Let Robert Pachence handle your appraisal

Every year, thousands of people in Pennsylvania buy, sell or refinance their home. A lot of these transactions include a simple line item for an appraisal. And while there are a budding number of automated home valuation methods that may appear to be more prudent than an appraisal, the majority of lenders still need a local expert because the stakes are very high. You might assume that securing a mortgage is the only reason to get an appraisal, but there are other situations when the services of a certified, independent real estate professional might be beneficial.


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Let Robert Pachence help you dispute your tax assessment in Luzerne County

If you live in an area where the value of property has declined, it's possible you're paying too much in property taxes. An appraisal from Robert Pachence is your best evidence when building your case. We're qualified to assist you in challenging your tax assessment.

PMI removal to lower your mortgage payment

When the amount being loaned to the home owner is more than 80% of the actual value of the property, nearly all lenders ask home buyers to buy an added insurance plan. That policy is Private Mortgage Insurance, or PMI. Oftentimes, this added payment is lumped into the monthly mortgage payment and is soon forgotten. This is bad because PMI is no longer required when the remainder of the loan - whether through market appreciation or principal pay down - dips below the 80% level. In fact, the United States Congress invoked a law in 1998 (the Homeowners Protection Act of 1998) requiring lenders to eliminate the PMI payments when the loan-to-value ratio conditions have been met.

If you'd like to get rid of PMI, Robert Pachence will produce a statement regarding the value of your home. The expense of the appraisal can generally be offset in just a few months because you'll no longer be paying the PMI.

An appraisal from Robert Pachence will help you settle a divorce with less stress

A divorce is often complicated by the burdensome decision of who gets the home, and it can be a very traumatic event for both parties. So both parties are fully aware of the true market value of their property, it's a good idea to get an appraisal from Robert Pachence, regardless of the situation.

The parties will have a clearer picture of what price to set, if they need to sell the home. And on the flip side, if a "buyout" is the chosen option, both parties will feel like they've gotten a fair assessment.

Accurate and fair estate liquidation

The loss of a loved one is a painful time in life, and settling an estate from a death, or probate, often requires an appraisal to establish Market Value for the real estate involved. The ethics provision within the Uniform Standards of Professional Appraisal Practice (USPAP) binds us with confidentiality, guaranteeing the utmost degree of discretion.

Most Americans do not have dedicated estate planners or executors to manage these affairs, unlike many wealthy individuals. And since a home or other property often makes up a disproportionate share of the total estate value, understanding the certain value of the real estate at hand is of vital importance to ensuring disputing parties leave knowing they've gotten an honest deal.

Relocating to or from Luzerne County?

We are familiar with the headaches involved with an employee relocation. That being said, we take great care in establishing a convenient appointment time for the appraisal inspection. We encourage relocating employees to provide remarks on the positive characteristics of their property, along with information about any new sales or listings in their neighborhood that they want considered during our intensive process.

Let Robert Pachence help you sell your home quickly at the right price

Whether you decide to sell your home on your own or use the assistance of a real estate agent, a professional appraisal will help you make a better educated decision when determining your selling price. With much different interests than a real estate agent, an appraiser has no vested interest in what amount the house sells for. Our fees aren't related to the sales price, but rather they depend on our efforts to complete the appraisal.

We analyze the difference in value things like an extra bathroom or a kitchen remodel can make on a daily basis. And we're experts in knowing how long properties are on the market. So, getting a professional appraisal is a trusted way to decide what improvements will add value and what an appropriate sales price is for your home so you don't come up short or have your house on the market for an extended amount of time.