Condensed Overview of

What My Sellers Receive

  Pre-Listing Activities

  •  Make appointment with the seller for the full listing/marketing presentation
  •  Contact the seller via email or phone to confirm appointment if applicable
  •  Deliver to the seller Heidi's complete marketing/pre-listing package
  • Perform exterior "Curb Appeal Assessment" of the subject property
  •  Review all pre-appointment questions
  •  Research and view (if I have not seen already) all comparable currently   listed  properties  
  • Research sales activity for the past 0-18 months from the MLS and public records if needed
  • Research the Average Days on the Market for this price range, property type, location, etc.
  • Review property tax roll information
  • Prepare the CMA (Comparable/Competitive Market Analysis/Value) to begin establishing Fair Market Value
  • Obtain a copy of the subdivision's plat &/or complex if available
  • Research the property's ownership and deed type
  • Research the property's public record information to determine 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 name(s) of owner(s) in the public property records
  • Prepare the CMA presentation
  • Compile and assemble formal office file on property
  • Confirm current schools and districts
  • Review my listing appointment checklist to ensure all necessary actions/steps have been completed

 

  Listing Appointment Presentation

  • Explain to the seller the CURRENT and immediate market conditions and projections
  • Review with the seller my credentials, RE/MAX credentials, and our accomplishments in the marketplace
  • Present our profile and position or "niche" in the marketplace
  •  Present to the seller the CMA results, including the comparables/solds, expireds/canceleds, and current competition (active listings)
  • Offer pricing strategy based on my almost 20 year professional judgement and most importantly, interpretation of the current market conditions
  • Discuss my goals with the seller to market effectively
  • Explain the marketing power and benefits when listing with myself as a Broker with RE/MAX Suburban and that the company and agents/brokers are NOT created equal!
  • Explain the marketing power and benefits of the only 2 MLS' available, and let them know they will be promoted and listed in BOTH
  • Explain the marketing powerhouses of my web sites and web presence affiliations
  • Explain the work myself and office staff does, "Behind the Scenes" to ensure the listing-from beginning to end-is handeled with the utmost care and professionalism
  • Explain my availability thru the entire listing--from list to close--and after
  • Explain my role in fielding calls and screening potential purchasers
  • Present and discuss my strategic master marketing plan
  • Explain the different agency relationships and determine the sellers preference
  • Review and explain the listing contract, disclosures, my guarantee, and obtain        signatures

 

  Once the Property is Listed

  • Review the current title information
  • Measure overall and heated square footage if applicable
  • Measure interior room sizes if applicable
  • Confirm lot size via owner's copy of plat of survey if available
  • Discuss why it is extremely important to hire a REAL ESTATE attorny and recommend some choices (If you are not aware, my regular-FANTASTIC- RE attorney charges only 350.00)
  • Review and make copies of plat
  • Note any and all recorded and unrecorded property lines, easements, and agreements etc.
  • Obtain blueprints/house plans if applicable &/or available
  • Review and make copies of plans
  • Prepare and discuss showing instructions in detail with the seller
  • Obtain current mortgage loan(s) information-company(s), account #'s, etc.
  • Verify current loan(s) information with lender(s)
  • Check assumability of loan(s) and any special requirements
  • Discuss possible buyer financing alternatives/options with the seller
  • Review current appraisal if available
  • Obtain current  management company, contact, address, and phone #'s if applicable
  • Verify association fees-regular and special assesments if applicable
  • Obtain from seller the condo declaration, rules and regs, and by-laws if applicable
  • Obtain from seller the average (12 months) utility costs--gas, electricity, and water
  • Well water: confirm well status, depth and output from most recent well report along with quality if applicable
  • Security System: current cost, term of service, whether owned or leased, transferability, if applicable
  • Prepare a detailed list of property amenities and personal property to conveyed by bill of sale with the property
  • Complile a list of recent upgrades, repairs, and maintantenance to the property
  • Send vacancy checklist to the seller if vacant
  • Discuss benefits of a Homeowner Warranty with the seller and selling property As-Is, along with limits of both
  • Discuss benefits and possible drawbacks of a PRE-Inspection
  • Assist the seller with completion and submission of Homeowner Warranty application if applicable
  • Obtain keys for the Supra lock box
  • Multi-Family: If the property has rental units: obtain copies of all leases, verify rents and deposits, meet and discuss with tenants on how showings will be handled
  • Order installation of yard sign
  • Complete activities on "new listing check list"
  • Review results of Curb Appeal Assessment with the seller and provide suggestions for improvement
  • Review results of Interior Decor Assessment, discuss changes and Staging techniques to shorten marketing time, and realizing Highest and Best terms of a sales contract
  • Take digital pictures of the property
  • Attach Supra lock box for ease of showings if authorized by seller
  • Jump Start the listing by initiating and distributing the components of the property listing to my appropriate staff members

  Entering the Property in the MLS' Databases

  • Prepare MLS Profile input form-- I, as your listing Broker, am responsible for "quality control" and accuracy of the listing data
  • Distribute the property data input form to my appropriate staff member to input the listing into both MLS' databases
  • Proofread the MLS' listing for accuracy
  • Add property to company's active listings report list
  • Provide seller with the signed contract, disclosures, listing sheets, and Post Listing Packet via USPS

  Marketing the Listing

  • Create, print, and upload internet ads (see "Where Will Buyers Find My Home" in your Pre-Listing Package) to ALL of the major + minor Web Players
  • Front desk administrative staff will coordinate all showings with the seller(s), tenant(s) (if applicable), and buyers agents
  • Prepare mailing and contact list
  • Generate mail-merge postcards to contact list
  • Create "Just Listed" postcard and distribute via USPS
  • Create online "Just Listed" postcard for electronic delivery to Heidi's buyer database (which consists of 1000's of buyers at any given time)
  • Distribute the list of all property features, pictures, terms, etc. to my appropriate art staff for creation of Listing Brochure and flyers
  • Constantly review market competition to ensure the property remains competitive in pricing
  • Constantly run and re-run Agent Metrics (specialized program that helps determine pricing, market share, amount of inventory, and market time) to verify market conditions reletive to our pricing and competition's pricing, and recent sold activity
  • Constantly review the listings web presence, amount of activity, and full detailed views from all visitors on most of my major web players
  • Advise colleagues of the new listing and all of its features and benefits
  • Advise my network referral program of the new listing
  • Provide listing data to buyers coming thru International Relocation Networks
  • Place "special feature" cards in property if applicable
  • Promptly place any changes (price, terms, bonuses, etc) to all MLS', Web Sites, Internet ads etc.
  • Place the property on Brokers open house tour
  • Re-print/supply brochures promptly as needed
  • Request feedback via the highly regarded "Showing Desk" system we have in place--When received, the feedback will be published for owners to see/read
  • Discuss feedback, after obtaining enough to conclude how the market is reacting to the property, with the seller, to determine if changes are needed to realize or accelerate a sale
  • Set-up weekly scheduled calls (or emails, if the seller(s) prefer) for the seller(s) and I to discuss marketing, timing, pricing and amount of activity on the listing

  The Offer and Contract

  • Present and review all offer to purchase contracts with the seller(s)
  • Evaluate, with the seller(s), the offer and terms of the contract(s), any drawbacks or "RED FLAGS" of the contract(s), and decide the best way to proceed with the offer(s) Inform seller on what direction I am planning to use to negotiate the BEST PRICE and TERMS for them
  • Prepare a Net Sheet for the seller (if not already done)
  • Contact the Loan Officer to verify buyers qualifications and loan status
  • Contact Buyer's agent(s) to discuss and negotiate, ON THE SELLER(s) BEHALF-price terms, etc.--the offer
  • Once a deal is accepted, distribute signed copies to all parties involved (attorney, loan officer etc.)
  • Record and promptly deposit the buyer's earnest money in an escrow account
  • Discuss and regulate "Under-Contract Showing Restrictions" as sellers requests
  • Provide copies of signed contracts, disclosures, etc. for office file
  • Advise seller in handling additional offers to purchase submitted between contract and closing (not uncommon in a strong sellers market)
  • Initiate status changes in MLS, all websites, etc.
  • Continually moniter buyer's loan process
  • Seller financing: Provide all credit reporting information to the seller
  • Assist with buyer obtaining financing if applicable
  • Well Water: Coordinate well test if applicable
  • Septic System: Coordinate septic system test if applicable
  • Review with seller and attorney results of above tests and assess any possible impact on sale
  • Deliver results of above tests to buyer, buyer's agent and buyer's attorney
  • Coordinate termite inspection if applicable
  • Coordinate Radon testing if applicable
  • Coordinate Mold inspection if applicable
  • Home Inspection (See Below)

  Home Inspection

  • Coordinate with buyer, buyer's agent, and seller the professional home inspection
  • Review and discuss with the seller the home inspection findings
  • Ensure the seller's compliance with the home inspection contingency clause
  • Assist and/or recommend with negotiating the issues relevent with the home inspection
  • Assist and/or recommend with identifying and negotiating with trustworthy contractors if applicable
  • Oversee completion of all required repairs on seller's behalf if applicable

  Tracking the Loan Process

  • Confirm with lender verifications of deposit and formal application has been made and is being processed
  • Track loan processing up to receiving an unconditional written loan commitment
  • Relay final loan commitment has been received to the seller

  The Appraisal

  • Coordinate and schedule the appraisal
  • Provide appraiser with comp's, property features and improvements, a copy of the contract, copy of the plat, copy of the legal description
  • Follow up with the appraiser

  Closing Preparations

  • All signed contracts and disclosures have been distributed to the necessary parties
  • Help with coordinating the closing of this sale
  • Update closing forms and files
  • Ensure all parties have everything needed to close
  • Confirm closing location, date, and time, and notify all parties
  • Coordinate in scheduling buyers final walk-thru
  •  Request final closing figures
  • Carefully review final closing figures to determine accuracy
  • Confirm title insurance commitment
  • Provide Home Owner's Warranty to buyer at closing if applicable
  • Review all closing documents carefully for errors
  • Forward closing documents and check to absentee seller as requested
  • Provide proof of earnest money deposit to lender
  • Ensure that this closing is coordinated with the sellers purchase to resolve any timing issues
  • Have a "NO SURPRISES" smooth closing by making sure "all our ducks are in a row"
  • Refer the seller(s) to a known top agent if this is a transfer ( I am a member of a top producer master mind forum that encompasses the entire USA and have excellent contacts in every state)
  • Report the listing as SOLD in all venues

  Follow up Post-Closing

  • Respond to any follow-up calls/questions and provide any/all additional information required by any/all parties