Explain different agency relationships & determine seller's preference.
Review & explain all clauses in Listing Contract & Addendum & obtain seller's signature.]
Once Property is Under Listing Agreement
Measure overall & heated square footage.
Measure interior room sizes.
Note any & all unrecorded property lines, agreements, easements.
Obtain house plans, if applicable & available.
Review house plans & make copy.
Prepare showing instructions for buyers' agents & agree on showing time window with seller.
Discuss possible buyer financing alternatives & 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 & current annual fee.
Order copy of Homeowner Association bylaws, if applicable.
Research electricity availability & supplier's name & phone number.
Ascertain need for lead-based paint disclosure.
Prepare detailed list of property amenities & assess market impact.
Prepare detailed list of property's "Inclusions & Conveyances with Sale".
Send "Vacancy Checklist" to seller if property is vacant.
Explain benefits of Home Owner Warranty to seller.
Assist sellers with submission of Home Owner Warranty Application.
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. & if so: a. Make copies of all leases for retention in listing file. b. Verify all rents & deposits. c. Inform tenants of listing & 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 & provide suggestions to improve salability.
Review results of Interior Décor Assessment & suggest changes to shorten time on market.
Entering Property in Multiple Listing Service Database
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 & MLS Profile Sheet Data Form within 48 hours.
Take additional photos for upload into MLS & use in flyers. Discuss efficacy of panoramic photography.
Marketing the Listing
Create print & Internet ads with seller's input.
Coordinate showings with owners, tenants, & other Realtors. Return all calls – weekends included.
Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows.
Prepare mailing & contact list.
Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions & 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 & agent Internet site, if applicable.
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.
Feedback e-mails sent to buyers' agents after showings.
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 & pricing.
Promptly enter price changes in MLS listing database.
The Offer & Contract
Receive & review all Offer to Purchase contracts submitted by buyers or buyers' agents.
Counsel seller on offers. Explain merits & weakness of each component of each offer.
Contact buyers' agents to review buyer's qualifications & discuss offer.
Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request & 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 & closing date.
Prepare & convey any counteroffers, acceptance or amendments to buyer's agent.
Fax copies of contract & all addendums to closing attorney or title company.
When Offer to Purchase Contract is accepted & signed by seller, deliver to buyer's agent.
Record & 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.
Deliver copies of Offer to Purchase contract to Selling Agent.
Deliver 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 & closing.
Change status in MLS to "Sale Pending".
Update transaction management program to show "Sale Pending".
Assist buyer with obtaining financing, if applicable & follow-up as necessary.
Deliver unrecorded property information to buyer.
Order septic system inspection, if applicable.
Receive & review septic system report-assess any possible impact on sale
Deliver copy of septic system inspection report lender & buyer.
Deliver Well Flow Test Report copies to lender & buyer .
Verify termite inspection ordered if required.
Verify mold inspection ordered, if required.
Tracking the Loan Process
Confirm Verifications of Deposit has Been Returned.
Follow Loan Processing Through To The Underwriter.
Add lender & other vendors to transaction management program so agents, buyer & 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.
Coordinate buyer's professional home inspection with seller.
Review home inspector's report.
Explain seller's responsibilities with respect to loan limits & interpret any clauses in the contract.
Ensure seller's compliance with Home Inspection Clause requirements.
Recommend or assist seller with identifying & negotiating with trustworthy contractors to perform any required repairs.
Negotiate payment & oversee completion of all required repairs on seller's behalf, if needed.
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 & Duties
Contract Is Signed By All Parties.
Coordinate closing process with buyer's agent & lender.
Update closing forms & files.
Ensure all parties have all forms & information needed to close the sale.
Confirm closing date & time & 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 & conducting buyer's Final Walk-Thru prior to closing.
Request final closing figures from closing (attorney or title company).
Forward verified closing figures to buyer's agent.
Request copy of closing documents from closing agent.
Confirm buyer & buyer's agent have 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 check from escrow account to closing agent.
Coordinate this closing with seller's next purchase & resolve any timing problems.
Refer sellers to one of the best agents at their destination, if applicable.
Change MLS status to Sold. Enter sale date, price, selling broker & 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.
Respond to any follow-on calls & provide any additional information required from office files.