Steve Ruby/ wcs Lending steve ruby ordered an appraisal from jim fish,but once the value came back to low he had the appraisal canceled,i paid for this appraisal upfront to the appraiser,so steve ruby will not reimburse the 300.00 dollars for the appraisal saying he has nothing to do with it . Southfield Michigan

I do not work for WCS but I work in the industry. Ryan, it is typical that the borrower pay for the appraisal. Your lender has nothing to do with the value of your home and it's illegal to dictate value to any appraiser. This is a highly regulated industry. You are, by law, entitled to a copy of the completed report. If the inspection was never done, then you should receive a refund from the appraiser, who has all of the money. Again, do some homework, look up assessed value in your area, on your home, look up local sales too. This should gauge where your value will fall. Even better, work with a lender that has appraisers that will do a "COMP CHECK" prior to you spending a dime. Just because you love your home and think it's the greatest home on the block doesn't mean it will appraise. Take the emotion out of the equation and you'll have a good handle on what you can borrow.

Appraisers are required to communicate the results of appraisals in writing - in the case of appraisals done in pursuit of a mortgage, it is usually prepared on a FNMA form (FNMA Form 1004 is the most commonly used for single family homes)

From your description, it sounds as if the appraiser gave the mortgage broker a value over the phone without completing the report. This would definitely not comply with the appraisal reporting requirements under the Uniform Standards of Professional Appraisal Practice (USPAP - pronounced "Use Pap"). If this is the case, you should file a complaint with the respective State Appraisal Board (just search google for " appraisal board")

If the appraisal WAS completed, then under Fair Lending Laws the mortgage broker MUST provide you with a full copy.

adam shapiro ceo of wcs in michigan resolved the issue and i would say his company is a sound company, and he is a man of good integrity, i was refunded the money.Steve ruby on the other hand is a man i would not suggest you do business with, on whole wcs lending is a good company.there leadership handles problems with eloquent tact.

adam shapiro ceo of wcs in michigan resolved the issue and i would say his company is a sound company, and he is a man of good integrity, i was refunded the money.Steve ruby on the other hand is a man i would not suggest you do business with, on whole wcs lending is a good company.there leadership handles problems with eloquent tact.