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very much good morning everybody i'm.really pleased to.uh have helping me this morning dan.hirschkowitz.he's going to be president of our local.association next year.and this year he's currently chairing.cer.standard forms um uh and uh.that's uh been a difficult job for him.in the covert environment.it's moderating monthly phone calls and.uh.but he's doing an excellent job so i'm.very pleased to have him helping me out.today.as most of you know he's also the.risk manager head for compass for.northern california so.very knowledgeable guy and with an.attorney background.although i don't really hold that.against him.here's our uh topic today um.finding the forms that you need in zip.form and uh.go looking at the different libraries.and i'm going to give you some tips.i i have been very involved in zip form.for 20 years i was a director of.ziplogix since.about 1999 and up to a couple of years.before it was sold to lone wolf.and and i do all the qa testing for.new forms releases uh that.that we have for our local library so um.we have in the sfca library we have.over 50 forms car has.probably more than 250 forms.and so i'll be getting into touching on.where.there's overlap between the two and.where.you need to pick a particular form out.from one of the libraries.if you have any questions please use the.chat.and dan will be monitoring that and.answering.and uh i'll be i have 40 40 slides in.this presentation i'm going to try and.get through.40 minutes to leave plenty of time for.questions.and for you sarah cooper fans you need.to translate that to.one form a minute okay.so finding forms in general to find a.form.follow this thought process is the issue.of statewide one.or does it relate specifically to san.francisco and this was uh.quite interesting for me recently as i.am involved in an offer for the first.time in many many years.uh of a sale of one of my listings that.is conditioned on the sale of another.property so the buyer has to sell.another property first.and uh of course for example that's a.good example that's a.an issue that can occur statewide.doesn't relate specifically to san.francisco.so the form that the other agent needed.is in the ceo library.so sometimes bullet point number two.there may be a form.that occurs in both libraries and so dan.and i.will try and distinguish the difference.between them and which one.you might want to use so bullet point.three down there.if you're looking for a form pick a.keyword.or just a few letters of a keyword.that you think that the form title.probably includes and enter a few.characters.into the zip form search box.so the search box is on the left here um.and what i did just as an example.to capture it on the screen is i entered.mult in the search box here while i was.looking at the san francisco library.and it came up with 10 forms that.matched.and those are six the currencies of our.multiple count off perform.and four occurrences of the multiple.offers chart.so just uh it's like searching uh for a.street keyword where.you only need to enter a few characters.the danger of engine.entering say divisidero is if you spell.it wrong.but if you just put in d-i-v-i-s it's.still gonna.mls is still going to find all the.listings on to visidera.on the right side of this screen you see.um.that you have the ability to organize.libraries in zip form.and so what i do on my list is i move.the san francisco library to the top of.the list.the ceo library is number two uh the.california epubs.uh library is uh number three and it has.that.strange dues in parentheses after it.which just means it's included in your.dudes you don't.pay for it and then number four i've got.to see.our sample letters which i've used every.now and again.for example in returning a security.deposit to a tenant and.explaining why there might be deductions.from it.so those are my top four this is how you.organize the libraries in zip form.at the top of the dashboard screen when.you first fire up zip form.you'll see uh your photo or.an image we might which might be your.photo i don't intend to put my photo on.on these images i don't like to see.myself staring back at.me when i'm working i click on that.image.and then click on profile and settings.then click on forms.click on organize and drag and drop the.symbol to the left of the library.acronym to move a library up or down in.the sequence.and by the way genevieve will be able to.email out these uh.slides to anybody who requests them so.um you can either send genevieve a.message directly or.or i can use the chat to request a copy.of the site.so let's move on to some of the forms.agency disclosure.when you need that well you need it.before a seller signs a listing and.before a buyer signs an offer.where do you find it naturally in the.ceil library.there's no reason for san francisco to.have its own version of the agency.disclosure it's a.state mandated form anyway and uh.and there are two versions of it now in.the cer library.uh the ad1 is for the seller's brokerage.firm and the seller's agent to give to.the seller and have a seller acknowledge.ad2 is for the buyer's brokerage firm.and buyer's agent to have the buyer.acknowledge.there used to be a 83 form but that's no.longer required the civil code was.changed so that.it's no longer necessary for a selling.agent to present.a another agency form.to a seller at the time of their.presenting.and when are you a dual agent well when.anyone in your company represents the.other party.and dan may have comments on that later.purchase agreements um as you know we.have a.san francisco specific purchase.agreement in our library.it's a seven page agreement um we've.resisted.attempts uh over the years to increase.the number of pages and.don't see that as being necessary but.for other california property you're.probably going to want to use the.residential purchase agreement in the.cer library.which is currently down on premium year.i think 12 or 14.pages and um dan has been supervising a.uh task force to.um to revise that rpa which is done.every five years.and that will come out sometime next.year and we'll potentially increase the.number of pages.in addition ceo has an ipa which is a.residential income purchase agreement.and a probate purchase agreement and.several other purchase agreements for.specific uses.so for us california it's a whole suite.of.purchase agreements because san.francisco we've.over the years developed everything we.need into one form.the cr agreements also act as asteroid.instructions.uh but typically the san francisco.purchase agreement is not.usually submitted to astro although i.did just find a natural officer.yesterday requesting it that's the first.time i've heard that for a long time.the ceo agreements are bundled with many.other forms when you pull them down in.zip form.and and we've resisted bundling uh forms.together.because you have the facility of.templates um with.individual templates or your broker.templates if you're using the bokeh.edition of zip forms.and that's how you get other forms added.to the.san francisco purchase agreements bureau.of tampa.camera offer forms san francisco library.we have.five currencies of our account offer.form.and they all build on the original offer.and preceding counter offers so they.refer.to preceding counter offers as well.the cr library has split the.counteroffer.function up into a seller's counter.offer and a buyer's account offer and.they've got six of each.um in their library so the seo through.seo one through six are account offers.made by a seller.and they refer to a buyer's purchase.agreement or a buyer's counter offer but.they don't specifically incorporate.terms which are not changed so the.language in the.california county office is a bit.confusing.and i think dan and i will agree that.it's.probably better and clearer to use the.san francisco version of this form.multiple counteroffer forms uh ceos got.six.and said a week and the buyer's names.entered at the top of the form and not.the final buyers in the transaction.um zip form allows for a buyer one and a.buyer two.and seller one and seller two and that's.it.but years ago i worked with the ziplogix.programmers.to figure out how to get multiple buyers.into the same transaction to.overcome that limitation and so we came.up with uh.thinking of them as completely different.fields and not.not buy a one buyer two seller one.seller two but.we gave them completely different field.names so that you can enter.more than one name um.in the same transaction so you set them.up they think of them as competing.buyers.and then when you've selected a.particular.buyer for one of your listings where.you've had multiple offers.you need to re-establish buyer one and.buyer two.as that winning buyer.and the difference in the forms here is.that our nco form.allows uh who originated in the office.to be disclosed to the other buyer's.agents uh.to conform with the nar ethical.guidelines that uh.that buyers agents should know if.they're competing against for example.one of your own offers or an offer from.someone else in your company.addenda in this case we do not have a.local simple addendum form.so you're going to go to the ceo library.only and they have six.currencies of that addendum pool and.um five years ago when i was uh.running the ceo standard forms i got.them to stop referring to.residential purchase agreement at the.top of all their forms.so it just says to the refers to the.purchase agreement so it can be used.with a.san francisco um purchase agreement as.well.and you can also use it with a.residential release or a.transfer disclosures thing so.cr library only for the basic extended.addendum form.and then in 2017 uh cer introduced.uh the aea one through five.which is useful for amending the terms.of an existing agreement.and so that's different.from a practice point of view it's.better to do that than.attachment addendum when you've got an.existing modified contract.then cer also has the aoa.form which you would use if you're.substituting the buyer or you're adding.a buyer to an existing agreement.and our local library does have some.addenda.we have one that we've uh.used uh that we've developed for use.with the uh.cer rpa and their private form and their.lease form.so we have three in fact uh different.agenda to conform those cl forms to san.francisco conventions.back up offers we've had some debate.locally about.backup office the cdf uh.library just has one buo form so there's.only one copy allowed for.in a transaction and that backup buyer.can be put in any.position but the limitation is that the.lower portion of the form.assumes that all prior contracts have.been cancelled and the backup buyer is.immediately placed into first position.without any um further debate.in the san francisco library we've got.four occurrences of a backup.addendum uh there's and then numbered.boab.and boa s1 through s3 so.boab is what you would use if you're.representing a buyer.and you're submitting an offer when you.know the property is already ratified.um boa s1 through s3 is for a seller to.invite up to three different buyers to.be in backup position.and the lower portion of that of the.forms extends an invitation.to a buyer to be elevated to primary.position or to a higher backup.so it's an invitation it's not a um.you're not immediately putting them into.a contract.but you're you're giving them a second.chance to say whether or not they still.wish to purchase property.and uh locally we as i said we debated.this at the last couple of forms.meetings and.and we think that the san francisco.forum is more flexible.contingency removals here's another case.where.each library's got contingency removal.forms we have.four and they refer to paragraph numbers.in our purchase agreement.and the bottom of the form makes it.clear that the all box.is just a convenience for the buyer and.it's not a requirement of the.contract the contrary to what.some listing agents have tried to.suggest and the cell library they have.three.and they also refer specifically to.their paragraph numbers in the.rpa and.they can there's also a request for.repair forms and.response to request for repair forms uh.in the cl library.so you'd use the appropriate contingency.removal form.for the agreement that is in your.transaction.termination of an agreement uh we have a.toa form termination of an agreement.release a deposit which could be used by.the side.and the ceo has a cc form translation of.contract.and both forms imply that a notice to.perform was previously issued to the.other party.and those generally give two days for.someone to.perform according to the contract.and both forms provide for the.termination of the escrow.and the determination of who gets what.money from which might be on deposit.pocket and storage disclosure form um.before we go into parking storage i've.been answering a couple of questions in.the chat.and i just want to touch base on them.one there were two questions asking why.the san francisco counter offer may be.your.preference over the car counter offer.and one thing i did do as i typed into.the chat that the san francisco offer.is counter offer is just a little bit.different from the car.our san francisco automatically adjust.the deposits and the loan amounts.so that three percent remains three.percent even if the price is.increased the car does not do that so if.it's a million dollar house and a thirty.thousand dollar initial deposit.that thirty thousand dollar initial.deposit will stay that way.that was one thing someone else asked.why are there.multiple um multiple versions of the.same form they were concerned that there.were out of date versions.and what i explained was that we have.multiple instances.of one form we never have an out of date.form so we may have counter offer one.two three.four because we may be sending out.several of them in the same transaction.and we don't have to.overwrite or override any of them.anything you want to add to that.yeah thank you for that um a point about.out of date forms.uh if you pull in a form from uh any of.the libraries you will only ever get the.current version of the form you'll never.get an out-of-date.um version of it and even if in a.template you haven't um.changed the template but one of the.forms in your template has.has been updated um when the template's.applied to a transaction.uh the software will only ever apply the.latest version of the form.so yeah in theory you don't.even need to update your templates.although i always do.and so when i see an old out-of-date.form and a new transaction.what i realized that happened is that.they've gone ahead and they've simply.copied and pasted or renamed an old.transaction so.they changed 123 main street to 315.harrison.and because they did it that way what.they did was they just copied all of the.old out of date forms had they started a.new transaction.and applied a template it would have had.all of the automatic.updates that's a great point uh.some people will copy a transaction if.they've got complicated buyers names or.or they're writing up a sequence of.offers for the same buyers.but if you do that and if it's been a.while.and you think the forms have been.updated you can copy the transaction.and then delete a form from the.transaction so delete the purchase.agreement from the transaction.you won't lose any data because as.i'll explain later how zip form works.but you delete the form and then re-add.it from the library and you'll be adding.back the latest version.and you'll find that all the data has.been translated across.the way that zip form works is it.doesn't keep form.images in a transaction so what it keeps.is a reference to.a form and all the data fields that go.with.those forms and when you go to.export a form to a pdf or for.electronic signature uh it matches up.the latest version of the form.or no it matches up the version of the.form that's in your transaction at the.time.with the fields that have been saved and.as you know you can define a field in.any form and if you go to another form.that uses the same field you'll find.that the data is already there.so that's uh that's an explanation a.quick explanation how zip form works now.back to this parking and storage.disclosure.as i was saying we retired out our local.form a few years ago.um when ceo's parking storage disclosure.psd.was developed and essentially.accomplished.or covered everything that our form did.so that.um gave us a reason to retire our local.form.it is our objective not to have.duplicate forms unless it's.strictly necessary.so disclosure forms um.transfer disclosure and for sellers who.are exempt from completing a transfer.disclosure statement.cer has the exempt seller disclosure.form.they also have a lead-based paint.disclosure and addendum.and of course the agent's visual.inspection reports.in the san francisco library we have a.local.san francisco seller disclosure which is.uh just been restructured into three.sections.now six pages long and uh.all the questions um that no salaries.exempt from.are in our form in section one.so and then we also have our own version.of a.residential earthquake risk disclosure.form.uh with additional questions uh not in.the.state booklet about gas supply which is.pretty critical for those of us who live.in the marina.so moving on trust considerations.uh ceo library's got a trust advisory.which should be reviewed with a seller.the seller may be exempt from completing.a tds if the trustee's a third party.not related to the beneficiaries however.you still need no one's exempt from.certain questions so you still need that.exempt seller disclosure form to be.completed.and then cer has uh represented capacity.signature disclosure forms for sellers.and buyers.which provide for a trustee or someone.with a power of attorney to define what.their role is.and cyan is representing the seller of.buyer and transaction.other advisories um cer's got the.whole host of advisories and.the sbsa we're all familiar with um.the new this year california consumer.privacy act advisory.wire fraud advisory sellers advisory.sellers disclosure information advisory.the bia the buyer's inspection advisory.the market conditions advisory for both.sides.and the prbs possible representation by.your company of more than one buyer or.seller.in san francisco we have our own.disclosures and disclaimers advisory.locally known as gibbs general.information that was its old.name and it's a supplement to the.ceo spsa and we don't repeat any.information that's in the spsa so.you always need the spsa as well.booklets this is where this epubs.library comes in.and this library has the booklets and.research environmental hazards led.hazards home energy.rating and the homeowner's guide to.earthquake safety which.just got updated in july after 15 years.of the previous version being.in the library so also in the pubs.library.there's a signature page for each of.those booklets but.we also have a local form aorb which you.can use.to have a principal sign off on.several of the booklets on one form and.then in the local library we have.the um dbi.uh state and i'm sorry san francisco.energy and water conservation booklet.so now we get on to some interesting.forms that may not be.generally known and i'm going to show.you.versions of these which will be.fairly tough to read since i'm trying to.put a whole.page on a powerpoint slide.but uh in there's a purchase agreement.worksheet.called the pause form and that allows.you to.set up the financing structure for a.contract if you start off by putting the.uh the dollar amount on the on the form.then it will show you what three percent.is what 85.is 80 and you just check the appropriate.bots.and it will move the financing terms.up to the top of that form and then when.you go back to the contract itself.you'll see that the financing terms are.entered into the contract for you so.that's a that's a neat little uh.worksheet and we also put one together.for.cer so there's one of those in each.library.then there's a summary of offer form.this one you can't enjoy any data.into and what it does is it extracts the.highlights of an offer onto a summary.page.and that can be quite useful uh looking.at that summary page you can.quickly see if you've left out anything.significant like a closing date.um and again cer once uh.we developed ours in san francisco ceo.put a.summary page together for the rpa and.our ipa.and multiple offer charts.we have four.we started off with just two which.allowed up to 12 competing offers to be.compared in the same transaction.and then a couple of years ago i had 22.offers on one of my listings so.we put together a multiple offer 3 and.multiple offer chart 4.and then of course the market died after.that so you can blame me for that.cer has uh um again four forms.but they only have five per page which.allow up to 20 offers.so now i'm going to show you what those.forms look like.this is the purchase agreement worksheet.once you type in the purchase price.dollar amount and the top.then the financing structure dollars.get completed so once it knows what the.price is then it can enter in all those.numbers at the bottom of the form.and then on the right in the bottom.section there's a check box.and you just pick the the.one that you want so for example three.percent of the purchase.prices the initial deposit um 75 percent.uh the purchase price is one of the loan.amounts.and you can enter it either as a.contingent loan a new first loan.or non-continued financing by checking.the appropriate box.so david the question i think people.will have is when you fill this out.does it translate this for you into your.purchase agreement or is it just giving.you the numbers and you need to go in.and enter them yourself no the uh once.you've.uh checked the appropriate boxes you'll.see that the numbers at the top of this.form and then when you go back to the.purchase agreement you'll see that the.numbers are put in.because it's the same fields we've.defined defined the top of this form to.be the same fields along the purchase.agreements.and so this will be used to actually.fill out your purchase agreement then.for you sort of like a fast fill but it.does the math for you.exactly this form is doing the math for.you and then it's translating the.numbers onto the purchase agreement.and do you need to pull up pull the.purchase agreement into your transaction.first before you pull this up.no that wouldn't be necessary the fields.are the fields and.and once you pull the purchase agreement.into the transaction if it's not already.there.it will it will come in and you'll see.the the numbers.uh in the form thank you.okay this is the summary of offer form.um and as i said you can't enter it.uh as a buyer's agent you can't enter.any.information it's going to pick up all of.the fields from the purchase agreement.so this is a neat summary.useful for yourself and your buyer and.can also be useful if you send it to the.listing agent with your offer and then.there's a section at the.bottom um where the listing agent can.make some notes.but uh but these these are not.open to the buyer's agent to enter any.information there.this is a multiple offer chart this is.our multiple offer chart number four so.this is for.offers 19 through 24. if you're.fortunate or unfortunate enough to.receive that many offers on a listing.and this you do enter as the listing.agent you do enter all the information.from your office.and you can put in some free form notes.at the bottom but useful as a record for.your seller.um if you're sifting through that many.offers and useful as a record for your.file that.you properly accounted for all of the.offers that.were emailed to you.okay other useful forms cr has a couple.of forms that.i developed back in the 2000s up in 2006.one's for buyer costs and the others for.estimated seller proceeds.and there's three copies of each that.can be added to a transaction.this is the buyer's cost you can see the.revision date at the top of it.it's one of the um one of those forms i.like to think of if you get it right.first time then you don't have to go.back.changes to it so this is where.you can enter um uh the costs.uh and if i think some of these fields.do match if they're already in your.transactions.you might find some of the data is.already already there.one significant thing here the bots at.the bottom right the estimated monthly.payments.i got uh ziplogix at the time to.incorporate a mortgage calculator.in this form they had a separate.mortgage calculator.but it was independent it wasn't related.to any form but.um now it does work in this form so you.can show your buyer what the.uh what the monthly payments are going.to be on this purchase at.these projected prices and again you can.have three versions of this form in the.transaction.is the seller form and this.shows what the charges are from the.lenders what the.any escrow fees transfer tax.payoff demands and what the.proceeds estimated proceeds are going to.be.so and again you can flex this at.different prices to show the seller what.the net is going to be at different.prices.so san francisco only forms uh useful.forms.um we have a few uh we have the.acknowledgement of booklets.uh we have an as-is addendum ceo david.i'm sorry before we do the san francisco.only forms it dovetails into a question.that we just had.someone was asking if we could in fact.outline all of the required disclosure.forms different between san francisco.and carr.and what i was trying to explain in the.chat was.that car and all of its forums are.intended to meet the state requirements.and so depending on the property type.etc there are many state statutory.requirements san francisco has.additional forms.as do some of the others the east bay.for instance and some others.that meet the local requirements so in.addition to statewide requirements.we also have some local requirements and.you're about to go through some of those.if you're looking for a property type.and trying to figure out what's required.i would start with the car disclosure.charts which explain the property type.and.ownership status and what's required and.what isn't and then your local knowledge.is going to be important.for our local forums and we do have.somewhere.a list of all of the local forums and.what they're used for and when they're.used.i'm not sure where that chart is but.it's somewhere at our sfar.um website okay thank you dude well you.put that local chart together the local.disclosure chart.and um a couple of years ago right it.did yes.yeah and i i've got a copy of it.margaret's got a copy of it.probably we should um wheel it out again.and see if it needs updating.right but it's a nice piece of work.thank you sir so as i was saying uh.we have a two page now local as.is addendum um we have uh.our own uh residential earthquake.checklist.uh used to be called residential hazards.report.have our own square footage and lot size.disclosure.and we have a transfer tax calculator as.well and i'm going to show you.a couple of those.this is the acknowledgment of booklets.form.this is the as is addendum which went.from one page to.two pages last year.and uh this is our square footage and.lot size disclosure which lets you check.where what the sources are of the.figures that you've got that you had a.couple uh that we hadn't thought of.and uh warns uh buyers that's uh no.one's checking these numbers and there.is.no such a thing as uh as the square.footage.on any property two different appraisers.are without doubt going to come up with.two different numbers.um this is the update um to match the.2020 version of the.of the earthquake guide that.just came out so.you see the reference to the page.numbers in the guide on the right hand.column.and the questions at the bottom question.um nine and in the four in questions in.number ten those are additional.questions that we think are.highly relevant for san francisco.properties.that are not in the uh statewide um.guide which.basically is looking at single family.homes statewide.we have many more types of property than.that in san francisco.this is the the transfer tax advisory.and calculation form.and this is quite neat it works in both.directions.uh if you put in your sale price and the.left.left chart and the yellow you just got.to.figure out the right um.road to put it in matching the price.that you got.and then it will calculate and show you.how much transfer tax is due.on that sale but it also works in the.reverse direction if you come across a.grant deed where it wasn't obvious what.the sale price was.um and now the transfer tax must be.shown on grant deeds.you can plug that grant that transfer.tax paid.amount in the right-hand chart and it.will show you what the sale price was.and we update this as the local.supervisors and.try and charge or do charge higher.transfer tax.rates in certain price ranges we'll keep.this chart up to date.then we have individual uniforms.[Music].we have for condominiums and co-ops we.have a financial disclosure.we have a form uh for the sale of the.first sale of a converted condominium.unit and these.units may have been converted 20 years.ago but still held its income.property but if it turns out this is the.first sale.of a converted condominium unit you need.to complete this.conv form and then at.dan's instigation we developed a hoa.an advisory of unavailable documents.uh that you might expect but which.either can't be found or don't exist for.a particular.association for co-ops uh.we have a co-operative department.purchase addendum to go with our.purchase agreement.and for tics um with the help of.um local attorneys like andy serkin and.local tic.specialists like tim brown we put.together a tic advisory and a tic.purchase addendum.and a tic financial disclosure we had it.a couple years ago.you have any comments on those dan.uh sorry no that's okay.on the tic advisory well you know any.any of that list.what's interesting is that cars adopting.a tic.purchase addendum as well because we're.seeing more and more.uh down south and the same with the.co-op.but no the one thing i do say with the.condominium financial disclosure.statement.often what we have is a practical matter.an hoa.not cooperating with you in providing.one.and what i've often said to the buyer's.agent is.what are they providing are they.providing a lender.questionnaire because compare the two.often they're.exactly the same so long as your client.your buyer client has all of that.information.we don't really care if it comes on our.form or on the lender questionnaire.yeah okay thank you for that.um tenancy forms for income.property or even single-family homes.which are rented.first off um we don't have.um our own lease form and.in san francisco we don't recommend use.of the cer.residential lease what we recommend is.the.sfaa san francisco apartment association.lease.which is not on zip form yet although.we're working on it.but we do have a form fillable pdf which.is available on the.sf realtors.com website.for in the cr library they have a notice.of sale and entry.for tenants and the notice of entry to.put the tenants on notice that the unit.will be shown.and those are useful forms.in the san francisco library we have an.estoppel certificate used to be called a.riq rental information questionnaire we.revised the title.last year and added some made some.questions.more specific so that is now.an essential for a rented unit.and then if you uh you've got tenants.who've been there more than five years.um you might want to use the request for.information.to determine whether or not they're.protected.we also have a rent increase calculation.form which i'll show you.in a security deposit calculation form.to calculate the interest owed to a.tenant.uh when they leave a unit.so this is the revised stop or.certificate.uh again it's it's tough probably on.your screens to read all this but.uh you know i'm just encouraging you to.pull these forms uh.off of zip form and if you're not.familiar with them and uh.bear them in mind when you get into a.situation you might not have been.involved in before.this is the the question and the form.that uh.tries to solicit whether or not the.tenant is a member of a protected class.then this is the rent increase.calculation form.um this.is uh just got updated this year.um the rent increase uh limit line.two on the chart on the bottom left.um if you're about to put through an.increase it's.more than ten percent of the prior rent.you now.need to give 90 days notice it used to.be 60 days notice before.january 1 this year but it's 90 days.notice now.and of course those who are actively.involved in.[Music].increases will know there's a moratorium.on actually.passing through any uh even an allowable.uh rent increase right now that.moratorium uh.goes i think for another four days till.the 22nd but.is most likely to get extended.there's also a concern david on gouging.and.anti-gouging state of emergency rules so.if i was.going to be increasing the rent by more.than 10 percent i'd be talking.with a local qualified landlord attorney.for fear that i'd be messing that up.yeah.security deposits.routinely i find that landlords aren't.paying the.annual interest uh that is owed on the.security deposit.um and but they landed a crew.and then they catch up when the tenant.leaves the unit.so this form helps you calculate and.by showing you what the uh.security interest rates were for.different periods that's the chart on.the left.and then the child on the right kind of.reminds them that they are allowed to.offset.50 of the annual fee that's charged by.the rep board for.um so they can reclaim 50 of that fee.from the tenant who's in place on.november 1st.of each year so the the form does the.complete calculation then shows you at.the bottom what the remaining amount is.that.is owed to the tenant after they leave.uh and this becomes input to the.consideration of whether or not there's.any damage in the unit and.other considerations that this form.doesn't address.so other set of tenancy forms that we.have in our library we have a tenants.rights.rights disclosure which.has to be given by seller to tenants and.also has to be given by a buyer after.closed rush road to attendance um.if you've got vacant unit disclosures.you know that you have to account for.those vacant units why they became.vacant and you have to have that form.available at all showings.if you've been involved in buyout.negotiations you need to complete the.tbla form.and then finally if you've got an.investment property.paragraph 14 of our purchase agreement.is going to ask for a whole lot a lot of.answers to questions that are specified.on.on the srps forum.this time last year dan and i were.elsewhere and developing the copa.forms and so we have at the moment.uh 13 of them this was an interesting.exercise.the advisory was largely written by alex.wine.and the association's attorney and.dan and i had a lot of input to.[Music].one through nine um in sequence.which you might need them if you're.dealing with a.three plus unit building that has to be.offered to.qualified nonprofits before you can.market it directly.the copa 9 the.form that you use after the properties.close escrow.the sellers um swearing up and down that.they complied with all the.regulations uh copa 9 was interesting.dan and i.put a version together then alex wyatt.rewrote it and then the day that we were.going to release all the forms we found.that the city had produced our own.version so.so that went three through three.iterations.then following that um we put together.a cut down purchase agreement uh.cut down from seven pages to four pages.to be more seller-friendly.if the seller's having to sell to one of.these qualified non-profits.and recognizing that it's an investment.property so you don't need anything to.do with condominiums or.tics so that's a four page purchase.agreement you can use for.the sale of a three-plus unit building.to one of the non-profits.and it's basically written actually for.five plus units so.we put together an addendum that for.three and four unit buildings where.things like.transfer disclosure statement do still.apply state and.as a state regulation.and then to bring us up to date for this.year.we we need to talk about the covid forms.cer as i'm sure everybody knows by now.has the property entry and advisory.forms.they've got two for the seller occupants.and.10 visitor forms and you can put in a.transaction.they've also got lease rental versions.and then.in the cl library now they have a.coronavirus addendum or amendment form.which you can use to attach to a.purchase software or you can use it.later as an amendment to a ratified.contract and they have a lease rental.version of that as well.in san francisco when it first became an.issue.we put together an emergency amendment.form.so we designed it for use with a.ratified contract and if the expected.time frames.need to be extended or the buyer needs.to terminate the contract so.we put a local form together which is.very specific and is still.in use now it assumes that.in putting a purchase agreement together.as a buyer's agent you anticipated all.the time frames that you need to.get appraisers in the property to get.your inspections done.but in the event you still need more.time for for a specific reason you can.use this koban.form.and that's the presentation.you know we we keep our forms up to date.by.adopting suggestions from uh agents such.as yourselves.um for a cer form send your comments to.forms at cer.org.and they're reviewed on ceo forms.committee calls.during the year in fact we have one of.those this afternoon.for san francisco forums send your.comments to forms sf realtors.com.and and we'll get them on the agenda to.review at our monthly meeting.and that's it dan do you have any.questions.well i'm looking at the chat and i've.been trying to answer some of them one.asked about an automatic shutoff valve.and when did this become a new law.and i'm not sure where we said that it.was but what i answered was there is no.point of sale.requirement in san francisco for an.automatic.gas shutoff valve however some cities do.have such requirements.and some lenders do have their own.requirements.but as of right now there's no point of.sale requirement in san francisco.am i right on that that's that's as far.as i know yes that.that is a question on the uh one of the.extended questions in number 10 on our.residential earthquake risk form uh.whether or not you have one but.i'm i'm uh 99.9.sure that it's not a.local requirement and i haven't come.across a lender.but on a san francisco property.requiring one either.but i'm sure you're correct i'm sure.there are some jurisdictions where.it's become a requirement yeah down.south i know for sure.in the la area there are several cities.that require.la being i think one of them okay um.and of course in northern california you.know natural gas.usage is becoming uh less and less.common as different jurisdictions are.requiring all electric.that is true right and so it's.interesting to find out whether or not.in the future whether or not that will.broaden as a result i think.eventually we'll see a a state rule that.says no more natural gas.okay i'm not anything else in the chat.i'm not seeing anything else in the chat.believe it or not well then we ended.10 minutes early yeah well we got a lot.of thank yous for your.fantastic presentation david all right.and these slides these slides are.available from genevieve so.all right thank you mr perry and.congratulations on your new uh sotheby's.thank you very much all right take care.everyone bye.

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Wire Instructions Template Form FAQs

Some of the confused FAQs related to the Wire Instructions Template Form are:

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Are there any banks in India that allow their customers to make international wire transfers via Netbanking without having to go to the branch and fill a form?

No. All outward transactions from India falls under RBIs LRS (Liberalised remittance scheme) which means you need to visit the bank branch and has to outline the purpose of transfer from available purpose codes under different purpose groups.

How do I fill out Form 30 for ownership transfer?

It’s a simple procedure, Make sure that you clearly specify as to whom the ownership is being transferred to From whom. The date of transfer must be the date on which you have sold the vehicle to the person. Ensure that you take a xerox copy and the copy of transfer of ownership must remain with both the person who has sold it and the person Newly owning the vehicle. http://www.tn.gov.in/sta/form30.pdf Refer to this form and read the terms and conditions carefully before filling it up to avoid complications. Once the transfer of ownership is submitted the vehicle will legally belong to the new owner Continue Reading

If a person has two or more middle names, how do they fill out forms that has one blank space for the middle name?

Middle names and middle initials are optional in most forms. Middle names or middle initials are not mandatory unless they are government-issued application forms where the government would want to know and store your full name for future reference. Instead of middle names, provide middle initials. Provide middle initials only if necessary. If the blank space only accepts one letter, then you might want to provide the initial of your second given name.

How does a wire transfer work?

I assume Chase is not your bank but a one of your suppliers. Your customer should obtain the protocol from Chase and give it to you with their account numbers. The you arrange with your bank how, and when to do the transfer. For a customer, you give them your account numbers.

Do military members have to pay any fee for leave or fiancee forms?

Only a military member can apply for their own leave - no one else can apply in their stead. If a military member is requiring payment from another member in order to process paperwork of any kind, you should find out their name and report them to their service's Inspector General for bribery. When deployed, members rarely get leave. For example, when my battalion was stationed in Afghanistan and Africa, we did not allow members to take leave or fly back to America unless they were separating from the military or a parent, spouse, child, or siblings died. If they did get to return, the governmen Continue Reading

Does it cost money to receive a wire transfer?

xendpay - Usually gives better price than Worldremit or TransferWise Join XendPay using this link and transfer more than 100 Pounds or 125 Euros to get free transaction charges and good exchange rates. Yes, you do get 10£ / 10 Euro as you join. NO transfer fee / pay what you want option i.e. you control Continue Reading

What are wiring instructions?

First and foremost, you should meet this criteria before reaching out to an Angel Investor. Contacting these companies are very similar to the way you would contact an investor, except for a few different things: You can contact them directly if you have their information. You can meet them through a network for investors. Through networking at business meetings, company get togethers, etc. There are two different types of investors, so you need to know what you’re dealing with. You have those investors that like you to take the initiative and call them and those who like you to wait until they wan Continue Reading

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