|
|
| home about us free pdf software downloads links privacy site map copyright policy |
| ||
|
The City Attorney is seeking a firm with expertise in
complex real estate development to assist the City Attorney’s Office with the
negotiation and drafting of a ground lease of City-owned property for the
possible development of a sports facility, as well as an industrial, commercial,
hotel and retail project.http://www.sanjoseca.gov/purchasing/pdf/RealEstateDevelopment.pdf.
The first phase was the purchase of approximately 52 acres in February, 2005.
The purchase price for the first phase was paid from the proceeds of lease
revenue bonds issued by the City of San José Financing Authority (“Authority”)
which issued lease revenue bonds. The City and the Authority then entered into a
lease/lease-back arrangement under which the City subleases the 52-acre site
from the Authority for Airport purposes. Due to the several decades of heavy
industrial uses on-site, the Property was extensively contaminated. Pump and
treat facilities will remain on-site for the foreseeable future ensuring that
the ground water is clean. Despite the extensive clean-up efforts DTSC has
placed restrictive covenants on the property so that housing, schools and other
“sensitive receptors” are not permitted on site. In addition, DTSC will need to
consent to any future development on the Property. Upon successful negotiations
of the ERN the City staff will proceed to negotiate a ground lease for the
proposed development. California planning and land use; Legal services to
economic development organizations, municipalities and other governmental
entities. The Statement of Qualifications (“SOQ”) submitted in response to this
RFQ must be no more than 10 pages (excluding attachments and appendices) using a
typeface font This application and all required documents must be submitted to the Real Estate Commission, PO Box 2649, Harrrisburg, PA 17105- 2649.http://www.dos.state.pa.us/bpoa/lib/bpoa/20/real_estate_comm/spoa_2103_-_broker_examination_08-04.pdf. All real estate licenses expire May 31 of each even numbered year. The certification must be from the real estate licensing authority of that jurisdiction, issued within the past 90 days, and must indicate your licensure status. 5. Inquires regarding examination eligibility should be directed to the real estate broker division of the State Real Estate Commission. 1. To be counted toward the education requirement, a real estate course shall have been offered by: A. An accredited college, university or institute of higher learning, whether in this Commonwealth or outside this Commonwealth. B. A real estate education provider in this Commonwealth approved by the Commission C. A real estate education provider outside this Commonwealth, that has been approved by the real estate licensing authority of the jurisdiction where the real estate education provider is located. The course transcript or certificate of completion shall state that the course is approved by the licensing authority of the jurisdiction where the real estate education provider is located. 56 SPOA 2103 (01/06) D. A real estate industry organization outside this Commonwealth, if the course is approved by the licensing jurisdiction of another state. A. A candidate who has obtained one of the following degrees will be deemed to have met the education requirement and will not be required to show completion of coursework in specific areas of study: B. A bachelor’s degree with a major in real estate from an accredited Buying a home is an important decision.. A home is a significant investment for most people, and it is not rare to ponder months or even years before deciding if the time is right. When is the best time? Most homes go on the market in the springtime. Where do you want to live? Do you prefer to live near work, schools, transportation, entertainment, parks, and places of worship? “ The Newcomer’s Handbook for Moving to and Living in Chicago” is excellent for explaining the nuances of Chicago neighborhoods and their histories. The Internet and local newspapers are the best places to start your search. Realtor.com is the best on-line source and the Chicago Tribune classified section is the premier print source. Also, refer to local neighborhood and suburban papers like the Reader, Herald, Sun and Pioneer Press publications. Seventy percent of home searches begin with the Internet, but most people finish the search and purchase their home with the aid of a realtor. Locate an Agent A real estate agent can be a valuable resource throughout your search. If you do not know an attorney that practices real estate law, your realtor can refer you to a few. Some real estate companies offer concierge services to care for this for you. This form shall be used for registration under the Securities Act of 1933 of (i) securities issued by real estate investment trust, as defined in Section 856 of the Internal Revenue Code, or (ii) securities issued by other issuers whose business is primarily that of acquiring and holding for investment real estate or interests in real estate or interests in other issuers whose business is primarily that of acquiring and holding real estate or interest in real estate for investment.http://www.sec.gov/about/forms/forms-11.pdf. This form shall not be used, however, by any issuer which is an investment company registered or required to register under the Investment Company Act of 1940. In addition, this form shall not be used for an offering of asset-backed securities, as defined in 17 CFR 229.1101. That Regulation contains general requirements regarding the preparation and filing of registration statements. Where this Form directs the registrant to furnish information required by Regulation S-K and the item of Regulation S-K so provides, information need only be furnished to the extent appropriate. C. Exchange Offers If any of the securities being registered are to be offered in exchange for securities of any other issuer, the prospectus also shall include the information which would be required by Items 9 to 16, and Item 18 if securities of such other issuer were being registered on this form. Item 26 also shall be answered as to any promoter, director, officer or security holder of such other issuer who is an affiliated person of the registrant. The term director means any director of a corporation, trustee of a trust, general partner of a partnership, or any person This worksheet is designed to provide a brief overview of the process for purchasing real estate and to help organizations make an informed evaluation of a property’s suitability to meet their needs.http://www.iff.org/resources/content/1/4/3/documents/TA12-Purchasing_Real_Estate.pdf. Once your agency has determined its program goals, facilities needs and financial means, you are ready to begin the process of identifying suitable real estate. It is critical for your organization’s Board and staff to clearly define and agree on what target areas, neighborhoods and other geographic requirements will meet your organization’s needs for the long term (see Worksheet #1: “Assessing Your Organization’s Program and Facilities Needs” and Worksheet #7: “Approaching a Real Estate Project”). Well before acquiring property or starting construction, you will incur costs for inspections, legal professionals and earnest money. Remember to set aside cash from your operating budget or special grants funds to help pay for these costs. Identify and Visit Available Properties Once you have defined your property criteria (e.g., target area, size of building, special features), you can begin a search for your new facility. The property search and identification can be completed by a designated staff person, a project manager (if you have one secured at this point—see Worksheet #9: “Selecting a Project Manager”) or a real estate broker. Base the decision to hire a broker on the amount of time staff has to dedicate to a property search. For a fee, which is paid for by the seller of the property, a good broker can save time by narrowing the field to your pre-set criteria. Whether you have hired a broker A real estate licensee is vital to the home buying process and can provide a variety of services in locating property, negotiating the sale and advising the buyer.http://www.oregon.gov/REA/docs/Oregon_Property_Buyer_Advisory.pdf. Additional information about inspections and inspectors is available from the Oregon Association of Home Inspectors at: www.oahi.org Inspection of property is beyond the scope of expertise of a real estate licensee, but real estate licensees can provide buyers with a list of local inspectors. Pest and dry rot inspections are done in many residential real estate transactions and may be required by the lender. A real estate licensee can help the buyer assess the need for a building code compliance inspection but do not themselves have the training or expertise to evaluate building code compliance. Real estate forms in use in Oregon often delegate to the buyer the responsibility for registering the well. While real estate licensees are not trained and do not have the expertise to test wells, they may be able to direct you to the appropriate well professionals. Although a real estate licensee may be able to help you find a local woodstove professional, they cannot themselves inspect or evaluate a woodstove. Your real estate agent may be able to assist you in finding the right code compliance professional. Real estate licensees are not trained to predict the contingent and uncertain potential effects of complex laws like Oregon compensation laws. Clients who believe their decision to sell or purchase Oregon real estate may be affected by Oregon’s property compensation laws are advised to seek the counsel of appraisers, attorneys or other land use Under direction, administers the County's fixed asset property control system; plans, recommends and administers the acquisition, sale or lease of property for Dane County; assists in the completion of budget and management analysis; performs related duties as required.http://www.co.dane.wi.us/emprel/cls_specs/fac_planner_realestate_officer.pdf. EXAMPLES OF DUTIES Maintains automated inventory of County fixed assets including their appreciated or depreciated values providing data for property control, accounting and risk management purposes; analyzes space needs and maintains related records; provides space needs staff support to policy and decision makers including furnishing space needs information; consults with County officials, management and staff to provide information, coordination and other assistance in planning and scheduling projects requiring purchase, sale or lease of property; negotiates for services of fee appraisers, surveyors and consultants as necessary to complete projects; recommends offering prices for property being purchased, sold or leased; reviews contracts, easements, deeds, encroachment and access rights for all properties purchased; negotiates for the purchase, sale or lease of property at the direction of County Executive and Space Needs Committee; solicits public input on proposed County property or rental settings by arranging and participating in public hearings for the area affected including making proper public notice and notifying appropriate local governmental officials; determines and contacts individuals potentially needing relocation assistance due to possible County acquisitions to explain their relocation rights as well as to determine their residency The Rules call for the creation of a national do-not-call registry for which consumers can register.http://www.marealtor.com/content/images/faq_donotcall.pdf. The cold-calling activities of real estate professionals after October 1, 2003 will need to comply with the requirements of the new federal do-not-call registry. Click here to learn more about the do-not-call registry. NAR has received numerous questions about the Rules, and below is a collection of these questions and answers. Note that these are not intended to be definitive interpretations of the Rules, but rather are based on our best understanding of the FCC's actions. If you are unsure of how the Rules will impact your telemarketing activities, it is recommended that you consult with your attorney before taking any action. What is the Do-Not-Call Registry and how did it come about? Key among the changes was the development of a national "Do-Not-Call" registry directed at stopping most unwanted interstate telemarketing calls to consumers. This is a significant change and as a result, all real estate professionals making interstate as well as intrastate calls must comply with the requirements of the National Do-Not-Call registry, regardless of state law exemptions. What if my state has a "do not call" rule that provides an exemption for real estate licensees or other real estate activity exemption? A state do not call law that provided an exemption for real estate licensees would be considered less restrictive and therefore preempted, prohibiting real estate professionals in that state from making intrastate calls to persons on the Federal list, notwithstanding the state exemption. In a real estate brokerage, His authority over operations usually is delegated to the subordinate commander having the greatest responsibility for real estate, who establishes a central real estate office.http://www.usace.army.mil/publications/armytm/tm5-300/chap5.pdf. Real estate officers, however, after negotiating several individual easements with their counterparts in the civil government, will evolve a mutually acceptable policy which will form a precedent for all future transactions involving easements. Annotated decisions on particular problems of policy and procedure are disseminated to all echelons of command having responsibility for real estate. Because these procedures are time con-suming, steps to acquire real estate facilities should be initiated as early as possible when a need is anticipated. c. The facilities subcommittee is concerned with the acquisition and management of real estate. In view of its importance, the G4 of the command responsible for real estate may be designated as chairman for the United States forces. In addition, the secretariat should issue, preferably in standard looseleaf form, copies of all agreements that make, modify, or affirm real estate policy. Agreement should be reached concerning rou-tine procedures and the preparation, processing, and distribution of real estate documents. If no post engineer organization is functioning, field real estate operations are conducted by AERE teams as-signed on an area basis. The real estate functions of the post commander are delegated to his staff engineer, who is responsible for the acquisition, management, utilization, and disposal of real estate within the post area. b. The staff of the post engineer includes a real Buyer agrees to buy, and the undersigned Seller agrees to sell, the Property defined below on the terms and conditions set forth in this contract.http://www.dora.state.co.us/real-estate/contracts/2005Contracts/CBS1-07-04WF2.pdf. A check or similar mark in a box means that such provision is applicable. The abbreviation "MEC" (mutual execution of this contract) means the latest date upon which both parties have signed this contract. Conveyance shall be by bill of sale or other applicable legal instrument. Any water rights shall be conveyed by deed or other applicable legal instrument. Note: If there is an inconsistency between the Purchase Price on the first page and this § 4, the amount in § 4 shall control. The parties authorize delivery of the Earnest Money deposit to the closing company, if any, at or before Closing. In the event Earnest Money Holder has agreed to have interest on earnest money deposits transferred to a fund established for the purpose of providing affordable housing to Colorado residents, Seller and Buyer acknowledge and agree that any interest accruing on the Earnest Money deposited with the Earnest Money Holder in this transaction shall be transferred to such fund. If the loan is an adjustable interest rate or graduated payment loan, the monthly payments and interest rate initially shall not exceed the figures set forth above. Loan discount points, if any, shall be paid to lender at Closing and shall not exceed % of the total loan amount. Buyer shall timely pay Buyer's loan costs and a loan origination fee not to exceed % of the loan amount. The total loan amount, not in excess of $ , shall be amortized over a period of years Real estate valuations must be reviewed at least quarterly.. Real Estate must be valued through an independent appraisal at least once every three years unless client agreements state otherwise. For periods beginning 1 January 2008, Real Estate investments Must be valued at least quarterly. Because specific provisions addressing real estate assets are new to the GIPS standards, more frequent valuations (from annually to quarterly) of these assets will be phased in over the next two years. Establishing minimum expectations for valuers of real estate assets will increase the comparability of global returns for real estate composites. However, firms that currently claim AIMR-PPS compliance should not change their internal valuation policy for real estate assets to an annual, less frequent basis for the period prior to 2008. Firms are required to have an independent appraisal of all real estate assets performed at least every three years, regardless of client agreements. The GIPS standards disclosures must be included in the presentation with respect to 2006 performance at a minimum, and the previously required real estate disclosures which are no longer required by the GIPS standards can be removed historically. The valuation methods and procedures (e.g., discounted cash flow valuation model, capitalized income approach, sales comparison approach, the valuation of debt payable in determining the value of leveraged Real Estate), d. The percent of total Market Value of Composite assets (asset weighted not equally weighted) to total Real Estate assets valued by an External Valuation for each period, and g. The frequency Real The New Jersey Legislature created the State Real Estate Appraiser Board to regulate the appraisal profession and evaluate the credentials of applicants for licensure and certification.http://www.state.nj.us/lps/ca/brief/realestate.pdf. The Board consists of nine members who are responsible for issuing licenses and certificates of real estate appraisal to qualified applicants. FOR WHAT PURPOSES ARE REAL ESTATE APPRAISALS USED? The appraiser is hired by a consumer or by a lender, such as a mortgage company or a bank, to analyze real estate for the purpose of estimating value. Only licensed or certified appraisers are permitted to appraise real estate. Selecting an ethical appraiser who complies with the requirements of the State Real Estate Appraiser Board is the best assurance that you are working with a professional who will provide quality services. The recognition the appraiser has received for professional activities and whether the appraiser is currently licensed or certified and in good standing with the State Real Estate Appraiser Board are often important criteria for selection. Under New Jersey law, there are three licensing levels of appraisers under the jurisdiction of New Jersey’s State Real Estate Appraiser Board. Two of these levels, Licensed and Certified Residential Real Estate Appraisers, may appraise real estate subject to limitations regarding the type of property and value. A Certified General Real Estate Appraiser is a comprehensive level of licensure which qualifies the appraiser to appraise any and all types of properties. If it cannot be resolved to your satisfaction, you should contact the Division of Consumer Affairs’ State Real Historically, we have always built commercial real estate to facilitate the particular type of commerce we were involved with at the time.http://www.realcomm.com/RCCO-Research/PDFS/WhitePaper/infoage.pdf. The ramifications of the information age as they pertain to commercial real estate are complex and sometimes difficult to comprehend. As we move from one major socio-economic period to the next, we must realize that there is a distinct possibility that we will leave unneeded commercial real estate behind. The businesses of the industrial age have become obsolete and therefore so has their need for certain types of commercial real estate. The challenge now is to try and speculate how the information age has and will continue to affect the types of real estate we have been building and using over the last 50 years. Now that it becomes clear that sound business principals will dictate these radical changes, one must now consider the consequences to the commercial real estate market. The banks realize that in order to remain competitive they need to cut costs and one of the major costs of doing business is real estate. MANUFACTURING—Manufacturing is probably the sector of business which has the most steadfast requirement for commercial real estate. It might become more common for the doctor to have a visitation room in his home or share common facilities with a group of doctors with the same diminished commercial real estate need. This ultimately means that we will have to travel less to transact business and therefore diminish the need for commercial real estate dedicated to the business traveler. From retail distribution to education, everything we do involves a process and the Such reports must not be more than 60 days old.http://www.greab.state.ga.us/PDFS/RealEstate/GRECRequirements.pdf. The applicant can obtain a GCIC from any local sheriff’s office or police department. (Depending on the law enforcement agency’s policy, there may be a waiting period to obtain the report.) If the applicant is aware of any conviction, nolo contendere plea, or first offender sentence that is not on the GCIC report, the applicant must disclose such conviction(s). Failure to supply a GCIC report will result in the Commission’s returning the entire application unprocessed. Failure to disclose all convictions, nolo contendere pleas, First Offender sentences and disciplinary sanctions are grounds for denial of your license. 2. Each applicant for the SALESPERSON'S EXAMINATION must: a. complete the 75 hour prelicensing salesperson's course approved by the Georgia Real Estate Commission; OR b. complete 10 quarter hours or 6 semester hours in real estate courses at an accredited college or university (usually only real estate department or law school courses will meet this qualification). 3. Each application for the COMMUNITY ASSOCIATION MANAGER'S EXAMINATION must: a. complete the 25 hour prelicensing community association manager's course approved by the Georgia Real Estate Commission; OR b. complete 4 quarter hours or 2 semester hours in real estate courses at an accredited college or university (usually only real estate department or law school course will meet this qualification). Each applicant for the BROKER'S EXAMINATION must: a. complete a 60 hour prelicensing broker's course approved by the Georgia Real Estate Commission; OR b. complete 15 quarter hours or 9 semester hours in | ||
