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March 2017

Ledyard Real Estate Quick Stats

Quick Stats:  Active Listings in Ledyard have begun to creep up from the historic low of 69 listings just a few weeks ago.  Closed sales prices are up from 2016 when the median price of residential home sales was $204,000. The highest priced home to close this year was a 6 bedroom colonial in August Meadows that sold for $420,000.

Quick Stats

Listings and sales reported by the members of the CT MLS, Inc and may not represent all sales.
Information deemed reliable but not guaranteed.

 


Free for Ledyard Residents

“Mulch Day 2017” at the Ledyard Transfer Station will be held on Saturday, May 13th. The Town will provide free loading of mulch to Ledyard residents and businesses on a first come-first served basis. This service will be offered during the normal Transfer Station hours of 9:00 am to 3:30 pm.

The Ledyard Light Bulb Exchange is back!

Ledyard residents, with identification, may bring up to 3 incandescent light bulbs in any condition and exchange them for 3 new, energy efficient ENERGY STAR LED (60 watt equivalent) bulbs, free of charge and only while supplies last. There is a limited supply. Available at Town Hall.
Information on energy-saving programs can be found by visiting www.EnergizeCT.com or calling 877-WISE-USE (877-947-3873).


Ledyard Gypsy Moth Update

LedyardThe Ledyard Gypsy Moth Committee for 2017 created to organize town wide aerial spraying had a late start and an uncooperative State DEEP (Department of Energy and Environmental Protection). As a result, one of your few options to protect your trees against Gypsy Moth infestation is ground spraying. The following is a list of ground sprayers compiled by the Ledyard Gypsy Moth Committee.

Bartlett Tree Experts
Essex, CT 06426
860-767-1752 or 860-572-6070

Yankee Tree
Old Lyme, CT 06371
860-434-8733

SavATree
Old Saybrook, CT 06475
860-395-0780

You can find the Slide Presentation  from the Gypsy Moth Informational Session as well as other useful information at the Town of Ledyard Gypsy Moth Resource Page.


Mortgage Monday - Thinking of adding Solar Panels?

Solar PanelsGeorge Souto is a mortgage lender with McCue Mortgage Company.  He recently wrote an article about selling or re-financing a home with Solar Panels. I was happy to see it because I have been asked about solar panels quite a bit lately. The article with George’s permission is below.

Homes With Solar Panels are becoming more and more common, in fact many towns and cities are providing incentives for homeowners to install solar panels on their homes.  However, Homes with Solar Panels Are Creating Re-Sale & Refinancing Issues.  As a result Realtors and Loan Originators need to ask a very important question required in order to obtain financing on a Fannie Mae backed loan.  Are the solar panels owned or leased?

  • If the solar panels are owned the following will be required: 
    • Standard Fannie Mae Eligibility requirements will apply ( such as appraisal, insurance, and title), and
    • A copy of the recipe/sales agreement will be required.
  • If the solar panels are leased or owned by a third party the following will be required:
    • A copy of the Power Purchase Agreement (PPA) is required, and MUST comply with the following:
      • The solar panels may not be included in the appraised value of the property.
      • The property must maintain access to an alternate source of electric power that meets community standards.
      • The monthly lease payment must be included in the Debt-To-Income (DTI) Ratio calculation unless the lease is structured to :
        • Provide delivery of the specific amount of energy at a fixed payment during a given period, and
      • have a production guarantee that compensates the borrower on the prorated basis in the event the solar panes fail to meet the energy output required for in the lease for the period.

NOTE:  Payments under the power purchase agreements where the payment is calculated solely based on the energy produced may be enclosed from the DTI ratio

  • The Power Purchase Agreement MUST INCLUDE/STATE:
    • Any damage that occurs as a result of installation, malfunction, manufacturing defect, or the removal of the solar panels is the responsibility of the owner of the equipment and the owner must be obligated to repair the damage and return the improvements to their original or prior condition (for example, sound and watertight conditions that are architecturally consistent with the home).
    • The owner of the solar panels agrees not to be named loss payee (or named insured) on the property owner's property insurance policy covering the residential structure on which the panels are attached.  As an alternative to this requirement, the lender may verify that the owner of the solar panels is not a named loss payee (or named insured) on the property owner's property insurance policy, and
  • In the event of foreclosure, the lender or assignee has the discretion To:
    • Terminate the lease/agreement and require the third-party owner to remove the equipment
    • Become, without payment of any transfer or similar fee, the beneficiary of the borrower's lease/agreement with the third party, or
    • Enter into a new lease/agreement with the third party, or
    • Enter into a new lease/agreement with the third party, under terms no less favorable than the prior owner.
    • An exception to coverage on the title insurance policy for recorded instruments relating to the solar panels must comply with B7-2-05, Title Exceptions and Impediments.

The last condition above is required because some companies will file a Uniform Commercial Code Financing Statement (UCC-1) which is recorded on the land records and shows up on title.  When this happens, the company either has to release the filing or be subordinate to the mortgage.

"A UCC-1 is a fixture filing, and not a lien against the home.  The UCC-1 is filed against all real property records where the solar panel system is located prior to or when the system is installed.  The UCC-1 serves as a notification to anyone who might perform a title search on the address where the solar panes system is located, and installed on the home.  The UCC-1 protects the Lease Holder, or third party owner against any mortgage on the real property.  If the Lender who holds the mortgage on the property forecloses on the customer's home, the UCC-1 filing protects the interest of the Lease Holder, or third party owner's interest in the solar energy system and prohibits the lender from taking ownership of it." 

However, the Lease Holder, or third party owner knows that Lenders do not want to see anything on the title, so it is a common practice for the Lease Holder, or third party owner to release the UCC-1 fixture filing for financing purposes and re-file at a later time.

Fannie Mae also requires a letter on the Lease Holder, or third party owner's letterhead, dated, and signed stating the following:

"In the event of foreclosure, the lender or assignee has the discretion to:

-  Terminate the lease/agreement and require the third-party owner to remove the equipment.

-  Become, without payment of any transfer or similar fee, the beneficiary of the borrower's lease/agreement with the third party or

-  Enter into a new lease/agreement with the third party, under terms no less favorable that the prior owner."

This is a lot to comply with, but Solar Panel Companies are aware all these conditions will be required in order for a Buyer of the property to obtain a mortgage.  So most Solar Panel Companies have already amended their Power Purchase Agreements (PPA) to comply with all the above requirement, or will amend their contracts to comply.  However, Realtors and Loan Originators would be VERY wise to be familiar with these requirements, and request them from the Seller at the time the Purchase & Sales Agreement is executed in order to avoid mortgage approval delays.

************************************************************************************************

Info about the author:

George Souto NMLS# 65149 is a Loan Originator who can assist you with all your #FHA, #CHFA, and #Conventional #mortgage needs in Connecticut. George resides in Middlesex County which includes #Middletown, #Middlefield, #Durham, #Cromwell, #Portland, #Higganum, #Haddam, #East Haddam,# Chester, #Deep River, and #Essex. George can be contacted at (860) 573-1308 or gsouto@mccuemortgage.com


Town of Ledyard Meeting Schedule

LedyardThe Ledyard Town Council and other Ledyard Committee and Commission minutes and meeting agendas for the week beginning April 17th can be accessed by going to www.OpenLedyard.com.  Select all meeting groups on the pull down menu on the left or just the meeting you are interested in.  Members of the public are welcome to attend all meetings except those held in executive session. Resident and Property Owners are invited to comment  at the start of regular meetings.

On Monday, you will have the opportunity to hear a presentation by the Ledyard Town Council and Board of Education on the 2017/2018 Town Budget. A question and answer period will follow.

Board of Education meetings can be found at the BOE web portal.

Ledyard Meetings


Ledyard Real Estate Quick Stats

Quick Stats:  Active Listings in Ledyard remain low at under 75 residential listings. Closed sales prices are up from 2016 when the median price of residential home sales was $204,000. The numbers presented below have remained mostly stable during the first quarter. 

Quick Stats

 

Listings and sales reported by the members of the CT MLS, Inc and may not represent all sales.
Information deemed reliable but not guaranteed.


Town of Ledyard Meeting Schedule

LedyardThe Ledyard Town Council and other Ledyard Committee and Commission minutes and meeting agendas for the week beginning April 10th can be accessed by going to www.OpenLedyard.com.  Select all meeting groups on the pull down menu on the left or just the meeting you are interested in.  There will be a regular Town Council meeting this week and it is an important one. The Town Council will vote to approve the budget which will go to public hearing on April 17th.  Members of the public are welcome to attend all meetings except those held in executive session. Resident and Property Owners are invited to comment  at the start of regular meetings.

Board of Education meetings can be found at the BOE web portal.

Ledyard Meetings


Ledyard Real Estate Update

iStock_000000408485SmallThe first quarter of real estate activity is behind us.  With 3 months of data available, our Ledyard real estate statistics now paint a truer picture of the Ledyard Real Estate Market.  Active Listings in Ledyard remain at a historically low number while closed sales prices are up from 2016 when the median price of residential home sales was $204,000.

The numbers presented below have remained mostly stable during the first quarter as listings remain low and the median closed sales price stays around the $225,000 - $230,000 range.

On the Market

Inventory remains quite low (good news for sellers). On April 5th there are ONLY 64 single family homes on the market In Ledyard with a median price of $254.900. 

Current Pending Sales

There are currently 27 pending listings with a median list price of $249,000.

There are currently 25 additional pending sales but "Show for Backup" with a median list price of $230,000. Homes are often listed as "Show for Backup" when there may be a concern about contract contingencies including financing. 

Closed Sales

In 2016, there were 247 closed sales in Ledyard  with a median sales price of $204,000. 2017 has started off on a positive note with 49 closed sales in Ledyard with a median sales price of $229,900  There were 20 Ledyard closed sales in March. While it is useful to follow month by month, a 6 month trend is a better indicator of market conditions.

The median price of the 108 homes that have sold in the past 6 months is $216,500.

 

 

Real Estate News

Buying a home or refinancing?  Click Here for almost everything you want to know about mortgage rates.

Data to Consider

This LINK will take you to 2016 New London County Market Statistics by Town, including Ledyard as prepared by the Eastern CT Association of Realtors using sales reported by the members of the Connecticut Multiple Listing Service. 

Listings and sales reported by the members of the CT MLS, Inc and may not represent all sales.
Information deemed reliable but not guaranteed.


Ledyard Real Estate Quick Stats

Quick Stats:  The first quarter of real estate activity is behind us.  With 3 months of statistics available, our Ledyard Quick Stats now paint a truer picture of the Ledyard Real Estate Market.  Active Listings in Ledyard remain at a historically low number while closed sales prices are up from 2016 when the median price of residential home sales was $204,000. The numbers presented below have remained mostly stable during the first quarter. 

Quick Stats

Listings and sales reported by the members of the CT MLS, Inc and may not represent all sales.
Information deemed reliable but not guaranteed
.