200+ Reasons Why Sellers Need a Realtor

200+ Reasons Why Sellers Need a Realtor® FOR SALE While not all inclusive, this list identifies MANY of the things your Realtor®, will do for you or on your behalf. If your real estate agent is not doing many of these things on your behalf, it may be time to discuss why he/she is not providing these services. Enjoy these 200+ tips on why sellers need a Realtor®. Pre-Listing A lot goes in to getting ready for the initial listing appointment. After an initial phone call, we will verify Čity Records and previous sales, do a thorough Market Analysis, and prepare documentation. This process generally takes several hours before we even meet with a prospective client. Make appointment with Seller for listing presentation 1 Pull property City and tax records 2. Pull old MLS listing, if applicable Order Owner & Encumbrance Report Research property's current use and zoning Research and verify legal description of property Pull comps on Active, Sold, Pending, Withdrawn, Expired, and Cancelled Listings Research "Average Days on Market" for property of this type and locatión Prepare Comparative Market Analysis 9. Print Map of property and comps 10 Prepare Agency Disclosure Prepare Listing Contract 11 12 Prepare Seller's Property Disclosure Prepare Closing Instructions 13 14 Prepare Lead-Based Obligations of Seller Prepare Lead-Based Paint Disclosure 15 16 Prepare Square Footage Disclosure Prepare Seller's Request for Verification of Loan Information 17 18 Prepare Showing Instructions Prepare Pre-Listing Packet 19 20 Order delivery of Pre- Listing Packet Confirm time to meet with Seller 21 22 Listing Appointment Meet with Seller to discuss market, pricing strategy. and options. Determine financial and time needs. Would working together be mutually beneficial? Prepare Net Proceeds for Seller. Discuss Staging of the property. If proceeding, fill out paperwork. 23 24 26 25 FOR SALE Give Seller an overview of current market condirions and projections Discuss Comparative Market Analysis Discuss pricing strategy based on professional judgment and market Discuss goals with Seller to market effectively, including schedule for selling 27 28 29 30 Explain role in taking calls to screen for qualified Buyers Discuss safety of lock box Discuss Agency Discuss Contract and all other disclosures 31 32 33 34 Discuss availability of Home Owner's Warranty Have Seller sign all paperwork Assist Seller with completion of Seller's Property Disclosure form Discuss things that need to be done in home 35 36 37 38 Staging Packet to Seller Get loan payoff information Show Centralized Showing Service to Seller Have Seller choose preferred flyer template 39 Get copies of leases, if applicable Ask for floor plan, upgrades, special features. detailed list of amenities After Listing Appointment Place sign, lockbox, directionals. Take measurements and pictures (after Staging). Verify all information and enter into MLS. Design flyers, do all internet input to multiple sources, design eProperties site, make web page, show property to prospective Buyers, discuss property with other agents, Broker Open, if applicable. HOUSE FOR SALE Call today for showing! 41 42 43 Prepare Seller Net Sheet based on List price Copies of all documents Measure interior rooms 44 45 46 Take Interior pictures after Staging Take exterior pictures in good weather Measure exterlor of home 47 48 49 Select best pictures, crop. and download Put in yard sign and directionals Get extra key and Install Lockbox 50 51 52 Enter listing to MLS and verify all information Download best pictures to MLS Download disclosures to MLS 53 54 55 Make copies of disclosures Leave several copies of disclosures at property Check MLS for Matching Buyers 56 57 58 Design flyers for Buyers to mail to Realton Input Seller into Management System Assist Seller in Staging home for maximum price and quickest sale 59 61 Make Showing Sheet for front desk Design mailers and postcards to Realtors Design and print flyers 62 63 64 Design "Just Listed" cards and "Pick Your Neighbors" Mail Realtor, Neighbor, and Matching flyers/cards Design, print, and deliver flyers 65 66 67 Compile list of completed repairs and maintenance Items Seller has done Verify HOA fees and disclosures, if applicable Mail copy of Contract to Seller - include MLS printout and projected Seller Net Sheet 68 69 70 Listing to Warner Robins Real Estate, www.sellingwarnerrobins.com Call in HOW, if applicable Listing to www.Realtor.com 71 72 73 Input listing into Centralized Showing Input listing Into ePropertles and all related information Make "Special Features" cards 74 75 76 Calculate average utility usage for last twelve months Return all phone calls - weekdays and weekends Set any number of showings 77 78 79 Verify with Seller after first few that showing instructions are being followed Add daily activities to eContracts Call Seller weekly to keep updated 80 81 82 Reprint and supply flyers promptly as needed Input all showings into Centralized Showing and eContracts Discuss feedback regularly with Seller 83 84 85 Show house any number of times to prospective Buyers If interested, get Buyer pre qualified Discuss Open House 86 87 88 Call Seller with strategy if CMA different Amend/Extend if monetary change Do CMA every four weeks 89 90 91 If price changed, send out email BLAST to previous Agents who showed home Change MLS, if applicable Reprint flyers 92 93 94 Deliver flyers Utilize social media to market listing Blog about listing 95 96 Use CoroPlast signage Create videos of listing Contract Negotiations Thoroughly review and discuss all offers, review Buyer's financial qualifications and details of offer, prepare Net Sheet for Seller with offered numbers, negotiate and renegotiate as many times as it takes, sign offer or counter. 97 98 99 Receive and thoroughly review all offers submitted Pre-negotiate with other Agent before writing. if applicable Discuss financial qualifications, terms, and times 100 101 102 Discuss exclusions, dates, etc. with other Agent Review Contract Addendum thoroughly Evaluate offerts) and prepare a "Net Sheet" on each offer for Seller 103 104 105 Discuss offer with Seller Negotiate the offer and options Get pre-qualification letter 106 107 108 Sign offer or prepare Counterproposal, if Prepare and convey any counteroffers, acceptances, or amendments Acceptance Deadline Time necessary 109 110 111 Renegotiate however many times necessary and finalize Make applicable Convey signed copies to other Agent copies After Contract Signed by All Parties Make sure all Contracts and disclosures signed properly. Deliver Earnest Money and Contract to Title Company, order Title Commitment. Order payoff from mortgage company, meet all deadlines, coordinate inspections and appraisal, explain moving and closing issues with Seller. 112 113 14 115 Make copy of Earnest money and Contract Deliver check. and Contract to Tirle Company Order Title Notate dates on calendar 116 117 118 119 Do necessary paperwork for unusual conditions f Seller and Buyer both our dlients, do Change of Copies of leases and damage deposit receipts, f applicable Send date sheet to Seller Status Notice 120 121 122 123 Seller's Property Disclosure Deadline Inspection Objection Deadline Resolution Deadline Order payoff 124 125 126 127 Property Insurance Objection Deadline Change status on MLS and print to verify Review all paperwork for signatures Get all necessary signatures 128 129 130 131 If mail-out, get Instructions and addresses If POA needed, get original from Title Company Notify Title Get POA signed and notarized 132 133 134 135 Remind Seller to nolify Utility Company to stop service and do a "final read" Discuss with seler advantages/disa dvantages to conlinued showings "Under Signed coples of Contract" info letter to Seller Contract to Seller 136 137 138 139 Discuss what happens if other offers come in between Contract and Closang Change showing Instructions in Centralized Showing Referral agent needed for Sellers new Resolve any Tile Dispules location? 140 141 142 143 Deliver unrecorded Have Seller notify Uhlities, phone, coble, etc. Mail "The Moving Guide" with Change of address forms to Seller Resolve any Off Record Matters inopel n to Buyer 144 145 146 147 Mail time- verification of Call Buyer's Agent and Coordinate closing time Verify closing date and time and make all partles aware Set up closing time closing and directions tor Seller 148 149 150 151 Assist in n Solving any Title problems boundary disputes, Cleaning needs. le.g. carpet, kitchen, etc) Assist in obtaining Death Certificates, if Discuss mover and fime-frame for move-out easements, etc.) applicable upon move out with Seller Home Inspections Make arrangements with all parties to coordinate inspection. Thoroughly review inspection report with Seller. Discuss items, willingness and advisability to fix, estimate of costs. Make arrangements with appropriate contractors and vendors to have items fixed. Coordinate lime with Seller, Agents, Buyer, Inspector 152 154 153 Review Nolice of UnsatisfactorY Seler Conditions with S Set up Inspection Help Seller with repair estimates or a credit at closing 155 157 156 Help Seller negotiate Inspection Objections Copy of Inspection Notice to file Get copies of repair receipts 158 160 $ $'$$5 159 Verify prior to closing that all repairs have been made Fax copies of receipts to other Agent The Home Appraisal Do current Market Analysis on property value. Coordinate and meet with Appraiser. Make sure appraisal done in timely manner. Options if appraisal is low. Any appraisal conditions? Coordinate fixing items, if noted. Schedule final inspection. 2$ 161 162 163 164 Set up appraisal Meet appraiser with CMA Coordinate time with Seller, Agents, Buyer, Appraiser Do current CMA for appraiser 165 166 167 If VA. make sure CRV ordered and completed Track Appraisal Deadline Verify appraisal completed and satisfactory 28 168 169 170 171 If appraisal low, discuss options with Seller Discuss any conditions on appraisal with Seller Schedule final inspection on appraisal conditions, if applicable Verify all conditions met prior to closing Tracking the Loan Process Track the Buyer's loan progress with other Agent. Make sure all dates and deadlines are met. Keep Seller apprised of current situation. If Contract falls, begin from the beginning. Release of Earnest Money if within Contract dates. Make contact with Lender and verify Buyer Information Disapproval of Buyer's Credit Information Deadline All paperwork to Lender Loan Application Deadline Buyer's Credit Information Deadline 172 173 174 175 176 Existing Loan Documents Deadline Existing Loan Documents Objection Deadline Loan Transfer Approval Deadline Contact Lender weekly to ensure processing of loan approval is on track Notify Seller of loan approval 177 178 179 180 181 If Contract Fails Begin from the beginning. Sign all documentation to terminate, and Release of Earnest Money if within Contract dates. Reinstate on MLS and all internet sites. Reissue flyers and start marketing process again. 182 183 184 Fill out all necessary paperwork Re-input into MLS Sign Release of Earnest Money forms Closing Preparations and Duties Schedule a walk-thru with all parties. Confirm that all dates are being met, confirm if mail-out or other documents are needed. Review closing documents and verify that all figures are correct. Deal with all last-minutes crises, make sure Seller brings keys and ID. Schedule walk through with Buyer, Buyer's Agent, Seller. Vineyard Properties Verify with Seller how proceeds of sale being received If mail-out, verify correct malling address Confirm mail-out with Closer 185 186 187 188 Title Objection Deadline Survey Deadline Survey Objection Deadline Title Deadline 190 191 192 Document Request Deadline CIC Documents Objection Deadline Off-Record Matters Deadline Off-Record Matters Objection Deadline 193 194 195 196 Right of First Refusal Deadline Property Insurance Objection Deadline Coordinate Possession Date and Possession Time Prepare disbursement authorizations 797 198 199 200 Notify Title Company of any Amend/Éxtends or date/money changes Last minute bills and receipts faxed to Closer including HOW, if applicable Make sure Closer has all addenda, correct price, rents, or applicable credits Discuss closing figures with Closer 201 202 203 204 Remind Seller to Check fingl figures for accuracy Call Seller and discuss final figures 24 hours prior to closing bring picture ID, keys, door openers, receipts, etc. If not receiving proceeds at closing, discuss Seller's need for Cashier's Check 205 206 207 208 Check file for any unsigned documents Coordinate this closing with Seller's next purchase and resolve timing Have a "no surprise" closing so that Seller receives proceeds at closing Deal with all last- minute crises issues 209 210 211 272 Post Sale Enter the sales data to MLS and records for County. Remove signs, directionals, and Lockbox. Make sure file is completed and have it copied to disc. Change MLS to SOLD. SOLD SOLD 213 214 215 Change MLS to "SOLD" Enter sales data for Scan entire file to disc County Records FOR SALE 216 217 218 Store hard file at outside location Copy HUD-1 and put in pre-addressed envelope Remove sign, directionals, and brochure box 219 220 221 Remove lockbox Mail out disc of all Mail out HUD-1 to Seller the paperwork to Seller following year for taxes www.sellingwarnerrobins.com COLDWELL BANKER O (478) 960-8055 (C) / (478) 953-8595 x227 www.coldwellbankerssk.com SSK, REALTORS* ©Anita Clark Tips Provided by: Mimi Foster, Realtor®- http://www.cospringsrealestatenews.com/ SOLD Source: http://sellingwarnerrobins.com/2011/11/why-sellers-need-a-realtor/