Reviewer said: "County’s Public Records" cannot be used as a verification source in the Prior Sale History....

[DWiley]

So, if the property being reviewd is located in Orange County in state of California, the term County's Public Records might be misleading because the Reviewer might be thinking it could be Public Reords from another county or from another state? I refuse to write a report for total idiots with no common sense

Who said anything about misleading? I was simply pointing out that the term "public records" is not very specific. It could mean deeds, or it could mean tax records, or it could mean a third party aggregator, etc etc

As Carnivore posted, from the Selling Guide:

"Data and Verification Sources of Comparable Sales"
... The appraiser must state the specific data source (such as tax records or deed records), and refrain from using broad categories, such as “public records.” ...

 

[DWiley]

The reviewer is a moron.

???


"Data and Verification Sources of Comparable Sales"
Data and verification source(s) for each comparable sale must be reported on the appraisal report form. Examples of data sources include, but are not limited to, a multiple listing service, deed records, tax records, realtors, builders, appraisers, appraiser’s files, and other third party sources and vendors. The appraiser must state the specific data source (such as tax records or deed records), and refrain from using broad categories, such as “public records.” Data source(s) must be reliable sources for the area where the subject property is located". " Examples of verification sources include, but are not lim

 

[Dublin ohio]

Reviewer said "County’s Public Records" cannot be used as a verification source in the Prior Sale History because this is considered too generic and must be more specific.

Did this situation involve a previous transfer?

 

[CANative]

For prior sales I check the MLS for each comp in addition to the data from public reporting picked up by my data source (in most cases it is CoreLogic/Realist.)

I cite the specific source (MLS# if listed in MLS and Realist if not listed in MLS.)

The reviewer's problem is that the OP typed "Public Records" which is red meat for an underwriter or reviewer. Don't use the term "Public Records."

 

[glenn walker]

Yes so in those cases ONE must look further. I state the source ( to ALSO aid in Review ) where I found (the Deed Bk/Pg Number) which CAN BE more than 1-source. Very FINE print says Corelogic in tax records, Realist bought by Corelogic also. DO THE BEST you can.
Around here besides Corelogic you can also QUOTE deed book & page #s same data copied from the court house records. I take a photo (for workfile) & quote histories per the deed book/pages & use Corelogic TOO.
AND I do also use: Realist, Matrix, Tax/GIS, Online County too as stated in the Source Information Paragraph- Section of my Reports.

Look at the disclaimers:
** Realist: The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not guaranteed.
** Matrix v8.3. Copyright © 2020 CoreLogic. All rights reserved. Terms of Use.

All Document recording numbers are generated from County-Records , as Stated Realist uses Public Records , so are other data sources BUT Realist is not MLS it's a service provided by Corelogic but available for free some MLS Services. In other States or areas their MLS services also have public records by other providers.

As previously Stated I believe the review just wanted a second source if available of the prior sale , IE MLS, contact with buyer seller, Realtor etc. In the old days Public records were considered just data and not verification and thats why we use more than on source of verification if available. It's rare in my area but one Particular County charges double the stamp fees that will show a $300,000 recording as $600,000- I know this but I still look in MLS if it was a sale to see what Realtor provided as the list and sales price, every so often we find the County screwed up. That's double verification by more than one source and I have a felling thats all the Reviewer was asking for.

 

[glenn walker]

???


"Data and Verification Sources of Comparable Sales"
Data and verification source(s) for each comparable sale must be reported on the appraisal report form. Examples of data sources include, but are not limited to, a multiple listing service, deed records, tax records, realtors, builders, appraisers, appraiser’s files, and other third party sources and vendors. The appraiser must state the specific data source (such as tax records or deed records), and refrain from using broad categories, such as “public records.” Data source(s) must be reliable sources for the area where the subject property is located". " Examples of verification sources include, but are not lim

As Usual D-Wiley-Hit the nail on the head

 

[Dale Smalley]

Did this reviewer provide their name and phone number or is this an AMC fake reviewer?

 

[CANative]

Did this reviewer provide their name and phone number or is this an AMC fake reviewer?

"Public Records" is too generic and is not meaningful.

 

[glenn walker]

Did this reviewer provide their name and phone number or is this an AMC fake reviewer?

It's not a fake reviewer-like previously Stated it appears the OP may have misunderstood what the reviewer meant and got focused on only on one part of what we report in the Prior/Sales history on both the Subject and the comparables and was only using public record as the only data source. On a prior sale or transfer on the Subject Property sometimes it may have been a sale or a partial transfer etc. On a Sale we report both the public records Document recording number and if it had been listed in MLS at that time , we report that information . The appraiser may also use a data service instead of going directly to the County Recorders site like Corelogics Realist. If there was no prior listing and sale history in the MLS then the appraiser would only be required to state that he/she used County Records and there was no other information found on the sale or transfer. On a Partial Transfer where is was not a sale the appraiser could report it has a nominal transfer-inter-spousal etc and County Record-Realist or whatever service the appraiser uses.

The reviewer was merely pointing out that a Sale normally involves more than one data source,and the appraiser is responsible to do his/her research. In some cases all that is available is Public Records and that's OK the appraiser just needs to explain what attempts he/she made to verify the sale in other venues. The rule in general is DATA is not the the same as Verification-Verification could even take place by talking with the new owner or the seller or the Listing or Selling agent.

 

[ramrcdk]

All Document recording numbers are generated from County-Records , as Stated Realist uses Public Records , so are other data sources BUT Realist is not MLS it's a service provided by Corelogic but available for free some MLS Services. In other States or areas their MLS services also have public records by other providers.

As previously Stated I believe the review just wanted a second source if available of the prior sale , IE MLS, contact with buyer seller, Realtor etc. In the old days Public records were considered just data and not verification and thats why we use more than on source of verification if available. It's rare in my area but one Particular County charges double the stamp fees that will show a $300,000 recording as $600,000- I know this but I still look in MLS if it was a sale to see what Realtor provided as the list and sales price, every so often we find the County screwed up. That's double verification by more than one source and I have a felling thats all the Reviewer was asking for.

YES SIR !!!!
IS WHY: In the report SCA GRID USE Comments for CS#1, #2, #3...: 1= First comment- per each sale (#1): have the date closed followed by the deed/pg & recorded date
( CS#1: Closed on ########. Deed Bk, Page: XXXXXX. Followed by comments.)
Then of course using MLS #/ DOM: xx per grid format.
At the end of each grid-use comment = the most recent Past Sale History Date & $$$ with why for the change of price over-time = typically market appreciation from the past recent sale date.
Why: rarely ever have an after delivery stip when the market-change over-time question comes up.

In deeds, I find it typical to have the recorded date just barely sold/closed date different. In NC, as was said...running to the courthouse to record the deed...wins!

Side Thoughts: Didn't think that was a violation of "" USPAP "" if doing your best & naming/dates of source data. Rare but I've seen source info' change from morning to that afternoon.
Rare but there are times New isn't NEW because the builder used it as their "model home". Converse, where used as a model home it may be 2 years old where no one ever resided, almost New but someone listed it "as New".
Then there's the Builder sold the model ...as new...but still using it on a lease-back.
ANYWAY HAPPY FOURTH EVERYONE