Owner / Principal
Real Estate Broker, International Property Network, Inc.
Immed. Past National
President, Real Estate Brokers Association
of the Philippines (REBAP)
Co-founder, Real Estate Brokers Association of the
Philippines --- Mandaluyong Chapter
Voice: (632)823-9145 //
Telefax: (632)787-6434 // Mobile: 0917 893-6106 (updated 5-31-04)
Email: jshphl@yahoo.com
For all your real estate requirements in the
Philippines, call our own Janette San Juan Hernandez. She specializes in all
types of real estate properties, whether selling, buying, leasing or joint
venture transactions. In addition to her familiarity with the residential
market, this successful realtor is also an equally-recognized expert on
commercial, office, and warehousing sales and lease requirements.
Janette is
concentrating primarily in the areas of San Juan, Mandaluyong, Ortigas Center,
Pasig City and Murphy side of Quezon City (White Plains, Greenmeadows,
Corinthian Gardens, Valle Verde, Acropolis, Libis). For other areas, REBAP has
chapters nationwide. And as past National President, Janette can refer
interested parties to reputable brokers in any part of the Philippines.
Left: Janette
with batchmates, (clockwise, from top-left): Lia Jovellanos, Pinky Marquez, Malu Santos (a realtor licensed
to practice in both California and Manila), Winifred Medina, Florian Nuval,
Dolly Tesoro (President of Tesoro Realty), Zamby Arnaiz, Janette, Dettie Tesoro
and Sunny Escareal.
Janette
was part of the delegation of Philippine businessmen that joined GMA during the
latter’s presidential state visit to China on 1-3 September 2004. Janette’s
personal trip report follows. Thanks!
To: < spcm_hs75@yahoogroups.com >
Sent: Monday, September 06, 2004
3:17 AM
Hello
Ladies!
I just got back from Beijing. I was with the
business delegation group of Pres. GMA's presidential state visit to China. It
was a very fulfilling experience brushing elbows with big time taipans from
Manila as well as notable businessmen from Beijing. But, i wasn't part of those
delegates that committed PhP1 Million each at JDV's impromptu fund raising on
the plane enroute to Beijing. I and my partner took the PAL commercial flight
to HK-Beijing bec. the presidential plane's flight schedule was too early for us
(6AM take-off - that meant we had to be at the Villamor tarmac as early as
3am). Good thing we made that decision, otherwise, i don't know where i'd get
that PhP1 Million to donate! Whew! - was that a blessing in disguise or what?
The
presidential state visit to China began on Sept. 1 & ended 5 pm friday,
Sept. 3. Most of the business delegates left w/ Pres. GMA while quite a few
stayed, like i did with my partner, to do some sightseeing & shopping. The
whole state visit schedule was just so tight that there wasn't enough time to
go around the city, so we decided to stay on until yesterday, at least to see
some sights like the Great Wall.
On the 1st day, from the Beijing airport, we
saw Henry Sy, Sr & Jr. We were on the same flight pala. My partner, Anna
Regalado is one of the trusted realtor of the Sy's and we got to chat with them
at the airport and offered us a ride going to the Kerry Center (Shangri-la)
Hotel. So, Myself & my, partner, Anna, got to exclusively chat w/ Mr. Sy,
Sr. at the back of the car on our drive to the hotel. He took on the tour guide
role when he learned it was our first time in Beijing. He kept showing us
important locations as we drove by those sites. It was a thrilling experience.
Big Boy, his son, was in the front seat beside the driver's side, holding on to
my hand carry bag. I tried to take it from him and suggested to place it on the
backseat floor by my feet but he insisted to carry it on his lap. I felt so
embarrassed but he was such a gentleman.
On the 3rd day, in the morning, we were
scheduled to be brought to an IT plant about 2 hours from the city. It rained
that morning and when we got to the site, the whole frontage was muddy and the
tourist bus driver wouldn't dare run his tires through the thick mud as he was
afraid we'd get stuck. We all decided to abort the plant visit. On the way back
to the hotel, as I spoke w/ Mr. Lucio Tan, and upon his learning that i was
into real estate marketing, he suggested we take an ocular inspection of his
condominium project in the Central Business District of Beijing. So, he had his
Marketing managers arrange the visit for us to see and he was so proud of his
project even saying that he took to the details, like seeing to it that the
doors, windows and toilets were in order & good condition. The condo
project was a huge development & ready for occupancy. There was like 6
towers of a grand plan - really a 6-star development, i must say. Nothing like
this i've seen before - not even in New York! It's located in the diplomat area
but the units cost bet. PhP5-8.5 Million only and floor plans ranging from
90-120 sqm. at 2 to 3 bedrooms. It had complete amenities like a spa, gym area
w/ state of the art equipments, a huge pool and a recreational area w/ mini
theater, game rooms including a mini indoor driving range & the stuff!
Whew! It's one for the rich & famous lifestyle!
The agreement signing ceremonies &
meeting w/ Filipino community that GMA addressed was all throughout a formal,
rigid affair that followed Chinese protocol. The Chinese security was so tight,
we weren't even allowed to have any photo opportunity w/ the President. I tried
to have my picture taken when she approached me on the queue of the business
delegates but my friend's hand (with the camera) was shoved off by one of the
Chinese security. My foot even got stepped on by one of them - i think,
deliberately. The only photo op she had was w/ the Filipino community in
Beijing. The rest of us business delegates were just spectators & it was
quite embarrassing to ask for a photo op as the group appeared not to make a
big fuzz of it.
Anyway,
i have some photos that i took of the ceremonies & w/ PCCI chairman Jun
Ortiz-Luis & Mike Varela w/ the taipans in the group that i will post soon
as i get the films developed.
And -
to set the record straight on the issue that GMA had a whole entourage of
family members and yayas in the trip, in all fairness, it was only Ignacio
Arroyo, son, Mikey & the
granddaughter w/ the yaya & of course, the First Gentleman with her.
It was told to us by the DTI organizers that all presidential state visits are
paid for by the host country & the invitation is extended to members of the
family. The cabinet members were limited to a few and the rest of the
delegation paid for their own expenses. In fact there were some cabinet members
that were supposed to have been included but begged off so as to cut down on
the expenses. Oh well, some people just want to put some spice into the news
but they're nothing but pure speculation.
Regards
to all & Happy B-day to all September celebs!
janette
Frequently Asked Question
Why You Should Use A Real Estate
Professional
By CRB Janette SJ Hernandez
Immediate Past National President, Real Estate
Brokers Association of the Philippines
Selling one's property and at the same time
buying, or moving to another locality is always very traumatic and emotional.
Our Legal System creates the intensity and the seriousness of transferring
Titles. All real estate licensees are required to take courses before engaging
into the profession plus continuing education seminars to enhance their skills.
When there are misrepresentations in transactions, we are faced with the
possibility of the revocation of our license to practice which means an end to
our career.
There
have been a great number of anomalous real estate transactions, some have even
been publicized. Most of them were caused by people who act as real estate
brokers without the knowledge and expertise or worst without the license to
practice the profession. One will discover that most if not all of these
lawsuits have been filed in courts often because parties to the transactions
have no full knowledge and disclosure of the subject properties. Most judges or
prosecutors tend to favor more the buyers and not the sellers. No one is
exempted to any liability that may arise in any sale or transaction.
As
times get tougher , we are inclined to be more careful who we deal with and
know their capability to deliver a professional service. Though the real estate
trend these days were not as bullish as in the previous years, still real
estate is one such basic factor in one's lifetime achievement. It is for this
reason that the advise of a professional is sought. If one cares more about
their health, we go to see our doctor. In the same manner that we care about
our wealth, we ought to let a real estate professional handle the transaction
for us.
For
many years that I have observed, many real estate owners as well as buyers
still are prejudiced over hiring a real estate professional to do the job for
them. I have heard from a number of my clients their sad experiences with real
estate brokers, which at times, the public can't really be blamed for. As a
real estate professional, I never fail to remind my clients of the term "
Caveat Emptor", meaning "Buyers Beware".
In so
far as hiring a real estate professional, the seller, or buyer should consider
several criterias before signing up with a real estate professional. Look at it
as if you're hiring your office personnel. Qualifying is always the key. Here
are some questions to ask a real estate broker if you decide to hire one.
· What
is your guarantee?
· Do
you personally answer phone calls on the property?
· Can
we cancel the listing if we're not happy?
· Do
you have a personal assistant?
· May
I see your resume or personal brochure
· What
systems do you have in place that will keep you in constant contact with me
during the listing and the transaction?
· Are
you fully automated with your personal computer, FAX machine, copier,
cellphone, pager, voice mail, etc.?
· What
is your average market time vs. other brokers.?
· What
professional designations do you have?
· I
want to give my property the advantage of the latest marketing strategies. How
much time and money do you invest each
month in professional training?
· Can
you give me a list of your clients who have closed with you and can I call
them?
· Why
are you personally motivated to sell my property?
Proper
representation is vital to any business transaction. Each person has his own
field of expertise. Trying your hands at something you are not fully educated
and skilled to do is a "death-defying act" that could not only cause
one person's life to be in trouble.
A real
estate professional will fully represent you and negotiate at your best
interest. We put our shoes into yours, so to speak. As a professional, they
will not put their clients in a spot that the other party in the transaction
could "read" through their minds and use it to bring you into their
favor. This and many more advantages can be had if sellers and buyers will
realize that their real estate properties deserve as much equal respect as to
be handled only by those with the proper training, knowledge and skill.
More
so, many sellers or buyers think they can do away with real estate brokers for
the simple reason that they would like to avoid paying any commission. Real
estate professionals receive no compensation until the subject property of a
transaction is turned over. We work hard and long at own expense until we get
you into a property you prefer or until a buyer is willing and able to
purchase. Most people do not realize how costly this can become (i.e. phone
calls, time, overtime at odd hours, gas, auto expense, insurance board fees,
business license, clerical costs, paper and copier costs and more), especially
if a client has no sense of loyalty to their broker.
Homes
that are "For Sale By Owner" many times do not include a commission.
Sellers will have no professional representation, advise, negotiating
expertise, or legal protection. The broker would not have worked for nothing.
Select a broker carefully, be honest and follow their advice. (Source: www.REBAPMandaluyong.com)
Do's and don'ts
when selling your home
By CRB Janette SJ Hernandez
Immediate Past National President, Real Estate
Brokers Association of the Philippines (REBAP)
IT'S such a pitiful situation when sellers decide
to put their homes in the market without the slightest inkling on how to go
about the whole thing and just go by their "feel." My previous
articles on how to sell your own homes may not pretty well sink in as this
could. To put things in its proper perspective, selling real estate is not just
selling an ordinary merchandise. Remember that you are actually selling a
"lifeline." Prospective homebuyers look at their future when they
look around for homes. For the same reason that you look out at your own future
when you sell your home. So, both yours and theirs are equally at stake. It's
always important to get the better of things even before they happen, just so
you're assured that you've covered vital aspects. Here are some deadly mistakes
you can make when selling your home and what should be done about it.
Do price your home competitively. Every seller
wants to maximize and realize as much money. But if you overprice, people who
are looking in your price range will reject your house in favor of other larger
homes for the same price. The people who should be looking at your house will
not even take a minute to view it because it is priced way over their heads!
Also, overpricing will only increase time on the market that adds to the
carrying costs. Ultimately, many overpriced properties sell below market value.
Don't fail to "showcase" your home.
Buyers look for homes, not houses. If sellers don't even spruce up the place
inside and out, touching up on paint, landscaping, making repairs and keeping
the property clean and neat, that's just a pretty fast way to chase buyers away
as brokers can bring them in.
Don't "hard sell" during viewing.
The buying process is always a very emotional stage. Like buying a clothing
outfit, buyers like to "try on" a house to see and feel for
themselves if they'll feel comfortable and if their "vibes" tell them
it's "the" house. Lead them in and follow behind them just navigating
from a reasonable distance and pointing out some very important improvements
you've made. Let them ask questions and hear their comments without
contradicting. They're entitled to their own opinions and observations. Don't
take their negative comments too personal. Being defensive and too pushy might
even have the opposite effect you want, making them feel like they're intruding
on your private space. Resist the temptation to talk, talk, talk. Let them
discover things on their own and politely answer their questions.
Don't mistake "lookers" for buyers.
If you'd rather sell your own home than hire a professional broker, you'd
always get more activity than houses listed with a realty agency. No doubt
about that. Realty agencies will only bring qualified buyers so much so that
they will be fewer that if you put out your own "For Sale" sign, attracting
every one who walks down the street.
By law of averages, most people who go looking
for homes that are "For Sale By Owner" are just starting to think of
moving. Some may be good buyers, but more often than not, they're about several
months or even a year away from being ready. Generally, because they don't want
to bother brokers as they know they'll be asked a lot of questions, they go out
to scout on their own. Most such buyers are either getting a "feel"
of what's available. Others will have to sell their own homes first and will
need to fix up their financing credit. In other words, these are types of
buyers who have not put everything in place yet.
Brokers qualify buyers so that they'll only
bring prospects that have been screened, meaning, one who is ready, willing and
able to buy. Brokers will not waste their time on prospects they think have no
capacity and ability to close the transaction in a few days or weeks. Realty
agencies do a lot of investigating from knowing why they are buying to how they
intent to pay. Such questions you will have to be prepared to do as buyers
cross your threshold. Otherwise, you'll be bamboozled with a parade of Sunday
afternoon spectators with a dream of owning a home some day.
Do know your rights and obligations. Real
estate law is extensive and complex. All contracts for sale and purchase are
legally binding documents. Even a simple written communication regarding a
petty agreement such as providing for new light bulbs can discriminately affect
a whole contract. Have a ready and available legal counsel for advice and
preparation of all written communications and documents. An improperly written
contract can cause the transaction to fall through and cost you more for
repairs, improvements, inspections and remedies for title defects, and who
knows what else. You must be aware about your closing costs. Know whether your
property falls into some deed restrictions or local zoning that can affect the
transaction. Know the local property ordinances and tax requirements. Be
prepared to remedy such title defects or your real estate broker can do this
for you.
Don't sign a listing contract with no way out.
Brokers may have only good intentions when marketing your house but many factors
can change an entire agreement. The broker may have a death in the family or
may be forced out of such circumstance to close the realty business or in some
cases couldn't just perform. You as the seller should have the right to fire
your broker or declare null and void the listing contract. Some brokers will
remedy such situations by assigning your property to a cooperating broker. In
such case, since you did not personally select that broker, you will need to
protect yourself by getting a guarantee of performance or you may just opt to
ask from your broker a list of recommended agencies so that you can carefully
select the one you can work with.
Don't limit the marketing and exposure of the
property. The most common and obvious marketing tools are open houses and the
classified ads. Through years of experience and based on advertising studies,
only about 3 percent of buyers bought their homes through an ad and nearly 1
percent through open houses. The right realty agency will employ a broad
spectrum of marketing activities, emphasizing the ones that will work best for
you. A dozen more effective ways are being used by brokers to ensure their
efforts don't go to waste and that their objective to sell your home at the
maximum price and at the shortest time possible is achieved. Of course we
cannot go into details on these marketing strategies for reasons that only
trained and skilled real estate brokers have the capability, the resources and
the aptitude to do such. But just to give you a thought about it, only
professional brokers have data to buyer and seller pools and that's because
they're in the business to know. A real estate agency keeps a database contact
file from the many years they've been in the business. They know their target
market and who has the money for your house.
Don't believe that a re-fi appraisal is the
market value of your property. An appraisal is an opinion of a value for a
certain purpose. If the financing company or bank wants to lend you money, they
are motivated to have the appraisal come out high. A real buyer in the real
world will not ignore the possibilities of distress sale or foreclosure in
order to justify the price. These real buyers will be your competitors when you
try to sell. I've seen many ridiculous appraisals and believe me sellers often
ended up giving up at a price way below the appraisal. Don't make the mistake
of thinking that the value you were told about 6 months ago when you refinanced
is what a real buyer would pay. Ask your broker for a comparative market
analysis indicating what were recently sold, what else are pending sales and
which were not sold. This way you get a clear picture of the ongoing trend in
your area. Remember that every day is a different day. The psycho graphic
analysis of the market is in a haywire stage. What seems to be okay today might
not be so the nest day.
Do choose a realty agency or broker for the
right reasons. You may not be interviewing people that often. But in order to
find the right broker you can work with, you'll have to do a run of interviews
just as you would do if you just simply hired a household help. Be reasonable
enough to consider that your selection too will bring about the results you
expect. The quality of your home selling experience is dependent on your skill
at selecting the person best qualified. Realize that you will pay for the same
cost to someone who has had a track record of closed transaction and that who
is inexperienced. The difference lies in the experience of a broker who is good
at what he/she does that brings about more advantages on the negotiating table,
selling in less time and with the lesser risk, in other words, worry-free.
There are many real estate brokers hampering
for sales these days. Many of them are not really full time into it that they
do not consider being brokers as a professional career. One might just be a
housewife who sells houses occasionally because she needs a little pocket
change, or the insurance salesman or even your lawyer who believes they can
handle 2 careers or perhaps your broker-cousin who really needs his sale to
come from you.
Other than these incompetent brokers, true to
the fact that only in our country do we see people who are inexperienced that
have the face to handle transactions as complex as real estate. Colorum
practitioners, as we call them, have the guts and gull to put to test their
business-handling abilities and leaving buyers and sellers in the doldrums of
uncertainty. It is quite unfortunate that they only look at you as transaction
#20.
You hold your future not your broker - that's
the truth. Selling your home could be the most important financial transaction
you'll ever be involved with. Selecting the right person to do the job for you
will inevitably result in a satisfying and profitable activity. On the other
hand, making a mistake in your hiring that incompetent broker can be a
terrible, traumatic experience. It's your home and your money. The choice is
yours. (Source: http://www.rebap.com.ph/)
Latest page update: 9.6.2004
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