OK, so I have obtained the listing agreement and it "appears" the seller, who never resided in the property, will cooperate with other docs needed by the two lenders.

When do I need all those docs from the seller.  I have an offer coming in I'm told.  Do I wait until offer is in hand? Or do I begin now getting the list of things ready?  I keep getting different replies from different "experienced" folks in area...

In short, what is your best experience in the last 6 months (2012) and how it should work now.

Chase is 1st, WF is 2nd and it is equity line, recently purchased from SIS by WF, therefore sellers own negotiations went out the window when on their own to negotiate.  2nd changed hands this year.

Seller is non-occupant, out of area, owner.  Tenant vacated.  Mgmt. company contract expired.  I like this area (grew up here) and have an interest in seeing it sold rather than sit forever and deteriorate.

Another quick question...HOA dues not being paid.  4 months behind.  HOA filed answer to notice of default (FLA) received.  Does Assc. file lien, in addition, to the answer HOA had attorney prepare?  HOA is small so no experience with this situation.  Attorney is EXPENSIVE ($250 hr).  Won't hold anyone to suggestions, just looking for experience to guide me.  I've avoided these for personal reasons, but interested as this is in an area I like to work and don't want it to become blighted.

Thanks.

D. Derman, Broker-Associate, Surfside Prop and Mgmt