Property Transfers in Clinton County

Here’s a list of land transactions in Clinton County from March 20 to 24, 2017. The purchaser, the seller, the network in which the property is placed and the sale fee (indexed in that order) were culled from documents at the Clinton County Clerk’s office:





To Shea T. Branon from Terrence P. Branon and Michele Lemieux Branon, City of Plattsburgh, $225,000.

To Nicholas Walker from Lake City Properties LLC, City of Plattsburgh, $106,000.

To Dhani LLC from Rene L. Poirier, Plattsburgh, $325,000.

To Lester Juhasz and Karen Juhasz from SNJ Group LLC, Champlain, 0 greenbacks.

To Patricia A. Kanzler from Kathleen Kanzler, Beekmantown, zero bucks.

To Christopher K. Cayea and Jessica E. Cayea from Thomas Olsen, Schuyler Falls, $eighty-three,000.

To Kim M. Host and Mary J. Zablotny from Rosemarie Elizabeth Levandowski and Charla Glenister, Champlain, $163,000.

To Federal National Mortgage Assoc from Brian Snell, Esq., referee, George H. Perry and Yvonne L. Perry, Champlain, $89,158.Forty-one.

To Zachary L. Clodgo from Shawn w. Pelkey, Michelle L. Bedard also referred to as Michelle L. Pelkey, Schuyler Falls, $167, a hundred.

To Sonny L. Giroux and Kathryn O. Giroux from Elizabeth Anne Kelley and Linda B. Kelley, Beekmantown, $8,500.

To Kondaur Capital Corp from Frank G. Zappala, Esq., referee, and Carol M. Neyenhouse, Plattsburgh, $121,057.94.

To Justin D. Gumlaw and Ashley M. Gumlaw from Jean L. Mailhot and Michele S. Mailhot, Champlain, $154,500.

To Heart of Gold Street Ltd. From Susan S. Mousseau, City of Plattsburgh, $124,000.

To Stewarts Shops Corp from Clinton County, Plattsburgh, $14,000.

To Shawn Johnson and Janne Johnson from Catherine A. Pogharian as administrator of the estate of David F. Robertson, Schuyler Falls, $25,000.

To Secretary of Housing and Urban Development from US Bank National Association, Champlain, $10.

To Secretary of Veterans Affairs from Joseph Lavorando, Esq., Jason M. Ellis and Tina L. Ellis, Champlain, $132,210.54.

To Invenscape LLC from John Dejordy, Ellenburg, zero bucks.

To Invenscape LLC from John Dejordy, Mooers, zero dollars.

To Lisa Marie Lorenzo from Jose M. Lorenzo and Lisa M. Lorenzo, Ellenburg, 0 bucks.

To Roger C. Bruce and Ronnie Wells from Stanley Schoel and Bluma Schoel, Ellenburg, $60,000.

To Gordon’s Bulk Storage LLC from Gordon Oil Co., Inc., Black Brook, 0 greenbacks.

To Adlai A. Favreau from Alfred J. Favreau and Penny L. Favreau, Mooers, $60,000.

To Robert F. Crossett Jr. And Adele F. Crossett from Richard G. Holcomb and Patricia M. Holcomb, City of Plattsburgh, $147,000.

To Richard G. Holcomb and Patricia M. Holcomb from Marguerite Caramia, Plattsburgh, $295,000.

To Leanne Duprey and Shannon Olive from Martha K. Passino, William F. Corrigan, co-trustees of the Ilya and Corrigan Personal Residence Trust, City of Plattsburgh, $162,500.

To Paul W. Vallieres from Paul W. Vallieres and Cynthia A. Vallieres, Peru, 0 greenbacks.

To Colin Price and Janet McFetridge from Kondaur Capital Corp, City of Plattsburgh, $seventy-two,350.

To Thomas Peter Robinson from James R. Scriver, Clinton, zero dollars.

To Jeremy Holmes from Vanderbilt Mortgage and Finance Inc., Mooers, $29,000.


Financing Distressed Property





If you would like to purchase a distressed property, it’s miles important to teach yourself on the financing sorts available so that it will assist you. If you purchase a foreclosed assets from an organization, usually the seller will handiest pay a limited amount of the client’s closing costs. Also, monetary establishments or authorities agencies that sell residential houses typically are reluctant to make repairs and most possibly will no longer allow the customer to make any alternations or upkeep to the property. If the property you are thinking about will want maintenance or upgrades or the vendor is unwilling to allow the utilities of the residence to grow to become one for inspection, your opportunity would be an upkeep loan. Renovation mortgages allow repairs or upgrades to be introduced to the loan and completed after the residence has transferred from the vendor to the purchaser. Below is a brief reason for each conventional and Federal Housing Administration (FHA) loans.

• Conventional Financing – The Fannie Mae Homestyle® preservation loan allows maintenance or improvements to be brought to the loan as well as all work to be completed after the residence transfers to the borrower’s call. Some of the benefits of this mortgage types encompass: one mortgage for purchase and maintenance, domestic assessment primarily based on completed price of residence, and all paintings can be finished after the loan transfers into the borrower’s name. Financing is available with as low as 5% down and that every one debtor meet a minimal credit rating requirement. All repairs and improvements should be quoted and finished via a licensed contractor.

• FHA 203k – This mortgage kind lets in the free maintenance, enhancements, or upgrades to be added to the primary loan. The appraisal is based totally on the completed fee of the home after the repairs and upgrades. The FHA 203k mortgage comes in 2 fundamental kinds. The full and streamline versions. The full 203k permits for structural repairs, additions, or properties which have good sized repairs exceeding $35,000. The 203k streamline version is usually used for properties that want minor upkeep. Both variations require a licensed contractor to provide a written itemized estimate listing all maintenance. The FHA 203k mortgage calls for all fitness, protection, and energy conservation gadgets to be covered on the contractor’s estimate and introduced to the mortgaged amount.

Prior to accepting a touch, ensure you’re aware of any viable delays that may arise due to the vendor’s scenario. Has the deed been transferred to the seller, are there terrific liens, name troubles, or a factor of sale necessities from the town the house is placed in. Unexpected delays may be steeply-priced for a consumer, inclusive of charge extension charges, updated credit reports, and value determinations


A foreclosed asset is a domestic this is owned with the aid of a bank. A foreclosure takes place while the owner of a house defaults on their loan mortgage. There are three levels of foreclosures. The first is the pre-foreclosures level. This is wherein the owner of a house falls behind on their loan bills and they’ve issued a formal note that their loan servicer has begun the foreclosure system. Prior to a foreclosure being finished, the owner of a house can sell the belongings. If there may be no fairness inside the belongings, the residence will be sold as a short sale. The second stage of a foreclosure is while the house is sent to auction. At an auction, the best bidder may purchase the residence. The financial institution which holds the mortgage may also bid on the property. If the residence isn’t offered at public sale, the financial institution by default takes possession of the home. The very last level of a foreclosure is while the bank that owns the belongings places the house up on the market thru an actual estate agent, or the bank can also attempt to promote the property immediately to the general public.

There are many advantages to purchasing financial institution-owned assets. The most obvious of these is the belongings may be presented at a lower price than other similar properties. The longer a financial institution holds onto a repossessed belongings, the more money they’ll lose. Due to this, a financial institution will want to try to sell any repossessed residences as quickly as viable. The bank’s intention is to sell their homes as quickly as viable to minimize their loss. Although bidding on a bank-owned property would require endurance, it’s far frequently less complicated to barter with the bank, then an individual owner. This is due to the fact a financial institution has no emotional attachment to a property, where as an owner of a house can also have sentimental feel connected to the residence. Because of this, the bank will normally make choices based totally strictly off of the house’s cost. Another advantage to purchasing a bank owned assets is that they’re vacant. When you buy a domestic from a man or woman, there is often a ready length after the final date to take possession of the house. When buying a bank owned property, a consumer will in all likelihood reap the keys to the belongings, the equal day the residence transfers into their call.

There are drawbacks to purchasing a financial institution-owned property. These include the time that can be required to close on the assets and the truth that financial institution-owned houses are generally sold “as is”.

Property tax reform in name only

Paul Bettencourt makes his case for his belongings tax invoice to place regulations on neighborhood belongings tax sales. Here’s the truth although, towns account for approximately sixteen percent of a assets tax bill, in keeping with the Texas Municipal League, a piece higher in San Antonio —22 percentage. But neighborhood school districts account for fifty-five percentage of belongings taxes. That manner college finance reform, now not hamstring cities, is the key to decrease tax payments.




So-known as belongings tax reform is returned on the time table for the special legislative consultation, which starts off evolved Tuesday.
It shouldn’t be pressured with significant assets tax reform. Meaningful reform may consist of solving the appraisal procedure for industrial belongings income, which might be kept secret (in contrast to residential sales). Reform would certainly encompass addressing the country’s ongoing faculty finance crisis due to the fact nearby taxes for public faculties are the dominant drivers of belongings tax bills.
But this so-called reform doesn’t address those complex troubles. We can’t Kingdom this truly sufficient: The college investment imbalance is riding tax bills. All of this banter approximately cities and counties is a sideshow. Texas wishes to spend extra cash on public colleges as opposed to moving that fee onto nearby districts, which increases your taxes.


Here’s why: On common, cities account for approximately sixteen percentage of a assets tax bill, according to the Texas Municipal League
Here in San Antonio, it’s a little higher, 22 percent. Counties account for even less of your tax invoice. But neighborhood faculty districts account for 55 percent of property taxes, consistent with the middle for Public Policy Priorities

This isn’t truly sudden given that kingdom investment for schools has not kept up with the times.
In 2012, the kingdom spent $17.Four billion on training, and in 2016 it was $19 billion, Kingdom figures show. But over the identical term, as school populations have grown, neighborhood tax greenbacks went from $20.Five billion to $25.6 billion.
The Texas Senate is ignoring this reality by way of specializing in capping revenues for metropolis and county governments. It’s horrific rules for 3 foremost motives. It does now not offer significant tax relief to belongings owners. It would appreciably constrain sales for neighborhood governments. It does now not deal with faculty investment.


So what does it cope with?
A pleasant, a completely small sliver of your own home tax pie. Currently, towns and counties can growth tax quotes by way of up to eight percent a year. If towns and counties need to move above that quantity, they should hold rollback elections for voter approval. During the everyday session, the Senate put forward a plan to cap the tax rate growth at five percent.
Sen. Paul Bettencourt, chairman of the Select Committee on Property Tax Reform, and the architect of the Senate plan said taxpayers ought to shop $35 to $100 12 months. That’s about a cup of espresso or two a month.
We like espresso, however, we also like law enforcement officials, roads, and parks.
For a few towns and counties, the cap should suggest the loss of probably tens of hundreds of thousands of dollars that fund public protection, streets and parks. It is a potential nightmare for excessive-growth areas which include San Antonio and Bexar County. For others, the cap may not mean some thing. Many countries by no means hit the 5 percent mark, according to the Texas Conference of Urban Counties.
For instance, throughout the beyond 16 years Bexar County’s tax charge has accelerated through a mean of 3 percentage 12 months, Judge Nelson Wolff has said. Some years, it’s more. Some years, it’s much less.
So, at high-quality, you gained store a whole lot cash. Some Texans received get any benefit. And a few cities like San Antonio will get hit tough.
On the pinnacle of this, tax payments in all likelihood will preserve growing. If domestic values move up and local college taxes increase, then bills will preserve to upward thrust.
This is not significant reform. Lawmakers should shelve it and consciousness on schools. Taxpayers deserve better.

Property taxes are certainly one of the largest line object expenses incurred by means of condominium proprietors. However, many proprietors do not attraction successfully. Even though owners recognize that belongings taxes may be controlled and decreased through an attraction, a few view taxes as an arbitrary estimate supplied by way of the government which cannot successfully be appealed. It tends to boil all the way down to the vintage adage, “You cannot combat town hall”.

Fortunately, the assets tax attraction process in Texas offers owners multiple possibilities to enchantment. Handled both at once via the proprietor or with the aid of a belongings tax representative, this process has to contain an intense attempt to annually enchantment and minimize belongings taxes. Reducing the biggest line object cost has a sizeable effect in lowering the proprietor’s normal running costs. While it is not possible to absolutely escape the load of paying belongings taxes, it’s miles viable to lessen taxes sharply, regularly via 25% to 50%.

Why some owners do not enchantment

Some property proprietors don’t attraction because they either do not understand the procedure or don’t remember that there is a superb possibility of achieving significant reductions in property taxes. Some owners consider that since the market cost in their belongings exceeds the assessed fee, then it is not possible to enchantment and decrease the property taxes. Although appeals on unequal appraisal are particularly new, there is a clear-cut manner to enchantment property taxes on the administrative hearing stage primarily based on unequal appraisal. The unequal appraisal takes place while belongings are assessed erratically with neighboring homes or similar homes. Also, a few owners are reluctant to lease a property tax representative, despite the fact that many experts will paintings on a contingent fee basis, wherein there may be no fee to the owner unless belongings taxes for the present day 12 months are reduced.





Overview of appeal process overview of appeal process
The following are the primary steps inside the annual technique for appealing assets taxes:
· Request observe of accessed cost
· File an enchantment
· Prepare for hearing
. Review facts
. Review marketplace price attraction
. Review unequal appraisal appeal
· Set negotiating perimeters
· Administrative hearings
· Decide whether or not binding arbitration or judicial appeals are warranted
· Pay taxes timely
Requesting a word of assessed price
Property owners have the choice of soliciting for a notice of assessed cost for their property annually. Section 25.19g of the Texas Property Tax Code affords the proprietor the option to request a written be aware of the assessed value from the chief appraiser. Owners gain from inquiring for and receiving a written note of assessed value for each asset because it ensures they have got an opportunity to review the assessed cost. This is aware need to be despatched on an annual basis. The appraisal district does now not need to ship a notice of assessed value if the price will increase by way of less than $1,000. However, if a proprietor became now not glad about a previous year’s price and the value remained the same, the appraisal district possibly will no longer ship a observe of the assessed cost for the current year. In this situation, the owner would possibly overlook to protest in view that a be aware of assessed value for the assets was now not obtained.


How to file an appeal

On or before May 31st of each year, the property owner should file an appeal for each property. However, while many owners are comfortable with an assessed value, in many cases there is a basis for appealing. Two options for appealing include:

1. unequal appraisal, and

2. market value based on data the appraisal district provides to the owner before the hearing.

You can appeal by completing the protest form provided by the appraisal district and indicating both excessive value (market value) and unequal appraisal as the basis for appeal. In addition, the property owner can simply send a notice that identifies the property and indicates dissatisfaction with some determination of the appraisal office. The notice does not need to be on an official form, although the comptroller does provide a form for the convenience of property owners