Don't pay an upfront fee to sell your interest in a time share

Q. I am sure this question is one that many people have and an answer certainly would be appreciated. I need to get rid of a time share but have paid dollars after dollars to get that done with no results. I would not wish this problem on my worst enemy, much less sell it to a friend, which is what most people say to do. Can you help?

A. If you'd asked me at the start, the first thing I would have advised is not to pay anyone an upfront fee to "advertise" your time share. Ask the developer or the management if they'll take it back.

Advertise in that area's newspaper and Craig's List that you'll give it away for free.

Contact local real estate agents in that town to see if they'd take it on for a high commission rate and a low sale price (but again, don't deal with anyone who wants an upfront fee.)

Talk with your own lawyer about possible consequences if you just stop paying property taxes (often nothing bad happens). That advice will work only if you don't have a mortgage.

If you do have a mortgage, I'm about running out of advice.

As for selling to a friend - why not, if the friend wants the place and can use it? A time share is a problem only when the owner's situation changes and the place becomes a burden instead of a vacation opportunity.

Q. If an agent leaves a company, can he or she take their listings with them? Or do they stay with the broker?

A. Those listing contracts are actually made between the homeowner and the brokerage company. The agent who leaves has no right to take them to another firm.

Q. My wife and I sold our home 22 months ago. The house was completely in her name. If we buy today, and we're both on the loan, or it's just in my name, is there a way that together we're eligible to receive the $8,000 tax break from the government?

A. Sorry, but in order to regain your virginity as first-time buyers, neither spouse must have owned a house within the preceding three years. It wouldn't matter whose name was on the title or the mortgage of the new house.

Q. I am redoing my kids' bathroom and would like to put in a shower instead of the bath/shower combo. My kids are older and never take a bath. I am concerned about the resale but we have a bathtub in the master if people wanted one. What do you think?

A. My guess is that as long as the house has one tub, you're OK. It won't hurt to double-check this - just over the phone - with a couple of neighborhood real estate brokers. They'll be familiar with local buyers' expectations in your price range.

Q. I am interested in advice for staging my home. There are a few good shows on cable TV and I'm sure brokerage agents (the better ones) are well versed in this area, but I wonder if there are any "home staging" experts in our area I could call on. I will let you know if I come across any. If you hear of any, could you e-mail me? Or, print it in your column? We never miss it.

A. I can't recommend any specific names, but I'm happy to give you my best advice.

First, polish your home to a fare-thee-well. Think of it as the sort of doll-up you'd give a car. Remove personal items like diplomas and religious material. You are no longer trying to express yourself. Instead, you want to make it easy for buyers to picture themselves in the house.

Take away two-thirds of the things that live on your kitchen counter. Remove half the stuff in your front-hall closet. Hide clutter.

Park across the street and analyze the first impression your house makes. Add a few colorful plants by the front steps and trim bushes. Keep the garage door shut and trash cans out of sight. Make sure all your windows sparkle. Check that your doorbell and porch light work.

Paint is the investment with the best payback. If nothing else, sometimes a bit of black paint on your front threshold freshens the entrance. Shampoo wall-to-wall carpet.

If you invite neighborhood agents to view the house, encourage them to tell you frankly what they think needs attention.

After all that, you can start to consider professional staging.

• Edith Lank will personally respond to any questions sent to her at 240 Hemingway Drive, Rochester, N.Y. 14620 (please include a stamped return envelope), or readers may e-mail her at ehlank@aol.com.

2009, Creators Syndicate Inc.