Why Use a Realtor®

Listing appointment - I will:

• Present Comparative Market Analysis (CMA) results to seller, including comparables (solds, pendings, and current listings)
• Give seller an overview of current market conditions and projections for his/her area/neighborhood
• Offer pricing strategy based on professional judgment and interpretation of current market conditions
• Discuss goals with seller on how to market his/her home effectively
• Present and discuss strategic master marketing plan
• Review and explain all clauses in the listing contract & addendum and obtain seller’s signature

Once home is listed – I will:

• 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, and/or easements
• Obtain house plans, if applicable and available
• Review house plans and make copy
• Order plat map for retention in property’s listing file
• Prepare showing instructions for buyers’ agents and agree on showing time window with seller
• Obtain current mortgage loan information; company(s) name, address and contact information, and loan account number(s)
• Verify current loan information with Lender(s)
• Discuss possible buyer financing alternatives and options with seller
• Review current appraisal, if available
• Identify homeowner association manager, if applicable
• Verify homeowner association fees with manager – mandatory or optional – and current annual fee plus any application fees
• Order copy of homeowner association by-laws, if applicable
• Obtain all utility company names and contact information and keep in file
• Verify security system, current term of service and whether owned or leased
• Verify if seller has transferable termite bond and amount, if applicable.  Also, if termite bond is for re-treatment and repair, or just re-treatment
• 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”
• Compile list of completed repairs and maintenance items
• Send “vacancy checklist” to seller, if property is vacant
• Explain benefits of homeowner warranty to seller
• Assist sellers with completion and submission of homeowner warranty application
• When received, place homeowner warranty in property file for conveyance at time of closing
• Have extra key made for lockbox
• Verify if property has rental units involved and, if so:

1. Make copies of all leases for retention in listing file
2.  Verify all rents & deposits
3.  Inform tenants of listing and discuss how showings will be handled

• Arrange for installation of yard sign
• Verify seller completed and signed the Seller’s Disclosure form
• Verify “new listing checklist” is completed by seller
• 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
• Load listing into transaction management software program

Entering property in Multiple Listing Service database – It is my job to:

• Prepare Multiple Listing  Service (MSL) Profile Sheet – agent is responsible for “quality control” and accuracy of listing data
• Enter property data from MLS profile sheet into MLS database
• Proofread MLS listing for accuracy – including proper placement in mapping function
• Add property to company’s “Active Listings”
• Provide seller with signed copies of listing agreement and MLS profile sheet data form within 48 hours
• Take additional photos for upload into MLS and for use in flyers
• Discuss efficacy of panoramic photography

Marketing the listing – I will:

• Create print and internet ads with seller’s input
• Coordinate showings with owners, tenants, and other Realtors®. Return all calls – weekends included
• Install electronic lock box, if authorized by owner, and program it with agreed upon showing time windows
• Work up the visual tour and post to websites
• Post video on my YouTube channel
• Prepare flyers & feedback faxes
• Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
• Prepare property marketing brochure for seller’s review
• Upload listing to company and agent internet sites, if applicable
• Submit ads to company’s participating internet real estate sites
• Add client to Lowes’ client list so clients get coupons for purchases at Lowes
• Post blog about this home
• Convey price changes promptly to all internet groups
• Reprint/supply brochures promptly as needed
• Review loan information and update in MLS as required
• Provide feedback e-mails/faxes sent 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 & pricing
• Promptly enter price changes in MLS database

The Offer and Contract – I will work with you on:

• Receipt and review of all offers to purchase submitted by buyers or buyers’ agents
• 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
• Send copies of contract and all addendums to closing attorney or title company
• When an “offer to purchase” contract is accepted and signed by seller, deliver to buyer’s agent
• 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
• Send copies of “offer to purchase” contract to lender
• Provide copies of signed “offer to purchase” contract for office file
• Change status in MLS to “sale pending”
• Update transaction management program to show “sale pending”
• Assist buyer in obtaining financing, if applicable, and follow-up as necessary
• Verify termite inspection ordered
• Verify mold inspection ordered, if required

Tracking the Loan Process – I will:

• Confirm verifications of deposit and buyer’s employment have been returned
• 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 – I will:

• Coordinate buyer’s professional home inspection with seller
• Review home inspector’s report
• Enter completion into transaction management tracking program
• Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
• Insure seller’s compliance with home inspection 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

The Appraisal – I will:

• Verify appraisal has been ordered
• 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 – I will do the following:

• Verify contract is signed by all parties
• Coordinate closing process with buyer’s agent and lender
• Update closing forms & files
• Insure 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
• Work with buyer’s agent in scheduling and conducting buyer’s final walk-thru prior to closing
• 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
• Confirm buyer and buyer’s agent have received title insurance commitment
• Provide “homeowners warranty” for availability at closing, if applicable
• Review all closing documents carefully for errors
• 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
• 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 and enter sale date, price, selling broker and agents’ ID numbers, etc
• Close out listing in transaction management program

Follow Up After Closing – I will:

• Answer questions about filing claims with homeowner warranty company, if requested
• Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
• Respond to any follow-up calls and provide any additional information required from office files