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Is a survey really that important when buying a home? Absolutely!

The formal definition of a survey is: to determine the exact form, boundaries, position, extent, etc., of (a tract of land, section of a country, etc.) by linear and angular measurements and the application of the

principles of geometry and trigonometry.

A survey is done by a professional surveyor. For the most part, surveyors find the location of metal pins at the property corners to determine lot lines. From these lot lines, surveyors can then determine if there are any encroachments, i.e. boundary issues between the properties.

If found early, encroachments can usually be resolved by having a written and recorded document that will convey throughout the years. In addition, you will get more coverage out of your title insurance policy if a survey is done before closing on a property.

To give you an idea as to what can be found in a survey, here are some examples:
Part or all of your neighbors fence, driveway, etc. is on your property, or vice versa.
Part of your house is on your neighbors property or vice versa.
What you thought was your neighbors driveway is actually all yours or partly yours.
Part of the perceived lot does not actually belong to the owners and thus may not be able to be conveyed.

Not only is it good to have this information before you actually close on a property but it is good to have afterwards if you plan to do any structural additions (fence, add on to the house, build a shed, etc).

It use to be that lenders required a survey to be done on a property before they would fund the loan but that is not the case anymore. Nonetheless, I still highly recommend that anyone buying a property get a survey done whether it is required or not.

In this area surveys for a residential property generally cost $350-$450 (of course, a lot depends on lot size, etc) and can be a lifesaver. Along with a home and termite inspection, spending money on a survey, is some of the best money you can spend when buying a home.

by Jessica Slice-Sadler

While this topic may be boring, I thought it would worth discussing the new NC Offer to Purchase & Contract, at least briefly. As of 1/1/2011 we have a new contract (link below post) and while most years see some change or another, this year was significant.

Prior to this year, when one wrote an offer on a home they had the option of Alternative 1 or Alternative 2. Alternative 1 was used the majority of the time and reflects the process familiar to most. Under Alt 1 they write a check with the offer, called earnest money, and then have a set period of time to be approved for their loan and if they are not approved, they can back out and receive their earnest money. One also had the right to request repairs and if the sellers were unwilling to repair an item "not functioning for the purpose for which it's intended" then they could also back out and receive their earnest money.

The issues with this contract came down to language regarding repairs and loan applications. It was not terribly uncommon for a buyer and seller to disagree on which repairs were in fact necessary and, as a result, if a buyer should retain their earnest money at termination.

The new contract eliminates that ambiguity by having a buyer write two checks with their offer. The first is called your Due Diligence Fee and is paid directly to the seller. The second check is the Earnest money and, like before, is held in a trust account. The buyer then has a period of time (the Due Diligence Period) to ensure that they would like to move forward with the purchase.

During this time they should have inspections, receive loan approval, set up homeowners insurance, have a survey, and anything else they would like to do to make sure the house is right. If they are satisfied they can move forward and both checks are applied to their closing costs & down payment. In the event that a buyer backs out during the Due Diligence period they lose their Due Diligence fee but retain their earnest money. If they back out after the Due Diligence period they lose both.

The benefit to the new contract is that the seller knows exactly what they will retain in the event of termination and the buyer knows how much they will lose. They buyer also has the right to back out for any reason at all, thus eliminating disputes about necessary repairs. One negative is that it can be difficult to receive full loan approval prior to closing which can make the timing of the Due Diligence date and the closing date tricky.

In general, I have had good experiences with the new contract and have seen Due Diligence fees ranging from $0-$3000 and Due Diligence periods from 2 weeks to 3 months.

This is obviously a cursory overview and I would advise consulting a Realtor or an attorney for more details and with questions. There are other details of the contract addressing closing delay, breach of contract, and seller responsibilities that are worth understanding.

If you've made it this far, congrats! Next time you decide to make an offer or sell your home I hope this blog has helped give you a head start.

2011 Offer to Purchase & Contract

 

By: Courtney James

If you were to come into the Urban Durham Realty office at 12:30pm on any given Tuesday, you would find all of us gathering for our weekly sales meeting. I look forward to these meetings because it’s usually the one time each week when we are all together. Real estate agents, unlike some other professions, should actually not be in the office all week.  Occasionally though, on the Tuesdays when my blog entry is due, I’m usually a little less enthused to come in for sales meeting.  You see, we have a rule at UDR that if it’s your week to blog and you don’t have it posted by 12:30pm on Tuesday, you have to buy the office lunch.  That should be enough motivation, but I have to admit that I have made a stop by Toast before sales meeting because that was actually easier for me than getting my blog posted!  It’s not that I don’t like to write (I actually enjoy it). It’s just that it takes a lot of time and commitment, and I can’t stand the fact that I don’t usually put as much effort into it as I would like.

So, for this week’s blog post, I want to give a shout-out to some of my favorite, dedicated, local bloggers. I’m sure I’ll leave someone out, so please feel free to comment on this post and let me know about others I missed.  Without further ado, and in no particular order, here they are:

Bull City Rising (http://www.bullcityrising.com/): What can I say?  It’s my safari home page.  It’s how I get my Durham news.

Endangered Durham (http://endangereddurham.blogspot.com/): Can you say dedicated? I cannot imagine the amount of time it takes for Gary to compile all these amazing photos.  If you want to know the history of a building in Durham, it’s probably here.  Check it out and while you’re there, donate to his mission to further these archiving efforts – it’s worth it!

Carpe Durham (http://www.carpedurham.com/): The most consistent food blog in Durham.  What better topic to blog about in a city that has become widely acclaimed for its food?

Durham Socialite (http://www.durhamsocialite.com/): Want to know about any cool events happening in the Bull City?  Look no further.

Strong Durham Schools (http://www.strongdurhamschools.com/): A relatively new blog that helps to describe Durham Public Schools from the parent’s perspective (the most important point of view, in my opinion). If you have a child in DPS, please enter a testimonial for their school!

A Gift a Day (http://agiftaday.wordpress.com/): Also a new blog with an inspiring message and just plain good writing.  This blogger needs to write a book!

So thank you to all of you who are committed enough to provide us all with some enjoyment and education each day.  This Tuesday, at least, my colleagues wont get a free lunch out of me. But I’m not making any promises for next time.  And besides, who doesn’t like lunch from Toast?

Posted by Ashley St. Clair

On February 12, Duke Park denizen Philip Bost launched his new site Durham Hoods (durhamhoods.com). A massive philanthropic effort and collaborative project with fellow Bull City residents, Durham Hoods features a map of every Durham neighborhood & HOA Bost could list, as well as links to relevant neighborhood association information for the identified 'hoods.

The idea behind the project is to provide a central resource to connect neighborhoods through their listservs, a place where those email lists can be easily accessed and shared. Bost says that listservs are not only effective platforms for "enhancing the best aspects of Durham life," but are also critical tools in addressing community safety. Each color-coded area on the map delineates which Partners Against Crime district a neighborhood falls within. Though fully operational, the site is a work in progress and includes a blog and contact information where you can offer feedback and help refine neighborhood borders.

Read more about Durhamhoods.com at the Bull City Rising blog and at The Durham News.

Kudos to Bost and all of his Durham-loving collaborators!

Durhamhoods.com Google map mashup

 

by Lou Perron

Last year it was Mamadou Diabate’, the Malian kora player who resides in Durham. He won a Grammy for Best Traditional World Music.

Then this year, Merge Records, a local Durham label won Album of the Year for The Suburbs by Arcade Fire.

But I especially want to congratulate the Carolina Chocolate Drops for winning the Best Traditional Folk Album for Genuine Negro Jig .

         Photo by Julie Roberts, 
         courtesy of Nonesuch Records

I first heard The Chocolate Drops a number of years ago, at an unlikely venue: E. K. Powe Elementary School.  Surprisingly, the Carolina Chocolate Drops were willing to spend their time playing at a public school with an audience of youngsters.  This alone was great of them.  But they put on a workshop of both music playing and playfulness.  And they had the rapt attention of both young and old (me.)   Through their musicianship, they preserved and enlivened this music, passing along an “aural” tradition and keeping it from extinction.  So they’re incredible teachers as well.

Kudos!

And these are not the only Grammy winners who live in Durham.  But it’s not just Grammy artists that make great music in this town.  Live music is at the heart of Durham.  You can find it almost every day or night. Go out to hear it and give it your support!

Here’s a totally incomplete mix of links for live music in Durham:

http://www.wncu.org/calendar/

http://dukeperformances.duke.edu/

And some of the local venues/groups:

http://motorcomusic.com/

http://www.thebroadstreetcafe.com/events.html

http://casbahdurham.com/

http://www.themarvell.com/events.htm

http://www.triangleswingdance.org/events/

http://thepinhook.com/

http://www.thebluenotegrill.com/

http://www.beyucaffe.com/

http://whiskeydurham.com/index2.php#/calendar/

For more, try the Independent Weekly

http://www.indyweek.com/indyweek/the-guide-to-the-weeks-concerts

So much live music here.

 

Over the last several years I've occasionally pondered the benefits of walking and biking in place of driving.  In my mind there are several advantages, though I will just focus on a few.

One of the clear and most recognized benefits is exercise.  My peak fitness levels over the years have occurred during periods of bicycle-dependent transportation.  During these times,  I could keep up with friends on mountain bike trails even when I wasn’t riding the trails frequently simply due to endurance built through everyday cycling.  While commuting by bike adds to my travel time, the exercise it provides enables me to cancel a few dedicated workouts throughout the week.

A second advantage is the way walking and biking lends itself to mental clarity and promotion of thought. I’ve noticed clearer and increased levels of thinking when biking or walking.  For me, the slower a transportation source becomes (car to bike to foot) the more my mind is free to think about things on a deeper level.  Although I’m not certain of the cause, I attribute it to the having more time and being less distracted when compared to the often-stressful car commute.   When compared to car travel, walking and biking promotes a peaceful existence and stress reduction.

Last, I connect more with my surroundings when I’m outside of a car.  I am more prone to exchange a smile, eye contact , or even a few words with someone walking by, than I would behind my music-filled metal and glass world.  Just last week I had a conversation with a fellow cyclist, which was sparked by his one word question: “commuting?”  This brief encounter, fueled by our bicycle connection and crossing of paths, left me feeling energized and was a bright spot in my day.

As a resident of Old West Durham shared with me recently:

Given the choice, we wouldn't want to live anywhere other than a walkable, urban neighborhood like Old West Durham.  We can walk to a lot of amenities, like several great restaurants, shopping, dry cleaners, and even the grocery store.  In our neighborhood, traveling to Ninth Street or Broad Street is a short walk on all pleasant, neighborhood streets-  a far cry from getting in the car and navigating the multi-lane madness of the suburbs.  But more than that, in a neighborhood like ours we can really get to know our neighbors.  On our street we run into people walking their dogs, or working in their yards, or even talking to other neighbors out in the street.  When we head down to Dain’s or The Regulator, we often run into people we know from the neighborhood.  So for us, the walkable scale of our neighborhood not only gives us convenience, it also helps us be part of the community.

In conclusion, even in the midst of winter, consider how you might trade the car a few days a week to travel by bicycle or a pair of shoes.   As a result, you should notice advances in your physical and mental health, thought-life, and connection with the community around you.  I hope to see you on a Durham sidewalk soon.

--Brandon Jozwiak

In just over two years,  DPAC -Durham Performing Arts Center has really made a name for itself.  Just this month, Pollstar Magazine ranked DPAC #9 in highest year end ticket sales in the nation.  This says a lot about the community support the center has received since its opening in late 2008.  DPAC has been able to bring world class performing arts programs to Durham through its continued excellence.  Make sure you take time to see some of the wonderful events coming soon.

"If you haven't been to DPAC yet there is no better time than this winter and  spring. We have over fifty different performances to choose from. Our mission is to present unique, one-of-a-kind live entertainment event. From Broadway to concerts, comedy to family shows... there really is something for everyone at DPAC, " says Bob Klaus, GM at DPAC.

Read the press release about the ranking and note their upcoming calendar of events.

We Have Moved to 401 C Foster St!  Same great building but more space!

By Mary Rae Hunter:

Last Friday, we packed our bags and moved to our exciting new office space.  We loved the location of our old space so much that we chose to make a move just a few doors down in our current building.  With the incredible growth that Urban Durham has been experiencing, we were anxious to relocate to an office that could accommodate our expansion, yet keep us proximate to where we make our home away from home:  Foster Street by The Farmer's Market and Piedmont Restaurant.  Well, we were fortunate to find space within the same complex, so ... we made the move and now we want all of our clients, friends and family to come and celebrate our new digs with us.  Very soon, we will be inviting everyone to a Grand Open House!  If you are near Foster Street, please stop by anyway!  You are always welcome!

by Susan Herst

Exploring social issues through his art, Dave Alsobrooks has been steadily working on his “New Neighbors” project in his somewhat limited free time.  His full time job as a partner at a marketing firm in Durham keeps him quite busy.  This past weekend at Third Friday I met Dave, an artist, designer and thinker, in his Golden Belt studio and learned more about this project which I first read about in the newspaper this past summer.  His four goals are:

1. Install art in vacant buildings that encourages new occupants
2. Inspire residents across Durham to visit other areas of the city
3. Mount installation art on canvas and auction to help local organizations
4. Create a sense of pride in the city for all residents

Here is how he describes the project:

What if we caught glimpses of "New Neighbors" living in currently abandoned properties? Not in a shady voyeuristic way, but in a reassuring way. This is precisely what the New Neighbors project in East Durham will create. Empty and boarded windows on front facades of vacant buildings and homes will be filled with bold color and silhouettes of potential occupants: a classroom of students eager to learn, a young woman heating water for hot tea, a birthday party for a five-year-old. And so on. Until all of the windows simultaneously exhibit a vibrant community of neighbors. After a month-long installation, the art will be dismantled, applied to stretched canvas and auctioned at a special event to benefit local preservation and arts organizations. New Neighbors will call attention to vacant properties in a positive way. The intent is not to merely point out vacancies, but more to point out that these abandoned properties are primed, much like a fresh canvas, for transformation.

I can't wait!

by Jessica Slice-Sadler

 

In honor of another snow day here in Durham I thought I'd post some of our photos from the post-Christmas snowfall. Durham really is magical right after a snow and the comraderie between those that do venture out keeps you nice and warm. My full-length puffy jacket may seem extreme for NC's temperate climate but it has been well-used this winter.

 

Happy Snow Day!