What We Do to Sell Your Home

Pre-Listing Activities
  • Make appointment with seller for listing presentation
  • Send seller a written or e-mail confirmation of listing appointment and call to confirm
  • Review pre-appointment questions
  • Research all comparable currently listed properties
  • Research sales activity for past 12 months from MLS and public records databases
  • Research “Average Days on Market” for similar property type
  • Download and review property tax roll information
  • Prepare “Comparable Market Analysis” (CMA) to establish fair market value
  • Obtain copy of subdivision plat/complex lay-out
  • Research property’s ownership & deed type
  • Research property’s public record information for lot size and dimensions
  • Research and verify legal description
  • Research property’s land use coding and deed restrictions
  • Research property’s current use and zoning
  • Verify legal names of owner(s) in county’s public property record
  • Prepare listing presentation package with above materials
  • Perform exterior “Curb Appeal Assessment” of subject property
  • Compile and assemble formal file on property
  • Confirm current public schools and explain impact of schools on market value
  • Review listing appointment checklist to ensure all steps and actions have been completed
Listing Appointment Presentation
  • Give seller an overview of current market conditions and projections
  • Present CMA results To seller, including comparable’s, sold’s, current listings & expired listings
  • Offer pricing strategy based on professional judgment and interpretation of current market conditions
  • Discuss goals with seller to market effectively
  • Explain market power and benefits of Multiple Listing Service
  • Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
  • Explain agent’s role in taking all calls to screen for qualified buyers and protect seller from curiosity seekers
  • Present and discuss unique and strategic master marketing plan
  • Explain different agency relationships and determine seller’s preference
  • Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature
After Signing the Listing Agreement
  • Review current title information
  • Measure overall and heated square footage
  • Measure interior room sizes
  • Confirm lot size via owner’s copy of certified survey,(if available)
  • Note any and all unrecorded property lines, agreements, easements
  • Obtain house plans, if applicable and available
  • Review house plans and make copy
  • Prepare showing instructions for buyers’ agents and agree on showing time window with seller
  • Obtain current mortgage loan(s) information: companies and & loan account numbers
  • Verify current loan information with lender(s)
  • Check assumability of loan(s) and any special requirements
  • Discuss possible buyer financing alternatives and options with seller
  • Review current appraisal, if available
  • Identify Home Owner Association manager, if applicable
  • Verify Home Owner Association Fees: mandatory or optional and current annual fee
  • Order copy of Homeowner Association bylaws, if applicable
  • Research electricity availability and supplier’s name and phone number
  • Calculate average utility usage from last 12 months of bills
  • Research and verify city sewer/septic tank system
  • Water System: Calculate average water fees or rates from last 12 months of bills
  • Well Water: Confirm well status, depth and output from Well Report
  • Verify security system, current term of service and whether owned or leased
  • Prepare detailed list of property amenities and assess market impact
  • Prepare detailed list of property’s “Exclusions” from sale
  • Compile list of completed repairs and maintenance items
  • Verify if property has rental units involved. And if so: * Make copies of all leases for retention in listing file, * Verify all rents & deposits, * Inform tenants of listing and discuss how showings will be handled
  • Arrange for installation of property sign
  • ”New Listing Checklist” Completed
  • Review results of Curb Appeal Assessment with seller and provide suggestions to improve saleability
  • Review results of Interior Décor Assessment and suggest changes to shorten time on market
  • Proofread MLS database listing for accuracy – including proper placement in mapping functions
  • Add property to company’s Active Listings list
Marketing the Listing
  • Coordinate showings with owners, tenants, and other Realtors®.
  • Return calls promptly, (weekends included)
  • Prepare mailing and contact list
  • Generate mail-merge letters to contact list
  • Review comparable MLS listings regularly to ensure property remains competitive in price, terms, condition, and availability
  • Upload listing to company and personal website
  • Submit ads to company’s participating Internet real estate sites
  • Price changes conveyed promptly to all Internet groups
  • Reprint/supply brochures promptly as needed
  • Share feedback received from buyers’ agents after showings
  • Engage as many internet sites and social media outlets with the listing
  • Network with our vast number of colleagues and associates about listing
  • Holding Open Houses, if seller agrees
The Offer and the Contract
  • Receive and review all Offer to Purchase contracts submitted by buyers or buyer’s agents
  • Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purpose
  • Counsel seller on offers. Explain merits and weakness of each component of each offer
  • Contact buyer’s agents to review buyer’s qualifications and discuss offer
  • Fax or deliver Seller’s Disclosure form to buyer’s agent or buyer (upon request and prior to offer being made if possible)
  • Confirm buyer is pre-qualified by calling Loan Officer
  • Obtain pre-qualification letter on buyer from Loan Officer
  • Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date,with seller’s confidential information intact
  • Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
  • Fax/email copies of contract and all addendum’s to closing attorney or title company
  • When an Offer to Purchase Contract is accepted and signed by seller, deliver signed offer to buyer’s agent
  • Record and promptly deposit buyer’s earnest money in escrow account
  • Note in the MLS that property is under contract
  • Deliver copies of fully signed Offer to Purchase contract to seller
  • Fax/deliver copies of Offer to Purchase contract to Selling Agent
  • Fax copies of Offer to Purchase contract to lender
  • Provide copies of signed Offer to Purchase contract for office file
  • Advise seller in handling any additional offers to purchase that may be submitted between contract and closing
  • Assist buyer with obtaining financing, if applicable and follow-up as necessary
  • Deliver unrecorded property information to buyer
Tracking the Loan Process
  • Confirm verifications of deposit & buyer’s employment have been returned
  • Follow loan processing through to the underwriter
  • Contact lender weekly to ensure processing is on track
  • Relay final approval of buyer’s loan application to seller
  • Coordinate buyer’s professional home inspection with seller
  • Review home inspector’s report
  • Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
  • Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed
The Appraisal
  • Schedule Appraisal
  • Follow-Up On Appraisal
  • Provide comparable sales used in market pricing to Appraiser
  • Assist seller in questioning appraisal report if it seems too low; Verify square footage. etc. is correct
Closing
  • Contract Is Signed By All Parties
  • Coordinate closing process with buyer’s agent and lender
  • Update closing forms and files
  • Ensure all parties have all forms and information needed to close the sale
  • Select location where closing will be held
  • Verify closing date and time and notify all parties
  • Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
  • Work with buyer’s agent in scheduling and conducting buyer’s final walk-thru prior to closing
  • Research all tax, HOA, utility and other applicable prorations
  • Request final closing figures from closing agent (attorney or title company). Ask for a Preliminary HUD
  • Read & carefully review closing figures to ensure accuracy of preparation; Ask for final HUD
  • Forward verified closing figures (HUD) to buyer’s agent, seller, and lender
  • Request copy of closing documents from closing agent
  • Confirm buyer and buyer’s agent have received title insurance commitment
  • Provide “Home Owners Warranty” for availability at closing
  • Reviews all closing documents carefully for errors
  • Forward closing documents to absentee seller as requested