We've all read and heard some of the terrible stories in the media about mortgage fraud and the foreclosures that often result from it.  Many of the problems originated in the stated income subprime market in which incomes were inflated to match the lender's requirements.

Here are a few tips that should start the warning bells:

• Unsolicited contacts and high pressure techniques should be a warning that something improper is being pitched.
• If you don't understand the offer completely, don't sign.
• Don't sign anything with blanks.  Have them crossed out and initialed.
• Be sure the agents making the presentation have the licenses and credentials they offer.
• Ask a title company to provide a history of title transfers on a property you are considering to buy.  Your agent should provide this also.  Look for recent and possible multiple transfers to determine if someone is trying to "flip" this property for a quick profit.
• If the buyer offers significantly more than the asking price for your house they could be trying to defraud the lender out of a chunk of cash.  If they ask you to credit that extra amount back to them at closing walk away and have your listing agent call the buyer agent's broker.  It is often OK for a reasonably small amount (maybe 2% of the purchase price) to be credited back to the buyer's closing costs.
• Sometimes offers are "broadcast" to multiple properties before the agent or buyer have actually seen the property.  All they're usually looking for is a willing partner to help them in their fraud.
• Be wary if the buyer insists on using a different title or escrow company from the one your agent recommends.  Sometimes the reps of those companies are involved in the fraud.
• If you're the buyer, be alert to loan costs or terms that are not as promised.  This could be leading to a large fee to the loan rep.
• Don't ever cooperate with someone that asks you to make false statements.  This is fraud.

If you are concerned and don't have an attorney with real estate experience, contact the local board of realtors because they usually have a list of attorneys that can help.

Usually the greatest number of showings occurs in the first three weeks after a home goes on the market.  The more obstacles that are placed in the way of buyers and showing agents the fewer showings that will occur.  Agents will always check in the MLS prior to deciding to show a home because they need to determine what the showing requirements are.  Here are some of the options they will encounter:

• Vacant, lockbox:  This means that nobody is living in the house and it is available for viewing anytime.  These almost always have a lockbox installed.
• Call first, lockbox:  This means the showing agent is to call either the owner or listing agent to schedule an appointment before using the lockbox.  It is not OK to just stop by and use the lockbox.
• Tenant occupied:  State laws require that different notice periods be given to the tenant unless another agreement has been made.
• Appointment with owner:  The showing agent calls the owner and makes an appointment.
• Appointment with listing agent:  The showing agent calls the listing agent and makes the appointment.  This is often done either at the request of the owner or if the listing agent wants to get direct feedback from the client.
• Restricted days or hours:  This often happens when a seller has an infant or other special situation in the house.  Obviously, this restricts the number of buyers who will see the home if it does not fit into their schedule.
• Key in listing office:  This means that the showing agent must go to the listing office and pickup the key and return it after the showing because there is no lockbox installed.  This can be very inconvenient for the showing agent and can reduce the number of showings.
• Call listing office:  The showing agent must call the listing office and talk to either the listing agent or someone in their office with pertinent information before scheduling the showing.

Some of the variables that often enter into the decision about how to show the home can include:

• Local custom:  Showings are handled differently in some places. 
• Security:  Sellers worry about theft or vandalism, either at the time of the showing or later.  The latest generation of lockboxes records the contact information of the showing agent so there is always a record of who toured the home.  We always recommend that sellers remove valuables from the home when it goes on the market.  This is more of a problem with open houses than with accompanied showings.
• Seller preference:  Sometimes the sellers want either the listing agent or themselves to be present, either for the purposes of garnering feedback or protecting their property.  It is not recommended that the seller be present as that often makes the potential buyer uncomfortable and rushed.

There are drawbacks to not having a lockbox which include:

• Agents don't always have control of the time between showings and could miss an appointment or cancel one if the other agent can't be there at the revised time.
• Some agents schedule the hardest to show homes at the end of their day so it is the easiest to drop off if needed.
• Sometimes buyers with agents see a sign and want to see the house right then.  If the agent can call the listing agent and get permission to use the lockbox everyone will be happy.
• Buyers are more comfortable looking at homes without the listing agent or seller looking over their shoulder.  They will usually get a much better feel for the house without the added pressure.
• Some buyer's agents believe that a listing agent will sometimes withhold the lockbox so the listing agent has a greater chance of "double-ending" the sale.  This, in my opinion, is a terrible disservice to the seller.

While there are always certain risks to having strangers touring your home the new generation of lockboxes is technologically advanced and provides accurate data that can be used to obtain feedback from the showing agents or maintain a record of recent visitors for security purposes.

When selling your home the easier access is for showing agents the more people that will see it, and the more people that see it the sooner it will sell.

No system is perfect but the lockboxes of today offer a high level of security to both listing agents and sellers.

When you put your home on the market you'll be dealing with all types of buyers and real estate agents.  Most agents try to notify you as closely as possible of the time range in which they expect to reach your home, but sometimes that schedule is hard to maintain.  Here are some of the scenarios you might encounter with scheduled showings of your home:

The No-Show: 

There will be those frustrating times when a showing appointment has been made but they just don't show up.  There are several reasons this can happen, among them the buyer saw the area and didn't like it, the buyer never showed up or canceled his appointment to meet the agent, or they drove up and didn't like your home.  I always try to call the homeowner and let him know as soon as I do and that's the right thing to do, but it doesn't always happen that way.

The No-Time Showing:

There could be times when the prospective buyer is driving by with his agent and says "I want to see that house now".  These are often the best showings, assuming the price is in their range, but they can be inconvenient for the owner.  If the house is in top shape and the intrusion is OK with you, then go ahead and let them in with their agent.  If not, tell them to wait for as long as you think you need to prepare the house and then come back or schedule an appointment for another day.

The No Agent No-Appointment Set Showing:

If anyone ever knocks on your door without an agent never let them in!  Have them either call your listing agent or their own agent if they have one to come back in the normal way.  Too many bad things can happen when strangers enter your home without supervision.

The Late Show:

When an agent sets an appointment "between 1:00 and 2:00" this usually means they will make every effort to show up in that range but sometimes they have no control over what happens in homes they are visiting prior to yours.  I've had people stay a long time in another home, have issues with their children, need to stop for lunch at odd times or become ill during the day.  Don't let a showing agent set too broad a time window, they should have a better idea than that of their schedule and they can always call you again if they start to fall behind.  If you come home and they are still in your home, drive around the block before going inside so you don't make the potential buyers feel uncomfortable or rushed.