1. Make appointment with Seller for Listing Presentation.
2. Send a written or eMail confirmation of appointment & call to confirm.
3. Review appointment questions.
4. Research all comparable currently Listed, Contract, & Sold properties (past 12 months) in the same segment as the subject property (City/Town, PO, & SD).
5. Find sales activity for the past 12 months form the MLS.
6. Research average Days On Market for similar properties in the same segment as the subject property.
7. Download & review property tax information from the Assessor & the Receiver of Taxes.
8. Prepare Comparative Market Value Analysis (CMA) to establish market value.
9. Research property’s ownership & deed type (Assessor).
10. Research property’s public record information for lot size & dimensions (Assessor).
11. Verify legal description.
12. Research property’s land use coding & deed restrictions.
13. Research property’s current use & zoning.
14. Verify legal names of owner(s) in County’s Public Property Records.
15. Prepare Listing Presentation package with above materials.
16. Perform exterior “curb appeal assessment” of subject property.
17. Compile & assemble formal file on property (see our GLR File Requirements for more information).
18. Confirm current public schools & explain their impact on market value to seller.
19. Review Listing Appointment checklist to ensure completion of all tasks.
Listing Appointment Presentation:
1. Give Seller an overview of current market conditions & projections.
2. Review agent & company credentials & accomplishments.
3. Present company’s profile & position or “niche” in the marketplace.
4. Present CMA results, including comparables, solds, current listings & expired listings.
5. Offer professional pricing strategy based on interpretation of current market conditions (price positioning).
6. Discuss goals & strategies to market effectively.
7. Explain market power & benefits of Multiple Listing Service.
8. Explain market power of web marketing, IDX, Realtor.com, Zillow.com, & Trulia.com.
9. Describe the work the broker & agent do behind the scenes & agent’s availability on weekends.
10. Describe agent’s role in screening qualified buyers to protect against curiosity seekers.
11. Present & discuss strategic master marketing plan.
12. Explain different agency relationships & determine Seller’s preference.
13. Review all clauses in Listing Agreement & obtain Seller’s signature.
14. Go over Price Positioning Strategy with Seller to determine correct listing price.
After Listing Agreement is signed:
1. Review current title information.
2. Measure gross & heated square footage (& get taxable square footage number from Assessor).
3. Measure interior room sizes.
4. Confirm lot size via Seller’s copy of certified survey, if available.
5. Note all unrecorded property lines, agreements, easements, etc.
6. Obtain house plans, if available, & review & make a copy for the office file (Building Dept. or from professional photographer).
7. Prepare Showing Instructions for Buyer’s Agents & agree on showing times with Seller.
8. Obtain current mortgage loan information, including company & loan number.
9. Verify current loan information with Lender (especially in the case of a Short Sale).
10. Discuss possible buyer financing alternatives with Seller.
11. Review current appraisal if available.
12. Identify Homeowner Association Manager if applicable.
13. Verify Homeowner Association fees with manager-mandatory/optional, special assessments, & current annual fee.
14. Order copy of Homeowner’s Association By-Laws, if applicable.
15. Research electricity availability & supplier’s name & phone number.
16. Calculate average utility usage from last 12 months from the bills.
17. Research & verify city sewer/septic tank & system.
18. Calculate average water system fees or rates from last 12 months from the bills.
19. Or confirm well status, depth, & output from Well Report.
20. Research/verify natural gas availability, supplier’s name & phone number.
21. Verify security system, term of service & whether leased or owned.
22. Ascertain need for Lead-Based Paint Disclosure.
23. Prepare detailed list of property amenities & assess market impact.
24. Prepare detailed list of of property’s “Inclusions & Conveyances With Sale.”
25. Prepare list of completed repairs & maintenance items.
26. Explain benefits of Homeowner Warranty to Seller.
27. Assist Sellers with completion & submission of Homeowner Warranty application.
28. When received, place Homeowner Warranty in property file for conveyance to Buyer at the Closing.
29. Have an extra key made for the lockbox. Make sure key, lock & door open & close smoothly.
30. Verify if property has rental units involved. If so:
31. Make copies of all leases for our office file.
32. Verify all rents & deposits.
33. Inform tenants of listing & discuss how showings should be handled.
34. Arrange for yard sign installation.
35. Assist Seller with completion of Seller’s Disclosure Form (or let the Seller speak with their attorney if they don’t want to fill this out).
36. Review results of Curb Appeal Assessment with Seller & suggest improvements for salability.
37. Review results of Interior Decor Assessment & suggest changes to shorten time on the market & increase Buyer Perceived Value.
Entering Property into MLS database:
1. Prepare MLS Profile Sheet-agent is responsible for quality control & accuracy of listing data.
2. Enter property data from Profile Sheet into MLS listing database.
3. Proofread MLS database listing for accuracy, including property placement in mapping function.
4. Add property to company’s Active Listings.
5. Provide Seller with signed copies of Listing Agreement & MLS Profile Data Form within 48 hours.
6. Take more photos for upload into MLS & use in flyers. Discuss efficacy of panoramic photography.
7. Be sure to upload signed Listing Agreement (private viewing only) & signed Lead Paint Disclosure (public viewing) onto the MLS.
Marketing the Listing:
1. Create print & internet ads with Seller’s input.
2. Coordinate showings with Seller, tenants, & other agents. Return all calls quickly, including weekends. Make sure you have a professional outgoing voicemail message. Make sure your VM isn’t full at all times.
3. Install electronic or combo-style lockbox. Program with agreed-upon showing time windows.
4. Prepare mailing & contact list.
5. Generate mail-merge letters to contact list.
6. Print out “Just Listed” MLS reports.
7. Prepare flyers & feedback forms.
8. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, condition, & availability.
9. Prepare property marketing brochure for Seller’s review.
10. Arrange for printing or copying marketing brochures or flyers.
11. Deliver listing brochures to local brokerage offices.
12. Upload listing to company & agent internet sites, if applicable.
13. Mail “Just Listed” postcard to all neighborhood residents.
14. Provide marketing data to Buyers from International Relocation Networks.
15. Provide marketing data to Buyers coming from referral networks.
16. Prepare “Special Feature” cards for the house, if applicable.
17. Submit ads to company’s participating internet real estate sites. Make sure your agent profile is updated on those sites with your cell phone number.
18. Convey price changes promptly to all internet groups.
19. Reprint/supply brochures promptly, as needed.
20. Review & update loan information in MLS as required.
21. Send feedback emails/faxes to Buyer’s Agents after showings.
22. Prepare weekly Market Study.
23. Discuss feedback from showing agents with Seller to determine if changes will accelerate the sale.
24. Place regular weekly update calls to Seller to discuss marketing & pricing.
25. Promptly enter price changes into MLS listing database.
The Offer & The Contract:
1. Receive & review all offers to purchase submitted by Buyers or Buyer’s Agents with Seller.
2. Evaluate offers & prepare “Net Sheet” on each for Seller to compare.
3. Counsel Seller on offers. Explain merits & weaknesses of each component of each offer.
4. Contact Buyer’s Agents to review Buyer’s qualifications & discuss offer.
5. Fax/deliver Seller’s Disclosure to Buyer’s Agent or Buyer upon request & prior to offer if possible.
6. Confirm Buyer is pre-qualified by calling loan officer.
7. Obtain pre-qualification letter for Buyer from loan officer, in the amount of the offer.
8. Negotiate all offers on Seller’s behalf, setting time limit for loan approval & Closing Date.
9. Prepare & convey any counteroffers, acceptances, or amendments to Buyer’s Agent.
10. Prepare a Memorandum of Agreement & send to all the parties.
11. Disseminate “Under-Contract Showing Restrictions” as Seller requests.
12. Advise Seller in handling additional offers to purchase submitted between Contract & Closing.
13. Change MLS status to “Contract” after the Contract is fully executed by both parties.
14. Provide Credit Report information to Seller if property is to be leased.
15. Assist Buyer with obtaining financing & follow up as necessary (if you are the Buyer’s Agent).
16. Coordinate with lender on discount points being locked in with dates.
17. Order all inspections prior to signing the Contract.
18. Order septic inspection, if applicable.
19. Receive & review septic system report & access any impact on sale.
20. Deliver water flow test report copies to lender, buyer, & listing file if the house has a well.
21. Verify termite inspection ordered.
22. Verify mold inspection ordered, if required.
Home Inspection (this happens prior to the Contract Signing Date):
1. Coordinate buyer’s professional home inspection with seller.
2. Review home inspector’s report.
3. Ensure Seller’s compliance with home inspection clause requirements.
4. Assist Seller with identifying & negotiating with trustworthy contractors for required repairs.
Tracking the Loan Process:
1. Ensure buyer has made a formal Loan Application in accordance to the Contract schedule.
2. Schedule Bank Appraisal.
3. Follow loan processing through to the underwriter.
4. Contact lender weekly to ensure processing is on track.
5. Relay final approval of buyer’s loan application to seller & “Clear To Close”.
1. Schedule appraisal.
2. Provide comparable sales used in market pricing to appraiser.
3. Follow up on appraisal.
4. Assist Seller in questioning appraisal report if it seems too low.
Closing Preparations & Duties:
158. Make sure Contract is signed by all parties.
159. Coordinate closing process with buyer’s agent & lender & Buyer’s & Seller’s attornies.
160. Update closing forms & files.
161. Ensure all parties have all forms & information needed to close the sale.
162. Select location for closing.
163. Confirm closing date & time & notify all parties.
164. Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.
165. Work with other Agent in scheduling & conducting buyer’s final walkthrough prior to closing.
166. Research all tax, HOA, utility & other applicable pro-rations.
167. Request final closing figures from closing agent (attorney or title company).
168. Receive & carefully review closing figures to ensure accuracy.
169. Forward verified closing figures to buyer’s agent.
170. Request copy of closing documents from closing agent.
171. Confirm the buyer & buyer’s agent received title insurance commitment.
172. Provide “Home Owner’s Warranty” for availability at closing, if applicable.
173. Review all closing documents carefully for errors.
174. Forward closing documents to absentee seller as requested.
175. Review documents with closing agent (attorney).
177. Coordinate closing with seller’s next purchase, resolving timing issues.
179. Refer sellers to one of the best agents at their destination, if applicable.
180. Change MLS status to Sold. Enter sale date, price, selling broker & agent’s ID numbers, etc.
182. Answer questions about filing claims with Homeowner Warranty company, if requested.
183. Attempt to clarify & resolve any repair conflicts if buyer is dis-satisfied.
184. Respond to any follow-up calls & provide any additional information required from office files.