Located at 1816-1818 Silverwood Terrace in Silver Lake, this 1,620 sf duplex with cantilevered porches was originally built in 1937 for art professor Harry Koblick at a cost of $8,500. The top unit is 2 bedrooms and 1 bath overlooking the Silver Lake reservoir. The lower unit sits above the garage and consists of 1 bedroom and 1 bath. The units are currently renting for $1,180 and $1,890 respectively.  The duplex is currently listed with The Agency for $849,000. Duplexes are a great way to get into the Silver Lake real estate market.

1816-1818 Silverwood Terrace in Silver Lake

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The only interior photos available with the listing appear to be from a magazine. The quality isn’t good enough to show here.  If you’d like to see this Neutra duplex, give me a call and let me know what day and time works for you: (213) 215-4758.

Jenny Durling
Broker Associate
L.A. Property Solutions
213-215-4758
http://www.LApropertySolutions.com

Copyright © 2011 By Jenny Durling * Neutra’s Silver Lake Duplex is Back on
the Market!

2252 Talmadge St.
Los Feliz, CA

 

2252 Talmadge St. in the Franklin Hills of Los Feliz  is a A completely remodeled, mid-century modern built in 1950. The inviting brick front courtyard is a private retreat where you can enjoy your morning coffe to the sound of water tricking in the fountain. The glass front door invites you into a large open living space and draws you to the wall of glass doors which open to the upper deck and brings the outdoors in.

This Los Feliz home has everything the modern family could want. There are 3 bedroom and 3.5 baths (2 ensuite)  in more than 2000 square feet of living space over two levels. On the  main floor you’ll find a master suite,  powder room,  kitchen, dining area and living room with a wall of glass doors opening to a large views deck over looking the newly landscaped grounds.

The chef’s kitchen is complete with stainless appliances, slate floors and limestone counters with a built-in breakfast bar offering seating on both sides and
additional openness to the main living space, not to mention the view and additional light from the glass patio doors.

The open floor plan is great for entertaining. There’s a fantastic flow allowing guests to mingle inside or out- no doubt you’d get offers of help in the kitchen!

The upstairs master suite is complete with a walk in closet, and the bath has dual vanties.  Small windows near the ceiling provide additional natural light to the bath.  The views from this bedroom give you the feeling of being in a tree house , but also allows a view of the deck and vast backyard. 

 Venture downstairs to a second master suite, 3rd bath and separate 3rd bedroom. The glass doors in the hall open to a second large deck and access to the beautifully landscaped yard with raised planting beds, lower patio, pond with fountaing and more room than you could imagine.

To top it off, the home is in the Franklin Elementary School area, making it a good choice for a family. Currently listed at $999,000, this Franklin Hills mid century home is sure to please.  For mor photos, go to 2252Talmadge.com

2252 Talmadge Street, Los Feliz

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If you’d like to see this property, give me a call and let me know what day and time works for you. For more information on buying or selling property in Silver Lake, Los Feliz,  Echo Park, and surrounding areas, contact me directly at 213-215-4758 or check out LApropertySolutions.com

Jenny Durling
Broker Associate
L.A. Property Solutions
213-215-4758
http://www.LApropertySolutions.com

Copyright © 2011 By Jenny Durling * Mid Century Modern in the Franklin Hills of Los Feliz*

1. Remember that you are under contract and time is of the essence

Depending on how your purchase offer was written, you most likely have three business days to deliver your earnest money deposit to escrow.  As  soon as your agent provides you with the escrow information, make sure to put that money into escrow. You can give a check to your agent, drop one off to escrow or even wire the funds directly from you bank. If escrow does not have your earnest deposit within the time frame specified in your contract, the seller can cancel the agreement before you even get started! Each of your contingencies- Inspection, loan and appraisal have specific time frames in which they need to be completed. Make sure to stay within those timeframes or have your agent work with the seller’s agent to obtain extensions if necessary.

2. Buying your Silver Lake home may be stressful, but remain as unemotional as possible

Obviously, there are things about this particular Silver Lake property that got you excited enough to throw your hat in the ring but don’t move blindly forward. Make sure you have the home inspected. I have yet to see a general inspection come back as 10 sheets of blank paper.  No house is perfect, whether old or new, but be realistic about the property condition and don’t expect the seller to fix everything (or anything!) that comes up during the inspection. In most short sale and bank-owned situations, there will be little if any room for negotiating repairs.  Typically such Silver Lake homes are sold below market value and you buy one “as is”, or the seller will move onto the next buyer.

Be realistic about what you willing and able to take on yourself and be sure not to bite off more than you can chew. With standard sales, you have a much better chance of being able to negotiate some repairs or credit for needed work.  Some sellers will fix everything, but most will be inclined to give you credit towards your closing costs. Rarely will they cover the WHOLE cost, so don’t expect the moon. Even if the seller refuses to negotiate repairs in any way, keep calm. Decide how much you want this home and whether the cost to repair it still makes it worth the price you offered. Don’t get into fighting mode. I’ve had clients fighting over $1000 worth of repairs. The buyers didn’t want the seller to ‘win’ and because they let their emotions run high, they almost didn’t buy the house they loved!  Think of all the homes you’ve looked at and why you chose this particular one. Can you buy a Silver Lake home you like just as much as this one for the same price plus that extra $1,000 in repair costs?  If not, accept the situation and move forward. If you think these homes are a dime a dozen, then cancel and move on to the next one. In either case, make sure that you are making that decision with logic and not emotion.

3. Remember to get your Home Insurance lined up

Don’t wait until the last minute to arrange for hazard insurance.  You need to take care of this during your physical inspection time period. If there is something about the property that will prevent you from being able to insure it or the price of insuring it is outside your budget, it’s best  to know that right up front. Talk to your lender about what insurance will be required. Then talk to insurance agents to determine what policy is the best for your situation. Be sure to get enough insurance to replace the home as well as your personal belongings.  If you have car insurance you are happy with, check to see if they also provide homeowners’ insurance. Many companies will give you a discount if they have policies for  both your home and auto.  Your Realtor can also recommend insurance agents to help you with this step. You will need to provide your insurance information to escrow as insurance is a lender- requirement and you will be asked to prepay a portion of your policy as part of your closing costs.

4. Don’t Make a Major Purchase or Pay off Credit Cards

When you were preapproved to make your offer on the property, your lender checked your income, expense, credit, etc.  You may be thinking it would be smart to consolidate debt or start buying appliances for your new home-to-be. Don’t do it!  Wait until after the purchase is complete before doing these things. If you manage to increase your debt to income ratio, you could put yourself in the position of no longer being eligible for a loan.  Even if you make cash purchases, if the amount you spend affects your cash reserves you could be shooting yourself in the foot. If you absolutely must buy or pay off something prior to the close of escrow, make sure you talk to you loan officer about it before you do anything.

5. Don’t Change Jobs Unless It’s Necessary

Lenders like to see a consistent job history, so don’t change jobs between preapproval closing escrow. Sometimes a loan underwriter will simply need a letter of explanation for a job change, but again, talk to you lender before making a move that could jeopardize your home purchase. Underwriters aren’t usually as nervous if you change jobs within the same field, but it’s better to stay put until the house is yours.

6. Don’t Ignore Lender Requirements

Know what is expected of you and take care of it. You provided your tax returns, banks statements, etc. to you loan officer when you were  approved for your loan.  That doesn’t mean you won’t be required to submit more information during escrow. Sometimes the underwriter will ask for a more recent paystub or an explanation of a large deposit into one of your bank accounts and require signatures on any number of things.  If your loan officers ask for any additional information or paperwork, take care of it right away – completing the purchase of your Silver Lake home on time will depend on it.

7. Don’t Overreact if the Appraisal Comes in Low

When nice, well-priced properties come on the Silver Lake market, there is a good chance there will be multiple offers. If you were in a multiple offer situation and offered above the asking price, or even if your offer did NOT go above asking, there is always the possibility that the appraisal  will come in lower than the price that you and the seller agreed on. Should the appraisal be too low, you have these options:

• The seller can lower the price.
• You can bring in enough cash to cover the difference.
• A combination of lower price and bringing in cash.
• Dispute the appraisal- your agent and the listing agent can supply comparable sold properties to the appraiser to help ‘prove’ that the appraiser should bring the price higher.
• Order a second appraisal.
• Worst case – cancel the contract.  Normally one of the above steps can resolve the problem, but as long as your appraisal contingency remains in place, you  still be able to cancel the contract and have your earnest deposit returned to you.

8. Complete your escrow paperwork in a timely manner

Ok, nobody wants to fill out a ton of paperwork, but escrow documents are something that you simply cannot procrastinate about. When you get that package in the mail, open it up and get to work.  If you have questions about any of the paperwork, contact the escrow offer directly for assistance.

9. Forward your mail

The post office now allows you to change you address online. What could be easier than that?  You can change it up to 30 days in  advance so once you’ve removed all of your contingencies, and have a good idea of your closing date, take care of this. It’s easy to do and you can set the forwarding to start at a future date.  The post office estimates that they require 7-10 to put the change into effect so don’t
wait too long.

10. Switch your utilities

This sound pretty obvious, but if you forget to switch your utilities, you’ll be living in the dark until you do! Your agent and the seller’s agent can help you coordinate the timing but this is another thing that you will need to handle yourself prior to the close of escrow. If the seller agrees to leave the utilities on until a certain date, you can call and have them switched into your name as of that same date so there will be no discontinuation of service. Normally this can also be scheduled in advance but the seller must make their call before you can make yours. Contact your utility companies early in the process to find out how many days lead time they need and remember to discontinue service at the home you are leaving as well.

You are all packed, you’ve got the movers lined up, escrow has closed and you are on your way to your new home.  Congratulations, you’ve made it!

Jenny Durling
Broker Associate
L.A. Property Solutions
213-215-4758

http://www.LApropertySolutions.com

Copyright © 2011 By Jenny Durling * 10 Things To Remember During The Escrow Process When Buying A Silver Lake Home*

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Are you looking to Buy or Sell a Home in Los Angeles?

Buying a Los Angeles home is no simple process. Los Angeles is a huge city! If you are new to the area or planning a move to the area, working with an agent who specializes in the neighborhoods that interest you such as Silver Lake, Los Feliz, Hollywood Hills, Echo Park, and Eagle Rock can be of critical importance. If you have or plan to have children, you’ll want a Los angles real estate agent who can direct you to the best area schools. Where will you be working? An experienced local Los Angeles Realtor can help you narrow down the neighborhoods that will make the most sense for your commute to the office. I am your local resident expert and can be your guide in finding the right Los Angeles properties for sale to choose from that will fit your budget and lifestyle!

Once we find the right property,  you can trust me to take care of the details and keep you informed every step of the way. Please let me know how I can best serve your real estate needs by filling out the online contact form , or better still, give me call today at 213-215-4758.

A few days ago I showed a foreclosed property to a client. She’s looking for something around the Atwater Village, Glassell Park area that is within her budget. We found a small house on a huge lot and she really liked it. We also found a bunny rabbit running around in the back yard. The lot of this property is more than 8,000 sf. That’s  lots of room for a rabbit to roam but we  both worried about the rabbit. It was small and frightened and we both guessed that it had been someone’s Easter present that was simply left behind when the family moved out of the house. As much as rabbits might like open spaces, they can fall prey to dogs and coyotes and any number of larger animals out looking for dinner.

When my client left, I called every pet store in the vicinity looking for one that sold rabbit food.  After some online research, I returned the next day with timothy hay and  a bag of rabbit food. The bunny was in the same spot he’d been on my last visit and no more interested in human interaction than previously but I put out hay and food and made sure there was fresh water available.

The next day I came back to the property with a cage large enough for a Golden Retriever and my husband in tow. When we arrived, there was the bunny in the same spot but this time we found a second bunny as well!  Two hours of chasing rabbits ( I felt like Elmer Fudd) and guiding them where we wanted, we ended up with two young bunnies in the cage.  My client wants to buy the property and would raise the bunnies after it closes, and I told her I would keep the rabbits for her until she could complete the transaction and build a safe enclosure for them.

My husband and I carried the crate to the car, when we were surprised by the sound of a woman yelling in Spanish and a little boy crying. I couldn’t tell if she was yelling at me or the child but moments later a teenage girl came from the apartment complex next door and asked what we were doing with the bunnies.  I explained that the house had been foreclosed and the bunnies had apparently been abandoned by the former owner.  Someone needed to take responsibility for caring for the abandoned pets and I had taken it upon myself to do that rather than call the humane society.

Not so fast…. The girl and the crying boy (her little brother), took me down the block and around the corner to one of their neighbor’s homes.  An older German woman came down the stairs and explained that the rabbits were hers!  I can’t tell you what her living conditions actually are, but from the street it was not a pretty site.  She was pleasant enough, but when I asked about the rabbits she could not tell me how many she actually has. It started with a pair and well, you know how it is with rabbits. Apparently she has so many that  the neighbors are used to and expect rabbit running around freely between the houses and apartment buildings!

Sure, I gave her the rabbits it took us two hours to catch. Do I feel silly? You bet! But then again, I’m glad I did what I thought was the right thing at the time. Now I’m wondering if this crazy bunny lady should be reigned in?  If she were raising dogs or cats by the truckload and letting them roam freely, she’d certainly have the law after her. I’m not clear on what the law is regarding rabbits but I guess I’ll take the time to find out now !

Jenny Durling
Broker Associate
L.A. Property Solutions
213-215-4758

http://www.LApropertySolutions.com

Copyright © 2011 By Jenny Durling * Crazy Bunny Lady?!*

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Buying or Selling Los Angeles Real Estate

Buying a Los Angeles home is no simple process.  Los Angeles is a huge city!  If you are new to the area or planning a move to the area, working with an agent who specializes in the neighborhoods that interest you such as  Silver Lake,Los Feliz, Hollywood Hills, Echo Park, and Eagle Rock can be of critical importance.  If you have or plan to have children, you’ll want a Los angles real estate agent who can direct you to the best area schools.  Where will you be working?  An experienced local Los Angeles Realtor can help you narrow down the neighborhoods that will make the most sense for your commute to the office.  I am your local resident expert and can be your guide in finding the right Los Angeles properties for sale to choose from that will fit your budget and lifestyle!

It is also important for Los Angeles Home Sellers , to work with a local expert. When I list and sell a Los Angeles home for a client, I help them understand the local market and the minds of local agents and buyers alike. My priority is to sell your Los Angeles home for the most money possible in the least amount of time.  When you hire me to list your Los Angeles property, you hire me to market it fully to fellow agents, their buyers and the public both online and in person. Many agents will represent both the buyer AND the seller in a single transaction.  That is not how I operate. I believe that it is my duty to represent only YOUR interests and feel it would be a conflict of interest to represent a buyer for your Los Angeles property for salesimultaneously.

When I list and sell Los Angeles homes for my clients, I make the process as smooth and pleasant as possible. You will never have to question where my loyalties lie. You can trust me to take care of the details and keep you informed every step of the way. Please let me know how I can best serve your real estate needs by filling out the online contact form , or better still, give me call today at 213-215-4758.

Most of us are so used to the way our homes look that we don’t give it much thought, but if you are planning to sell, great curb appeal can make the sale faster, easier and many times, more lucrative as well.  Take a minute to walk across the street and give your house a good look.  If what you see is less than stellar, don’t worry, there are inexpensive ways to dress your place for success!

Now That You Have Seen Your House From a Buyer’s Perspective, Make a Plan

Rather than run out to the nearest garden center and buy a flat of flowers, take some time to determine what will make the most sense and still keep you within budget. What plants do you already have?  Perhaps you simply need to prune trees, shape bushes, pull weeds and get that lawn back to green! As unfair as it may sound, an unkempt yard can lead a prospective buyer to believe that the house may have deferred issues as well.
If you feel your garden is a little bare and could use an extra punch, make sure that the plants you choose will thrive in the areas you intend to plant them. If you are planting in a shady spot, stick with shade plants. It may sound obvious but unless a plant is labeled ‘full sun’ many plants simply can’t take the heat and your work and dollars will go down the tubes in a heartbeat! Do a little online research or even stop by a local garden center and ask for advice.  If you live in a condo or have little or no space for a garden, you can add a couple of big pots with colorful plants on either side of your door. They will brighten your doorway and create a welcoming entrance for visitors.

How Does the Walkway Look?

Replace missing and broken pavers. If you have space, you can all a row of bricks along the edge or plant bright season blooms along the edge to create interest and draw the eye towards the front door. Speaking of doors, a fresh coat of paint on just the front door can make a huge difference in the way your home appears. I have clients who have already told me the first thing they are going to do when they buy a house is paint the front door red! Red may not be your thing, but a bright or contrasting color will definitely add interest and is an inexpensive ‘fix’. Add a nice, new welccome mat and you are good to go.

What About the Backyard?

Agreed, the backyard has nothing to do with curb appeal, but as long as your are working the garden you might as well put some energy in the backyard as well. In Southern California, most people think of the backyards as an extension of their living space. If you have the space and don’t already have one, plant a citrus tree. The Meyer Lemon is a favorite and they grow pretty quickly. I can’t imagine living in L.A. without a lemon tree- it’s almost a requirement!  A small tree will grow pretty quickly and won’t cost a whole lot. It will definitely be worth the investment.

For more ideas on what to do to get your house ready for market, simply give me a call at 213-215-4758.  I can stop by and give you my objective opinion on what small changes you can make to the outside of your home to get that first impression you are hoping for!

Jenny Durling
Broker Associate
L.A. Property Solutions
213-215-4758

http://www.LApropertySolutions.com

Copyright © 2011 By Jenny Durling * Curb Appeal- Make That First Impression Count*

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Buying or Selling Los Angeles Real Estate

Buying a Los Angeles home is no simple process.  Los Angeles is a huge city!  If you are new to the area or planning a move to the area, working with an agent who specializes in the neighborhoods that interest you such as  Silver Lake,Los Feliz, Hollywood Hills, Echo Park, and Eagle Rock can be of critical importance.  If you have or plan to have children, you’ll want a Los angles real estate agent who can direct you to the best area schools.  Where will you be working?  An experienced local Los Angeles Realtor can help you narrow down the neighborhoods that will make the most sense for your commute to the office.  I am your local resident expert and can be your guide in finding the right Los Angeles properties for sale to choose from that will fit your budget and lifestyle!

It is also important for Los Angeles Home Sellers , to work with a local expert. When I list and sell a Los Angeles home for a client, I help them understand the local market and the minds of local agents and buyers alike. My priority is to sell your Los Angeles home for the most money possible in the least amount of time.  When you hire me to list your Los Angeles property, you hire me to market it fully to fellow agents, their buyers and the public both online and in person. Many agents will represent both the buyer AND the seller in a single transaction.  That is not how I operate. I believe that it is my duty to represent only YOUR interests and feel it would be a conflict of interest to represent a buyer for your Los Angeles property for sale simultaneously.

When I list and sell Los Angeles homes for my clients, I make the process as smooth and pleasant as possible. You will never have to question where my loyalties lie. You can trust me to take care of the details and keep you informed every step of the way. Please let me know how I can best serve your real estate needs by filling out the online contact form , or better still, give me call today at 213-215-4758.