When an Appraisal Just Doesn't Add Up

· An altered appraisal license.

· Failure to return phone calls.

Although you would like your loan as soon as possible, you at least are fortunate in that the erroneous appraisal will affect only a refinancing. How would you feel if you were trying to sell your house only to find out that your buyer's lender would not make a loan based on this appraisal, costing you the sale?

What should you do? Although the appraiser will take the position that his report was for the exclusive benefit of the lender, and not for you, you should immediately contact the appraiser. Advise him of the mistakes and invite him back to the property. If he refuses, explain that you plan to file a complaint with the state agency that regulates appraisers.

You should also send a certified letter (return receipt requested) to your lender, with a copy to your state attorney general's office, demanding that the lender return your calls and have the appraisal corrected.

If all else fails, I suggest that you consider another lender. If you have to pay for another appraisal, you may want to sue in your local small-claims court for a refund.

I continue to wonder why some lenders refuse to respond to consumer phone calls. Aside from any legal obligation, returning calls is just good public relations.

Benny L. Kass is a Washington lawyer. For a free copy of the booklet "A Guide to Settlement on Your New Home," send a self-addressed stamped envelope to Benny L. Kass, 1050 17th St. NW, Suite 1100, Washington, D.C. 20036. Readers may also send questions to him at that address or contact him through his Web site,http://www.kmklawyers.com.