Single or duplex

Q. We live in a house that was originally a big family home. It was made into a duplex before we bought it, and it's legal for a two-family.

My husband is retiring, and we will be moving to a condo in Florida. Some friends advise us to change the house back before we sell it. It wouldn't be all that difficult. Would it make our house easier to sell? Would we get more for it, to make up for the work? We don't know which way to go. Any suggestions are appreciated.

A. Offhand, I doubt if your house would be worth more - or sell faster - as a single-family home. I haven't seen it, though, and I don't know your neighborhood.

It won't cost anything, or obligate you, to call a few real estate offices that have for-sale signs in your neighborhood. Ask if an agent could come over and advise you. You'll get information better suited to your particular area than I can give you sight unseen, and you may even meet the right person to market your property.

Q. Help! How long do I need to keep old purchase contracts? I was an associate broker for a real estate company that no longer exists. (It was purchased by a larger company.) My last sale was in 2005. I have been advised to keep the contracts "forever" but would like them out of my basement. Any advice?

A. In my state, a broker is required to keep copies of all contracts for at least three years. That includes listings and also purchase offers that didn't result in contracts. As I don't know where you're located, that's about all I can tell you. If you lived here, you'd be free to clear out the basement any time you chose.

Call a local real estate license school, or the supervising broker at a couple of local offices. I'll bet they can tell you.

Q. I am selling the house that I built and have lived in since 1960. From my perspective, it's been well cared for, but, of course, there are typical issues with it. My Realtor is suggesting that I have the house professionally inspected PRIOR to listing it. His logic is that because the house has never been sold before, it would be good to have an idea of what might be wrong with it before a prospective buyer's inspector uncovers things. In other words, minimize surprises. Is this a good idea?

A. On the one hand, you wouldn't be responsible for defects that turned up after the house was sold, if you could show you didn't know about them. On the other hand, if a buyer's inspector - or a bank's appraiser - finds problems, you could be in for some complicated negotiations. It's really your decision.

Q. This is a suggestion for the party who wished to buy a retirement home in another community ahead of retirement and had problems finding insurance. We did buy before retirement in a nearby town. Our insurance company also did not want to insure, but we explained to them we would be there every weekend fixing the house how we wanted it. That solved our problem. Or perhaps they have a retired relative who could house sit or a local school or church could connect them with a reliable person to housesit until such time as they are ready to move in. Just a thought.

A. Each insurance company has its own standards about when a house is classified as a second home (used, for example, on weekends) or unoccupied (the owners are on a round-the-world tour) or vacant (no furniture, no one living there.) Some companies, for example, consider a house occupied if it's slept in at least once a month. Insurance for a vacant home, even though it doesn't need to cover any contents, can cost at least twice as much as a regular homeowner policy.

As for the churchgoing house sitters you suggest finding - they'd still be tenants. I'll stick by my original opinion that trying to be long-distance amateur landlords would be asking for trouble.

Q. My husband is executor to his brother's estate. My brother-in-law has everything going to my husband including the home. The home is then via my husband and my brother-in-law's wishes to go to the three-year girlfriend. The home at this point has a mortgage of $40,000. What is the best way to do this without either of us paying additional? Is it as simple as us transferring the deed to the girlfriend? What is the best way to follow through his final wishes?

A. It should be a simple matter to transfer ownership to the girlfriend, but all necessary documents should be drawn up by an attorney. No matter how simple or small the estate, a lawyer should always be consulted when someone dies.

Lenders do not call in a mortgage when real estate is inherited, by the way, so your husband's sister-out-law should be able to keep the present loan.

• Edith Lank will respond to questions sent to her at 240 Hemingway Drive, Rochester, N.Y. 14620 (include a stamped return envelope), or readers may email her through askedith.com.

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