Maggie Flartry-Kaminski

Broker, CEO - Century 21 Select Group

The month of May is not normally considered a peak time to visit the Poconos.  All the better to take advantage of the wildflowers, hiking trails and panoramic views with out the crowds.   Mountain biking at Brady’s State Game Lands – 25,000 acres or down the Lehigh Gorge trail,  can expose you to River vistas and wildlife.  Reminds me of the time my husband John and I were back in Bradys.  Bikes are quiet,  so it was no surprise when we stopped just short of two young bucks frolicking in the meadow.   We watched them for 10 minutes without being spotted.   Or the time John kicked up a flock of turkeys and managed to cycle down the road in the midst of them – it was awesome. 

 For the sportsman, Spring Gobler is in full swing and ends on May 31^st.  May 7 is opening day for walleye and saugeye.   Trout season kicked off on April 16^th.   Get loads of info and places to fish at http://www.fish.state.pa.us/  

 May 7^th – Southside Johnny and the Asbury Jukes  8:00pm at the Sherman Theater on Main Street in Stroudsburg. Southside and his band, the Asbury Jukes, worked on growing their reputation as a dynamic live blues band through the late 60′s and early 70′s.   www.ShermanTheater.com

If you are into hiking, check out the PoconoOutdoorClub.org.  May 7 they will be hiking Devil’s Hole.  I was lucky enough to know the people that owned the acreage adjoining the State Game Lands and spent much of the Summer I turned 19 and 20  camping along this pristine Mountain Stream with native brook trout.   Nothing like a group of good friends, acoustic guitars and a crackling fire, not to mention the tale of Devil’s Hole best enjoyed at midnight around a campfire!   What I found most interesting in hiking the stream was following it to its source at the top of a mountain. 

If you are into nature and hiking, check out Monroe County Environmental Education Center’s Kettle Creek Wildlife Sanctuary near Bartonsville.  www.mcconservation.org

May 18 – A Spring Bog Walk through the blooming Tannersville Cranberry Bog will be led by a naturalist from the Monroe County Environmental Education Center from 1:00 to 3:30pm. The bog is special as it is a northern boreal bog, which is very unique for this part of the country. Protected by The Nature Conservancy, the Tannersville bog is a National Natural Landmark.

Ok – I know, this is a real estate blog!   I suppose I should speak to real estate in the Poconos.  Another reason to enjoy nature;  the real estate market has not bounded back yet – so take the time to enjoy your natural playground until sales pickup.    The winter was tough with all the snow and the cold temperatures.  Our Ski Rentals did well and the season went well into March.  But the resale market is struggling.  Thankfully our agents’ “per person production” is double our competitors.    And our core of Full Time, Professional Agents are loyal and hard working.  There is something to be said for a company where each office has a strong Team Spirit.

Two things that I attribute to our great company team spirit:

1.      A strong presence in 10 different markets of the Poconos.  When our sellers need to see their agent, they don’t have to travel 45 minutes – their agent is only 10 minutes away.  What makes a real estate office think they can have one centralized location to handle a geographic area as large as the Poconos?  What if my seller needs a notary, needs to meet with me to revise paperwork, wants to chat and get some advice or just needs to fax something or make a copy?   If the seller is in Blakeslee, do you think he wants to travel to Stroudsburg for this complimentary service, I don’t.   That’s not service – that’s disservice. 

2.  Seeing each other face-to-face.  I know some companies tout that you don’t ever have to come in the office.  That can work OK for the top agents that really roll at their own pace and don’t need a lot of interaction, support and learning.   But let’s face it, each office’s top agents are a select few.  What about the rest of the agent population, sharing and learning from each other.  The middle producers are the back-bone of any real estate company.  And the team grows stronger as they work together. Don’t get me wrong – we are a very progressive and technology oriented group and we supply all the tools to work from home – Forms online, Transaction Management with secured document storage allowing agents to access files from home,   free online training and webnars, fantastic 21online, web based resource center.   Combine that with the face-to-face interactions and you have a dynamic – unparalleled by any of our competitors.  It’s what we all need in a slow market.  I hear that some offices’ morale is really low.  The slow market can do that – but come into our office and find energy and enthusiasm with agents always looking to grow and find new ways to capture the business.

Lucille M. Richmond

Associate Broker/Managing Partner

CENTURY 21 Select Group

Author –  Carla Cross

As the “new normal” real estate market begins to emerge, real estate coach, speaker and author Carla Cross offers tips for Realtors® to be successful. 

Cross, president of Carla Cross & Co. ^[1] in Washington and a frequent speaker at National Association of Realtors® (NAR) conventions, said Realtors® will have to pro-actively lead generate, have an active database and be practiced and packaged with good sales skills and presentations. Cross added Realtors® should devote more than 30 hours a week, coming to work every day to sell real estate because the consumer has rejected the part-timer. 

In addition, Cross said to thrive in the new market, Realtors® need to:

• Become early adopters. In this era of rapid change, Realtors® can’t afford to lag behind. If you’re still waiting for 2007 to come back, you’re going to have a long wait! Instead, list three things you’re going to do for the first time this year and put deadlines on them.
•  
• Work hard. It’s amazing that some agents think they can make lots of money but only work 10 a.m. to 2 p.m. four days a week (and no nights and weekends). In this new market, the person who doesn’t commit 40 to 50 hours a week can’t deliver what the consumer wants.  
•  
• Inspire trust. You can’t sell anything of value to anyone without inspiring trust in them. The California Association of Realtors®’ 2009 survey of buyers showed the overall satisfaction rating plummeted in just six years. We need to recognize trust in real estate agents has eroded greatly. As a Realtor®, you need to have specific actions to re-establish trust with your would-be and present clients. People are looking for someone they can count on and we’re in a personal service business. What we have to offer our clients is invaluable. Develop, nurture and value your trust quotient.

“This is an opportunity to take a fresh look at how you do business,” Cross said. “Re-commit to excellence and mastery and you will re-vitalize your career.”

Here are a few tips for updating the look of a listing to refresh its content and grab the Buyer’s attention during the Winter Season;

Pictures say it all!

A great way to have a Buyer not “click thought to the next” listing while they are browsing online is to update the pictures shown with a listing to reflect the current season.

A great effect that can be used is after a fresh snow fall, at dusk, when there is still a little light outside,  turn all the lights on in the home that are visible through the windows from the outside. Take an exterior shot of the home to show a warm and cozy invitation to view the home further. Make sure to turn off the flash while taking the picture and use a tripod to reduce blur. Also, open up all the blinds and curtains to show glimpses of the inside – create curiosity.

 If nothing significant in the home has been changed then updating interior pictures is not necessary. However a fresh look at the rooms in the home may renew interest in a Buyer that has viewed the home before.  New pictures will also help increase the traffic to the home’s listing by providing fresh content for internet search engines. Be cautious though, pictures with holiday decorations may put-off a Buyer and if they are not managed in a timely way can date the look of the home. The written description of the home on website listings should also be updated regularly to increase views of the property on real estate websites.

While showcasing a home during the Winter season creates an “in the now” effect make sure to still include pictures of the home, deck, porch and garden during the warmer months – create anticipation.

Drive By Showings

A drive by showing of a home may happen with or with out the Seller or Agent’s knowledge. It’s an easy way for a Buyer to narrow down which houses they want to view completely from a long list they may have compiled from browsing websites. Buyers will decide which house they want to view based on their first impression of the outside of a home.

Here are some Curb Appeal tips to make a home it’s most attractive in the stark landscape of Winter;

In Winter time most potential Buyers will be viewing properties just before, during and just after dusk. Make sure to have the driveway, paths, decks & porches clear of snow and ice. Use clear outdoor flood lighting to accent interesting architectural aspects, evergreen landscaping and outdoor entertaining areas.

Get the Buyer thinking of Sunnier days and Summer entertaining by keeping the deck and outdoor entertaining areas “set up”. Use outdoor friendly fabrics on weather friendly furnishings that mimic the decorating scheme from inside the home. Landscape lighting can add to outdoor spaces even in winter time if it’s pointed to high light an evergreen or sculpture item.  This extra touch will make a wonderful story like effect when viewing it from inside.

Evergreens come in may shades and textures adding interest to a sleeping garden. A winter garden does not need a lot, just a few bushes, topiaries or small trees can add interest and depth to an otherwise blank space. Since it’s too late to plant an evergreens now see about using potted evergreens, remember, just a few, keep the grouping in odd numbers and the impact will be immediate.

Color used wisely can add wonderful touches to the outside of a home. Make the front door a focal point with a Winter wreath made of willow and evergreen with touches of deep purple. Stay away from holiday themed wreaths as they can not be left out through the whole of the season. If there are window boxes use evergreen cuttings and add in some foliage items from the cabbage family to add a wonderful deep purple touch. If purple isnot a favorite color check out Winter color palettes to find a color that will pop but remember to stick with colors seen in nature.

With these tips and regular attention you can create a wonderful winter setting around a home and market it for all four seasons!

“CENTURY 21 Select Group joined the CENTURY 21 System in 1978 and has established a solid and successful real estate firm in the Pocono Mountains of Northeast Pennsylvania with a reputation for its local market knowledge and high quality customer service,” said Maggie Flartey, broker/owner of CENTURY 21 Select Group.

Joining the CENTURY 21® System as single office since 1978, CENTURY 21 Select Group now consists of 14 offices, making it the largest real estate company in Northeast Pennsylvania.   Earning Centurion Office Designations and Pinnacle Quality Service Awards, CENTURY 21 Select Group is also a proud supporter of Easter Seals. The offices have raised $18,000 for the organizations through various fundraisers including a car raffle and 5k run.

“Century 21 Select Group is proud and excited to continue our affiliation with the CENTURY 21® System. We are looking forward to continuing to provide our award winning services.” said Bob Bossuyt, Broker/Owner Century 21 Select Group Pocono Pines & Pocono Lake.

CENTURY 21 Select Group is headquartered at Route 115, Blakeslee and offers full-service real estate capabilities, specializing in residential sales in 10 locations throughout the Poconos and the surrounding area. 

About Century 21 Select Group

CENTURY 21 Select Group, www.century21selectgroup.com, is a full service real estate brokerage company with more than 140 associates serving throughout the Pocono Mountains and Delaware Highlands of Northeastern Pennsylvania.

© 2010 Century 21 Real Estate LLC. CENTURY 21® Is A Registered Trademark Licensed To Century 21 Real Estate LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each CENTURY 21 Office is Independently Owned and Operated.

 The PA House of Representatives will not consider Senate Bill 1481, which would prohibit private transfer fees (PTFs), because the legislature cancelled all votes through the end of the year.

The House was expected to return to session Monday, following this week’s general election. With the cancellation of voting days, Senate Bill 1481 is dead.

“We’ll have to regroup and prepare for another battle next year,” said Derenda Updegrave, PA Association of REALTOR®’s director of government affairs. “REALTORS® sent a strong message that private transfer fees are harmful to consumers. We had an incredible response from our members throughout the state. Legislators received more than 6,000 e-mails and phone calls during PAR’s calls-to-action. REALTORS® told legislators how important this legislation is and the negative impact private transfer fees will have on real estate consumers.”

The PA Association of REALTORS® (PAR) has been working to prohibit private transfer fees in the commonwealth. States across the country have been fighting private transfer fees, which will cost unsuspecting homeowners thousands of dollars in additional closing costs.

These private transfer fees are part of a covenant attached to the property deed that forces the seller to pay 1 percent of the purchase price to a private third-party entity every time the property sells over the next 99 years.

“We still believe that private transfer fees are detrimental to the consumer,” said PAR President Don Roth. “These fees add another unreasonable hurdle for the homeowner to the already overwhelming process and cost of selling property. Consumers may lose further equity in their homes when private transfer fee covenants are attached to the properties.”

Nineteen states have already passed legislation opposing private transfer fees.

These fees are being fought by a national coalition of 20 organizations called the Coalition to Stop Wall Street Home Resale Fees. The organization includes the National Association of REALTORS® (NAR) and the American Land Title Association and recently the Consumers Union and the Consumer Federation of America have announced they have joined the coalition.

Vince Caputo of Century21 Select Group of Broadheadsville is embarking on a state of the art way to reach out to new clients and the community at large beginning February 11^th and every Thursday night there after with the airing of ?Pocono Homes Live? via the internet. Vince will host the LIVE call in show which begins at 7:00 PM. The hour and one half hour weekly presentation will combine live call in customers and online text chat panels giving all participants the opportunity to ask questions about area real estate issues or possibly building on a new buyer/seller/realtor relationship.

The communication between Vince and all new clients will be predicated on abiding with all Real Estate laws and required Consumer Notices and also be restricted to those who are not already working with a realtor. With that said, even those customers of other realtors can call in to obtain very general and non-specific answers to questions.

Vince will also have a guest speaker each week from area businesses who?s services closely relate to home ownership and maintenance. The guests will cover various topics including security, home renovation tips, energy conservation and mortgage and financing questions. The website can be accessed at 6:55 PM on Thursday evenings at

http://www.stickam.com/poconohomeslive 

 The live broadcast will begin promptly at 7PM. Feel free to log in at 

http://www.Stickam.com

 Anytime prior to the broadcast to obtain a FREE user screen name should you wish to use the online chat panels.  

( PA Lic# RS311561)

 There are four steps to achieving this designation. 

1.        Successful completion of the two-day Accredited Buyer’s Representative (ABR®) Designation Course, including an 80 percent passing grade on the exam. 

2.        Successful completion of one of the ABR® elective courses, including an 80 percent passing grade on the exam.

3.        Documentation verifying five (5) completed transactions in which the ABR® candidate acted as a buyer’s representative. 

4.        Membership in good standing in the Real Estate Buyer’s Agent Council (REBAC) and the National Association of REALTORS®.

Hope has been affiliated with the Blakeslee office  since May of 2008 after a brief affiliation with a local independent. 

 ”I am truly proud of Neal’s accomplishments with our company. His honesty, integrity and hard work are evident in his level of success with our company. Gaining her ABR is another step in building a highly successful career with us.” said Maggie Flartey-Kaminski, Broker Owner

Some major changes have been incorporated into a new PAR Standard Agreement for the Sale of Real Estate (ASR) which will be available later this year.

Last updated in 2005, the new Agreement of Sale includes:

• Expanded and reorganized broker blocks which have been changed for clarity and ease of use
• Updated mortgage contingency paragraph to include an appraisal contingency clause
• Changed format for handling inspections to include more inspection contingencies and allow for a variety of circumstance
• Reduced default time for inspections to 10 days
• Change in language to dictate what will happen to escrow monies in response to the new Real Estate Licensing Registration Act (RELRA) changes
• Mandatory buyer/seller mediation as compared to the current agreement where the buyer/seller can waive mediation.

The revised form was recently approved by the PA Association of REALTORS®’s Standard Forms Oversight Committee and will require final changes prior to its publication.

As in the past, Guidelines for the Agreement of Sale, which explains how to use the ASR form, will be available when the form is published.

 Maggie Flartey Kaminski, Broker Owner of Century 21 select group is proud to announce Hope Fogarty has earned the Accredited Buyer Representation designation from the National Association of Realtors.   The Accredited Buyer’s Representative (ABR®) designation is the benchmark of excellence in buyer representation. This coveted designation is awarded by the Real Estate Buyer’s Agent Council (REBAC), an affiliate of the National Association of REALTORS®, to real estate practitioners who meet the specified educational and practical experience criteria. 

 There are four steps to achieving this designation. 

1.        Successful completion of the two-day Accredited Buyer’s Representative (ABR®) Designation Course, including an 80 percent passing grade on the exam. 

2.        Successful completion of one of the ABR® elective courses, including an 80 percent passing grade on the exam.

3.        Documentation verifying five (5) completed transactions in which the ABR® candidate acted as a buyer’s representative. 

4.        Membership in good standing in the Real Estate Buyer’s Agent Council (REBAC) and the National Association of REALTORS®.

Hope has been affiliated with the Blakeslee office  since May of 2008 after a brief affiliation with a local independent. 

 ”I am truly proud of Hope’s accomplishments with our company. Her honesty, integrity and hard work are evident in her level of success with our company. Gaining her ABR is another step in building a highly successful career with us.” said Maggie Flartey-Kaminski, Broker Owner

~ Ivette Pigatt Joins the Century 21 Select Group Team ~

Moscow, Pennsylvania, November 2009 – CENTURY 21 Select Group is pleased to announce that Ivette Pigatt has joined the CENTURY 21® team working in the Moscow Office at 133 N. Main Street, Moscow. 

“We are thrilled that Ivette has become an integral member of the Moscow team.  Her professionalism and knowledge will definitely be an asset.” said Terri Ditty, Broker/Owner.  “It’s an exciting time to be with the CENTURY 21^® System as we continue to increase our presence in North Pocono.”

Ivette is a licensed agent in the State of Pennsylvania and has eight years of real estate experience.  She began her real estate career in Monroe County after spending 15 years as a Financial Specialist in the New York, New Jersey, and Pennsylvania financial markets. 

Ivette Pigatt

The Pigatt family relocated to Mt. Pocono in 1996 from New York.  They have resided in Clifton Township for the past four years.  

 Her transition from financial specialist to Realtor has been very rewarding.  She excels in working with clients and assisting them in buying and selling their homes and meeting goals for their future.  Client satisfaction is her main priority. 

 Buyers and sellers alike can trust Ivette to provide the insight, service, and support they need to make informed real estate decisions.  She has the expertise to make your real estate experience comfortable and pleasurable.  Give Ivette Pigatt a call at toll free 866-917-1818 or on her cell phone 570-801-8059 today.  She can also be reached at ivette.pigatt@century21.com.  You Will Be SOLD!

Visit www.century21.com to learn more about the 2009/2010 Extended Home Buyer Tax Credit.

1 Source: H.R. (1) UNEMPLOYMENT COMPENSATION EXTENSION ACT OF 2009. Please remember to consult a tax professional for details. Credit expires April 30, 2010.

Add real estate as a medium for the growing trend of Internet scams.

Several Pennsylvania REALTORS® have recently discovered their names being used by Internet scam artists, particularly on the popular site Craigslist.com. The scammer often “adopts” a REALTOR’S® identity and uses it to trick unsuspecting consumers into sending deposits for apartment or home rentals.

The sophistication level of the scams continues to increase as these con artists lift property photos from the REALTORS®’ web sites, load them onto Craigslist and try to lure consumers into sending them deposits.

Nils Frederiksen, spokesperson for the PA Attorney General’s office, said, “The office has seen every form of financial scam more than double in the last two years. People are getting burned as both buyers and sellers.”

Fredericksen said if a REALTOR® is using the Internet to do business, he/she should make it a priority to find out what’s on the Internet about him/her. “These days you have to not only market your listings online but almost counter-market your information,” he said. “It behooves you to do a Google search on yourself to see if someone’s blogging about you or if someone is falsely using your name or information.”

Adding a watermark to photos, perhaps the REALTOR’s® web site, also makes it harder to use the photo illegally, Fredericksen advised. “You want to make it as difficult as possible for someone else to copy your information,” he said.

Fredericksen said if a REALTOR® suspects someone in his community is conducting this type of crime, they should contact their local law enforcement. Many times, however, this type of Internet crime involves people overseas and that makes it a federal crime.

If a REALTORS® discover their identity has been falsely used, they should file complaints with the Internet Crime Complaint Center (IC3), a partnership between the Federal Bureau of Investigation (FBI) and the National White Collar Crime Center (NW3C).

The PA Attorney General’s office tracks such crimes and REALTORS® may file complaints online or call 800-441-2555.

If it appears that an item posted for sale on Craigslist may be part of a scam, e-mail the details to abuse@craigslist.org including URL (or 10-digit post ID number) in the message. Craigslist advises contacting the Federal Trade Commission (FTC) online or at 877-382-4357.

Story at a Glance

If a Census worker knocks on your door, they will have a badge, handheld device, Census Bureau canvas bag and confidentiality notice
• Census workers do not need to go into your home
• Census workers are currently only knocking on doors to verify address information
• Do not give your Social Security Number, credit card or banking information to anyone, even if they claim they need it for the U.S Census
• Census workers will not contact you by e-mail, so be on the lookout for e-mail scams impersonating the Census

THIS IS PRETTY BAS IC ADVICE; BUT, IN TODAY’S TIMES, I CAN SEE IT COULD LEAVE AN OPEN DOOR FOR PASSING OUT YOUR PRIVATE INFORMATION.

 WARNING: 2010 Census Cautions from the Better Business Bureau
 
Be Cautious About Giving Info to Census Workers 

     With the U.S. Census process beginning, the Better Business Bureau  (BBB) advises people to be cooperative, but cautious, so as not to  become a victim of fraud or identity theft.

The first phase of the  2010 U.S. Census is under way as workers have begun verifying the  addresses of households across the country. Eventually, more than  140,000 U.S. Census workers will count every person in the United  States and will gather information about every person living at each  add ress including name, age, gender, race, and other relevant data.how do you tell the difference between a U.S. Census worker and a con artist? BBB offers the following advice:U.S. Census worker knocks on your door, they will have a  badge, a handheld device, a Census Bureau canvas bag, and a  confidentiality notice. Ask to see their identification and their  badge before answering their questions.  However, you should never  invite anyone you don’t know into your home.
 
    Census workers are currently only knocking on doors to verify  address information.  Do not give your Social Security number, credit  card or banking information to anyone, even if they claim they need it  for the U.S. > Census.  
 

     The big question is -

     If a

REMEMBER, NO MATTER WHAT THEY ASK, YOU REALLY ONLY NEED TO TELL THEM HOW MANY PEOPLE LIVE AT YOUR  ADDRESS.
 
  While the Census Bureau might ask for basic financial information,  such as a salary range, YOU DON’T HAVE TO ANSWER ANYTHING AT ALL ABOUT  YOUR FINANCIAL SITUATION.  The Census Bureau will not ask for Social  Security, bank account, or credit card numbers, nor will employees  solicit donations.  Any one asking for that information is NOT with  the Census Bureau.
 
  AND REMEMBER, THE CENSUS BUREAU HAS DECIDED NOT TO WORK WITH ACORN ON  GATHERING THIS INFORMATION..  No Acorn worker should approach you  saying he/she is with the Census Bureau.

  Eventually, Census workers may contact you by telephone, mail, or in  person at home. However, the Census Bureau will not contact you by  Email, so be on the lookout for Email scams impersonating the Census.
 
Never click on a link or open any attachments in an Email that  are 
Supposedly from the US. Census Bureau.
& nbsp;
For more advice on avoiding identity theft and fraud, visit  www.BBB.org 
 
PLEASE SHARE THIS INFO WITH FAMILY AND FRIENDS

Editor’s Note: The United States Census is a decennial census mandated by the United States Constitution.^[1] The population is enumerated every 10 years and the results are used to allocate Congressional seats (congressional apportionment), electoral votes, and government program funding.^[2] 

^Sources

GLORIA DiCINDIO, Associate Broker at the Century 21 Select Group Moscow Office recently attended Radon Training at the Ramada Hotel in Clarks Summit on September 16, 2009.   This one-day program was presented by Rutgers University Continuing Professional Education – New Jersey Agricultural Experiment Station and co-sponsored by the Greater Scranton Board of REALTORS®.  Funding was provided by the PA Department of Environmental Protection.

 Radon affects the home buyer, seller, and the real estate agent.  The radon advice you provide as a real estate agent may have risk management and legal repercussions.  This one-day program was designed specifically to help the agent better understand how radon can affect human health and how to manage the role that radon may play in the real estate transfer process.

 “This training provided me with invaluable information about radon.  It alerted me of my responsibilities as a real estate agent on how and when to discuss radon issues with my clients.” stated Gloria. “ 

 Gloria obtained brochures and presentations at the program.  She will be happy to share this information with you.   You can reach her at the office at 570-842-1818 or email her at CountOnGloria@century21.com. 

Take a look at her website at www.CountOnGloria.com. 

Facebook isn’t exempt from advertising rules
Social Media and Networking Sites *
(Facebook/MySpace/LinkedIn/etc.)

Is a REALTOR®’s Facebook profile an advertisement or a real estate communication? That answer would have to be determined after looking at the purpose and use of the site, and would ultimately be decided by the State Real Estate Commission or an ethics hearing panel in response to a specific complaint. Although there really is no “case law” to go on at this point, a good rule – using an abundance of caution – would be that if any part of the purpose is to promote the REALTOR®’s professional services or listings, then it is covered by these rules. All of the rules.
Any real estate communication on these sorts of sites should comply with the relevant rules for websites, including the appropriate inclusion of the broker’s name and phone number, and the licensee’s state(s) of licensure.
This will need to be accomplished differently for each application depending on the functionality of the site.
For example, Facebook has a spot under your profile picture to “write something about yourself.” This text field could be filled in with information stating that you are a real estate salesperson who works for XYZ Real Estate and can be reached at the following telephone numbers.
The law/regulations/Code don’t provide exclusions for using applications that don’t easily accommodate the rules, nor do they recognize an exception based on the claim that “nobody else is doing it.” If you can’t figure out a way to comply with the relevant rules, the safest approach is to not use that medium
To the extent that you are unsure of the best way to handle compliance in a particular application, be sure to check with your broker and brokerage counsel.