The Ultimate Guide to Selling Manufactured Homes

The Ultimate Guide to Selling Manufactured Homes

What you need to know before you sell.

When it comes to selling manufactured homes, such as singlewide or doublewide homes, the process differs from typical single family home transactions. Furthermore, this means that there’s some extra boxes to check to ensure the transaction goes smoothly. When you’re ready to close on your deal, choose Universal Settlement Services to make sure all those boxes are checked. Our team will guide you through the process, providing you with the necessary information and ensuring all the required forms and tax information are properly handled. Keep reading to discover what else you can expect to provide during your manufactured home sale.

Information Needed

It’s important to remember that lender requirements may vary depending on exactly what you are trying to sell, but it’s safe to assume you will need some or all of the following information:

• Leased or Owned Land: You will need to provide the name(s) of the owners of the land the home is located on. Because of different steps involved, it’s important that all parties are aware of this as soon as possible. You will need to indicate whether the land is owned or leased.

• Vehicle Identification Number: Most title companies require a VIN or manufacturer’s serial number, even if the home has been retired. If you are unable to locate the VIN, give our team a call.

• HUD Certification Label: The Certification Label (also known as a HUD tag) is a metal plate that is affixed to the outside of the manufactured home. If this is missing from a home, the Department of Transportation does not reissue labels for manufactured homes. However, they can issue a Letter of Label Verification for units for which it can locate the necessary historical information. The label numbers can be found on the data plate.

• Data Plate Information: Information from the data plate will be required including the trade/model manufacture date and the manufacturer’s name. The name and number of the model are located on the data plate inside the home. Typically, the HUD data plate has been a requirement for all mobile homes since July 1976 and is located on the inside of a kitchen cabinet dorm behind the door over the electrical panel, or inside a closet on the wall.

• Original Title: An original copy of the title will be required if the title of the property has not been retired. If an original is unavailable, please complete the Pennsylvania Department of Transportation MV-380 form to obtain a duplicate certificate ASAP to avoid any closing delays. If you are unsure whether or not the title is retired, you can visit a local county tag service as they will be able to look up the property and provide the status of the title.

• Tax Certificate: You will need to provide the county-specific tax certificate by either mail or email for closing purposes.

Additionally, you will need to keep in mind that closing on a manufactured home will be a two-part process. The closing will take place at a settlement company, like ours, followed by the transfer of title which will be completed by a tag services company.

When you choose our team at Universal Settlement Services for your closing needs, you can trust that we will guide you through the necessary forms and provide clear explanations on why they are required. Selecting the right closing company is crucial, and we’re here to help make your experience seamless and stress-free.

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If you have questions or uncertainties, don't worry—our team is here to assist you every step of the way. With our expert guidance and extensive experience, we will help you navigate the process with ease. We look forward to assisting you in your journey!

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Spring Home Maintenance Must-Dos

Spring Home Maintenance Must-Dos

Your checklist for a successful transition to spring.

Let’s Welcome Spring the Right Way

The arrival of spring means warmer weather and hopefully some highly anticipated time outdoors. But we also know that winter was tough on your home, just like it is every year. There are some essential must-dos that can make your transition into spring way more enjoyable and give you the peace of mind you need to enjoy the weather. And hey who knows, maybe even start a new outdoor project this year—you have always wanted a new deck! This checklist is more than just spring cleaning, so read through and don’t forget to download your own checklist at the end of the blog.

Trying to buy a home this spring? Read this first.

#1: Air Conditioner Check-Up

Air conditioning comes in a lot of forms. But no matter which type of air conditioning you have, it’s always a good idea to check up on these units as spring approaches. You don’t want the warm weather to sneak up on you and get stuck with a unit that can’t perform after a long winter. Some important things to check are the filters, wiring, housing components, and other integral parts of the air conditioner.

If you’re not an HVAC technician, that’s okay! We highly recommend calling in some professionals for a routine check-up. Most HVAC companies offer these services. If there are any problems with the unit, they will be able to guide you to fixes.

#2: Initiate a Declutter

More time inside throughout the winter months usually means a buildup of extra stuff in your home. This falls into the typical spring-cleaning category but is an important part of this checklist! Take on the clutter with an optimistic attitude and the goal of trimming down for a healthier and more open home. Our pro-tip here is to make the activity fun for the whole family. Get the kids or your partner involved in the process and identify strategies to make the work easier. It’s also a great idea to establish places you can donate items to beforehand and call ahead to ensure your charity of choice is accepting donations. Clutter can build up quickly so use the arrival of spring to serve as your reminder to get rid of the things you do not need.

#3: The Good Ol’ Spring Cleaning

Probably the most infamous part of our checklist is spring cleaning. Sure you might know what it means, but have you ever found a good way to organize your process? Allow us to make things easier for you. Take the tasks below and put one on each day of the week and focus on just that task each day! This is another great one to get the whole family involved with and achieve a fresh home together. Here’s the tasks that we think are important to prioritize:

• Clean windows, inside and out

• Deep clean bathrooms including tiles, showers, sinks & mirrors

• Wax and/or apply protective coatings on floors

• Vacuum & shampoo carpet and rugs

• Rearrange furniture and dust covered surfaces

• Deep clean kitchen, including hard-to-reach places & storage areas

• Deep clean bedroom - focus on hard to reach areas such as under the bed and dressers

• Wash fabric items, like couch cushions, bedding, covers, blankets, etc.

This is a good starting point, and if you commit, you can get it all done in one week!

#4: Exterior Repairs

With the arrival of spring, it’s time to set some goals for the exterior repairs on your list. Consider looking for contractors that encompass a large part, if not all, of the projects you need to complete. This can save on costs and time for you—making the entire process faster. Some items to keep in mind regarding the exterior of your home include: inspecting/repairing your roof, exterior paint, siding or exterior damage, and checking the seals of your windows and doors. Your home goes through a lot during the colder seasons, and you rely heavily on the exterior of your home to keep you warm and safe. Make sure it gets the love it deserves this spring!

#5: Upgrade Your Outdoor Space

The arrival of spring is the perfect time to start taking action on the outdoor projects you’ve been dreaming about. From a new pergola or deck to raised garden beds—there are tons of options to enhance the enjoyment of your outdoor living spaces. Even if you do not have a project in mind, there will always be some spring clean-up needed. Start by clearing debris, leaves, and sticks from your main outdoor spaces. This will give you a cleaner space and is yet again another way to get the family involved—who doesn’t love a good leaf pile?

Another pro-tip for you regarding outdoor furniture. Did you know that some dry cleaners offer specific patio furniture cleaning for pillows and cushions? Now you do! Do a quick Google search to see what might be available in your area. 

You’re Ready for Spring

There you have it! Five easy ways to get your home ready for the spring season. If you’re on the path to getting your new home or your first home, avoid extra fees by connecting with our team. And as promised, download your checklist by clicking here.

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The Risks of Alternative Title Products

The Risks of Alternative Title Products

Title Insurance vs Alternative Title Products. What is the right choice for lenders?

If you’re a lender, you’re familiar with alternative title products. They come in the form of attorney opinion letters, lien protection, mortgage lien reports, etc. You may be asking yourself if they are actually useful in specific circumstances? Or simply—what is the right choice? For starters, choosing alternative title products instead of title insurance poses some significant risks to lenders.

The Shifting of Risks

An attorney opinion is an alternative title product that provides assurance regarding the legal status of a property’s title. However, it’s not a guarantee or warranty of the title’s validity and does not provide the same level of protection as title insurance. 

Title insurance typically includes an underwriting service so that lenders can define clear ownership to the borrower so that there are no other holds on said ownership. In this case, it’s better to choose title insurance over other alternative products. It will provide more coverage and protection for the lender while eliminating and covering major risks.

Protecting Against the Unknown

Title insurance is basically the evolution of an attorney opinion letter. The protections that title insurance offers stemmed out of the shortcomings of alternative title products; ultimately, replacing attorney opinion letters. A good example is to examine the difference between coverage because of underwriting, as attorney opinions letters do not include underwriting services and title insurance does. This process allows underwriters to discover items such as federal tax liens, mis-indexed items, or HOA liens, that are not discoverable from a public records search.

This process extends into coverage for fraudulent activity and forgery of title documents. This can even be affected by fraud of a previous owner’s will. If title insurance is not there, all of that responsibility falls back onto the lender and homeowner. Furthermore, there are times when a deed is forged, which is scary to think about. So, we’d say coverage for these items is a significant reason to choose title insurance over alternative title products.

Title Insurance Has Backup

Title insurance actually provides lenders with a defense. This defense comes in the form of coverage, including attorney fees and costs, when it comes to matters involving a property. Attorney opinion letters and other alternative title products fall short here—and won’t cover costs or losses during a dispute or lien priority situation.

Additionally, there are financial reserves that are statutorily required with title insurance policies. This essential backup plan means that there are finances available to cover future claims risks meaning more protection for lenders. Title insurance really takes the cake here again and is the right choice for more extensive coverage and extended protection for lenders.

Protection for Homebuyers

Without title insurance, a buyer may be on the line to prove negligence on the part of the attorney if a title issue is discovered. This means the consumer is responsible for actively proving that they had nothing to do with the issue that arises—meaning time, energy, and finances are at stake. Along with that risk, there’s also the fact that these alternative products make consumers more prone to foreclosure as it’s a condition to make a claim under the terms of this type of coverage.

In our opinion, we all work with people and that’s who we should have as our priority. These alternative products do not necessarily offer the peace of mind and security we want homebuyers to experience. Don’t take on more risk and impose financial burdens on consumers by forgoing title insurance.

Special Circumstances

You might have this question now, “Are there certain situations where these alternative title products make sense?” The short answer is yes. But it should be considered carefully and discussed with the homebuyer. If a potential homebuyer is adamant about using an alternative title product, it’s on the lender to either accept or decline the transaction. Just remember the risk we discussed here.

Let’s Talk More About Titles

We’d love to chat more with you about your goals for your business and your clients. Hey, who knows, we might just become partners.

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What Happens After Closing?

What Happens After Closing?

Your what-to-expect guide after the big day.

It’s an Exciting Time!

We love to see the moment you know everything has been finalized and you have officially closed on your purchase or sale. It’s something that truly will never get old to us. As we sign the last documents and get ready to stand up, we often hear, “so, what happens now?” It’s a great question and one we want more people to know the answer to, before ever sitting down at the closing table. When you close, we want you to be able to say, “I know what happens now.”

#1: Get Your Paperwork

Upon closing, you will receive a hefty amount of paperwork, which will include copies of everything you signed along with your title paperwork. The recorded deed will come in the mail to the address listed on the deed as Certificate of Residence up to 3 months from closing. Every county has a different recording process and some take longer than others.

Some closing companies will utilize a digital service to send your documents to you as another way for you to keep track of them. However, this paperwork now becomes your responsibility to maintain and organize. When you close with Universal, we provide you with a homeowner binder—we suggest you put all of your important closing documents in there. If you do receive digital or scanned documents, it’s a great idea to store these on a flash drive or external hard drive you can keep safe and always have access to.

This is also the time you can expect to get the keys to your new home, buyers! For sellers, there’s not too much to worry about after the paperwork process besides ensuring that you receive your funds from the sale—typically mailed and in check form (some companies will offer direct wire transfers). As wire fraud continues to become increasingly common, we highly suggest going the check route.

#2: Make Your First Mortgage Payment

After the euphoria of closing wears off, you’ll start thinking about making your first mortgage payment. Oftentimes, the first mortgage payment is included in the closing costs or process for a purchase (this applies to buyers). So, you will most likely not have a mortgage payment due right away. This first month is when you will receive guidance from the mortgage company on how to create an online account and set up automatic payments if desired. Your loan officer contact and mortgage broker contact should be listed in your ALTA settlement statement from closing. If you have trouble reaching them, you can reach out to the Universal team for further insight.

#3: Property Taxes

At closing, property taxes are prorated between the buyer and seller based on the occupancy time in the home. Be aware of all upcoming tax dates and call us if they have any questions. When obtaining a mortgage, companies will often bundle your yearly taxes in with your mortgage payment. If this is the case for you, you should get a tax bill in the mail in the spring and in the fall with a stamp on it saying "Paid from Escrow.” If it doesn't have that stamp, then send a copy of your tax bill to your lender and/or us to get it squared away. If your tax bills are maintained in a mortgage escrow, you'll get an annual Escrow Review Statement detailing what taxes were held and paid in escrow over the past year and if there will be any changes to your payment for the following year.

If you are purchasing a new construction, be sure to call your local tax assessment office after closing. Depending on the date of your closing and how far along the construction is when you close, there may be interim taxes. If you have any questions about interim taxes, give us a call and our in-office tax guru can help you out. 

#4: Utilities

After closing is the perfect time to get utilities all set up for your new property. For sellers, this can look like transferring accounts to the new owner’s name and/or other processes for transfer. It’s important to ensure your utility companies are aware a sale has occurred and to begin the transfer process. The official transfers will not be completed in electric, internet, or cable until the buyer calls in, but it’s always smart for the sellers to do the extra step and confirm.

For buyers, you will need to make sure you’re prepared for everything your new property requires—such as electricity, water, gas, sewer, trash, and phone or internet service. At Universal, we call to get final water and sewer readings which typically initiates the transfer of accounts; however, you should certainly still call. We encourage you to prepare your utilities in advance as there is no guarantee that the utilities will be available immediately. Some companies can activate utilities rather quickly, while sometimes there can be up to a few weeks delay. Either way, you can expect to get this all worked out before and after closing.

#5: Watch Out for Marketing Solicitations

After closing, it’s important to be aware of marketing solicitations. As you start to settle into your new home, you will start to see letters coming to your new address that appear like legitimate business. These letters often say there is some urgent matter with your mortgage or that they have been trying to reach you. These letters are not technically ‘scams’ but they are marketing solicitations trying to get you to buy into additional services not required for your mortgage. Without doubt, you will also receive a really official letter from your local courthouse saying you need to send in a check in order to receive a copy of your deed. You do not need to do this. Universal will mail the buyers the original deed and provide additional copies free of charge. All of these tactics are designed to instill a sense of urgency in new homeowners and often do look like official business. You can happily ignore these and focus on information from your mortgage company or trusted sources of communication regarding your property.

Sellers may also see some similar types of solicitations shortly after closing as well. The reason this happens is because it is required for some public records to be filed for a mortgage. From these records, legitimate businesses utilize contact information to send these solicitation letters. You are welcome to explore any services offered, but also realize—it’s NOT required for any reason. If you have any questions about items you’ve received in the mail regarding your closed transaction, don’t hesitate to reach out to us. We’re always happy to take a look and help you with next steps.

#6: Changing Your Deets

Another item to complete on your post-closing to-do list is updating all of your contact information both with the postal service and with the state. This applies to both buyers and sellers, even more so if you as the seller were using your property as your primary address. You can easily update your primary address through the Postal Service website and for most states, you can also start this process online as well, unless you need a new driver’s license picture due to relocating to a new state. In both cases, you can also take care of these must-dos in person by visiting your local DMV and post office to complete the updates to your contact information. This is also a great time to update your information with employers, banks, loan companies, and any other service providers that rely on updated information for your accounts. You may also need to/want to consider updating your voter registration information as well, which can also be done through the USPS website.

You’re All Clear to Close

Now that you know exactly what to expect after you close on your sale or purchase, you can head to the closing table with more confidence. Our team is always here to help guide you before, during, and after your real estate transaction.

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5 Mistakes to Avoid on Social Media

5 Mistakes to Avoid on Social Media

Go Social the Right Way

It’s a great big world out there on social media, and as someone trying to serve your community and reach more people, it may seem like a daunting task to put yourself out there in an effective way. It seems like there’s a social media platform for every letter of the alphabet these days, but our team is here to give you a little guidance by informing you about these 5 mistakes to avoid for your business on social media.

Mistake #1: Choosing the Wrong Social Media Platforms

As we mentioned above, there are many social media platforms and it can be difficult choosing or knowing which platform is right for you and your business. The first mistake that a lot of people make is choosing ALL the social media platforms all at once. Choosing to invest your time into every single platform simultaneously is overwhelming. Not to mention, when you choose to divide your energy into EVERY platform, you're not giving proper attention to each specific platform. This can have some stretching impacts to your marketing and your overall presence as a realtor in the community. One platform might get ignored for longer than it should because you’re trying to juggle too many accounts at once. When this happens, your profiles that get less love and attention may appear outdated, which can cause some potential clients to shy away.

Our best advice is to start small on Facebook or Instagram—focus on keeping your accounts healthy, fresh, current, and meaningful. When your energy is less divided, you can put more effort into the content that you're putting out. Once you start nailing your first platform, then think about expanding your reach.

Mistake #2: Creating Mediocre Content

Another big mistake to avoid is not creating your own content and/or relying too heavily on stock images or videos for your social media. Let’s face it, stock can do the trick, but people want to see the real you and the real work you do. It's totally worth it to snap pictures out in the field to make your content more consumable by potential clients.

This is also a great time to mention that different types of content work best on different types of platforms. For instance, Instagram prefers to organically showcase videos over photo content right now. It’s always a good idea to adapt your content to fit the platform you’re posting to—AND another great reason to start small and then expand.

Pro-tip: Video content is currently the most popular and most optimized medium for most social media platforms these days. Quick, consumable, and educational content can be the key to more engagement and reach from organic efforts.

Mistake #3: Hashtag Mania

Hashtags are useful, but too many hashtags are not useful. Adding these tags to your posts is a great way to increase discoverability for your business and ensure it’s categorized in the right way by the platform. Be warned, using too many tags could potentially make your content feel outdated. 

Best practice is to utilize unique hashtags relevant to the platform that you are on. It isn't very common to use a lot of hashtags on Facebook, you might find it more effective to use one well-planned hashtag. That being said, Instagram sees more benefits from 6-10 hashtags on each post.

Pro-tip: Utilizing more unique hashtags is the move, as many hashtags are extremely oversaturated. For example, the hashtag #RealEstate has over 81 million posts associated with it. If you want to be more discoverable, we recommend using something along the lines of #HappyValleyRealEstate which has less than 1,000 posts.

Mistake #4: Going into Autopilot

When you put effort into your social media accounts, you will definitely see some direct return, but it can be very easy to schedule posts and never actually be 'active' on your business pages and profiles. This should be an easy mistake to avoid, all you need to do is sign into your business account 1-3 times per week to engage with people, like or reply to comments, share content into local groups, or go live about a trending topic. The best way to encourage engagement from your audience is to, well, engage with your audience. If you never respond to people or show that you pay attention to potential clients on social media, it will make your page less personable and do more harm than good. So don’t be shy, get out there and be social!

Mistake #5: Not Enough Quality Content

When it comes to social media, quality is more important than quantity. If you’re posting something onto social media, just for the sake of posting something—you’re doing it wrong. Our best advice, start small. Focus on getting 3-4 posts out per week. Consider focusing on the type of content you are posting as well. If you are only posting photos of what you are selling or sold announcements, you may not be providing enough for viewers to invest in.

Try to work some magic with your content ideas! Consider educational posts that give your viewers key insight into your field or even posts about the community you work in. Our social media pages should serve to show what we do but do even more when you show how involved you are in the community and the knowledge of your audience. When you aren’t always ‘selling/marketing’ yourself, you let your audience see your values and ALL that you do.

Go Be Social!

Hopefully you have a better understanding of some of the best ways to approach social media. The main point we’d like to leave you with is that when you put yourself out there, be intentional about it. Build a plan. Create a strategy. Start small and then expand. Your social media presence is an extension of yourself, so make sure it has the same impact as talking to you face to face does. 

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