Marsha Buxton

You should consult with a reputable local lender to discuss your options. Your ability to get a mortgage will depend on so many factors, not just one credit score. You may also want to consult your divorce attorney because it sounds like you may need to purchase your ex-husband's portion of the home if it was to be sold and the proceeds divided between you per the divorce decree. Most mortgage lenders need 3-4 weeks of escrow to complete a new mortgage, but again, that's when you should consult a highly rated and reviewed mortgage lender. If you need a referral to one, please message me and I can see if my preferred lender has a referral to your area.

My recommendation would always be to get it inspected by a highly rated/reviewed roofer or one recommended by your REALTOR. Get the inspection report in writing so that you have documentation to provide to a potential buyer. In our area, the roof needs to be performing correctly. A buyer's inspection report can come back with nail heads not caulked, flashing issues, lifted shingles, etc. not just concerns about the age of the roof. A buyer's main concern is whether or not the roof is insurable by the buyer's insurance company. This is where the documentation and any needed repairs are completed will be valuable for the sale of your home. According to the Huntsville Area Association of Realtor's forms, if the roof is not a major defect, a hazardous condition or is functioning properly, the buyer does not have grounds to just "walk away" from a transaction because they want a new roof, provided the roof is insurable. The more information you can provide upfront to calm any buyer's anxiety over the age of the roof, the better, but be prepared to do any repairs. Unfortunately, homes with older roofs usually result in higher insurance rates. See if there was any environmental damage to the roof and if so, submit to your insurance company to see if they will cover the cost. We always recommend that our sellers have their home pre-inspected by a reputable home inspector and roof inspector prior to listing their home for sale so that they don't get blindsided with costly repairs after negotiating their lowest price. I have a fabulous roofer I can recommend that I use personally if you need a referral in our area. I am in the Huntsville metro area.