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Effective October 3, 2015, as a result of the mandates imposed by Dodd-Frank, TILA RESPA Integration Disclosure goes into effect. Home buyers will no longer see the current Good Faith Estimate, Truth-In-Lending and Servicing Disclosures.  Instead, they will be receiving simplified paperwork called the Loan Estimate. In addition, the HUD-1 Settlement Statement, and Itemization of Amount Financed Disclosures are being replaced by the Closing Disclosure. How will this affect the consumer?    We foresee communication, and timeliness of communication between lender and consumer will have the highest impact. Lenders will be required to issue the Loan Estimate within 3 business days after receipt of loan application.  Then there is a 7 business day period from date of delivery of the Loan Estimate before a closing date can be scheduled.   Once the borrower has received the Loan Estimate they have 10 calendar days to send the lender an intent to proceed statement.   Now, if anything is renegotiated between the buyer and seller or if there is a change in the loan program, etc., the lender has a new 3 day period to issue a new Loan Estimate.  Do you see where this is going.....The days of having a loan cleared and also closing that same day, or next, are over. Change is good.  It becomes increasingly clear that the synergies of realtor, lender and client become ever more important for our clients to achieve their dream of home ownership.   Stay tuned, October 3 is fast approaching. :-)    
Check out these smart patio ideas: Patio Shade Ideas Under $300 Awe-Inspiring Patios Made of Stone Deck and Patio Lighting Ideas that Add Livability
A raging fire in your fireplace and some comfy patio furniture will entice neighbors to join you for some smoothies and a chat on your patio. But don’t go overboard — it’s hard to secure expensive furnishings in the front yard, and you don’t want to tempt passersby with sticky fingers to lift your stuff.
Your trees and patio can coexist peacefully. Make sure you use a patio construction that drains water through to the tree’s roots, which extend way past its trunk. Flagstone and brick placed on sand work nicely; permeable patio pavers let water seep right through. Be sure not to crowd the tree, which needs room to grow.
Access your patio with sliding or French doors and start a conversation between the inside and outside of your home. The two spaces will read like one, making both seem bigger. Let both areas share at least one design element — a material or color — to increase chumminess between the spaces. Added benefit: You save time and energy bypassing the front door to access your patio.
Fire pits and fire bowls are great additions to any patio. In summer, toast marshmallows; in fall, bundle up and enjoy the cool autumn air in front of a warm fire. Throw some logs into your fire pit or fuel your fire with propane, natural gas, or gel. Check local ordinances regarding open fires and remove anything flammable that’s close by.
Patio containers give your space a lush look, even if your area is water-deprived. Make your own earth box planter so you’re not a slave to watering. If you want to grow edibles, mix veggies with flowers so the area doesn’t look scruffy, or plant herbs with showy blooms, like chives and rosemary.
OK, it’s not technically a patio, but decks are another way to add fun and curb appeal to your front yard. Install decking boards perpendicular to your house and slightly sloped so that water runs away from siding and foundation walls. Periodically clean and seal decking to keep your deck in tip-top shape.
Patios are gaining traction with buyers. In 2004, 73% of buyers rated patios “essential or desirable” in a National Association of Home Builders survey; in 2012, that number jumped to 82%. A well-designed front patio breaks up the visual “sameness” of your home’s exterior, says Robert Welsch of Westover Landscape Design in Tarrytown, N.Y. Keep it simple with bold furniture colors and strong shapes.
When you move somewhere, do you unpack that last box, look out the window at your new surrounds and think, ‘yep, this is my patch. Or do you live with a permanent case of itchy feet?