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There are lots of reasons people call on Michael F. Delaney and Associates, Inc.

To a lot of us, an appraisal is simply a line item in the long list of items for a home purchase or refinance. And even though there are a growing number of automated home valuation methods that may appear more practical than an appraisal, almost all lenders still want a local expert because the stakes are so high. But is getting a mortgage the only reason you should get an appraisal? Are there additional situations when the services of a certified, independent real estate professional might be beneficial? You bet.

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Challenge your tax assessment in Bucks County

It's quite possible you're paying too much in property taxes if you reside in an area where property values have declined. Property taxes are determined by a previous assessment of your house, so if prices are less than what they used to be in your area, you can appeal your assessment and save money. An appraisal from Michael F. Delaney and Associates, Inc. is your best evidence when building your case. We're qualified to assist you in disputing your tax assessment.

Michael F. Delaney and Associates, Inc. can help you eliminate PMI to lower your mortgage payment

When the amount being loaned to the home owner is more than 80% of the actual value of the property, most lenders ask home owners to purchase an added insurance policy. That policy is Private Mortgage Insurance, or PMI. Since the added payment is usually lumped into the monthly mortgage payment, it is often forgotten. This is damaging because PMI is unnecessary when the leftover balance of the loan - whether through market appreciation or principal pay down - dips below the 80% level. In fact, the Homeowners Protection Act (HPA) of 1998 was implemented by the United States Congress requiring lenders to remove the PMI payments on most mortgages when the balance is paid down to 78% of the original value.

If you'd like to get rid of PMI, Michael F. Delaney and Associates, Inc. will give you a statement regarding the value of your home. The price you paid for the home valuation can generally be regained in little time because you'll no longer be paying the PMI.

Settling a divorce with less stress

A divorce is a very daunting experience for the parties involved, and it is often even more complicated by the hard decision of who keeps the home. Regardless of the situation, it's a good idea to get an appraisal from Michael F. Delaney and Associates, Inc. so both parties are entirely aware of the true market value of their house.

If the parties need to sell the home, they'll have a better idea of what price to set. And if a "buyout" is the chosen option, both parties will feel like they've gotten a fair assessment.

Settling an estate with peace of mind

The death of a loved one is a difficult time in life, and settling an estate from a death, or probate, often requires an appraisal to establish Market Value for the real estate involved. The ethics provision within the Uniform Standards of Professional Appraisal Practice (USPAP) binds us with confidentiality, ensuring the highest degree of discretion.

Unlike many wealthy individuals, most Americans don't have dedicated estate planners or executors to manage these issues. A home or other property often makes up a disproportionate share of the total estate value, so understanding the true value of the real estate at hand is of vital importance to ensuring disputing parties walk away knowing they've gotten a fair deal.

Relocating to or from Bucks County

Moving due to a job change can be a real pain. We know where you're coming from! That being said, we take great care in setting up an accommodating appointment time for the appraisal inspection. During our detailed process, we encourage relocating employees to provide feedback on the positive features of their property, along with information about any new sales or listings in their area that they want considered.

Don't sell out for too little or let your home stay on the market too long.

A professional appraisal can help you make a better educated decision when determining your selling price, whether you decide to sell your home on your own or use the assistance of a real estate agent. Unlike a real estate agent, an appraiser has no vested interest in what price the house sells for. Our fees are derived from our efforts to complete the appraisal report and and aren't related to the sales price.

On a daily basis, we determine the difference in value things like an extra bathroom or a kitchen remodel can make. And we're experts in knowing how long houses are on the market. So, seeking a professional appraisal is a trusted way to decide what improvements will add value and what a suitable sales price is for your home so you don't come up short or have your house on the market an unnecessarily long time.