Should I visit the property before buying?
YES, we strongly recommend that you inspect the property before buying. You should also check with the county on the zoning and approved uses of the property. Particularly, the County Planning and Zoning Department will also be able to tell you about the current and future development plans for the area. While we will do our best to tell you everything we know about each property, nothing replaces the value of doing your own research and due diligence.
Who owns the properties being sold at the Sunnylanddeals.com webpage?
All properties sold through the Sunnylanddeals.com marketplace, are fully owned (FREE AND CLEAR) by Orbit Investments, LLC or it's sister companies. It must be specifically noted that Sunnyland.com is not a real estate brokerage firm, but only the market place and brand name through which these properties are being sold by the Sellers directly to the buyers.
If I end up buying a property on www.sunnylanddeals.com, how fast do I need to pay the amount due?
Once you have contacted us about such a sale or have gone through the shopping cart, any remaining funds due need to be submitted as soon as possible (within 5 business days).
What form of payment do you accept for the initial down payment and the monthly payments?
We accept all forms of payment including cash or cash equivalents (Cash, Cashier's check, Money Order or Travelers checks,) Credit Cards (Master Card, VISA, AMEX, and DINERS) and personal check. We will also accept PayPal as a valid form of payment both for the initial payment as for installment payments. The monthly installment payments can be made using personal checks or any of the previously stated forms of payments (including PayPal for all customers).
What are the benefits of buying with a Sale Agreement/Contract for deed on terms?
Recording the Sale Agreement/Contract for Deed gives you full security and puts you in a clear equity position. For example, it makes it easy for you to sell the property again.
Once the property is paid off, what Kind of Deed do you convey the property with?
Once a property purchased through the Sunnylanddeals.com webpage is paid off transfer of title occurs exclusively using Special Warranty Deeds (Grant Deeds in California). This form of deed gives you, the valued customer one of the highest levels of protection.
When do I get the Deed to my property?
Once you pay for a property in full, your title to the property will be conveyed via Special Warranty Deed within thirty (30) business days. If a loan was paid off, the Loan Servicing agency will inform the seller of such pay-off. In case of a cash sale, loan servicing agency will inform the seller that a cash sale has occurred. In both cases, the seller commits to signing all paperwork necessary to transfer ownership and deliver a Special Warranty deed to the recorder/clerk of the county the property is located. In addition you will receive copies of the notarized deed via mail so you can have proof that the seller has issued the deed to you. After the recording of the original Warranty deed is completed the county recorder/clerk will then return it directly to you. Depending on the County it may take 4-14 weeks (depending on the county) for the county recorder/clerk to mail the recorded deed back to you.
Who do I contact if I have questions about the sale process or about a specific property?
If your questions cannot be answered through our TERMS & CONDITIONS or through the property details on the Details page of each property, please don't hesitate to call 1-866-SUNNYLAND and one of our friendly staff members will be happy to help you.
How to find the property when doing my research?
Here are some helpful hints on how to find properties for Sale listed on www.SUNNYLANDDEALS.COM. For each property listed on the webpage we have provided four links to help you find the properties and determine the approximate geographical location. A link to www.maps.google.com, a link showing the topographical map of the property, a link to the aerial picture of the property location, and a link to the County / Assessor's Parcel Map for each property . Furthermore, these maps also list the latitude / longitude parameters for each property in case you have a GPS system available.
Here are 2 scenarios helpful in finding the properties of your choice:
1. The property has a Street address.
If this is the case finding the property is very simple. Go online to www.mapquest.com or maps.yahoo.com and enter the street name and the city/town name. If available, enter the zip code and the approximate property location will appear. You will be able to zoom in or out at your convenience until you can clearly tell where the property is located, relative to its surroundings. Once you identify the approximate location of the property you can then compare the detailed view of the property location (from www.mapquest.com) with the plat map (available for each of the properties on www.Sunnyland.com).
2. If the property is in an area with no street signs.
In this case, we recommend you print out the detailed Topographical map available through the "TOPO MAP" link for each property or by purchasing a good topographical mapping software such as www.delorme.com. If possible, we also strongly recommend the use of a GPS (Global Positioning System) to help you find the property location. Basic handheld GPS systems can be purchased inexpensively at any major electronic store. Ideally, such a GPS device can be connected to a laptop or handheld device running any of the major mapping software and you will have a fully functioning multi-color interactive GPS system. In such a system, you can now enter the Latitude/Longitude measurements provided by us for each property and it should be very easy to find the exact property location. This combination is useful for very large properties that are not located in a subdivision because the plat maps do not really show much of the surroundings and it would be easy to miss the property otherwise.
Understanding the Parcel number system.
Most counties in most states have a very explicit numbering system, to identify the individual parcels and its location in the county. Those numbers in many cases also serve as identifiers for property tax collection purposes. In Arizona, the Assessor Parcel Number (also called APN) is the single most important identifier of a property. It consists of three pairs of numbers XXX-XX-XXX and sometimes also XXX-XX-XXXX (in this latter case the last number is usually a letter). The three parts of each parcel number represent the Assessor's Book, the Page, and the Parcel.
For example: parcel number 503-90-664B means that this property is mapped in the Assessor's Book number 503, on Page 90, and it is parcel 664B on that page. In California, the numbering is similar only that there is a slight difference between the Assessor's Parcel number and the Assessor's Tax number (in Arizona the same number is used for both). So in order to find a property on a parcel map, just look for the last set of numbers on the parcel number and find it in the parcel map we have attached to each property listing. For your convenience, on each parcel map, we have identified the parcel to be sold.
How do the sellers acquire their properties?
The owners purchase properties from private parties, estate sales, foreclosure auctions, Tax Foreclosures etc. as well as mainly directly from the long time property owners. Most properties are owned by the sellers via WARRANTY DEEDS with a minority being owned via Treasurer Deeds, or Court judgments assigning the properties to the sellers. Once purchased, it is their goal to pass these lots along to you through the www.sunnylanddeals.com webpage at great terms. Basically, they acquire beautiful quality properties and then in turn, offer them through us at bargain prices to the ultimate purchaser/property owner--YOU.
Are the mineral rights guaranteed for the properties?
The sellers make no guarantees concerning mineral rights or the lack thereof. If the Seller is aware of the lack of mineral rights, disclosure will be made in the disclosure statement of each of the properties. However, Buyers should do their own research to find out if the property has mineral rights or lack thereof.
What GUARANTEES do you offer?
The sellers guarantee that the property is free and clear of any governmental or private liens or encumbrances other than recurring assessments or bonds. Basically they guarantee that at the point of ownership transfer from them to you, the property is free and clear and has a marketable title.
Are there any liens on the properties?
No. The sellers guaranty a marketable title on all properties sold through www.sunnylanddeals.com.
What kind of documents do I need to purchase?
Well depending on whether or not the property is being offered with seller financing the documentation needs vary. If the sellers offer to finance the property for you and don't require any formal qualifying process you really don't need much. Two valid forms of State Identification, one of which must be your state ID, as well as the funds necessary to pay your down payment. The down payment is due right away after informing us that you want to purchase a specific property. If you use the “shopping cart” you can pay the down payment right away using a Debit or Credit Card.
Can I step back from the sale after go through the purchase process?
That depends again on the characteristics of each property, its located in (which state) and on the size of the property. The sellers are committing to following all statutory rules and laws of the state the property is located in. that means that for some properties there might be a right of rescission of a few days (varies by state regulations) but this is by no means the case on all properties. So make sure you do your research and due diligence before you bid and proceed to purchase one of the properties.
What fees do you charge in addition to the purchase price?
There is a one time non-refundable convenience and technology fee of $290.00 for each property purchase. This fee covers eventual document transfer fees charged by the respective counties, and a recording fee of the Sale Agreement as well as if applicable, the setup cost for the loan servicing. A monthly loan servicing fee of $12.00 will also be included to cover the cost of maintaining the loan account by the loan-servicing agency.
What form of payment do you accept if I pay for the property in full?
We accept all forms of payment including cash or cash equivalents (Cash, Cashier's check, Money Order or Travelers checks,) Credit Cards (Master Card, VISA, AMEX, and DINERS) and personal check. We will also accept PayPal as a valid form of payment both for the initial payment as for installment payments. The monthly installment payments can be made using personal checks or any of the previously stated forms of payments (including PayPal for all customers).
Once the funds have cleared with our bank we will then issue a Special Warranty Deed for the property within 30 business days.
Can I make a larger down payment?
Yes, giving a larger down payment amount is absolutely possible. When buying the property online, there is a field in the “shopping cart” which allows you to enter any additional down payment you want to pay down and we will accommodate the contract for this. Of course you can also make additional monthly payments without any form of pre-payment penalty or fee.
If I want to make a larger down payment how does this affect the loan?
If the $$ amount for the Down-Payment is larger than what is required the monthly payment will be reduced (minimum monthly payment is $60.00). The length (=time to pay-off) of the loan will stay the same.
Do I need to qualify for financing or how does this work?
That depends on the seller. Some sellers listing properties on www.sunnyland.com might require some kind of qualifications, while others don’t. However, since the majority of all properties are owned and sold by affiliates of Orbit Investments, LLC No qualifying will be necessary on these properties. And most sellers see it as their mission to make property ownership affordable for as many people as possible. Therefore, they do not require formal qualifications. It is very simple, you want to buy a piece of land and we want to sell it to you. That's it. We do however perform a check against a database in order to see if you have an IRS lien against you. This would be the ONLY disqualifying reason for the simple reason that IRS liens attach themselves to the property like glue. Other than that we do not look at your credit at all. We do not look at your credit score and even bankruptcies are fine.
How Long can I finance the property?
The length of the loan (time to pay-off) depends on the final purchase amount. The following rules apply:
If the winning bid is
$1 - $1,000 Must be paid in full at time of purchase
$1,001 - $4,999 Can be financed for up to 3 years (= 36 months)
$5,000 - $9,999 Can be financed for up to 5 years (= 60 months)
$10,000 - $19,999 Can be financed for up to 8 years (= 96 months)
$20,000 - $29,999 Can be financed for up to 10 years (= 120 months)
$30,000 - $39,999 Can be financed for up to 12 years (= 144 months)
$40,000 - $59,999 Can be financed for up to 14 years (= 168 months)
$60,000 + Can be financed for up to 15 years (= 180 months)
How low can I expect my monthly payment to be?
Your expected monthly payment will be in the following range: (all monthly payment amounts are calculated taking into consideration the 20% cash down payment at the moment of sale) with the first number being the low (if the high bid ends up on the low end of the range) and the second number being the maximum amount (if the property reaches the high amount in that financing range)
If the winning bid is
$1 - $1,000 Must be paid in full at time of purchase
$1,001 - $4,999 The monthly payment will be in the range of $60.00 to $163.66
$5,000 - $9,999 The monthly payment will be in the range of $108.73 to $217.40
$10,000 - $19,999 The monthly payment will be in the range of $157.08 to $314.15
$20,000 - $29,999 The monthly payment will be in the range of $275.44 to $413..24
$30,000 - $39,999 The monthly payment will be $376.07 to $501.41
$40,000 - $59,999 The monthly payment will be in the range of $467.62 to $701.42
$60,000 The monthly payment will be in the range of $681.96 to $852.04
Can I buy more than one property?
Yes, you can buy as many properties as you want. However, Sunnylanddeals.com reserves the right to restrict any buyer from entering into too many loan agreements. The individual limit varies.
Is there any penalty for paying off a property early?
No. You can pay off your property at any time with no pre-payment penalty whatsoever. Just call Orbit Investments, LLC your loan servicing company, and they will let you know your pay-off amount.
What kind of Contract will I be signing when purchasing a piece of land at www.sunnyland.com?
When purchasing a wonderful piece of land we will both sign a Sale Agreement/Contract for Deed which lays out all the terms of the transaction including the sale price, down payment, monthly payments, interest rate, cost of loan, and all the details commonly in such a document. Once we both sign this document we will, upon request record the original of this document with the County Recorder/Clerk where the property is located.
Looking at a plat map and/or the short legal description, how do I find out where this parcel is in relation to other parts of the County, State, or Country?
Three methods of description are used in the United States:
(1) Metes and Bounds,
(2) Rectangular survey, and
(3) subdivision lot and block.
Rectangular survey system (Ranges / Townships/ Sections):
The rectangular survey system is based on two sets of intersecting lines: principal meridians and base lines. Principal meridians are north and south lines, and base lines run east and west. Both can be located exactly by reference to degrees of longitude and latitude. Each principal meridian has a name or a number and is crossed by its own base line. Each principal meridian and base line is used to survey a specific area of land.
Ranges: The land on either side of a principal meridian is divided into 6-mile wide strips by lines that run north an south, parallel to the meridian. The north-south strips of land are called ranges. They are designated by consecutive numbers east or west of the principal meridian.
Townships: Lines running east and west of the base line six miles apart are referred to as township lines and form strips of land (or tiers) called townships. These tiers of townships are designated by consecutive numbers north or south of the base line. The township squares formed by the intersecting township and range lines are the basic units of the rectangular survey system. Theoretically, townships are six miles square and contain 36 square miles.
Sections: Each township contains 36 sections. Sections are numbered consecutively, 1 through 36, with section 1 being in the upper right-hand corner of the township. Each section contains 1 square mile, or 640 acres of land, and is commonly divided into half sections (containing 320 acres), quarter section (160 acres), and further divisions of halves and quarters for reference purposes.
For example:
The E 1/2 of the NW 1/4 of Section 17, Township 14 North, Range 4 West of the 6th Principal Meridian.
In the above example, the land described would have an area of 80 acres (the NW1/4 equals 160 acres; of this equals 80 acres). Generally, the smaller a parcel of land is, the longer its legal description will be.
Subdivision Lot and Block
The third method of land description is by lot and block number in a subdivision plat. When land is subdivided by its owner, the first step is the preparation of a plat map survey by a licensed surveyor or engineer. On this plat, the land is divided into lots and blocks, and streets or access roads for public use are indicated. The lots and blocks are assigned numbers or letters.
#1. Source: Real Estate Fundamentals, 6th Edition, 2003. Gaddy Jr., Wade E., Hart, Robert E.
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