What We Do For You
YOUR REAL ESTATE TRANSACTION IN 180 STEPS
Listed below are 180 steps typically taken by an Experienced Home Seller during the various stages of a successful residential Real Estate Transaction. Depending on the conditions of the Sale, some steps may take minutes, hours or even days to complete, while others may not be needed. More importantly, these services reflect the level of skill, knowledge and attention to detail required in today's Real Estate sale.
- Make appointment with several Agents to obtain market information.
- Send a notice of appointment, call to confirm, and do not waste time here.
- Review pre-appointment questions: market, valuation, competing properties.
- Research all comparable Homes that are currently listed, and private weekly.
- Research sales activity for past 18 months from public records databases.
- Research "Average Days on Market" for Homes type, price range and location.
- Download and review prevailing property tax roll information.
- Calculate "Comparable Market Analysis" (CMA) to establish fair market value.
- Obtain copy of subdivision plat/complex maps and legal descriptions.
- Research your property's ownership history and deed type.
- Research property's public record information for lot size and dimensions.
- Research and verify legal description, CC&Rs, Bonds, and assessments.
- 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.
- Obtain a Property Profile package with above information from two.
- 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 Home Sale Review checklist to ensure all steps and actions have been completed.
- Research weekly an overview of current market conditions and projections.
- Compare and contrast local Real Estate Agent abilities accomplishments.
- Present Home's profile and position or "niche" in the marketplace.
- Present CMA results to all parties, including Comparables, Solds, and Actives.
- Compare pricing strategy based on professional judgment and interpretation of current market conditions with several out of town Agents.
- Prepare and set goals to market effectively every day.
- Use free online Listing Services.
- Utilize Home Search website pay-per-click advertising.
- Do "behind the scenes" follow up activities on evenings and weekends.
- Screen calls for qualified Buyers and protect your valuable time from curiosity seekers.
- Present and discuss strategic master marketing plan to all responsible parties.
- Familiarize yourself with different Title vesting relationships and determine Buyer's preference.
- Review all clauses in Contracts & Addendums and obtain Buyer's signature.
- 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 Preliminary Title Report is not available.
- Note any and all unrecorded property lines, agreements and easements.
- Obtain house plans, if available, and make copy.
- Order plat map for retention in property's listing file.
- Prepare showing instructions for Buyer's and agree on showing time window posted in all Ads and Marketing pieces.
- Obtain current mortgage loan(s) information: balances and loan account numbers.
- Verify current loan certified mortgage information with lender(s).
- Check assumability of loan(s) and any special requirements.
- Be prepared for possible Buyer contrived financing alternatives and options.
- Review current appraisal, Mello-Roos funding, and HOA fees if available.
- Contact Homeowner Association manager, if applicable and obtain Release.
- Verify Homeowner Association Fees: mandatory, optional and current annual fee.
- Order copy of Homeowner Association Bylaws, if applicable.
- Be familiar with alternative electricity availability and local supplier's list.
- Secure an energy audit with an Energy inspector, if residence 10 or more years old.
- Calculate and certify 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.
- Natural Gas: Research/verify availability and supplier's name and phone number.
- Verify security system, current term of service and whether owned or leased.
- Verify if you any transferable Warranties expressed or implied.
- 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 and incomplete repairs and maintenance items.
- Prepare Home showing instructions to be placed in brochure box.
- Explain benefits of Home Owner Warranty and Extended Policy.
- Have Home Owner Warranty Application on hand and filled out.
- At Closing, place Home Owner Warranty in property file for conveyance at Title Company.
- Have extra key made for lockbox, and change combination periodically.
- Have professional looking signs made in various sizes and materials.
- Make flyers and property brochures, and distribute them throughout your neighborhood.
- Send postcards and For Sale notices to your neighbors & everyone you know.
- Inform co-workers, local business owners and employers of Home's availability.
- Arrange for installation of yard sign.
- Prepare complete and very detailed your necessary Disclosure forms.
- "New Home For Sale Checklist" Completed and agreed to by all parties.
- Discuss results of Curb Appeal Assessment with others and ask for suggestions to improve salability.
- Review results of Interior Décor Assessment and suggest changes to shorten time on market.
- Load all phone calls, appointments, showings, feed back and concerns into Follow-up Database.
ENTERING PROPERTY IN MULTIPLE LISTING SERVICE DATABASE.
- Prepare Home's Profile Sheet--Owner is responsible for "quality control" and accuracy of all posted information and property data.
- Enter property data from Profile information into online Ad Directories.
- Proofread advertisements for accuracy, including proper placement in mapping function.
- Add property to Craigslist and other free sites daily between 6-8 am.
- Prepare copies of all Contract, multiple Counter offer forms, Addendums, and Agreements pre filled out to save time.
- Have Professional photos for upload online, and for use in flyers; discuss efficacy of panoramic photography.
EFFECTIVELY MARKETING YOUR HOME
- Know who you are talking to on the phone, verify call back number.
- Obtain proper photo identification upon entry.
- Coordinate showings with Schedule, family members and other commitments including Evenings, Weekends and Holidays.
- Prepare strategic mailing and contact list.
- Generate several different kinds of letters and combine with contact list.
- Order labels and current demographic reports from database company.
- Prepare 100 full color flyers, with and without price.
- Review competing MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
- Prepare property marketing 3 part brochure 2 sided print.
- Create variations of print materials and Internet ads to compare results.
- Keep brochure boxes full, and up to date 24/7.
- Upload online listing to family, friends, and co workers.
- Mail Out 100 "Just Listed" notices to all neighborhood residents.
- Prepare compelling E-mail version of flyers, and brochures for delivery.
- Market to Buyers coming through international relocation network sites.
- Provide marketing data to Buyers coming from online private Seller networks.
- Provide "Special Feature" cards for marketing to Buyers inside your house.
- Contact a Telecom Company & secure an exclusive call capture phone number.
- Convey change of plans & price changes to all past groups promptly.
- Plant "Home for sale" signs in permissible neighboring corners, and empty lots.
- Have your Loan Officer prequalify potential Buyers before entry.
- Feedback e-mails/faxes sent to Buyer's Agents after showings.
- Review market statistics.
- Discuss feedback from showing Agents and other "lookers" to determine if changes will accelerate the sale.
- Place monthly update calls to area Agents to discuss marketing and pricing.
THE OFFER AND 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 purposes.
- Consult with all parties on all offers. Discuss merits and weakness of each component of each offer.
- Contact Buyer's Agents to review Buyer's qualifications and discuss offer.
- Deliver your Disclosures to Buyer's Agent or Buyer upon request and prior to offer, if possible.
- Confirm Buyer is pre-qualified by Loan Officer Obtain pre-qualification letter.
- Get updates from Loan Officer weekly to ensure Buyer is not running up additional Debt.
- Negotiate all offers, setting time limit for loan approval and closing date.
- Prepare sequentially dated counteroffers, terms, or acceptances to Buyer.
- Distribute copies of contract and all addendums to Buyers Attorney or Title Company.
- When Purchase contract is accepted and signed by you, give to Buyer's Agent.
- Record and promptly deposit Buyer's earnest money in escrow account.
- Stipulate: "Under-Contract Showing Restrictions at Seller's request".
- Deliver copies of fully signed Offer to Purchase contract to all Buyers.
- Deliver copies of Purchase contract to selling Agent and Title Co.
- Deliver copies of Offer to Purchase contract to lender and appraiser.
- Provide copies of signed Offer to Purchase contract for your legal counsel.
- Advise Buyer on how you are handling additional offers to purchase submitted between contract and closing.
- Change all Ad status' to "Pending".
- Update transaction management database with "Pending" documents.
- Review Buyer's credit report results--question Lender as of worst and best case scenarios.
- Obtain credit report information from Lender, if property will be Seller-financed.
- Assist Buyer with obtaining larger loan amount financing, and follow-up.
- Coordinate with lender on agreed Discount Points you have to pay lender.
- Deliver supplemental unrecorded property information to Buyer.
- Order septic system inspection, or Health and Hazard Report if applicable.
- Receive and review these reports and assess any possible impact on sale.
- Deliver copy of current inspection reports to lender and Buyer.
- Send Well Flow Test and/or Water Quality Test Report copies to lender and Buyer and property listing file.
- Verify termite inspection ordered.
- Verify mold inspection ordered, if required.
TRACKING THE LOAN PROCESS.
- Confirm verifications of deposit and Buyer's employment have been obtained.
- Follow loan processing through to the Underwriter and Branch Manager.
- Contact lender weekly to ensure processing is on track, help with problems.
- Analyze final approval of Buyer's loan application and verifications.
- Coordinate Buyer's professional Home inspection to personally audit onsite.
- Review Home inspector's report, and compare with other such recent reports.
- Realizations with respect to loan limits and interpretation of clauses in the contract.
- Ensure your compliance with Home Inspection Clause requirements of sale.
- Recommend or assist with identifying and negotiating with trustworthy contractors to perform any required repairs.
- Negotiate payment and oversee completion of all required repairs on Buyer's behalf, if needed.
- Schedule appraisal, and be present to answer any questions.
- Provide most recent comparable sales used in market pricing to appraiser.
- Follow-up on appraisal and help justify results.
- Enter completion into transaction management program database.
- Assist Appraiser in questioning appraisal report if it seems too low.
CLOSING PREPARATIONS AND DUTIES.
- Ensure Quality Control by analyzing contract and signatures by all parties.
- Coordinate closing process with Escrow Co, Buyer's Agent and lender.
- Update closing forms and files to match any and all ongoing changes.
- Ensure all parties have all forms and information needed to close the sale.
- Select location where closing will be held most convenient to Buyers.
- Reconfirm closing date and time, and notify all Buyer's interested parties.
- Assist in solving any title problems (boundary disputes, easements, liens etc).
- Work with all parties in scheduling and conducting final walk-through inspection prior-to-signing closing documents.
- Research and approve all tax, HOA, utility and other recurring, and non-recurring prorations.
- Request final closing figures from closing Agent (attorney or Title Company).
- Receive and carefully review closing figures to ensure accuracy of preparation.
- Forward verified closing figures to Buyer parties.
- Request copy of all documents from closing Agent, attorney or Title Company.
- Confirm Buyer and all parties have received title insurance commitment.
- Provide signed "Home Owners Warranty" for a satisfactory closing.
- Reviews all closing documents carefully for errors or omissions.
- Forward closing documents to you and your parties as requested.
- Review documents with closing Agent (attorney) before Closing.
- Provide earnest money cashier's check from escrow account to closing Agent.
- Coordinate closing with your next purchase and resolve any timing problems.
- Have a "no surprises" closing so you receive a full Net Check at closing.
- Ensure all Escrow conditions are met so you can close on your next Home.
- Change Ad status to Sold. Enter sale date, price, to stop all future inquiries.
FOLLOW UP AFTER CLOSING.
- 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 Buyers ongoing.
What is your time worth?
If it isn't worth anything, then you should sell your Home by yourself. But, I know that isn't the case. Your time isn't worthless! I know from personal experience that most Homeowners are successful, hardworking individuals.
You have probably spent countless hours becoming skilled at your profession. I am sure that you have a lot of "specialized knowledge" in your area of expertise. An outsider might look at what you do and think it's easy. It's not. You know it and I know it.
So, run the numbers. Consider what I have sent you. And, when you are ready to hire a highly skilled, professional Realtor, then give me a call. I'll be glad to help you...
Critical Selling, and Buying information; 24Hr recorded message gives details: (866) 866-6662 ext.1234