What We 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.

• 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.

• 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.

• 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.