Tasks We Complete to Earn Our Commission
Deciding to sell your property is a huge decision that you shouldn’t take lightly, just as I understand choosing to hire a real estate agent is a big deal. I assure you, that I will always offer you my very best when listing and marketing your property.
Navigating the real estate process can be overwhelming, but I am here to guide you every step of the way. From the initial consultation to closing, I offer expert advice, transparent communication, and a commitment to addressing your concerns promptly. Your peace of mind is my priority.
A successful real estate transaction involves a network of professionals, from mortgage lenders to inspectors. I have cultivated strong relationships with trusted industry experts, ensuring you have access to a reliable and skilled team to support your transaction.
Your investment deserves the meticulous attention to detail that I provide. The art of selling a property lies in effective marketing, and your property will stand out in a crowded market, attracting potential buyers and ensuring the most advantageous offer.
Negotiation is at the heart of every real estate deal, and I am not scared to go to bat for my clients.
PRE-LISTING ACTIVITIES
- Arrange appointment with seller for listing presentation
- Review pre-appointment questions
- Research comparable currently listed properties
- Research sales activity from MLS & public records databases
- Research “Average Days on Market” for this property of this type, price range and location
- 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
- Verify legal names of owner(s) in county’s public property records
- Research and verify legal description
- Research property’s public record information for lot size & dimensions
- Research property’s land use coding and deed restrictions
- Research property’s current use and zoning
- Prepare listing presentation package with above materials
- Perform exterior “Curb Appeal Assessment” of property
- Compile and assemble formal file on property
- Review listing appointment checklist to ensure all steps and actions have been completed
LISTING APPOINTMENT PRESENTATION
- Provide seller an overview of current market conditions and projections
- Review agent’s and company’s credentials and accomplishments in the market
- Present company’s profile and position or “niche” in the marketplace
- Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
- Present CMA Results To Seller, including Comparables, Solds, Current & Expireds
- Discuss Goals With Seller To Market Effectively
- Offer pricing strategy based on professional judgment and interpretation of current market conditions
- Present and discuss strategic master marketing plan
SIGNING LISTING CONTRACT
- Review Listing Contract & any Addendums
- Explain different agency relationships and determine seller’s preference
- 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 detailed list of property amenities and assess market impact
- Prepare detailed list of property’s “Inclusions & Conveyances with Sale”
- Compile list of completed repairs and maintenance items
- Ascertain need for lead-based paint disclosure
- Verify if seller has transferable Termite Bond
- Verify if seller has any other transferable warranties
- Explain benefits of Home Owner Warranty to seller, if offer in listing:
- Assist sellers with completion and submission of Home Owner Warranty Application
- When received, place Home Owner Warranty in property file for conveyance at time of sale
- Offer Seller’s Disclosure form to seller to complete
- Electric: Research & verify system, note supplier’s name & phone number
- Natural Gas: Research & verify availability, note supplier’s name & phone number
- Water/Sewer: Research & verify city sewer/septic tank system, note supplier’s name & phone number
- Water Treatment: Confirm whether owned or leased, note supplier’s name & phone number
- Security System: Research & verify current term of service and whether owned or leased, note supplier’s name & phone number
- If property has any rental agreements involved:
- Make copies of all leases for retention in listing file
- Verify all rents & deposits
PREPARING TO LIST
- Review “Curb Appeal Assessment” and provide suggestions to for photography, marketing & improve salability
- Review “Interior Décor Assessment” and provide suggestions to for photography, marketing & improve salability
- Review current appraisal, if available
- 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
- Inform tenants of listing and discuss how showings will be handled
- Explain agent’s role in taking calls to screen for qualified buyers
- Prepare showing instructions
- Agree on ShowingTime window with seller
- Have extra key made for lockbox
- Install/arrange for installation of yard sign
- Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows
- Go over details of photography with seller and arrange photography appointment
- Enter listing into transaction management software program
- Complete “New Listing Checklist”
ENTERING PROPERTY INTO MLS DATABASE
- Complete listing MLS “Profile Sheet”
- Enter listing into MLS Database
- Review with seller for accuracy of listing data – including proper placement in mapping function
- Add property to company’s Active Listings list
- Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours
MARKETING THE LISTING
- Create print and Internet ads with seller’s input
- Coordinate showings with owners, tenants, and other REALTORS®
- Return all inquires – weekends included
- Prepare mailing and contact list
- Create flyers & brochures
- Order any printed marketing pieces
- Arrange for printing or copying of supply of flyers & marketing brochures
- Place marketing brochures in all company agent mail boxes
- Upload listing to company and agent Internet site, if applicable
- Mail Out “Just Listed” notice to all neighborhood residents
- Advise Network Referral Program of listing
- Provide marketing data to buyers coming through international relocation networks
- Provide marketing data to buyers coming from referral network
- Provide “Special Feature” cards for marketing, if applicable
- Submit ads to company’s participating Internet real estate sites
- Price changes conveyed promptly to all Internet groups
- Reprint/supply brochures promptly as needed
ARRANGING OPEN HOUSES
- Advertise for an Open House on MLS, social media, flyers to neighborhood, local office/agents
- Prepare for and host an Open House
- Take video of Open House & post on social media prior to start time
- Follow up with any potential leads from an Open House
- Inquire and arrange if other agents would be interested in hosting an Open House
PRICING STRATEGY REVIEWS
- Review weekly Market Study
- Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
- Solicit feedback from buyers’ agents after showings
- Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
- Place regular update calls to seller to discuss marketing & pricing
- Promptly enter price changes in MLS listing database
- Loan information reviewed and updated in MLS as required
OFFERS
- Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents
- Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes
- Counsel seller on offers. Explain merits and weakness of each component of each offer
- Contact buyers’ agents to review buyer’s qualifications and discuss offer
- 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
- Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
- Fax copies of contract and all addendums to closing attorney or title company
- When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
CONTRACT
- Record and promptly deposit buyer’s earnest money in escrow account
- Disseminate “Under-Contract Showing Restrictions” as seller requests
- 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 additional offers to purchase submitted between contract and closing
- Change status in MLS to “Sale Pending”
- Update transaction management program to show “Sale Pending”
HOME INSPECTIONS
- Deliver unrecorded property information to buyer
- Coordinate buyer’s professional home inspection with seller
- Review home inspector’s report
- Enter completion into transaction management tracking software program
ADDITIONAL INSPECTIONS & TESTS
- Coordinate any additional inspections & tests, as requested and agreed upon by buyer & seller
- Review any inspection reports & test results received
INSPECTIONS & TESTS RESULTS FOLLOW UP
ADDITIONAL INSPECTION TYPES: Foundation & Structural, Lead-Based Paint, Wood-Destroying Pests (Termite), Rodents, Roof, Chimney, Fireplace &Amp; Wood Stove, Electrical, HVAC, Ventilation, Insulation, Asbestos, Plumbing & Water System, Sewer & Septic System, Underground Oil Tank, Energy Audit, Infrared Thermography, Decks, Pool & Spa, Irrigation & Grading/Drainage, etc.
ADDITIONAL TEST TYPES: Radon, Water Sampling, Well Flow, Mold, Soil Analysis, etc.
- Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
- Ensure seller’s compliance with home inspection & test clause requirements
- 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
APPRAISAL PROCESS
- Schedule Appraisal
- Provide comparable sales used in market pricing to Appraiser
- Follow-Up On Appraisal
- Enter completion into transaction management program
- Assist seller in questioning appraisal report if it seems too low
TRACKING THE LOAN PROCESS
- Follow Loan Processing Through To The Underwriter
- Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale
- Contact lender weekly to ensure processing is on track
- Relay final approval of buyer’s loan application to seller
PREPARATION FOR CLOSING
- Coordinate closing process with buyer’s agent and lender
- Update closing forms & files
- Ensure all parties have all forms and information needed to close the sale
- Select location where closing will be held
- Confirm 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)
- Receive & carefully review closing figures to ensure accuracy of preparation
- Forward verified closing figures to buyer’s agent
CLOSING DUTIES
- 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
- Review all closing documents carefully for errors
- Forward closing documents to absentee seller as requested
- Review documents with closing agent (attorney)
- Provide earnest money deposit check from escrow account to closing agent
- Coordinate this closing with seller’s next purchase and resolve any timing problems
- Confirm receipt of “No Surprises” closing so that seller receives a net proceeds check at closing
- Refer sellers to one of the best agents at their destination, if applicable
- Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
- Close out listing in transaction management program
AFTER CLOSING FOLLOW UP
- Answer questions about filing claims with Home Owner Warranty company if requested
- Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
- Respond to any follow-on calls and provide any additional information required from office filesPIrr(