0_Wizard
Ever hire a real estate attorney?
These countries do not have "lawyers" in the American sense, insofar as that term refers to a single type of general-purpose legal services provider; rather, their legal professions consist of a large number of different kinds of law-trained persons, known as jurists, some of whom are advocates who are licensed to practice in the courts.
chosen_Lawyer_0
Lawyer
chosen_topic_0_Lawyer
Government policies and the subprime mortgage crisis
The U.S. subprime mortgage crisis was a set of events and conditions that led to a financial crisis and subsequent recession that began in 2007. It was characterized by a rise in subprime mortgage delinquencies and foreclosures, and the resulting decline of securities backed by said mortgages. Several major financial institutions collapsed in September 2008, with significant disruption in the flow of credit to businesses and consumers and the onset of a severe global recession. Government housing policies, over-regulation, failed regulation and deregulation have all been claimed as causes of the crisis, along with many others.
Title insurance
Title insurance is a form of indemnity insurance predominantly found in the United States which insures against financial loss from defects in title to real property and from the invalidity or unenforceability of mortgage loans. The vast majority of title insurance policies are written on land within the United States. Unlike some land registration systems in countries outside the US, the US states' recorder of deeds generally do not guarantee indefeasible title to those recorded titles. Title insurance will defend against a lawsuit attacking the title, or reimburse the insured for the actual monetary loss incurred up to the dollar amount of insurance provided by the policy.
Frederick M. Nicholas
Frederick M. Nicholas (born May 30, 1920) is an American lawyer specializing in real estate development and leases. He is known as "Mr. Downtown Culture" for his role in building the Museum of Contemporary Art, Los Angeles, the Geffen Contemporary, the Walt Disney Concert Hall, and for the founding of Public Counsel, the nation's largest public interest law firm. Frederick M. Nicholas has combined his legal career with a heavy real estate involvement to become an institution builder in the arts in Los Angeles. Frederick M. Nicholas, an attorney licensed to practice law in the State of California since 1952, is a specialist in Real Estate Development and Leases.
Subprime mortgage crisis
The United States (U.S.) subprime mortgage crisis was a nationwide banking emergency, occurring between 2007-2010, which contributed to the U.S. recession of December 2007 – June 2009. It was triggered by a large decline in home prices after the collapse of a housing bubble, leading to mortgage delinquencies and foreclosures and the devaluation of housing-related securities. Declines in residential investment preceded the recession and were followed by reductions in household spending and then business investment. Spending reductions were more significant in areas with a combination of high household debt and larger housing price declines.
Causes of the United States housing bubble
Observers and analysts have attributed the reasons for the 2001–2006 housing bubble and its 2007–10 collapse in the United States to "everyone from home buyers to Wall Street, mortgage brokers to Alan Greenspan". Other factors that are named include "Mortgage underwriters, investment banks, rating agencies, and investors", "low mortgage interest rates, low short-term interest rates, relaxed standards for mortgage loans, and irrational exuberance" Politicians in both the Democratic and Republican political parties have been cited for "pushing to keep derivatives unregulated" and "with rare exceptions" giving Fannie Mae and Freddie Mac "unwavering support".
Real estate broker
A real estate broker or real estate salesperson (often called a real estate agent) is a person who acts as an intermediary between sellers and buyers of real estate/real property and attempts to match up sellers who wish to sell and buyers who wish to buy. In the United States, the relationship was originally established by reference to the English common law of agency, with the broker having a fiduciary relationship with his or her clients. A real estate broker typically receives a payment called a "commission" for successfully matching a seller's real estate with a buyer such that a sale can be made.
Graduate real estate education
The study of real estate at the graduate school level has taken many forms, giving rise to various educational models in different countries. The decision for individuals pursuing higher education in this field often comes down to choosing between a traditional degree with a focus on real estate (e.g., MBA with concentration in real estate) or an interdisciplinary, comprehensive degree (e.g., Master of Real Estate) focused wholly on real estate studies. Students who opt to study in a full-time Master of Real Estate program, should expect to take courses in topics such as financial analysis, market analysis, contracts and deal-making, construction, design fundamentals, asset (property) management, construction management, building technology and design fundamentals.
1_Apprentice
I have had to, yes. I have bought and sold a few homes over the years. 
0_Wizard
Same here. I went through a title company that was also a law office, and completely cut out the realtor when I bought my home. It saved a bundle!
Title insurance is a form of indemnity insurance predominantly found in the United States which insures against financial loss from defects in title to real property and from the invalidity or unenforceability of mortgage loans.
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Title insurance
self_1_Title_insurance
Private transfer fee
A private transfer fee covenant is a legal instrument that is filed in the real property records, which imposes an assessment  payable in connection with a series of future transfers of title to certain real property. The assessment can be for a fixed amount or a percentage of the sales price, and typically runs for a limited term (usually ranging from 20 to 99 years). Unlike a transfer tax (payable to a governmental entity) a private transfer fee assessment is payable to an identified third-party, often a community association (like a homeowners’ association, or “HOA”), the real estate developer,  and/or an environmental or charitable organization.
Lee Ratner
Leonard Lee Ratner (1918–2000) was an American businessman who built his fortune through mail-order sales before moving into real estate investment. Leonard Lee Ratner was born in 1918 and grew up on the west side of Chicago. As a young child, he learned to be a salesman selling groceries and other merchandise at his father's produce stand. At age 17, he took an active role in the business. One day Ratner heard about a truck load of bananas that were about to spoil from over ripening. He struck a deal with the truck owner to buy them for $250. By the end of the day, he had resold the bananas to other grocers and fruit stands for a total of $1,750.
List of Ace Attorney characters
Ace Attorney is a series of legal thriller adventure/visual novel games created by Shu Takumi. Players assume the role of a defense attorney in a fictional courtroom setting. Published by Capcom, the series includes "", "", "", "", "", "Ace Attorney Investigations 2", "", "" and "". Character names for the English release of the series were changed significantly from the original Japanese release. Voiced by: Sam Riegel (games), Eric Vale, Jill Harris (young) (anime) (English)  In a case in the third game, "Trials and Tribulations", his college self was revealed to be somewhat of a crybaby who cares very much for his girlfriend, Dahlia Hawthorne.
Humble Bundle
Humble Bundle, Inc. is a digital storefront for video games, which grew out of its original offering of Humble Bundles, collections of games sold at a price determined by the purchaser and with a portion of the price going towards charity and the rest split between the game developers. Humble Bundle continues to offer these limited-time bundles, but have expanded to include a persistent storefront. The Humble Bundle concept was initially run by Wolfire Games in 2010, but by its second bundle, the Humble Bundle company was spun out to manage the promotion, payments, and distribution of the bundles.
IberiaBank
IberiaBank Corporation, stylized as IBERIABANK, is an American financial holding company headquartered in Lafayette, LA and the largest bank based in Louisiana. Founded in 1887, it now has over 250 combined offices in 10 states primarily throughout the South. The company has eight locations with representatives of IBERIA Wealth Advisors in four states, and one IBERIA Capital Partners, L.L.C. office in New Orleans. IberiaBank is an FDIC-insured institution regulated by the Office of the Comptroller of the Currency. On March 31, 2009, as the financial crisis came to an end, IberiaBank became the first financial institution in the country to repay its TARP funds to the Treasury.
Gracy Title Company
Founded in Austin, Texas in 1873, Gracy Title Company is the first and oldest "land" title insurance company in Texas. The company’s original land title plant and document history dates back to the sovereignty of Texas as a territory when the King of Spain granted land to the original settlers of Texas prior to its period as a Republic from 1836-1845. During the Reconstruction Era of the United States following the Civil War, the abstract and land title industry was in disarray regarding valid ownership of land and real estate claims, which gave rise to need for land & real estate contract negotiations, procedures and transactions to be insured.
Fiber bundle
In mathematics, and particularly topology, a fiber bundle (or, in British English, fibre bundle) is a space that is "locally" a product space, but "globally" may have a different topological structure. Specifically, the similarity between a space "E" and a product space "B" × "F" is defined using a continuous surjective map  that in small regions of "E" behaves just like a projection from corresponding regions of "B" × "F" to "B". The map π, called the projection or submersion of the bundle, is regarded as part of the structure of the bundle. The space "E" is known as the total space of the fiber bundle, "B" as the base space, and "F" the fiber.
1_Apprentice
Oh, I bet it did! The commissions are huge on higher real estate costs these days. I live in an apartment now and I love the freedom. 
0_Wizard
I bought a house shortly after the whole mortgage crisis, but I'm glad I did. The value has skyrocketed since.
The U.S. subprime mortgage crisis was a set of events and conditions that led to a financial crisis and subsequent recession that began in 2007.
partner_Government_policies_and_the_subprime_mortgage_crisis_0
Government policies and the subprime mortgage crisis
partner_1_Government_policies_and_the_subprime_mortgage_crisis
Subprime mortgage crisis
The United States (U.S.) subprime mortgage crisis was a nationwide banking emergency, occurring between 2007-2010, which contributed to the U.S. recession of December 2007 – June 2009. It was triggered by a large decline in home prices after the collapse of a housing bubble, leading to mortgage delinquencies and foreclosures and the devaluation of housing-related securities. Declines in residential investment preceded the recession and were followed by reductions in household spending and then business investment. Spending reductions were more significant in areas with a combination of high household debt and larger housing price declines.
Government policies and the subprime mortgage crisis
The U.S. subprime mortgage crisis was a set of events and conditions that led to a financial crisis and subsequent recession that began in 2007. It was characterized by a rise in subprime mortgage delinquencies and foreclosures, and the resulting decline of securities backed by said mortgages. Several major financial institutions collapsed in September 2008, with significant disruption in the flow of credit to businesses and consumers and the onset of a severe global recession. Government housing policies, over-regulation, failed regulation and deregulation have all been claimed as causes of the crisis, along with many others.
Causes of the Great Recession
Many factors directly and indirectly caused the Great Recession (which started in 2007 with the US subprime mortgage crisis), with experts and economists placing different weights on particular causes. Major causes of the initial subprime mortgage crisis and following recession include: International trade imbalances and lax lending standards contributing to high levels of developed country household debt and real-estate bubbles that have since burst; U.S. government housing policies; and limited regulation of non-depository financial institutions. Once the recession began, various responses were attempted with different degrees of success.
Subprime mortgage crisis solutions debate
The Subprime mortgage crisis solutions debate discusses various actions and proposals by economists, government officials, journalists, and business leaders to address the subprime mortgage crisis and broader financial crisis of 2007–08. The debate concerns both immediate responses to the ongoing subprime mortgage crisis, as well as long-term reforms to the global financial system. During 2008-2009, solutions focused on support for ailing financial institutions and economies. During 2010, debate continued regarding the nature of reform. Key points include: the split-up of large banks; whether depository banks and investment banks should be separated; whether banks should be able to make risky trades on their own accounts; how to wind-down large investment banks and other non-depository financial institutions without taxpayer impact; the extent of financial cushions that each institution should maintain (leverage restrictions); the creation of a consumer protection agency for financial products; and how to regulate derivatives.
Causes of the United States housing bubble
Observers and analysts have attributed the reasons for the 2001–2006 housing bubble and its 2007–10 collapse in the United States to "everyone from home buyers to Wall Street, mortgage brokers to Alan Greenspan". Other factors that are named include "Mortgage underwriters, investment banks, rating agencies, and investors", "low mortgage interest rates, low short-term interest rates, relaxed standards for mortgage loans, and irrational exuberance" Politicians in both the Democratic and Republican political parties have been cited for "pushing to keep derivatives unregulated" and "with rare exceptions" giving Fannie Mae and Freddie Mac "unwavering support".
Subprime crisis background information
This article provides background information regarding the subprime mortgage crisis. It discusses subprime lending, foreclosures, risk types, and mechanisms through which various entities involved were affected by the crisis. The U.S. Federal Deposit Insurance Corporation (FDIC) has defined subprime borrowers and lending: "The term subprime refers to the credit characteristics of individual borrowers. Subprime borrowers typically have weakened credit histories that include payment delinquencies, and possibly more severe problems such as charge-offs, judgments, and bankruptcies. They may also display reduced repayment capacity as measured by credit scores, debt-to-income ratios, or other criteria that may encompass borrowers with incomplete credit histories.
Mortgage loan
A mortgage loan, or simply mortgage, is used either by purchasers of real property to raise funds to buy real estate, or alternatively by existing property owners to raise funds for any purpose, while putting a lien on the property being mortgaged. The loan is "secured" on the borrower's property through a process known as mortgage origination. This means that a legal mechanism is put into place which allows the lender to take possession and sell the secured property ("foreclosure" or "repossession") to pay off the loan in the event the borrower defaults on the loan or otherwise fails to abide by its terms.
1_Apprentice
Yes, you made a wise choice! My dad bought in Palm Springs during the crisis and his property has quadrupled since then. He got in cheap. 
0_Wizard
I go down to west palm sometimes for work. How do you like the humidity? lol
Palm Springs is a village in Palm Beach County, Florida, United States, situated between Greenacres, Lake Clarke Shores, Lake Worth, and West Palm Beach.
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Palm Springs, Florida
partner_5_Palm_Springs_Florida
West Palm Beach, Florida
West Palm Beach is a city in and the county seat of Palm Beach County, Florida, United States. It is one of the three main cities in South Florida. The population was 100,343 (revised) at the 2010 census. The University of Florida Bureau of Economic and Business Research (BEBR) estimates a 2016 population of 108,896, a 7.9% increase from 2010. It is the oldest municipality in the Miami metropolitan area, having been incorporated as a city two years before Miami in November 1894. Although West Palm Beach is located approximately north of Downtown Miami, it is still considered a principal city within the Miami metropolitan area, due to the solid urbanization between both cities.
Effects of the 1928 Okeechobee hurricane in Florida
The effects of the 1928 Okeechobee hurricane in Florida included at least 2,500 fatalities in the state of Florida, making this the second deadliest tropical cyclone in the history of the United States, behind only the 1900 Galveston hurricane. The hurricane originated from a tropical depression that formed near Dakar, Senegal, on September 6. Traversing the Atlantic Ocean, the cyclone struck the Lesser Antilles, Puerto Rico, and the Bahamas as a powerful hurricane. Early on September 17, the storm made landfall near West Palm Beach, Florida, as a Category 4 hurricane on the modern day Saffir–Simpson hurricane wind scale.
Palm Beach County, Florida
Palm Beach County is a county located in the state of Florida, directly north of Broward County. As of the 2010 census, the population was 1,320,134, making it the third-most populous county in Florida. The largest city and county seat is West Palm Beach. Named after one of its oldest settlements, Palm Beach, the county was established in 1909, after being split from Dade County. The county's modern-day boundaries were established in 1963. Palm Beach County is one of the three counties in South Florida which make up the Miami metropolitan area, which was home to an estimated 6,012,331 people at the 2015 census.
Brightline
Brightline is a diesel–electric higher-speed rail system in Florida, United States. It is being developed by All Aboard Florida, a wholly owned subsidiary of Florida East Coast Industries (FECI). Currently service is only from Fort Lauderdale to West Palm Beach. The first phase is planned to connect Miami to West Palm Beach through express intercity service, with a stop at Fort Lauderdale. The complete project is intended to connect Miami and South Florida to Orlando, which requires a new line westward from the coast. It opened for passenger service on January 13, 2018, as the only privately owned and operated passenger railroad in the United States.
Mandel Public Library of West Palm Beach
The Mandel Public Library of West Palm Beach (formerly the West Palm Beach Public Library) is the public library of the City of West Palm Beach, Florida. In April 2009, the library relocated into a new facility in City Center in the heart of downtown West Palm Beach, which is 2.5 times larger than the previous building. In the 2015 fiscal year (October 1, 2014 – September 30, 2015) the Library circulated 803,608 items to 106,664 registered card holders. During that same year, the library had 551,674 visitors. The Mandel Public Library of West Palm Beach is the oldest public library in Palm Beach County, Florida.
This Is England '86
This Is England '86 is a 2010 British drama miniseries written by Shane Meadows and Jack Thorne, a spin-off from the 2006 film "This Is England". Set three years later, it focuses on the mod revival scene rather than the skinhead subculture, with the gang variously adopting an eclectic mix of clothing styles. Like the film version previously, Thomas Turgoose stars as Shaun, with central roles played by Joe Gilgun as Woody, now a scooter-riding mod, although girlfriend Lol (Vicky McClure) and her friend Trev stay loyal to their roots and still wear the skinhead garb. Lol's sister Kelly has gone new wave/punk, while other gang members adopt psychobilly, early chav and mohican influences.
Miami metropolitan area
The Miami metropolitan area, also known as the Greater Miami Area or South Florida, is the 73rd largest metropolitan area in the world and the eighth-largest metropolitan area in the United States. It is entirely located in the southern portion of the U.S. state of Florida. With 6,066,387 inhabitants as of 2016, the Miami metropolitan area is the most populous in Florida and second largest in the southeastern United States. The metropolitan area is defined by the Office of Management and Budget as the Miami–Fort Lauderdale–West Palm Beach, FL (MSA), consisting of Miami-Dade, Broward, and Palm Beach counties, a metropolitan statistical area used for statistical purposes by the United States Census Bureau and other agencies.