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Have your condo docs in order ....

I have a tip for condo sellers out there. As most of you may know, in the Commonwealth of Virginia (and in other states) the buyer must be allowed an opportunity to review the condo docs.  From the time the condo docs are delivered, the buyer has 3 days to cancel the contract without cause, other than to say the condo docs contained information which caused the cancellation. The buyer doesn't have to explain why or what the problem was.

condo docs

Recently a client of mine was buying a condo and when he received the documents, the condo docs said that the unit did not pass architectural review.  The problem was that the client has made changes to his unit without first seeking permission of the association and then never had the changes inspected. 

The change that the seller made?  According to documents, the seller had installed an overhead microwave and changed a cabinet without seeking any approval from the association. This was indeed a minor change. Furthermore, the seller claimed that he didn't actually make the change. It was his claim that a previous owner made that change and that the seller had NEVER read his condo docs.

My client, the buyer, was a very above-board and by-the-book type of character. It was his position that if this guy "hid this fact" who knows how much else he withheld?  Even if he believed the seller's story (he did not) then it would show that this is a very inattentive owner.  My client canceled the contract based on condo docs.

At another location and with another buyer and seller, the property went under contract and the seller did not deliver the condo docs, because the seller didn't have condo docs. The seller didn't have the condo docs because the seller didn't order his condo docs. The selling agent explains that the law allows for 14 days for the delivery of condo docs.  I replied, "That's why you order docs when you list."  Because if you allow 14 days for preparation and 2 days for delivery and then 3 days for review, then the buyer can cancel the sale 22 days after the contract is signed. 

Here are the lessons for sellers:

  1. Order you condo docs when you list your condo for sale.
  2. Review your condo docs to make sure that your condo doesn't have any defects according to the association.
  3. Have your agent deliver your condo docs PROMPTLY once your contract is ratified.

 

Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
10 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 30 2008 07:02AM

Alexandria House --- condos with balconies and views in the heart of Old Town

entrance to Alexandria House
With floor-to-ceiling windows and wrap-around balconies, the 23-story Alexandria House invites sunlight and star-gazing. Constructed of concrete and stucco in 1975, the building affords spectacular views of National Harbor, the Maryland shore, the Capitol and the landmark Masonic Memorial looming above Old Town.

Located at the corner of Madison Street and North Pitt Street, Alexandria House overlooks Oronoco Park just four blocks from the Potomac River. As if the delights of Old Town weren't enough, it boasts the following amenities:

  • Rooftop pool and observation deck
  • concierge
  • party room,
  • Sauna and exercise room
  • Security system featuring a locked main entrance and exterior cameras
  • Fire detection system
  • Storage
  • Underground garage

View of Potomac from Alexandria House

Condo 1 of Alexandria 703 765 0300

Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
0 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 28 2008 04:33PM

Home Buyers: BEFORE you call a real estate agent, read this.

Great tips

Via Portsmouth NH Real Estate Agent - Rebecca Skane:

pen and paperWhen you decide to purchase a home, your first inclination is usually to locate a real estate agent, or maybe you look at a few homes first on your local MLS, just to see what is out there.  Checking out the inventory on your own is always fine, but before you call a real estate agent, you will want to sit down and take an hour to write a list.

Write a list of the TOP 10 attributes which are the most important to you and what you are looking for in a new home.  For example....walk in closets, a modern kitchen, at least 4 bedrooms, a two car attached garage.  It should take you a little while, so devote some time to you.  You might think of an important attribute later on.  After you make the list, prioritize it.  Move your most important features to the top of the list.

When you call your real estate agent, he or she will always ask you to list off the features in a home which are must-haves for you, or which are the most important.  If you have your list, you will be prepared.  I always find that when you are asked such an abstract question, it is much more difficult to think of replies when you are put on the spot.  And then you might find yourself thinking of the answers you should have said an hour after the phone call.  By having the list, you will be more prepared and you will also feel more confident about conveying your real interest in a new home when you speak for the first time with a Realtor.

This information also helps your Realtor find the perfect home for you.  You can search on the MLS system yourself, but armed with exactly what to look for, an experienced real estate agent can hone in on the perfect selection of homes for you.  A Realtor knows the MLS system, and is an expert at locating properties using buyer-specific variables!

Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
0 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 27 2008 06:37AM

Belle View is a great place to live!

6600 Boulevard View, Alexandria, VA
Quiet, near Potomac, Old Town, GW Parkway and shopping
2BR/1BA Condo --- $1,325/month
  
Bedrooms 2
Bathrooms 1 full, 0 partial
Sq Footage 785
Parking 3+ dedicated
Pet Policy No pets
Deposit $1,325

DESCRIPTION

Belle View is one of Alexandria's most desirable neighborhoods and locations. Close to Old Town. Easy access to neighborhood shops, marina, public transportation. VIRTUAL TOUR

belle view

RENTAL FEATURES
11Air conditioning 1Central heat 1Living room
1Dining room 1Dishwasher 1Refrigerator
1Stove/Oven 1Laundry area - inside 1Swimming pool
1Cable-ready 1High-speed internet  
1Guest parking 1Laundry on-site 1Storage space(s)
1Swimming pool(s) 1Tennis court(s)  


parkway

kitchen

living

first bedroom

2nd bedroom

 

Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
2 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 26 2008 03:29PM

Alexandria National Cemetary

Alexandria National Cemetary

The Arlington National Cemetary is recognized around the country and around the world, but nearby is a similar treasure from our nation's heritage: the Alexandria National Cemetery.

Arlington National Cemetery was featured in Gardens of Stone and numerous other feature films. This has no doubt added to Arlington's mystique and celebrity. Arlington Cemetery was carved from the farm of Robert E. Lee, a native of Alexandria. This is one of many connections between Arlington and Alexandria National Cemeteries.

The five acres of Alexandria National Cemetery are tiny compared to Arlington's 612 acres. Newcomers and those who don't know the history of the area may be surprised to learn that while Alexandria was a colonial era settlement, Arlington is a relatively new creation. (Check out Alexandria's best real estate deal ever!)

Alexandria National Cemetery predates the cemetery in Arlington and is in some ways the reason for Arlington's existence. Alexandria National Cemetery was established during the Civil War in 1862 as one of the original 14 national cemeteries.

The first four acres of Alexandria National Cemetery were purchased by the US goverment from what was to be Spring Garden Farm.  By 1870, the United States purchased additional land to bring the cemetery up to its current size.

The first burials made in Alexandria National Cemetery were soldiers who died during training for the Civil War. Additionally, some casualties were sick or diseased soldiers from one of the numerous hospitals around Alexandria. The death and destruction wrought by the Civil War exceeded all expectations. It was evident that Alexandria National Cemetery would be woefully short of the needs imposed by the War. By 1864, Alexandria National Cemetery was nearly filled to capacity. In large part, the shortage of space in Alexandria led to the planning, development and construction of Arlington National Cemetery.

After the Civil War, improvements were made to the design of Alexandria National Cemetery and by 1871 the cemetery had added a fountain, a cobblestone avenue and graveled walkways. A wrought-iron rostrum, a small pond and a greenhouse were added as well. The primary building on grounds is a brownstone structure---the superintendent’s lodge.  The lodge dating to 1870 is the oldest surviving building on the grounds. The lodge is constructed in a style and with materials popular from the era and perhaps best recognized in the the Smithsonian Institution's "Castle," and the U.S. Capitol floor and rotunda door frames. 

Alexandria National Cemetary

Like other national cemeteries, the Alexandria National Cemetery featured a "comfort station" built in 1887. This building is one of only a few such structures to survive to the present day. In 1927, the station significantly altered by adding a dining room and converting the facility into a kitchen/store room and tool-shed/toilet. The entire cemetery is surrounded by a wall of Seneca sandstone with River Blue Stone coping. (This is the same material used to build the superintendent's lodge.) Visitors gain entry by passing through a 12-foot wide ornamental cast-iron gate at the Wilkes Street entrance.

In the 1930's the flagpole was added and in 1995 the cemetery was added to the National Register of Historic places. There is no grave locator or kiosk on the grounds and the cemetery only has room for cremated remains and certain relatives of persons already buried at Alexandria National Cemetery.

Among other notable persons buried at the Alexandria National Cemetery are several "Buffalo Soldiers"---a nickname for several Cavalry Regiments of the US Army. Several African-American regiments of Buffalo Soldiers were formed during the Civil War to fight alongside the Union Army. Among these were the famed 54th Massachusetts Volunteer Infantry and many United States Colored Troops Regiments.  After the Civil War, the Buffalo Soldiers were established by Congress as the first peacetime all-black regiments in the regular U.S. Army. It is fitting that these soldiers are buried near Alexandria's African American Heritage Park. 

Together with the African American Heritage Park the Alexandria National Cemetery makes up the eastern boundary of the Carlyle District.

map of Carlyle District

Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
4 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 25 2008 06:50AM

Introduction to the Carlyle District

Carlyle District in Old Town Alexandria VA

Carlyle District entrance

The Carlyle District is a 76.5 acre development in Old Town Alexandria. The district includes a complex of offices, hotels and retail space anchored by the U.S. Patent and Trademark Office, as well as condo communities such as Carlyle Towers.

Living and Working in the Carlyle District

The Carlyle District is named for John Carlyle, a Scottish merchant who was a founding trustee and the first overseer of Alexandria, Virginia. Ultimately, it will comprise more than 7 million square feet of office, hotel, residential, and retail space. The 76.5-acre tract is designed to be a vibrant, walkable area with an atmosphere that reflects adjacent Old Town but with a modern urban flair. It is designated a Coordinated Design/Development District (CDD), meaning design and development standards are already in place for an allocated 7 million square feet of office, hotel, residential, and retail space, allowing for faster approval of final plans.

Carlyle District

  • For sale --- Live data on all condos for sale in 22314 zip code.
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  • Homes for sale --- All homes for sale less than $500,000 in 22314 zip code.
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Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
1 comment • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 25 2008 05:01AM

Landlords: Discrimination is ILLEGAL!

Via Erica Ramus-Broker/Owner:

This is totally unbelieveable that in the year 2008, some people still don't "get it": Discrimination is wrong, period. Realtors cannot discriminate, and neither can landlords!

 

HUD CHARGES ALABAMA LANDLORDS WITH DISCRIMINATION

Couple forced to move after visit from black neighbors 

This month, the U.S. Department of Housing and Urban Development (HUD) charged two Tallassee, Alabama landlords with violating the Fair Housing Act for allegedly forcing white tenants to move out of their house after the owners saw the couple talking with black neighbors in their front yard.

In February 2008, Melissa Jones, her fiancé, and their child moved into a property owned by Wilber and Julie Williams." While Jones' African-American neighbors were visiting with her in the front yard, the Williamses drove by and witnessed the gathering. "Later that day, Ms. Williams called Ms. Jones and allegedly said, "Those people need to leave. "I don't want those people on my property."

According to the HUD charge, Ms. Williams intimidated and coerced Ms. Jones during another phone call. "It is astounding that 40 years after the passage of the Fair Housing Act there are still people who would try to police people's associations," said Kim Kendrick, HUD Assistant Secretary for Fair Housing and Equal Opportunity." "Such actions are not only offensive, they violate federal law. "

It is unconscionable for a landlord to force people out of their home because of the race of persons with whom they associate. " That's not what America stands for in 2008, and HUD will swiftly and vigorously enforce the law against such discrimination."

The HUD charge will be heard by a United States Administrative Law Judge unless a party to the charge elects to have the case heard in federal district court." "If an administrative law judge finds after a hearing that discrimination has occurred, he may award damages to each complainant for actual loss as a result of the discrimination, as well as damages for emotional distress, humiliation, and loss of civil rights. The judge may also order injunctive and other equitable relief to deter further discrimination, as well as payment of attorney fees.

"In addition to damages payable to the complainant, the judge may impose a civil penalty in order to vindicate the public interest. "In the event of an election, a federal district court judge may also award punitive damages to a prevailing complainant. FHEO and its partners in the Fair Housing Assistance Program investigate approximately 10,000 housing complaints annually. "

People who believe they are the victims of housing discrimination should contact HUD at (800) 669-9777 (voice), (800) 927-9275 (TTY). Additional information is available at www.hud.gov/fairhousing.

Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
0 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 23 2008 06:22AM

Daylight Savings Time, a little History.

A liitle history lesson

Via Kevin O'Shea, White Plains, NY Real Estate :

One of our agents was going to do a mailing on The time change, when we googled it, we came across the U.S. Naval Observatory Website.  Here are the Important dates

http://www.usno.navy.mil/

 Here are the Important dates

  • In 2008, daylight time begins on March 9 and ends on November 2.
  • In 2009, daylight time begins on March 8 and ends on November 1.

    •  Here is a little of the history, I found it interesting. 

    Although standard time in time zones was instituted in the U.S. and Canada by the railroads in 1883, it was not established in U.S. law until the Act of March 19, 1918, sometimes called the Standard Time Act. The act also established daylight saving time, a contentious idea then. Daylight saving time was repealed in 1919, but standard time in time zones remained in law. Daylight time became a local matter. It was re-established nationally early in World War II, and was continuously observed from 9 February 1942 to 30 September 1945. After the war its use varied among states and localities. The Uniform Time Act of 1966 provided standardization in the dates of beginning and end of daylight time in the U.S. but allowed for local exemptions from its observance. The act provided that daylight time begin on the last Sunday in April and end on the last Sunday in October, with the changeover to occur at 2 a.m. local time.

    During the "energy crisis" years, Congress enacted earlier starting dates for daylight time. In 1974, daylight time began on 6 January and in 1975 it began on 23 February. After those two years the starting date reverted back to the last Sunday in April. In 1986, a law was passed that shifted the starting date of daylight time to the first Sunday in April, beginning in 1987. The ending date of daylight time was not subject to such changes, and remained the last Sunday in October. The Energy Policy Act of 2005 changed both the starting and ending dates. Beginning in 2007, daylight time starts on the second Sunday in March and ends on the first Sunday in November.

    For a very readable account of the history of standard and daylight time in the U.S., see

    Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
    1 comment • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 22 2008 07:40AM

    Sweetbriar --- in the heart of Bucknell

    exterior
    Click image for virtual tour!

    2212 Sweetbriar, Alexandria, VA

    Refinished hardwoods throughout. Freshly painted walls. Plenty of space for the entire family! Bucknell Manor is a great community near Alexandria, Huntington Metro and many parks, services and shopping. Learn more about the neighborhood here.

    3BR/2.5BA Duplex

    Bedrooms 3

    Bathrooms 2 full, 1 partial

    Parking 2 dedicated

    Pet Policy No pets

    Deposit $1,550

    $1,550/month

    RENTAL FEATURES

    • Air conditioning
    • Central heat
    • Hardwood floor
    • Family room
    • Living room
    • Basement
    • Washer Dryer Laundry area - inside
    • Deck and Yard
    • Cable-ready
    • High-speed internet

    COMMUNITY FEATURES

    • Guest parking

    LEASE TERMS

    • 1 year lease. 
    • Discount available for longer term

     

     

    Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
    0 comments • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 21 2008 09:00AM

    George Washington's Gristmill

    Washington's GristmillA gristmill is a mill for the grinding of grain, specifically a customer's own grain. Grist mills were a common site in colonial America, but there are few such mills still in operation today. Pierce Mill a Rock Creek Park in DC is open to the public but is non-operational. The mill needs repairs.

    But George Washington's Gristmill in Mount Vernon Virginia is fully operational and is a site to see! The mill operates everday from April until the end of October. The gristmill is three miles south of Mount Vernon on the site of Washington's original mill and distillery. Combination tickets which include a visit to the Gristmill are sold at Mount Vernon's Main Gate.

    George Washington inherited Mount Vernon in 1754 and the mill was part of the estate. At that time, the gristmill was a "custom mill", meaning that grain was ground here for private usage. Grain was not ground for sale. Rather, neighbors and residents of Mount Vernon used the mill almost exclusively. 

    Washington decided to convert the custom mill into a "merchant mill". A merchant mill ground flour and cornmeal as a service for profit. In 1771, Washington added a second pair of grinding stones. Washington's Gristmill served Mount Vernon but it also ground grain for sale up and down the East Coast of America and as far away as Portugal and the West Indies. The current reconstruction depicts the operation of the mill during this period.

    As in Washington's day, the mill was powered by a stream of water from Dogue Run. In those days, a wharf at the point where Dogue Run enters the Potomac served to bring grain to and from the mill.

    Mount Vernon is a wonderful community about 5 miles from Washington DC. From Fort Hunt to Fort Belvoir there are manor homes, houses, townhouses and condos to fit any budget or style.  Check out Fort Hunt Info for a little more information about this area. Contact Will Nesbitt for a local expert who cares about your goals and real estate needs. gears inside Washington's gristmill

     

    Will Nesbitt About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria / Will Nesbitt Realty LLC. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.
    1 comment • Will Nesbitt - condos / real estate in Alexandria, Arlington, Fairfax County • October 21 2008 05:58AM