential buyers is crucial. A home with an unappealing exterior starts showings off on the wrong foot. If a buyer thinks the exterior requires a lot of work, it may affect the way they view the interior of the home; even if it is stunning! Sprucing up the outside of your home is important prior to selling, but it’s not something you have to break the bank to do. Check out these low-cost and free ways to improve your home’s curb appeal:

1. Clean out the gutters

The condition of a home’s roof is one of the many things buyers take note of when determining to buy a home so they may notice if your gutters are full of leaves and debris, which can be unattractive.

2. Unclutter the Yard

Put away trash or recycling bins. Buyers may think there isn’t a good place to store them if you leave them out. Also roll up hoses and tidy up toys if necessary.

3. Paint the front door

A fresh coat of paint will give your home’s front entry way a clean look that welcomes potential buyers inside.

4. Add potted plants

Adding container plants or hanging plants to your porch will give your home an inviting look similar to landscaping, but without the large expense.

5. Trim bushes and trees

Cut wild bushes and trees that block the view of your home or driveway so buyers can see what they are actually interested in, instead of the overgrown

6. Improve outdoor lighting

Lining the path that leads to the entryway of your home with small landscape lights adds safety value to your home.

7. Update house numbers

Modernize your home by replacing old and outdated house numbers. Vinyl numbers are becoming a popular and inexpensive trend for house numbers.

8. Revamp the mailbox

A fresh coat of paint and new numbers will give your mailbox a quick and easy facelift or replace your old mailbox with a new one. Mailboxes can generally be found at a reasonable price.

This post provided was provided by a contributor from Carolina Lanterns, a company specializing in custom-made copper and brass lanterns. Click here to view their products.

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Self Home Inspections

You can learn as much as you can about the condition of the property and the need for any major repairs, fixings and installations before you buy. Home inspections will point out the positive aspects of home, as well as the maintenance that will be necessary to keep it in good shape. After the inspection, you will have much clearer understanding of the property you are about to purchase, and will be able to make a confident buying decision.

There’s a few things you can check for yourself when looking at a new property to make sure you don’t make a big purchase that may have underlying issues. following suggestions will help to get the home ready for the home inspection, and minimize the need for the home inspector to make a return trip to the home, which may cost an additional fee.

Be sure you ask the real estate agent or the property owner how the drainage systems function, and when the last time was that they were repaired. One of the most costly and devastating problems new home owners deal with is basement flooding, which can destroy stored items as well as lead to mold and mildew problems. Make sure drainage systems point away from the house, and won’t overflow into areas near the basement.

Are there overhanging trees on the property, or are there trees with the capability to overhang the home in the future? These can be a major liability for the home, and should be taken into account as a necessary repair at some point.

Some things like furniture and appliances won’t be covered by the previous home owner, and you might be strapped for cash when you first move in. Rely on a company like Central Texas Home Rebates to help give you some cash to finance those purchases. 

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Buying Homes in a Down Market

Beautiful Tenerife

There's quite a bit of talk about the real estate market getting better in the near future, but at the same time there is a great deal of uncertainty. Certain areas of the country have been doing well, and home buyers and investors have been eager to snatch up homes with the opportunity to sell them at a higher price down the road. This leads people to talk about the dreaded bubble word, which makes me and the rest of the world worried.

There are quite a few areas in the United States that are seeing a nice turnaround though. Washington D.C. is an example of an area that's shown significant signs of recovery, for an area that's struggled quite a bit in the last 30 years. Inventory of unsold homes is down to 39 in a neighborhood where last year at this time it stood at 78. Housing prices are again climbing, making home buyers more eager to sell their homes, and more real estate transactions occur as a result. Pockets of Arizona and Texas are also seeing ridiculous growth expansion, where homes are being sold at double the rate they were a year ago, with no decrease in home values. The question is if these gains can help carry the rest of the real estate industry out of its slump. There are no sure bets on the entire market returning to balance, let alone shifting back to a sellers market. Still, many experts say the bottom has been reached in some markets, and the only thing to fear is another housing bubble. Only time will tell if we can learn from our previous mistakes.

If you are looking to buy a vacation home abroad, or just move in to a new area, you may think to intensify your search before prices begin to climb again. Our advice however is to always make a vacation home purchase or new home purchase based on the area and the home itself, and on the fact that you believe you're getting a great bargain on the area. Home prices do in fact go up from down markets, and you always hear success stories while it addresses this subject about the general residential market, offers some useful homebuyer tips that apply whether you are hunting for a primary residence or a second home.

Of course, it's always a good idea to monitor home prices and real estate conditions in an area that you know you would one day like to live. Taking a look at Tenerife property for sale (one of the most beautiful areas of the world) you can find studios, apartments, villas, houses and businesses for sale that are all reasonably priced for an area that has quite a high demand. Now would be a good time to contact a real estate agent there about available property if you would like to move there in the near future. 

Flipping Homes is Not Such a Bad Thing

House flipping has been getting a lot of attention in the media lately, and most of it is definitely not kind. Many investors who took out multiple loans to purchase properties intending to flip them, ended up getting stuck when the market started to stall. Many of the properties purchased by these investors are now in default or have already been foreclosed on.

But house flipping has been around for longer than the current boom-bust cycle. People have been buying fixer-uppers cheap, fixing them, and then reselling them for decades. It was looked on as an honest way to make a living. You’d find a nice neighborhood that had one or two properties that were run-down and often vacant (many times the owners had passed away and the heirs didn't really want anything to do with the property). They were considered eyesores by others in the neighborhood. You’d track down the owner, make them an offer, and purchase the home at a good price. Then you’d go in and remodel the place to meet the needs of the current market. Then you’d sell the home for a nice profit, maybe $10,000 or so. The neighborhood came out a winner because it got rid of the eyesore and increased everyone’s property values.

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Three Possible Ways to Keep your Second Home Insurance Reasonable

Insurance for second homes are increasingly more scrutinized by underwriters, and as a result, second home insurance costs are rising, if not being denied, because of perceived unacceptable risks (by insurance companies).

However, there are a few things second home owners can do to mitigate their insurance costs. Among them are:

• Choose an area for your second home that is not located in the flood zone (see FEMA maps for identification of these areas), or is not susceptible to frequent/regular hurricanes and/or tornados;
• Consider the security that a ‘gated’ community would offer, with the associated warning to stay out of known high crime areas;
• Rethink your plans to rent your second home for part of the year, which puts you in a sometimes higher risk category with the insurance company…with the associated thought of having a property manager that might help to lessen the perceived risk.

Not to mention more insurance when trying to make your current policy less expensive, but you might want to consider an ‘umbrella’ policy which is designed to offer you greater liability/accident coverage than what you have in your home owner’s policy. Many more people are begining to consider real estate options in other countries to avoid high insurance costs on their second homes. A popular market is Okversilia real estate which is located in a beautiful spot in Italy, and is quite friendly for international home seekers. Use the site to look up homes for sale in Italy, search for land in Mexico, and buy Red Sea property.

The Enforcer

Yesterday, I took Tod-lar and In-fant to the park.  Tod-lar had a fabulous time showing off his newly acquired climbing skills. In-fant squealed with delight as she watched him.

When it was time to leave, I gave Tod-lar his standard 2-minute warning. “You have two minutes to play.  Then we’re leaving.  What fun thing are you going to do for two minutes?” 

“Slide!” 

“Great idea!”  I then began gathering our things and loading them into In-fant’s stroller.  Tod-lar went down the slide several times.  Once everything was packed up, I called out to him. 

“Okay!  It’s time to go!”

“No.  I have two minutes,” he said shaking his head. 

Usually, when I tell him it's time to go after the two minutes, he just leaves. This was the first time he’d ever responded this way.  I was momentarily stunned. 

“We’re going home.  It’s time for dinner,” I said.

“No eat dinner home.  Eat dinner pahk.”

I’d heard about this from other people.  In fact, one woman I know who considers her son a genius is always talking about what a master negotiator he is.  In fact, he’s so good at it, she couldn't possibly have another child since his superior negotiation skills at age two required so much attention (he’s now four).  Frankly, I’m not interested in Tod-lar being that smart. Hell, there are times when I wish he’d regress to the age when distraction still worked.  With all this talking, no wonder I’m so thirsty for a glass of merlot at night (that’s right – I drink merlot). 

So, there we were – staring each other down.  The log siding wood chips started to kick-up around us.  The sun’s reflection off the slide forced me to close my left eye.  Tod-lar squinted back at me, still as a rock.  My teeth clenched down on my coffee’s straw.  Tod-lar wiped the sweat from his upper lip.  My hands hovered above the stroller’s handle, ready to move on a second’s notice. All the while, my mind raced.  Was this good, bad, or just plain ugly? 

After a moment, I decided it was time to bring out my .44 magnum.  It’s a weapon that always sends the if-you-don’t-do-what-I-ask-then-I-will-do-it-for-you message. 

“One . . . two . . . three . . .”

He had until “five,” but he surrendered early.  Tod-lar came toward me whimpering, hand extended.  I grabbed it.  He quieted, and we calmly walked to car.

Now he knows.  In these scenes, I ALWAYS get to play Clint Eastwood.

Learn About Sheriff Sales

Several people have asked me, how does a sheriff's sale work? Since I am currently in the process of flipping a sheriffs sale house, it is a topic that is fresh on my mind. Okay here's the reader digest version as I understand it. Let's say you have a house owned by Bart Lancelot. Bart did not pay his mortgage his second mortgage, or his credit cards. Long story short, Bart loses the house, he's foreclosed on, the two mortgage companies have a lien on the house (actually they already had one) and the credit card company decides to put their lien against the house also. After the house goes through the foreclosure process, it may go to a sheriff's sale. All of the creditors named on the foreclosure and the general public may go to the place of bidding and place a bid on the house.

The starting bid is set by the primary lien holder. They may set the bid at whatever they choose. (An interesting side note  many homes do not sell at sheriff's sale because the start bid is too high.) Highest bidder wins. Different states and counties have different laws about payment methods. The county I reside requires cashiers check for the full amount the day of the sale. I have seen other areas that require 10% down the day of and the balance within say, 30 days, or something similar. Check with your county's sheriff's office for details. Anyway, the winning bid goes to pay off the people who had liens against the property (mortgage companies, credit card companies, etc.) 

If by chance, the money is not enough to cover the debts, a judge will determine where the money goes most likely, and someone will just be out of luck. If by chance the winning bid is more than what is owed, the former owners will receive the overage. There are many potential snares here so buyer beware. If one of the lien holders was not named on the foreclosure, there could be some big problems. I know from experience. That is why you must consult with an attorney before, during, and after you buy a home from a sheriff's sale.

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