some of the things I do for you:
Pre-Listing Activities
· Make appointment with seller for listing presentation.
· Send seller a written or e-mail confirmation of listing appointment and call to confirm.
· Review pre-appointment questions.
· Research all comparable currently listed properties.
· Research past sales activity from MLS and public records databases.
· Research “Average Days on Market” for this property of this type, price range and location.
· Download and review property tax roll information.
· Prepare “Comparable Market Analysis” (CMA) to establish fair market value.
· Obtain copy of subdivision plat/complex lay-out.
· Research property’s ownership and deed type.
· Research property’s public record information for 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 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 impact of schools on market value.
· Review listing appointment checklist to ensure that all steps and actions have been completed.
Listing Appointment Presentation
· Give seller an overview of current market conditions and projections.
· Review agent’s and company’s credentials and accomplishments in the market.
· Present company’s profile and position or “niche” in the marketplace.
· Present CMA results to seller, including comparables, sold properties, current listings and expired listings.
· Offer pricing strategy based on professional judgment and interpretation of current market conditions.
· Discuss goals with seller to market effectively.
· Explain market power and benefits of Multiple Listing Service.
· Explain market power of IDX, and internet marketing strategy.
· Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends.
· Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers.
· Present and discuss strategic master marketing plan.
· Explain different agency relationships and determine seller’s preference.
· Review and explain all clauses in Listing Contract and Addendum and obtain seller’s signature.
Once Property is Under Listing Agreement
· Review current title information.
· 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 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(s) information: companies and loan 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 Homeowner 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.
· 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 seller has transferable Termite warranty.
· Ascertain need for lead-based paint disclosure.
· Prepare detailed list of property amenities and assess market impact.
· Prepare detailed list of property’s “Inclusions and Conveyances with Sale.”
· Compile 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 installation of yard sign.
· Assist seller with completion of Seller’s Disclosure form.
· “New Listing Checklist” completed.
· Review results of curb appeal assessment with seller and provide suggestions to improve salability.
· Review results of interior décor assessment and suggest changes to shorten time on market.
Entering Property in Multiple Listing Service 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 proper placement in mapping function.
· Add property to company’s active listings list.
· 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 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 Realtors®. Return all calls, weekends included.
· Install electronic lock box if authorized by owner and program with agreed-upon showing time windows.
· 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 fliers.
· Place marketing brochures in all company agent mail boxes.
· Upload listing to company and agent Internet site, if applicable.
· Mail Out “Just Listed” notice to all neighborhood residents.
· Advise network referral program of listing.
· Provide marketing data to buyers coming through international relocation networks.
· Provide marketing data to buyers coming from referral network.
· Provide “Special Feature” cards for marketing, if applicable.
· Submit ads to company's participating Internet real estate sites.
· Price changes conveyed promptly to all Internet groups.
· Reprint/supply brochures promptly, as needed.
· Loan information reviewed and updated in MLS as required.
· Feedback e-mails 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 and pricing.
· Promptly enter price changes in MLS listing database.
The Offer and Contract
· Receive and review all offer to purchase contracts submitted by buyers or buyers' agents.
· Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes.
· 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 title company.
· When an Offer to Purchase Contract is accepted and signed by seller, deliver signed offer 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.
· 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 status in MLS to “Sale Pending.”
· Review buyer’s credit report results if applicable — advise seller of worst and best case scenarios.
· Provide credit report information to seller if property will be seller-financed.
· Assist buyer with obtaining financing, if applicable and follow-up as necessary.
· Coordinate with lender on Discount Points being locked in with dates.
· Deliver unrecorded property information to buyer.
· Order septic system inspection, if applicable.
· Receive and review septic system report and assess any possible impact on sale.
· Deliver copy of septic system inspection report lender and buyer.
· Deliver Well Flow 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 returned.
· Follow loan processing through to the underwriter.
· 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.
· Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract.
· Ensure 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
· Schedule appraisal.
· Provide comparable sales used in market pricing to appraiser.
· Follow up on appraisal.
· Assist seller in questioning appraisal report if it seems too low.
Closing Preparations and Duties
· 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 where closing will be held.
· Confirm closing date and time and notify all parties.
· Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining death certificates.
· Work with buyer’s agent in scheduling and conducting buyer’s final walk-thru prior to closing.
· Research all tax, HOA, utility and other applicable pro-rations.
· Request final closing figures from closing agent at the title company.
· Receive and carefully review closing figures to ensure accuracy of preparation.
· Forward verified closing figures to buyer’s agent.
· Request copy of closing documents from closing agent.
· Confirm buyer and buyer’s agent has received title insurance commitment.
· Provide Home Owners Warranty for availability at closing.
· Reviews all closing documents carefully for errors.
· Forward closing documents to absentee seller, as requested.
· Review documents with closing agent (attorney).
· Coordinate this closing with seller's next purchase and resolve any timing problems.
· Have a “no surprises” closing.
· Refer sellers to one of the best agents at their destination, if applicable.
· Change MLS listing status to Sold. Enter sale date and price, selling broker and agent’s ID numbers, etc.
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-up calls and provide any additional information required from office files.