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Warning About Internet Copyrighted Pictures

Pictures found on the internet are not necessarily free for agents to use.  Many are copyrighted and if agents use a copyrighted picture, they may be required to pay a fee for its usage.  Many of these pictures are of homes and neighborhoods that agents might wish to use in their marketing of properties, but be careful to verify whether the picture is copyrighted.

The main source of these pictures on the internet is Getty Images or Getty Rights Managed images.  They are not the only source of copyrighted pictures on the internet, but they have a very large database of these copyrighted pictures.  They are vigilant in checking to see who is using their copyrighted photos.  Very often, agents use these photos innocently and without knowledge that they are copyrighted, but that is not an excuse that will allow the agent to escape paying a fee for their usage. Read more »

Guidelines for Hiring Licensed or Unlicensed Assistants

It is important for a real estate agent to follow proper procedures when hiring licensed or unlicensed assistants.  First, there are two CAR forms that should be used when an agent decides to get an assistant.   There is the Personal Assistant Contract as well as the Broker/Associate-Licensee/Assistant Third Party Agreement.   It is suggested that both these forms be used.

In addition, CAR has an excellent Q & A entitled “Unlicensed Assistants” that lays out in chart form the activities that unlicensed assistants are legally permitted to do and those that are not permitted.   It is suggested that the agent hiring an unlicensed assistant provide the assistant with this form and have the assistant sign it on the last page indicating that they have received this and that they agree to abide by the guidelines set forth in it. Read more »

Advisory Regarding Service Animals and Emotional Support Animals

Agents should be very careful when asked whether a landlord will accept pets.  Both Federal and State law require a landlord to reasonably accommodate a tenant’s disability.  Disability is defined very broadly to include any mental or physical disorder or condition that makes it difficult to perform a major life activity.  If a tenant requests that the landlord permit a service animal or emotional support animal because it is necessary to accommodate the tenant’ disability, the owner would be required to allow the tenant to keep the animal in most situations. Read more »

Question and Answer Regarding Translation of Documents and Reports

Question:         If an agent reads and writes a foreign language, can that agent translate documents and reports in that language for their client?

 

Answer:           No.  If an agent translates documents and reports, it leaves open the possibility of a client claiming that the agent misinterpreted or misread the report.  For example, we had a case where an agent and the buyer spoke Spanish.  The agent read the inspection report to the client in Spanish.  The inspection report contained warnings regarding drainage issues.  The agent read those warnings to the buyer and the buyer accepted them.  The buyer later had drainage problems and sued the agent claiming that the agent failed to properly translate the warnings in the inspection report for the buyer.  If the agent had not translated that information, the agent could have used the defense that the buyer received and inspected the inspection report.  However, because there was a question about what was interpreted, we no longer had that defense available.

Team Names

The California Real Estate Legal Alliance (“CRELA”) recently posted the attached article entitled, “Summary of BRE regulations regarding Team Names and Fictitious Business Names.”

What Agents Need to Know About TRID

 

The Consumer Financial Protection Bureau has created the new Truth in Lending Act (“TILA”) and Real Estate Settlement Procedures Act (“RESPA”) Integrated Disclosure Rule, also known as TRID.  The new regulations are quite complex and will likely lead to liabilities and enforcement issues throughout the mortgage industry.  Although TRID will likely not raise liability issues for agents, it will create complications and difficulties for parties. Read more »

Risks Associated with the Sale of Investor Properties

A recent development in this market is the purchase and resale of properties by investors. Over the last several years, investors have been purchasing properties at foreclosure sales or pursuant to short sales, improving those properties, and reselling them for a profit. While this is a very positive development for the market in that these investors are maximizing profits, there are risks associated with these resales.

Investors, who sell properties, are required under the Civil Code to prepare a Transfer Disclosure Statement (“TDS”). Unfortunately, Read more »

Court Holds Lender’s Appraiser Not Liable for Alleged Misrepresentation to a Land Purchaser

In Willemsen v. Mitrosilis, a California appellate court recently held a lender’s appraiser not liable to a land purchaser for an alleged failure to supply information, which would have influenced plaintiff’s decision to purchase the land. In Willemsen, plaintiff offered to purchase a lot. Plaintiff applied for financing through a bank. The bank retained defendant, an appraiser, to determine the value of the land. The purchase agreement between the buyer and seller contained numerous contingencies to allow plaintiff to determine whether the property was suitable for his purposes. The purchase agreement did not include an appraisal contingency. Read more »