This sponsored column is by Law Office of James Montana PLLC. All questions about it should be directed to James Montana, Esq., Janice Chen, Esq., and Austen Soare, Esq., practicing attorneys at The Law Office of James Montana PLLC, an immigration-focused law firm located in Falls Church, Virginia. The legal information given here is general in nature. If you want legal advice, contact us for an appointment.

If you ask Black’s Law Dictionary for the definition of trial, you’ll find the dry, legal definition: a judicial examination of the issues between the contending parties. But, for lawyers and clients alike, a trial is also something much more like the definition in ordinary English – a time of testing, a time of stress, a time of temptation, and a time of loneliness. 

Preparing for trial requires both intellectual labor and psychological preparation. A lawyer has to master the facts: he has to know how his clients respond both to direct examination and to likely avenues of cross-examination; he has to know his exhibits; he has to know the opposing advocate with whom he must contend and the judge whom he must persuade. But, after the briefs are written, the exhibits are submitted, and the pretrial paper-shuffling is complete, the lawyer still has to look squarely at the summons and prepare himself.

Different lawyers have different rituals. A memorable law professor of ours likes to read the Rules of Evidence the night before trial, while sipping a single glass of red wine. (As advisable as this is on gustatory grounds, the reading material is not especially useful before immigration trials, because, in immigration court, the Federal Rules of Evidence do not apply.) When one of us worked as a legal aid attorney, he would hop in his car the night before trial and work as a Lyft driver to shake off the nerves. One of us always shines and brushes his shoes. 

Anyone else play NBA Jam in their youth? Anyone? Bueller?

Trial itself is a blur; that’s why, when we can, we send two attorneys to trial, so one can run the court, and the other can take notes, reflect, and consult with the other during breaks. Immigration court is slow to move, but, once trial begins, it can be a frenetic place – with just two hours set aside for most trials, judges and attorneys alike are keen to get the facts in the record efficiently.

Today, we go on trial at 1 PM. We’ll do our level best for our client. And so, today, we won’t be able to reply as timely as we’d like to comments and questions. But when we return from court, we will do our best to respond.


George Mason University’s new Fuse at Mason Square in Arlington, is poised to become a 345,000-square-foot collaborative and digital innovation space in the heart of the Rosslyn-Ballston Corridor.

“As Mason expands in Arlington, Fairfax, and Prince William counties, Fuse is a groundbreaking project that is redefining the modern university’s role in catalyzing business and talent growth in the region,” says Liza Wilson Durant, Mason’s associate provost for strategic initiatives and community. “With it, we are one step closer to having a destination to collaborate with partners on development of new technologies.”

Tenant occupancy is scheduled to begin in August 2024. Once open, Fuse at Mason Square will transform the innovation landscape in the region, with opportunities for students, researchers, and commercial partners to be part of an immersive atmosphere of ideation and innovation.

The opening of the building aligns with Mason’s mission of propelling Northern Virginia’s transition into a global technology hub. Fuse will also expand research opportunities at Mason, which is already classified as a top research institution by the Carnegie Classification of Institutions of Higher Education.

“Fuse will hit the mark on so many levels,” Wilson Durant says. “It will be at the nexus of all Mason does in digital innovation.”


The Arlington Talent Program (ATP)

This article was written by Exelaration and sponsored by Arlington Economic Development.

On April 23, 2024, Sydney Hanley received a phone call from her hometown of Arlington that interrupted breakfast at her sister’s Boston apartment. Little did she know that this call marked the end of her long job search. Five years earlier, her journey began with one suggestive question: “Why not try a coding class?”

She tried that and much, much more.

The Arlington Talent Program (ATP)

The Arlington Talent Program was established to address a crucial issue: the reluctance of employers to hire inexperienced candidates for high-demand tech jobs. Partnering with engineering firm Exelaration, Arlington Economic Development created a program to connect tech-savvy residents with paid trainee positions to build real software. This hands-on experience is essential for launching IT careers.

Now in its fourth semester, the ATP has trained and employed 25 residents. “We’ve enrolled an Uber driver, a grocery stock worker, a flight attendant and a veteran, just to name a few,” says Exelaration CEO Steve Cooper. “Clients want employees with real job experience, and Arlington is listening.”

Cybersecurity Focus

This semester, ATP is focusing on cybersecurity. “Arlington businesses need to secure their data, and not all have the infrastructure or knowledge,” says Cooper. The program will offer free cybersecurity checkups to Arlington and Alexandria businesses through July, providing graduates with valuable experience.

Sydney’s Journey

Sydney Hanley’s story illustrates the program’s impact. In 2019, she began her freshman year at the University of San Francisco without a tech background. Following her mom’s advice, she took a computer science class and excelled, becoming a teaching assistant the next semester. However, her path was not smooth. The pandemic disrupted her studies, and her job offer was rescinded just before graduation.

Back in her hometown of Arlington and unemployed, Sydney applied for numerous jobs with little success. Last fall, she discovered an ATP job opening through an ARLnow article and was accepted into the spring 2024 semester. After completing the program, she interviewed for a position at a small education technology company.

“The tech interview matched one of our Exelaration projects almost exactly,” she recalls. Her experience from ATP prepared her well, and she received a job offer six days later.

“I started May 6!” Sydney excitedly shared with the ATP team recently, crediting the program for providing the crucial job experience she needed. “The Arlington Talent Program adds that final critical ingredient — real job experience — to someone who already has everything else,” says Cooper.

Get Involved

Businesses interested in a free cybersecurity checkup can email [email protected]. Services are provided on a first-come, first-served basis.


Each week, “Just Reduced” spotlights properties in Arlington County whose price have been cut over the previous week. The market summary is crafted by Arlington Realty, Inc. Maximize your real estate investment with the team by visiting www.arlingtonrealtyinc.com or calling 703-836-6000 today!

Please note: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.

As of May 20, there are 140 detached homes, 28 townhouses and 134 condos for sale throughout Arlington County. In total, 25 homes experienced a price reduction in the past week, including:

3068 S Glebe Road #3068

Please note that this is solely a selection of Just Reduced properties available in Arlington County. For a complete list of properties within your target budget and specifications, contact Arlington Realty, Inc.


On Sunday, June 2, Arlington homeowners will host tours of their eco-friendly homes and sustainable gardens for the public at the annual Green Community Celebration & Tour.

These tours offer participants a chance to ask questions and gain clarity on numerable environmental practices.

Homeowners will showcase their green home upgrades, ranging from kitchen technologies to rooftop solar panels, and sustainable gardens that nurture native plants, wildlife habitat and more. Participants will be able to witness first-hand the enrichment that these features provide for the owner and the environment.

Begin your day at Central Library for a Community Welcome Event from 11 a.m. to 12:30 p.m., where you can participate in plant demos, view electric vehicles, and learn energy-saving tips. Afterward, explore the diverse disclosed locations of your neighbors’ green homes during one of the two tour shifts between 12 p.m. and 4:30 p.m. Customize your own tour by visiting sites in any order!

The tour is sponsored by Arlington County’s Office of Sustainability and Environmental Management, EcoAction Arlington, and Arlington Master Gardeners.

Register for the tour!

For questions, please contact [email protected].


This regularly scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. Please submit your questions to him via email for response in future columns. Video summaries of some articles can be found on YouTube on the Eli Residential channelEnjoy!

Question: My spouse and I are going through a divorce and we have a mortgage with great interest rate. Do we have any options that would allow one of us to be removed from the mortgage without refinancing into a higher rate?

Answer: Thanks to Paul Nagel of Main Street Home Loans for his insights in drafting this article. You can contact him at [email protected] or (703) 201-5147 for additional follow-up or any of your mortgage needs.

Going through a divorce is tough enough without having to deal with the headache of dealing with your mortgage. With over 70% of homeowners currently holding mortgages with interest rates much lower than today’s rates (source: New York Times), divorcing couples often face a difficult decision dealing with an existing mortgage.

Problem: To Refinance or Not

The common dilemma divorcing couples face these days is removing one partner from an existing mortgage without taking a huge financial hit brought on by refinancing (the most common way of removing somebody from a mortgage) into a much higher interest rate.

By not removing the departing spouse from the mortgage, it hampers the departing spouses’ ability to buy another home and exposes the departing spouse to risk of non-payment by the spouse who remains in the home.

(Potential) Solution: Specific Language in the Divorce Decree

The divorce decree can be a lifesaver here allowing the spouse staying in the home to keep the low interest rate and the one moving out isn’t financially tied to the house. Both parties need to agree and sign off that:

  • Refinancing is not required
  • The vacating spouse out isn’t responsible for the mortgage, taxes, insurance, or HOA fees
  • Both names stay on the mortgage, but only one spouse is responsible for making the payments

Other Considerations

  • Removal of Mortgage from Departing Spouses Credit: Often, the vacating spouse can contact the mortgage company to get the mortgage taken off their credit report. It’s not guaranteed, but many mortgage servicers will do this with a court-recognized divorce decree, protecting the departing spouse’s credit if payments aren’t made.
  • Separate Bank Accounts: After the divorce, close all joint bank accounts. The mortgage should be paid from an account that’s only in the name of the spouse responsible for the payments.
  • Legal Enforcement: The agreement must be signed by both parties and recognized by a court of law in the divorcing couple’s state
  • Documentation: When applying for a new home loan post-divorce, lenders will want to see all pages of the divorce decree and separation agreements. Be ready to provide these documents.
  • Consult a Tax Professional: Don’t forget to talk to a tax professional to understand any tax implications/benefits of keeping or selling the property during or after the divorce

If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

If you’d like a question answered in my weekly column or to discuss buying, selling, renting, or investing, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at EliResidential.com. Call me directly at (703) 539-2529.

Video summaries of some articles can be found on YouTube on the Eli Residential channel.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10CA


Sponsored

This column is written by the team at Arrowine & Cheese (4508 Cherry Hill Road). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup or in-store shopping. Have a question? Email thenose@arrowine.com.

I love Burgundy. And this one checks all the boxes and more. It’s “Extremely Well-Made” and “Super Affordable.” Rarely, when talking about Burgundy, are these two phrases used in the same sentence.


Kindergarten Open House
May 21, 8:30-9:15 a.m.
Register Here

Limited spaces remain for grades 1-8, please contact the school directly to inquire.

STM is a faith-centered environment serving students in grades PreK-8th using a spiritual, physical and emotional whole child approach. Students consistently score in the top 25th percentile on standardized assessments — above the national average. STM challenges its students through differentiated instruction to meet individual learning needs. STM actively incorporates STEM into the curriculum and provides a high tech learning environment.

Kindergarten Program

Balanced approach to learning through play embedded in academic-focused pedagogy. Students receive daily religious instruction through prayer, Bible stories and weekly Mass with Prayer Partners. Curriculum programs include Orton-Gillingham, Comprehension Toolkit, Daily 5, and mathematical instruction based on strong number sense. Once-weekly Specials include Art, Spanish, Library, Music, Technology and P.E.

Primary, Intermediate and Middle School

  • Grades 1-5: Explicit and directed instruction in Reading and Language Arts. Math specialist support.
  • Grades 6-8: Differentiated instruction in Reading and Language Arts and Math. Opportunities for Pre-Algebra, Algebra and Geometry.

Weekly Mass, daily Religion instruction, preparation for Sacraments, Prayer Partner program.

Spanish instruction up to 3x per week; middle school uses high school level curriculum. Educational activities include Science Fairs, Diocesan Shakespeare Festival, Battle of the Books, Colonial Day, and Fine Arts Night.

Click here to learn more about STM and to register for the Kindergarten Open House.


Sponsored

As many small businesses continue to face challenges in meeting their staffing needs, there is an often-overlooked labor market with significant potential: individuals living with developmental disabilities.

Currently, Arlington County’s Department of Human Services (DHS) supports more than 600 residents living with developmental disabilities. Many of these individuals work independently or with County-sponsored support, such as a job coach. There are countless additional residents who are not only interested in working in Arlington but are eager to thrive with the right employer and support.


Sponsored

Each week, “Just Reduced” spotlights properties in Arlington County whose price have been cut over the previous week. The market summary is crafted by Arlington Realty, Inc. Maximize your real estate investment with the team by visiting www.arlingtonrealtyinc.com or calling 703-836-6000 today!

Please note: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.


Looking to buy a home?

Assumable mortgages offer a fantastic opportunity to save thousands on your mortgage, especially in today’s high-interest rate environment. Understanding loan assumptions can set you apart from the competition and allow you to take advantage of this unique opportunity.

What is an Assumable Mortgage?

An assumable mortgage allows the buyer to purchase a home by taking over the seller’s existing loan.

All VA, FHA, and USDA loans are assumable, and anyone can assume these loan types. For VA assumptions, the buyer is not required to have VA eligibility.

Example Savings

Consider an $800,000 home with a 20% down payment:

  • A new loan at 7% interest would have a monthly payment of about $4,258 (principal and interest).
  • Assuming a loan at 75% interest would have a monthly payment of only $2,612. That’s over $1,600 per month in savings — nearly $20,000 per year!

In the current rising rate environment, it would be very costly, if not impossible, for a buyer to obtain a rate several points below market by buying down the rate on a new loan.

Lower Closing Costs

Closing costs are reduced when assuming an existing loan compared to taking out a new one. First, there is no requirement for an appraisal with a loan assumption. Second, the buyer benefits from not needing to purchase a new lender’s title insurance policy because the existing policy remains in place. Combined, these two items can save buyers a few thousand dollars in closing costs alone!

Who Can Assume a VA Loan?

There are no eligibility requirements for FHA assumptions, and anyone can assume a VA loan, even if they are not a veteran! While there are military service requirements to originate a new VA loan, almost any buyer can take over an existing VA loan if they meet the lender’s financial qualifications, such as:

  • Sufficient income
  • Good debt-to-income ratio
  • Decent credit score
  • Required down payment funds (which could be substantial if the seller has significant equity)

How to Find Homes with Assumable Mortgages 

Until recently, it was exceedingly challenging to find homes for sale with assumable mortgages. Only about 10% of homes with assumable mortgages are advertised as such by listing agents, making it extremely difficult to use keywords to find those homes online.

Fortunately, if you are a prospective homebuyer in the National Capital Region, there is a purpose-built search platform to help — AssumeList. Veteran-owned, AssumeList enables users to search through every home listed for sale with a VA, FHA, and USDA assumable mortgage. Users can view interest rates and loan balances, and filter listings based on the down payment requirement (aka cash gap). Licensed agents who use AssumeList can even search all off-market homes with assumable loans. 100% of AssumeList homes contain an interest rate below 5%; the vast majority have rates of 3% and lower.

Not only can AssumeList help you find a home, if you work with one of their expert agents you’ll receive white-glove service throughout the entire assumption process at NO additional cost! From finding a home, to negotiating the contract, through working with the seller’s lender for prompt approval… AssumeList will get the job done!

The Bottom Line

As interest rates continue to rise, loan assumptions are primed to become increasingly popular. By educating yourself about this powerful financing option, you stand to benefit and save thousands on your next home purchase.

Exclusive 10% Off Discount Code: ARLNOW10OFF


Sponsored

This regularly scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. Please submit your questions to him via email for response in future columns. Video summaries of some articles can be found on YouTube on the Eli Residential channelEnjoy!

Question: Are you seeing any signs of more supply coming to the housing market?


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