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<title>Philip Watson Articles</title>
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<description>Syndicated ARTICLES from Philip Watson.</description>
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<copyright>Copyright 2012 Philip Watson</copyright>
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<webMaster>philip@pwatson.com (Philip Watson)</webMaster><item><title>Feel At Home After The Move</title><link>http://www.pwatson.com/1198</link><description><![CDATA[Moving to a new community can be a great adventure, if you go with the right attitude and a sound strategy for settling-in. Incorporate these tips into an action plan, and you&#39;ll stay focused, organized and proactive--just what&#39;s needed to put roots down fast. Complete a change of address f  [...]]]></description><content><![CDATA[Moving to a new community can be a great adventure, if you go with the right attitude and a sound strategy for settling-in. Incorporate these tips into an action plan, and you&#39;ll stay focused, organized and proactive--just what&#39;s needed to put roots down fast. Complete a change of address form with the post office, which can be done online at the United States Postal Services website, usps.com. You&#39;ll also want to send your new address to any publications you subscribe to, as it can take up to eight weeks for the change to become effective.Contact the Visitor&#39;s Bureau for materials about your new town, which should include a map. Identify important routes, such as those between your home and your office or your child&#39;s school.Make initial contact with childcare facilities. Depending on the area you move to, you may need to put your name on a waiting list.If possible, enroll your children in school. Firm plans will reduce the stress.Pack a box with essentials for your first few nights, such as prescription medicine, toiletries, a telephone, clothing, towels, toilet paper, and bed linen.You&#39;ll also want to make arrangements for to have utilities transferred to your name or turned on. In addition, you will want to set up appointments to have services such as telephone, cable and high-speed Internet connected.For safety and peace of mind, change the locks. You never know who has a copy of the house key.Locate emergency services--police and fire stations and the closest hospital.Hang drapes or curtains to give you some privacy.Select one room, perhaps the family room, as a place of refuge. Make it a cozy space, free of unpacked boxes, empty cartons or anything else move-related.Stock the fridge with prepared entrees and the makings for no-fuss meals.Check with the post office to see if they are holding mail for you. Finish sending out change of address to credit card companies, clubs, associations, friends and family.File away all documents related to the move. You&#39;ll need them for verification of moving expenses at tax time.Call your waste removal company or department of sanitation for a trash collection schedule.Open a bank account and arrange for a safe deposit box, if needed.Obtain a local driver&#39;s license and transfer the vehicle registration.Register to vote. Call the local Board of Elections for information.Take a tour of your neighborhood to become familiar with your new surroundings. Learn the routes to work, school, grocers, etc.&nbsp;Help Your Children AdjustMaintain family routines. Kids will appreciate the continuity of family life.Involve the kids. Allow them to select new furnishings or decorate their rooms.Take your children to the local playground. If you move during the summer, it&#39;s likely they&#39;ll make friends there, which should ease the transition to the new school.Try to be home when the children return from their first day at school. Kids feel reassured when a parent is there to hear about their day.Watch for signs of adjustment problems. These can manifest as trouble making friends, academic difficulties, and irritability or depression.&nbsp;Get Involved in the CommunitySpend time outdoors. Neighbors may greet you and come by for sidewalk chats.Walk your dog in an area where you see other dog owners congregating.Schedule an after-work coffee or dessert hour. Invite neighbors to drop by.Consider doing volunteer work.Select professional service providers such as doctor, dentist and veterinarian.Find out if your community has a Newcomers Club. Your local library is a good place to start.Join a club or take up activities you enjoyed before the move.Take a job-related class to develop new professional contacts and update skills.Don&#39;t hesitate to contact your real estate professional for more ideas or information about your new community. By re-establishing daily patterns and developing ties soon after arrival, your new environment will begin to feel like home.]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1198</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>Is It Better To Buy Or Sell First?</title><link>http://www.pwatson.com/1197</link><description><![CDATA[Should you buy or sell first? The answer to this question depends on a number of variables specific to your situation. Whether you can afford to buy first and can financially manage two concurrent mortgage payments will most likely answer this question for you.Real estate market conditions also may  [...]]]></description><content><![CDATA[Should you buy or sell first? The answer to this question depends on a number of variables specific to your situation. Whether you can afford to buy first and can financially manage two concurrent mortgage payments will most likely answer this question for you.Real estate market conditions also may factor into your decision. Your Realtor is an invaluable source who can tell you approximately how long it may take to sell your current home and provide you with information about homebuyers&rsquo; market conditions, the inventory of for-sale homes and estimate how long it may take for you to find and close on your next home. Professional help is particularly useful if you are selling and buying in two different markets. Your Realtor will be able explain and help you with the differing market conditions that could affect the transactions.Generally, selling first is considered optimal because it frees up your equity and more precisely helps determine how much you can afford to spend on your next home. This tactic also helps relieve some of the stresses associated with the dual transaction.Many home seller/buyers need the equity that&rsquo;s tied up in their current home for the purchase of their next home. Once that home is sold, you&rsquo;ll likely become a powerful homebuyer because the sale may leave you with a substantial down payment and plenty of cash for closing costs. Being in this financial position typically will afford you the most favorable financing terms and a stronger buying position &ndash; home sellers prefer serious homebuyers who have proven that they have the funds necessary to close on the home purchase transaction.Another way to capitalize on your current home&rsquo;s equity is to take a bridge loan, a short- term loan that bridges the gap between the sale of your current home and the purchase of your new home. The process is straightforward: the mortgage loan you use to purchase a new home will use your old home as collateral. In order to qualify for a bridge loan, you must have an income that can cover the cost of the two simultaneous mortgages. A bridge loan can be a useful tool for buyers who plan on selling but who need financial flexibility in a hot housing market.&nbsp;]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1197</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>Property Disclosures</title><link>http://www.pwatson.com/1196</link><description><![CDATA[Disclosing all known defects about your home, no matter how trivial, is your best defense against any potential legal problems down the road. In some cases what you must disclose is outlined by the state, in other cases disclosure requirements are specified as those defects to your property that a  [...]]]></description><content><![CDATA[Disclosing all known defects about your home, no matter how trivial, is your best defense against any potential legal problems down the road. In some cases what you must disclose is outlined by the state, in other cases disclosure requirements are specified as those defects to your property that a buyer can reasonably expect you to be aware of, particularly if you live in the house.Seller disclosure obligations vary from state to state, so it&rsquo;s best to work with a Realtor who can guide you through the disclosure process. While it&rsquo;s critically important that to make your best effort to fully disclose everything you know about the property, just because you&rsquo;re selling your house doesn&rsquo;t make you and all of your personal information an open book. Check with your Realtor to learn about the type of information that isn&rsquo;t considered to be a material fact.Generally most state-mandated disclosure laws require that you provide to the best of your knowledge written disclosure of all known material facts that may affect a homebuyer&#39;s decision to buy the property, including those facts that may affect the price they are willing to pay for the property . A material fact can include a fact about the house, its condition and or any related legal issues that could negatively impact the property&rsquo;s value.Common problems and defects include information about the general condition of the home, physical defects (a basement that&rsquo;s prone to flooding or a leaky roof), legal problems (whether the new bathroom is up to code and permitted), pest or fungus damage, and relevant environmental or seismic hazards. Items you&rsquo;re likely to find on the required disclosure form include:Structural issues, including code violations or a cracked foundation.Geological issues, including whether the home is situated in an area prone to flooding, landslides or earthquakes, or if the home is built on expansive or shifting soil.Environmental issues, including whether the home is situated near an airport, landfill, or some other undesirable facility; any mold or mildew problems.Operating condition of any built-in appliances or other appliances included in the sale.The overall conditions of the property&rsquo;s plumbing and electrical systems, age of roof and its components, and any other major systems including sewer and septic.Information about homeowners insurance claims that have been filed within the past five years.Leave nothing out and mitigate the potential for post-closing issues that could blow-up into an expensive lawsuit. Being completely honest about any potential or current problems may motivate the homebuyer to ask for a price reduction, an allowance for repairs or that the actual repairs are completed prior to settlement. While no home seller wants to deal with these issues, it&rsquo;s unlikely that any seller can avoid providing some negative disclosure information because no house is perfect or without problems.Consider obtaining a pre-sale home inspection. The extra set of eyes will provide you with more information about your property&rsquo;s condition, and presenting the homebuyer with an inspection report in addition to your disclosure forms will strengthen your position as an informed and cooperative home seller who&rsquo;s made the best effort possible to fulfill disclosure requirements. ]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1196</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>An Irresistible Home Starts at the Curb</title><link>http://www.pwatson.com/1195</link><description><![CDATA[The old saying about making a good first impression couldn&#39;t be truer than when you are selling your home. That first impression has to create interest from the moment a buyer drives up to your home. Curb appeal is that subjective, intangible quality that entices buyers to think emotionally ra  [...]]]></description><content><![CDATA[The old saying about making a good first impression couldn&#39;t be truer than when you are selling your home. That first impression has to create interest from the moment a buyer drives up to your home. Curb appeal is that subjective, intangible quality that entices buyers to think emotionally rather than logically. Perhaps it&#39;s the way the home sits on the property, or the mix of clapboard and fieldstone. It may be the expanse of grass carpeting, the stately columns, or the boisterous symphony of greenery and brilliantly colored flowers. In any case, it&#39;s love at first sight.&nbsp; How can you tell where your home registers on the curb appeal scale? One way to find out is to take pictures of your property from various angles. Show them to friends, family, colleagues, anyone known for providing painfully objective feedback. Find out what&#39;s appealing about the home and grounds, and what needs improvement. Take the photos to a nursery for a professional landscaper&#39;s opinion. Even more important, consult your real estate professional. A local real estate professional has experience selling homes in your area and can be a great resource. Ask the agent to walk around the property with you and view it from across the street. Develop a &quot;to do&quot; list to bring your home up to show condition, then brainstorm easy, cost-effective solutions.&nbsp; Surprisingly, even small enhancements can make a big difference. Building on your home&#39;s curb appeal might be as easy as replacing a broken screen and planting a few flowers near the front door. &nbsp; Here are some ideas to get you going.&nbsp; Paint and polish. A fresh coat of paint breathes new life into a tired-looking home. If your home looks dull or suffers from peeling, cracked or chipped surfaces, a paint job is a great investment. Many real estate professionals suggest using neutral colors such as white or gray. Whether or not you paint, you&#39;ll want to polish the doorknocker and mail slot on the front door, as well as any light fixtures by the entry.&nbsp; Go over the grounds. Mow and edge the grass, and trim the trees and bushes. Also, clear away dead leaves and flowers, and mulch and weed the beds. Check to see that tree branches are not touching the home&#39;s roof or outer walls. You can spruce up the property by hanging flowering baskets and placing planters of flowers in strategic spots. Don&#39;t forget the side and back yards. Add some flowering plants to the back as well. &nbsp;Make needed repairs. See if anything is unhinged, loose or just an eyesore. Fix everything including broken fencing, windows and screens. Try the doorbell. Check stairs and railings. Test doors for squeaks and rusted hinges. Don&#39;t forget to take a critical look at the property at night. Make sure the lights work, and replace dim and burned-out bulbs. &nbsp;Unclutter. Tidy up the deck, patio and back yard. Rearrange the outdoor furniture to look inviting. Put away gardening tools. Clean up the barbecue area. Eliminate any &quot;evidence&quot; of Fido, and restrict him to the back yard when showing the home. Move extra vehicles from the view of passersby. &nbsp;Clean. You want buyers to think the home has been well maintained. To make a bright impression, clean the windows, inside and out, wash down the walks and driveway, and hose down the siding. Clean outdoor furniture and cushions. Check for oil spots on cement surfaces, especially the garage floor. &nbsp;Remember, a sale can be made or lost as a direct result of your home&#39;s curb appeal. Exert a little elbow grease now and you&#39;ll captivate buyers at the curb. It&#39;s a sure way to a quicker sale.]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1195</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>Getting Your Home Into Showing Shape</title><link>http://www.pwatson.com/1194</link><description><![CDATA[The first impression your home makes on a potential homebuyer likely will be a lasting one. Preparing your home for showing doesn&rsquo;t mean spending a lot of money or making any major changes or improvements, but it does mean cleaning up your home&rsquo;s interior and curb appeal.Your home&rsqu  [...]]]></description><content><![CDATA[The first impression your home makes on a potential homebuyer likely will be a lasting one. Preparing your home for showing doesn&rsquo;t mean spending a lot of money or making any major changes or improvements, but it does mean cleaning up your home&rsquo;s interior and curb appeal.Your home&rsquo;s exterior is the first priority. If a drive-by home shopper likes what he sees on the outside, he&rsquo;s more likely to have a look at the inside. Once the potential homebuyer is inside, make it easy for her to envision living in the house by depersonalizing your home&rsquo;s interior and keeping it clutter-free and squeaky-clean.TIPS TO ENHANCE CURB APPEALKeep the lawn watered, trimmed and neatly landscaped.Keep trees and shrubs trimmed.Get rid of yard clutter by storing toys, garbage cans, barbeques, wheelbarrows.Store unused cars and RVs elsewhere.Consider applying a fresh coat of paint to the trim and the front door, and if warranted, the entire front of the house.Keep all of the windows sparkling clean.Make sure all exterior lighting works and in the evenings give your home a warm and inviting feeling by leaving the lights on.KEEP THE INTERIOR CLEAN AND CLUTTER-FREEGet rid of the clutter. This means getting rid of or storing unused or excess items and furniture. Nothing turns a potential homebuyer off more than a home that is packed with furniture and clutter.Rearrange your furniture to compliment the room, making it look bigger and enhancing flow from room to room.Gut your kitchen and bathroom cabinets and under-the-sink areas. Make sure the essentials you keep, cleaning supplies, cookware, dishes, flatware, toiletries and linens, are kept neatly organized.Keep the kitchen and bathroom countertops clean and clutter-free, leaving out only the essentials and make sure those are neatly organized.Set up your bathrooms with new towels, keep fresh soap in the shower and sink areas.Repair any leaking faucets, running toilets or other systems the homebuyer likely will check.Minimize personal items like family photographs, trophies and other decorations that could distract a homebuyer.Maximize closet space by minimizing their contents. Again, get rid of unneeded items or put them in storage.Inspect the walls for cracks and smudges and repair or clean as needed.Consider applying a fresh coat of neutral-colored paint.Have carpets and drapes professionally cleaned. If you must replace carpeting or linoleum, pick a neutral color.Stage rooms for their intended purpose. For example, if your home office is crammed into a corner of your dining room or kitchen, move it into a more appropriate space, such as the family room.Minimize odors and stuffiness by keeping windows open and fresh air circulating throughout the house whenever possible. If you have pets, keep them elsewhere during the showing. Have your home professionally cleaned every two weeks so that it remains in sparkling clean condition.&nbsp;]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1194</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>Staging Your Home</title><link>http://www.pwatson.com/1193</link><description><![CDATA[How you live in your home and how you market your home are likely two different scenarios. You may use the corner of the kitchen as a home office, but cramming your office equipment into a nook alongside a microwave and kitchen table isn&rsquo;t the most appealing use of space from a home marke  [...]]]></description><content><![CDATA[How you live in your home and how you market your home are likely two different scenarios. You may use the corner of the kitchen as a home office, but cramming your office equipment into a nook alongside a microwave and kitchen table isn&rsquo;t the most appealing use of space from a home marketing point of view. Hiring a professional home stager in either a consulting capacity or to actually stage your home can help maximize its showing potential.Your Realtor will know whether your home is a good candidate for the design service and whether market conditions are such that staging your home would be beneficial.While design specialists can be costly, hiring a professional home staging consultant doesn&rsquo;t necessarily mean spending a lot of cash. Many consultants charge a flat fee of a few hundred dollars and in return will provide you with advice that can help you maximize your home&rsquo;s showing potential. Their advice can include a detailed breakdown of your home&rsquo;s positive qualities and trouble spots &ndash; from curb appeal to a room-by-room evaluation &ndash; and provide advice about how to minimize clutter, get organized, accentuate complimentary lighting, and where to hang some strategically placed mirrors. The consultant also may point out any repairs or problems that should be remedied before the house goes on the market.The professional home stager takes marketing your home to a higher level, covering the same territory as the consultant, but also detailing for you which furnishings and other items must be removed and how to best display the remainder. It&rsquo;s the stager&rsquo;s job to make small rooms look larger and dim rooms brighter. You can leave it to professionals to rearrange your belongings so that they best compliment your home&rsquo;s positive features and minimize its poorer qualities. Some home stagers will provide furnishings and others may use only what&rsquo;s already in the house.Here are some guidelines to help you determine whether you would benefit from a consultation or full-blown staging:Determine whether you simply need help organizing and reducing clutter or if you&rsquo;d benefit from all that home stagers have to offer. A vacant home can be a good candidate for home staging because a furnished home simply shows better than one that is unoccupied. Empty homes tend to look smaller than those that are finished. A small home or property that has an unconventional floor plan can benefit from a professional interior design specialist who can maximize the property&rsquo;s unique features.Market conditions can also dictate whether staging is the right choice for you. If the market is hot and houses are selling quickly, it&rsquo;s likely that you wouldn&rsquo;t need the assistance of a professional home stager. In a buyer&rsquo;s market, however, it may be in your best interest to pull out all the stops and beautify your property to the best of your abilities. Your property&rsquo;s overall condition also is important. If you&rsquo;re selling a fixer-upper that needs a lot of structural or other significant repairs, maximizing the home&rsquo;s flow from room to room and strategically positioning its furnishings is probably a waste of effort and money.]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1193</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>Homeownership Pays</title><link>http://www.pwatson.com/1192</link><description><![CDATA[For many Americans, the best way to build wealth is to pay down a mortgage. The multipurpose investment essentially is a &ldquo;forced savings account.&rdquo; The homeowner lives in the house and pays down the mortgage, over time the property appreciates, and eventually it can be sold and potential  [...]]]></description><content><![CDATA[For many Americans, the best way to build wealth is to pay down a mortgage. The multipurpose investment essentially is a &ldquo;forced savings account.&rdquo; The homeowner lives in the house and pays down the mortgage, over time the property appreciates, and eventually it can be sold and potentially net a tidy profit. In the meanwhile, mortgage interest rate and property tax payments are tax deductible.Mortgage payments help build a homeowner&rsquo;s net worth because a portion of the payment goes toward building equity. The hard-earned equity can be saved for the big sale, or it can be tapped to obtain low interest home equity loans. The lower interest loans can be used for a variety of expenses including college tuition, home improvement or car payments.Mortgage interest rates and property taxes quickly add up and, the combined itemized deductions can result in a hefty tax deduction. In some cases, the amount could elevate the taxpayer beyond the minimum itemized deduction, allowing for even more itemized deductions.Homeownership also can pay tax-wise when it&rsquo;s time to sell. Through the Capital Gains Tax Exclusion, homeowners qualify for a hefty tax break if they&rsquo;ve owned and lived in the home for at least two of the five years preceding the sale. Married couples filing jointly and single owners can earn up to $500,000 and $250,000, respectively, in tax-free profit on the sale of their home.&nbsp;]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1192</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>Improvements That Make The Sale</title><link>http://www.pwatson.com/1191</link><description><![CDATA[You already know that enhancing your property&rsquo;s curb appeal, keeping the house sparking clean and uncluttered are essentials for the home showing. If you&rsquo;re thinking of going the extra mile and enhancing your home&rsquo;s amenities or appearance in an effort to garner a higher sales pr  [...]]]></description><content><![CDATA[You already know that enhancing your property&rsquo;s curb appeal, keeping the house sparking clean and uncluttered are essentials for the home showing. If you&rsquo;re thinking of going the extra mile and enhancing your home&rsquo;s amenities or appearance in an effort to garner a higher sales price or close on a quick sale, keep in mind that going overboard can be a waste of time or even a costly mistake.Applying a fresh coat of neutral-colored paint to the property&rsquo;s interior walls is the number one improvement that can make your home shine, result in a faster sale and in most cases provide a decent return on your investment. If you can afford it, consider a professional exterior paint job, which can return up to 75 percent on your initial investment.Your home&rsquo;s kitchen and bathrooms are the rooms homebuyers will scrutinize the most. Upgrading their appearance by refinishing dingy cabinetry and replacing the hardware, throwing down some new flooring and slapping on some fresh paint can work wonders. Keep in mind that you want prospective homebuyers to be able to easily imagine living in your home and this means keeping colors neutral and fixtures simple.Other simple enhancements include brightening the home&rsquo;s interior with some new light fixtures and new electrical cover plates; professionally cleaning the carpeting or if necessary, replacement. Try planting a few strategically placed shrubs or flowerbeds; and brightening up doors with shiny new hardware and doorknobs. Your Realtor is an invaluable source who can tell you more about what is selling in your neighborhood. He or she knows which upgrades sell and which amenities homebuyers in your market are looking for; and most importantly, where your home stacks up against the competition. If most of the for-sale homes in your neighborhood feature freshly swept chimneys and new HVAC units, you may want to consider offering the same. Keep in mind that not all home improvement projects are equal when it comes to enhancing a property&rsquo;s salability.Home repairs or maintenance, for example, shouldn&rsquo;t be confused with home improvements. Homebuyers expect the home&rsquo;s plumbing and electrical systems to work properly and safely, and they won&rsquo;t want to buy a house with a roof that leaks. It&rsquo;s worth the effort and cost to get these systems in order but don&rsquo;t expect to recover the cost associated with these repairs. However, making sure the property&rsquo;s systems are in ship- shape will improve its overall marketability. Homebuyers like homes that are in move-in condition and that means one with a working furnace and hot water heater. Definitely avoid costly luxury upgrades like a swimming pool or hot tub or an elaborately landscaped yard. While these types of amenities may make your home more appealing to homebuyers and ultimately could tip the scales in your favor, it&rsquo;s unlikely that you will recoup the cost of such upgrades.&nbsp;]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1191</guid><dc:creator>PhilipWatson</dc:creator></item><item><title>How Your Credit Score Affects Your Buying Power</title><link>http://www.pwatson.com/1190</link><description><![CDATA[Equifax, Trans-Union and Experian are the three credit bureaus that score your credit rating. They each monitor your payment history, outstanding debt, duration of your credit history, types of credit used and new credit accounts.Your combined credit score is one of the most important factors in  [...]]]></description><content><![CDATA[Equifax, Trans-Union and Experian are the three credit bureaus that score your credit rating. They each monitor your payment history, outstanding debt, duration of your credit history, types of credit used and new credit accounts.Your combined credit score is one of the most important factors in determining whether a lender will provide you with a mortgage loan because it helps the lender determine your default risk. The size of your down payment and your debt-to-income ratio also are primary factors that lenders take into serious consideration.Credit scores tend to range between 500 and 800. The lower the credit score, the more likely a borrower will default on a loan. If you&rsquo;re at the lower end of this spectrum, you may need to clean up your credit in order to qualify for a home loan, or you may have to shop some of the more costly programs that factor your increased default risk. Conversely, a favorable credit score may provide you with access to lower mortgage interest rates and a generous array of loan options and terms.It&rsquo;s imperative that you get copies of your credit reports from all three credit bureaus as soon as possible because the reports can contain errors that may take months to resolve. There are plenty of online resources &ndash; including some of the major credit bureau Web sites &ndash; that for a fee will provide a combined credit report.You can get your credit report in shape by taking a number of precautions: fix errors, avoid opening new accounts or making any large purchases, a new car, for example, and keep existing credit-card balances low. Moving debt around from one credit card to another doesn&rsquo;t fool anybody and it can adversely affect your credit score if some of the credit cards are then maxed out.]]></content><pubDate>Tue, 16 May 2006 23:00:00 -0700</pubDate><guid>http://www.pwatson.com/1190</guid><dc:creator>PhilipWatson</dc:creator></item></channel></rss>
