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WHY MIGHT YOU NEED AN APPRAISAL?

The mortgage industry relies upon a qualified independent real estate appraiser to guide them in their financing decisions. An appraisal is a valuation tool used by mortgage lenders to verify a property's worth for prospective financing. Middlesex Appraisal Associates works with many local private banks and Appraisal Management Companies (AMC’s) throughout the U.S.

The relocation appraisal is used to develop an opinion of the anticipated sales price of a relocating employee's residence. The mortgage appraisal's definition is called "market value" and the relocation appraisal's definition is called "anticipated sales price."

Private Mortgage Insurance or PMI is the supplemental insurance that many lenders have to purchase when the amount being loaned is more than 80% of the value of the home (LTV loan to value). This additional payment is often folded into the monthly mortgage payment and is quickly forgotten. After a rise in values and/or payment to principal goes below this 80% level PMI is no longer required. United States Congress passed a law in 1998 (the Homeowners Protection Act of 1998) that requires lenders to remove the PMI payments when the loan-to-value ratio conditions have been met. An appraisal is required to determine the property's value. The costs of these services are recovered in just a few months of not paying the PMI.

In times of loss, it is often difficult to think of the various steps that must be taken to resolve any outstanding monies of the deceased. An appraisal is required to establish fair market values of any real estate properties in the estate for tax filings and any presentation to multiple heirs. The aid of an appraisal is a necessity to dispose of the estate properly.

The Bankruptcy appraisal is a appraisal report that is for "Court Purposes" in setting the market value of a residential real property in a bankruptcy proceeding. There are many forms of valuation evidence available, however the key in a bankruptcy proceeding, particularly when the difference between a chapter 7 or 13 is the credibility. The trustee and/or the judge will be the final arbiter. Credibility is often dependent upon the type of valuation reporting format utilized as well as the experience and reputation of the appraiser.

Homes in foreclosure and homes that have reverted to your institution's ownership present special appraisal challenges. Owners, banks or mortgage lenders want to know the difference between fair market value and "quick disposition" value, to determine the potential equity position or charge-off liability. Determining fair market value in a changing market is important to reducing standing inventory of REO (Real Estate Owned) real estate. A current up to date appraisal is extremely necessary in this challenging market.

An appraisal is performed to take into account a variety of factors... recent sales, cost-per-square-foot, and replacement value. A market evaluation is concerned with only one question. How much will the home sell for?

In unfortunate circumstances, such as divorce, appraisals are required so that both parties involved receive a fair and impartial value so that they can concentrate on more important aspects of this difficult time. An appraisal by a qualified independent professional third party is often required by state law to settle the divorce.

Challenging the tax assessment has become a necessity in many parts of the country. Unfortunately, most people go into these challenges unarmed. They may pull some information from the Internet to support their claims, but have no real basis for their claims. A real estate appraiser can provide the accurate answers to the question of value. While it may not be economical to commission a full appraisal to save a few hundred off your tax bill, often an appraiser can do a limited appraisal for much less, yet with the same conclusions and integrity. An appraisal from a qualified appraiser would be a step in the right direction in any dispute with your local tax assessor.