Case Study Newport Ave Stockton: Medi-Cal Seizure, Probate, Code Violations & Deferred Maintenance:

Some Homeowners in Stockton, Manteca, Modesto and Sacramento need the help of an experienced real estate investor that can act fast to resolve the problem

5 Days. That is it. You have 5 days to sell your Moms house or it will be taken by the State of California and MediCal for medical expenses associated with your mothers long term care. Everyday, families are faced with choices that put the assets that they have worked a lifetime to accumulate at risk from seizure by the government as a way to pay for long term health care cost.

At those moments its important to line up the resources necessary to protect your assets while at the same time maximize whatever equity the house has accumulated. My name is Peter Westbrook and when anyone is asking “Who Buys Houses in Stockton”, I would like you to remember that I am a real estate investor in Stockton, Manteca, Modesto and Sacramento CA. We Buy Houses in Stockton CA in any Condition, we pay cash and this is the story of Audrey and her mother.

Here’s Their Story:

Stockton Code Violations
Deferred Maintenance
Medical Seizure
Equity Line of Credit

When the phone call came in I was in Home Depot with a full shopping cart of materials for a house that I had purchased and was rehabbing. I was in the middle of an isle and like many calls that come in, (especially when I am shopping) I have to decide whether to let it go to voicemail or answer it on the spot. That day I made the right decision and I answered the call and on the other end I could sense an immediate urgency.

The conversation began: Hello my name is Audrey and I watched one of your videos online about buying houses in Stockton, are you Peter Westbrook?

I responded that I was and asked how I can I help?

Vacant Houses in Stockton Pose Challenges for their Owners. Break-ins, Vandalism and Code Violations

The flood gates opened and in 3 minutes I heard a story that unfortunately I’ve heard before. MediCal had told Audrey that unless her mothers house was sold by the end of the week the State of California was going to confiscate it. She had five days to sell it and she wanted to know whether I would be interested as a cash buyer?

She told me that the house was in such bad shape that it could not be sold with a realtor. She said that she had talked to several realtors and two had given her my name so she looked me up online and then called.

That’s a lot to soak in in three minutes with a full shopping cart in the middle of a home depot. I decided to do the unthinkable. I explained where I was and what I was doing and that I needed 5 minutes to get to my car so I could focus on the conversation and take some notes. I could tell she didn’t really believe that I would call her back and I assured her that I would.

I pushed my cart to the front exit and abandoned it and the hour that I had spent shopping. I headed for my truck and in three minutes the phone was ringing and Audrey answered.

She didn’t take a breath and explained that she had called realtors and friends and no one could help and wanted to know what I could do?

I explained that I may be in a position to help her immediately, but that I needed a bit more information abut he house in order to do that. We talked about the house and I outlined what would need to happen in order to meet her deadline.

We would need to look at the property for an evaluation
We would need to complete and appraisal and comparative market analysis to determine the real current value
We would make an offer based on the houses current value minus repairs and holding cost
If we agreed on a price we would need to sign a purchase and sale agreement
We would need to submit that agreement to the Title Company to open escrow
We would submit the Purchase and Sales Agreement and escrow number to Medi-Cal for proof of Sale.
The title company would order a Preliminary Title Report to determine the condition of the title in order to issue Title Insurance and complete the sale.

Homeowner Concerns:

Audrey was concerned that with everything required we would not be able to meet the deadline. I tried to reassure that while it was going to be close, doing it the wrong way would have the same result of doing nothing at all, so we scheduled a meeting at the house in 30 minutes.

The Evaluation:

Whether its Probate, Medical Expenses or the threat of a Seizure, We Buy House Stockton

Keep in mind that the house was vacant and vacant houses pose several problems for homeowners not the least of which are break ins, vandalism, maintenance and upkeep, and of course liability from anyone that is at the property. Most homeowners believe that if they only had time to clean up it may make a difference. The real problem is that sometimes the accumulation of items over the years makes that task next to impossible and overwhelming, because what is really need is a dumpster.

Within one hour of the first call I had begun walking through the house. She apologized for the mess the entire time, explaining that she would have liked some time to clean up prior to showing it. I explained that I had seen far worse and I wasn’t expecting a clean house.

The walk-through took all of 30 minutes. I was able to call my office and get a comparable sales report via email. I called the Title Company for another comparable sales report to verify the numbers I was looking for. The reports validated each other and it became clear what the house was worth AS IS and what it would be worth if it were fixed. We discussed the reports the condition of the house, the nature of the repairs and amount of the cash offer for the house.

I listened as Audrey explained the home equity line of credit balance, (a mortgage owed), what she wanted out of the house for her Mother, as equity, and in a matter of 10 minutes we agreed on a sales price. It was really that simple. We drafted a Purchase and Sale Agreement and we both signed the agreement. She took her copy to Medi-Cal and I took mine to the title company. The house was placed in escrow and the first part of her dilemma was resolved, the house was technically sold and that satisfied Medi-Cal.

Title Issues:

When the title report came back there were issues and a possible probate loomed. Apparently some years back in order to avoid getting on title after the fact, a realtor friend had convinced Audrey to “go on title with her mother” as a way to expedite matters if her mother became incapacitated. The only problem was that she was put on title as “a married woman” and as such her husband would need to sign off on the sale as well as his ownership was now implied per the Grant Deed. Remember California is a community property state.

The problem became that Audrey’s husband had passed away 4 years earlier and could not sign off. Since his estate had not gone through Probate there was no way for Audrey or her mother to deliver clean title to any buyer. The title company said that the Stockton house would need to go through probate and even as a small estate probate would take a minimum of 120 days.

Our Solution:

If you Need to Sell Your House Fast Consider a Local Cash Home Buyer in Stockton

Sometimes its not what you know but who you know and the Title Company had thrown us a curve ball that had the potential to stall the process for at least 120 days. As I discussed the details of the title with the escrow officer I questioned the ownership by the husband because even married women can inherit real property or have it gifted to them without it becoming community property. What made this different? The inclusion of the words “a Married Woman”?

At that moment the escrow officer agreed, but stated that as the title company they could not come to that conclusion on their own, it would need to come directly from a court or a well crafted letter from an attorney explaining why the property really never belonged even in part to the husband.

Within 1 hour I was in my Probate Attorneys office (it pays to have a team) and after a 30 minute phone call with the escrow office we had drafted and opinion letter and affidavit for the only surviving heir of the father to sign relinquishing any interest in the property.

The closing was occurred that Friday afternoon and Audrey requested another week to mover her mothers things out.

There are very few real estate transactions that go exactly as planned. There are always issues that present a challenge. The question is who is in your corner to make sure that those issues are attended to and that they get done in a timely manner.

My name is Peter Westbrook and I am a local cash home buyer in Stockton, Manteca, Modesto and Sacramento CA. We Buy Houses in any condition and if you have a house to sell call me at (209)481-7780. I know that I can help you. With nearly 35 years of business experience, nearly 10 years of real estate investing and 100’s of real estate transactions, I can present solutions that most others have never even heard of. I understand that not every situation is the same and sometimes we need to tailor make our solutions to best fit your needs.

Whether you call me or not visit my website at http://www.IBuyHousesStockton.com and see how I have helped 100’s of local families just like yours.

We Buy Houses Stockton, The Man Behind the Sign

I Buy Houses Stockton Introduction (209) 481-7780 We buy Houses Stockton

My name is Peter Westbrook and I am a local real estate investor and the owner of We Buy Houses Stockton and Westbrook Real Estate Investments in Stockton, California. I am NOT a Real Estate Agent or Broker and for good reason. I purchase real estate and I am NOT going to ask you to pay a commission or a fee.…I pay CASH and because I do, I can close on the day that I tell you.

For those of you that already know me or have already called me you can attest that I answer my own phone and I return all phone calls. When you call me at 209-481-7780 you are calling me on the same number that my mother and my closest friends call me at.

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What Customers Say

The City of Stockton was getting ready to tear down my old house. I was no longer able to maintain the Stockton House and after years of trying to keep up with code violations, needed repairs and vandalism, I finally called Peter

Westbrook. He came right out and told me what he could do. He contacted the city and county and even cleaned up the property before he bought it. He paid the back taxes for me and gave me an advance on the purchase of the house. Without his help I would have lost everything. I called real estate agents and other investors but no one wanted to help and no one offered to pay as much as Peter Westbrook. He completely remodeled the house and I smile every time I go by. Thank you Peter.

Leonard S

We inherited our parents house with one of our brothers living there . The property taxes had not been paid and it was in Tax default. We called Peter Westbrook and he found that the title was still in our parents name, so the Stockton House never went through probate. Peter also found that there was an old auto loan that had a lien on the

title and an old bankruptcy ruling to take care of that lien had never been filed with the courts. Peter handled everything including paying the back taxes, paying for the hiring a Probate Attorney and filing the probate and paying for and hiring a Bankruptcy Attorney to finalize the removal of the lien. He was patient, understanding and he took care of everything including evicting the tenants that were living in the house. We talked to real estate agents and other I buy house people. None of them had the answers for our situation. Without peter we would have lost everything. We got paid cash.

Steve H

We inherited my parents Stockton house with a mortgage. We decided to rent it out. The tenants destroyed the house. I didn’t know what to do, I didn’t have the money to fix it and the city had already issued code violations.. I called an “I Buy Houses Stockton Sign” on a telephone pole and Peter Westbrook answered. In 4 days he paid the bank and bought my house. We would have lost everything if it weren’t for Peter Westbrook.

Mike B

I inherited my mothers house with a mortgage. When my husband and I lost our jobs, we got behind in payments. Then the Bank posted a default with a auction date we didn’t know what to do.

We didn’t have the $15,000.00 and we only had two weeks to do something. We called Peter Westbrook and form the beginning he was confident he could stop the bank. Within 4 days he bought the house with cash, paid off the bank and stopped the Foreclosure. Without Peter we would have lost everything.

Brenda T

I saw a sign on a telephone pole and against my better judgement I called. The last thing I expected was a person answering the phone. I was surprised, Peter Westbrook answered the phone. I had a lot of questions and Peter had the right answers. My mother needed to get as much as possible out of the house and we had talked to several real estate agents and they all wanted to sell it cheap and wanted a 6% commission. They all told us unless we put thousands of dollars into it could not be sold for what we wanted. Not Peter. He made a fair cash offer and since then we have sold him another house. Peter and the title company handled everything. I couldn’t be happier and I would recommend Peter Westbrook to anyone.

Cathy W

I needed to sell my Stockton House. I called a phone number I saw on a sign and talked to Peter Westbrook. The City of Stockton said that they were going to take away my vacant Stockton house, knock it down and send me the

bill to do it. I did everything that I could to try to make them happy. A neighbor offered to buy the house and then Peter offered me twice as much. He did everything he said he would do and I just had to go to the Title Company and sign the papers. He did all of the work and now the City of Stockton is his problem. Thank you Peter.

Ann C

I inherited my Fathers Stockton house. The front porch was falling in, the walls had holes from being vacant and vandalized. The City of Stockton fined us, red tagged the property and forced us to put on a new roof so we had to get loans and we still couldn’t rent it out.

I called one of those “I Buy Houses” signs and Peter Westbrook came out and made a cash offer. The House closed escrow and we got our money for a house we though was worthless. Thanks Peter!”

Broderick R.

“Our Grandfather passed away and my brother, sister and I inherited his Stockton house. He was a junkman and hoarder. He was also 90 years old and had not made a repair to the house in years. He had garage sales almost every day. The house and the yard were full of junk. We tried to get everything out so we could just see the house. We had family and friends come over on the weekends but the cost and effort was consuming all of our time.The house was a mess.

I called Peter Westbrook and he made us a cash offer for the house and he said he would take care of all of the clean up. Thank God I called. The City had issued code violations and fines on the property and even before we closed escrow Peter and his crew had the house and yard cleaned (4 large Dumpsters later) . I recommend Peter Westbrook to anyone that has a problem house. They were fast and professional”

Connie J.

“I had tried to sell my Mothers Stockton house for two years. Realtor’s told me to tear it down. I didn’t have the money for that and my Brother and his family were living there. Peter Westbrook made me a cash offer and closed escrow with my brother still in the house. Peter Westbrook is my savior. I don’t have to worry about the house any more. If you have a Stockton house that has become a burden and you don’t have the money to fix it to sell it, call Peter Westbrook.”

Rosemary R.