What our Agents can do for You!

Pre-Listing Activities

 

  • Make appointment with seller for listing presentation.
  • And call to confirm.
  • Review appointment questions.
  • Research all comparable currently listed properties.
  • Research sales activity for past 18 months from MLS.
  • Research “average days on market” for properties similar in type, price and location.
  •  Download and review property tax roll information
  • Prepare “comparable market analysis” (CMA) to establish market value.
  • Obtain copy of subdivision plat/complex layout.
  • Research property’s ownership and deed type.
  • Research property’s public record information for lot size and dimensions.
  • 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 records.
  • 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 their impact on market value.
  • Review listing appointment checklist to ensure completion of all tasks.

Listing Appointment Presentation

 

  • Give seller an overview of current market conditions and projections.
  • Review agent and company credentials and accomplishments.
  • Present company’s profile and position or “niche” in the marketplace.
  • Present CMA results, including comparables, solds, current listings and expireds.
  • Offer professional pricing strategy based and interpretation of current market conditions.
  • Discuss goals to market effectively.
  • Explain market power and benefits of multiple listing service.
  • Explain market power of Web marketing, IDX and REALTOR.com.
  • Explain the work the broker and agent do “behind the scenes” and agent’s availability on weekends.
  • Explain agent’s role in screening qualified buyers to protect against curiosity seekers.
  • Present and discuss strategic master marketing plan.
  • Explain different agency relationships and determine seller’s preference.
  • Review all clauses in listing contract and obtain seller’s signature.

After Listing Agreement is Signed

  • Review current title information.
  • Measure overall and interior 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, make copy.
  • Order plat map for retention in property’s listing file.
  • Prepare showing instructions for buyers’ agents and agree on showing time with seller.
  • Obtain current mortgage loan(s) information: companies and 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 with manager–mandatory or optional and current annual fee.
  • Order copy of Home Owner 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.
  • Calculate average water system fees or rates from last 12 months of bills.
  • Or confirm well status, depth and output from Well Report.
  • Research/verify natural gas availability, supplier’s name and phone number.
  • Verify security system, term of service and whether owned or leased.
  • Verify if seller has transferable Termite Bond.
  • Ascertain need for lead-based paint disclosure.
  • Prepare detailed list of property amenities and assess market impact.
  • Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”
  • Complete list of completed repairs and maintenance items.
  • Send “Vacancy Checklist” to seller if property is vacant.
  • Explain benefits of Home Owner Warranty to seller.
  • 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.
  • Have extra key made for lockbox.
  • Verify if property has rental units involved. And if so:
  • Make copies of all leases for retention in listing file.
  • Verify all rents and deposits.
  • Inform tenants of listing and discuss how showings will be handled.
  • Arrange for yard sign installation.
  • Assist seller with completion of Seller’s Disclosure form.
  • Complete “new listing checklist.”
  • Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
  • Review results of Interior Decor Assessment and suggest changes to shorten time on market.
  • Load listing time into transaction management software.

Entering Property in MLS Database

 

  • Prepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.
  • Enter property data from Profile Sheet into MLS listing database.
  • Proofread MLS database listing for accuracy, including property placement in mapping function.
  • Add property to company’s Active Listings.
  • Provide seller with signed copies of Listing Agreement and MLS Profile Data Form

within 48 hours.

  • Take more photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing the Listing

  • Create print and Internet ads with seller’s input.
  • Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.
  • Install lockbox.
  • Prepare mailing and contact list.
  • Generate mail-merge letters to contact list.
  • Order “Just Listed” labels and reports.
  • Prepare flyers and feedback forms.
  • Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
  • Prepare property marketing brochure for seller’s review.
  • Arrange for printing or copying of supply of marketing brochures or flyers.
  • Place marketing brochures in all company agent mailboxes.
  • Upload listing to company and agent Internet sites, if applicable.
  • Mail “Just Listed” notice to all neighborhood residents, and to management companies.
  • Advise Network Referral Program of listing.
  • Provide marketing data to buyers from international relocation networks.
  • Provide marketing data to buyers coming from referral network.
  • Provide “Special Feature” cards form marketing, if applicable/
  • Submit ads to company’s participating Internet real estate sites.
  • Convey price changes promptly to all Internet groups.
  • Reprint/supply brochures promptly as needed.
  • Review and update loan information in MLS as required.
  • Send feedback e-mails/faxes to buyers’ agents after showings.
  • Review weekly Market Study.
  • Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
  • Place regular weekly update calls to seller to discuss marketing and pricing.
  • Promptly enter price changes in MLS listings database.

The Offer and the Contract

  • Receive and review all Offer to Purchase contracts submitted by buyers or buyers’

agents.

  • Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
  • 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.
  • Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer 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.
  • 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.
  • Record and promptly deposit buyer’s money into escrow account.
  • Disseminate “Under-Contract Showing Restrictions” as seller requests.
  • Deliver copies of fully signed Offer to Purchase contract to sellers.
  • 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 MLS status to “Sale Pending.”
  • Update transaction management program to show “Sale Pending.”
  • Review buyer’s credit report results–Advise seller of worst and best case scenarios.
  • Provide credit report information to seller if property is to be sellerfinanced.
  • Assist buyer with obtaining financing and follow up as necessary.
  • Coordinate with lender on discount points being locked in with dates.
  • Deliver unrecorded property information to buyer.
  • Order septic inspection, if applicable.
  • Receive and review septic system report and access any impact on sale.
  • Deliver copy of septic system inspection report to lender and buyer.
  • Deliver well flow test report copies to lender, buyer and listing file.
  • Verify termite inspection ordered.
  • Verify mold inspection ordered, if required.

Tracking the Loan Process

  • Confirm return of verifications of deposit and buyer’s employment.
  • 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.

Home Inspection

  • Coordinate buyer’s professional home inspection with seller.
  • Review home inspector’s report.
  • Enter completion into transaction management tracking software program.
  • Explain seller’s responsibilities of loan limits and interpret any clauses in the contract.
  • Ensure seller’s compliance with home inspection clause requirements.
  • Assist seller with identifying and negotiating with trustworthy contractors for required repairs.
  • Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal

  • 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.

Closing Preparations and Duties

  • Make sure 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 for closing.
  • Confirm closing date and time and notify all parties.
  • Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.
  • Work with buyer’s agent in scheduling and conducting buyer’s final walkthrough prior to closing.
  • Research all tax, HOA, utility and other applicable prorations.
  • Request final closing figures from closing agent (attorney or title company).
  • Receive and carefully review closing figures to ensure accuracy.
  • Forward verified closing figures to buyer’s agent.
  • Request copy of closing documents from closing agent.
  • Confirm the buyer and buyer’s agent 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 from escrow account to closing agent.
  • Coordinate closing with seller’s next purchase, resolving timing issues.
  • Have a “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.

Follow Up After Closing

  • Answer questions about filing claims with Home Owner Warranty company, if requested.
  • Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
  • Respond to any follow-up calls and provide any additional information required from office files.