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Breaking Down The Home Selling Process
Selling your home in today’s market requires skill and expertise. Most markets are unique and values change again, and again. You need anExpert Realtor to represent you to navigate today’s real estate opportunities and challenge.
Your first step is to have your Expert Realtor assist you with practical ideas on how to successfully prepare your house for sale. You will find a professionally trained, Expert Realtor to offer you representation to protect your interest. This is also a good time to gather all your paperwork that you will need to expedite the closing once you have an acceptable offer.Hire an Expert Realtor –Contact us directly to get the top Realtors in the market:Start planning and packing early –Start going through your current possessions. Throw out, give away, or sell the things that you don’t want to move and box anything that you are sure you will not be using before moving day.Identify any of your home’s flaws –Sellers are obligated to disclose any major problems or flaws in the structure or property such as termites, asbestos, or a new junkyard opening next door. If you fail to mention that flooding basement, you could be sued for fraud. There is really no upside to trying to hide problems anyway since most buyers will have the home inspected before closing.Get the house in “showing” condition –Small cosmetic changes can potentially increase your home’s value by thousands(new paint, flowers,or door hardware).Decide what goes and what stays –Before you start showing your home, you need to decide what will be included in the sale. Is your refrigerator staying or going?
Painting: Touch up your house’s paint or repaint itin neutral colors.
Lawn: Keep your lawn cutand clear debris.
Shrubbery: Remove or replace any dead, overgrown, or dying trees, hedges, or shrubs.
Replace or repair anything that looks unsightly.
Windows: Keep your windows clean inside and out throughout the selling period.
Eliminate or hide clutter: Clear everything out of the garage that you don’t need.
Keep your stove, oven, refrigerator, microwave, and other appliances clean inside and out.
Clean and spot-treat all carpeting. Polish wood floors and vinyl flooring. Clean walls, doors, and woodwork.
Eliminate odors: Buyers will notice strong smells as soon as they walk through your front door.
Get rid of clutter: Keep clutter off kitchen counters and dirty dishes out of the sink. Straighten all closets.
Here are some staging tips that you can use to increase your house’s emotional appeal.
- Kitchen: Smells from baked cookies or just-brewed coffee are delightful to potential buyers.
- Bathrooms: Have fresh towels in bathrooms, buy new shower curtains, keep personal stuff off vanity countertops and put new soap in the soap dishes.
- Clear everything off your refrigerator.
- Comfort: Keep your house warm in the winter and cool in the summer.
- Flowers: Vases of colorful, fresh flowers spotted throughout the house make a wonderful impression on prospective buyers.
There are many factors that affect the list price of a home: location, condition, amenities, supply and demand, and local and global market conditions. Your Expert Realtor will assist you by providing a thorough market analysis of your home so you will be able to come up with a realistic, competitive pricing strategy on your home.
Most sellers of residential homes are required to provide potential buyers with a completed and signed property condition disclosure form. Please consult with your Expert Realtor for complete details.
At Expert Realty our goal is to not simply sell your house, but help you realize the best price obtainable for your property.The relationship between you and your Expert Realtor is the key to the successful sale of your home. Your homeand your needs are unique; therefore,your Expert Realtor won’t use a pre-designed plan to sell your property. They will listen to your goals, address your concerns, and use his or her knowledge and experience to create a custom plan that will effectivelyresult in a sale.
When an offer is presented, your Expert Realtor will advise and help you to obtain the best possible price and terms. Understanding the standard forms and the many transactional issues is key to negotiating the best terms to meet your individual needs. Making sure buyers are pre-qualified is of utmost importance in negotiating a successful sale. Your Expert Realtor will promote your interests and assist in developing a clear and binding transaction. Typically,an offer is initiated by the buyer through their Realtor and includes the following:
- The amount the buyer is willing to pay
- Mortgage amount if any
- Closing and occupancy dates
- Contingencies
- Any personal property specifically included or excluded
If the offer is not acceptable to you, further negotiations through counterofferwill be done toreach terms agreeable to both you and the buyer. Because counter offers are common it is important that you remain in close contact with your Expert Realtor during the negotiation process so that proposed changes can be reviewed and responded to quickly.
Timing is critical at this stage! Both the buyer and seller must meet specific guidelines tocomplete the process. Throughout the transaction, you will need to closely monitor the progress of all contingencies to make certain that all deadlines are met. On the day of closing, the buyer will have a “final walkthrough” to make certain that the house is left in clean order and that it is vacant.
The closing is a formal process where all parties sign allthe necessary paperwork at a title company to complete the transaction. Title to the property is transferred from you to the buyer. The buyer receives the house-keys,and you receive payment for the house! From the amount credited to you, the title representative subtracts the funds to pay off the existing mortgage and other transaction costs. Deeds, loan papers, and other documents are prepared, signed and ultimately filed with the localproperty record office.
Our experts help you sell your home for top dollar!
We at The Expert Realty Company appreciate the opportunity to assist you in one of life’s most important events. Our exclusive full-servicemarketing represents our ongoing reliability and service, and our commitment is to meet and exceed your expectations. Deciding to sell your home is a crucial decision and the selling process can be quite demanding. At Expert Realty, we are committed to making the sale of your home quick, easy, and profitable. Beloware outlined some of the key components of the home selling process.
WHy Use Our Experts
170 WAYS OUR AGENTS ARE WORTH IT
Here’s a look at all the things our Expert Agents can do to help clients when selling a home. You know we work hard to get youevery penny we can when sellingyourhome. While this is not an all-inclusive list, here’s a look at some of the things:
- Make an appointment with the seller for a listing presentation.
- Review pre-appointment questions.
- Research all comparable currently listed properties.
- Research sales activity from Local and public records databases.
- Research average days on market for property of this type, price range, and location.
- Download and review property tax roll/assessor information.
- Prepare preliminary Comparable Market Analysis (CMA) to establish fair market value.
- Obtain copy of subdivision plat/ complex lay-out.
- Research property ownership and deed type.
- Researchproperty’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 a listing presentation package with the above materials.
- Perform exterior curb appeal assessment of subject property.
- Compile a formal file on property.
- Confirm current public schools and explain impact of schools on market value.
- Review listing appointment checklist to ensure all steps and actions are completed.
- Give the seller an overview of current market conditions and projections.
- Tour property.
- Present company’s profile and position or niche in the marketplace.
- Present preliminary CMA to seller, including comparable properties, sold properties, current listings, and expired listings.
- Offer pricing strategy with updates to CMA based on tour of home and updates, upgrades professional judgment, and current market conditions.
- Discuss goals with sellers to market effectively.
- Explain market power and benefits of Local MLS Broker Marketplaces.
- Explain market power of web marketing, IDX and REALTOR.com, etc.
- Explain the work you do behind the scenes and your availability on weekends.
- Explain role in screening for qualified buyers and protect sellers from curiosity seekers.
- Present and discuss strategic master marketing plan.
- Explain transaction/agency brokerage relationship.
- Review and explain all clauses in listing contract and addendum, then obtain seller’s signature once property is under listing agreement.
- Review current title information.
- Gather square footage/measure overall and heated square footage as required.
- Measure interior room sizes.
- Confirm lot size via owner’s copyof certified survey, if available.
- Note all unrecorded property liens, agreements, easements.
- Obtain house plans, if applicable and available.
- Review house plans and make a copy.
- Prepare showing instructions for buyers’ agents and showing times with seller.
- Discuss possible buyer financing alternatives and options with seller.
- Review current appraisal if available.
- Identify homeowner association manager.
- Verify homeowner association fees with manager.
- Order copy of homeowner association bylaws.
- Research electricity availability, supplier’s name, and phone number.
- Have utility companies provide average utility usage from last 12 months of bills.
- Research and verify city sewer/septic tank system.
- Calculate average water fees or rates from the last12 months of bills.
- Confirm well status, depth,and output from well report.
- Natural Gas: Research/verify availability, supplier’s name, and phone number.
- Verify security system, current terms 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 and conveyances with sale.
- Follow-up and compile a list of completed repairs and maintenance items.
- Research the need for any other environmental disclosures.
- Explain benefits of homeowner warranty to seller.
- Assist sellers with completion and submission of homeowner warranty application.
- Place homeowner warranty in property file for conveyance at time of sale.
- Have an extra key made for the lockbox and one for your file.
- Arrange for installation of yard sign.
- Complete new listing checklist.
- Review curb appeal assessment and provide suggestions to improve saleability.
- Review interior décor assessment and suggest changes to shorten time on market.
- Load listing into transaction management software program.
- Prepare Local MLS broker marketplaces profile sheet.
- Enter property data from Profile Sheet into Local MLS broker marketplaces database.
- Proofread Local MLS broker marketplaces database listing for accuracy—including proper placement in map.
- Add property to company’s active listings list.
- Provide seller copies of all pertinent signed documentation.
- Take photos to upload into Local MLS broker marketplaces.
- Create print and internet ads.
- Coordinate showings with owners and other agents.
- Return all calls.
- Install electronic lock box if authorized. Program agreed-to showing times.
- Prepare mailing and contact list.
- Generate mail-merge letters to contact list.
- Order just listed advertisements.
- Prepare fliers and feedback reports.
- Review comparable local MLS regularly to ensure property remains competitive while listed.
- Prepare property marketing communications.
- Arrange for printing or copying of marketing brochures or fliers.
- Send marketing information to all company agent mailboxes.
- Upload listing to company and agent Internet site.
- Mail out Just Listed notice to all neighborhood residents.
- Advise network referral program of listing.
- Provide marketing data to buyers through international relocation network buyers.
- Provide marketing data to buyers coming from referral network.
- 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.
- Review weekly market study.
- Discuss with sellers any feedback from showings to determine if changes are needed.
- Set up marketing reports on showing-time application and company website.
- Place regular weekly update calls to seller to discuss marketing and pricing.
- Promptly enter price changes in the Local MLS broker marketplaces database.
100.Receive and review all offers to Purchase contracts submitted by buyers’ agents.
101.Evaluate offer(s) and have a net sheet for the owner for comparison purposes.
102.Explain merits and weakness of each offer to sellers.
103.Contact buyers’ agents to review buyer’s qualifications and discuss offer.
104.Deliver seller’s disclosure to buyer upon prior to offer if possible.
105.Confirm buyer is pre-qualified by calling loan officer.
106.Obtain buyers’ pre-approval letter from loan officer if not submitted with offer.
107.Negotiate all offers per seller’s direction on seller’s behalf, set time limit for loan approval and closing.
108.Prepare and convey counteroffers, acceptance, or amendments to buyer’s agent.
109.Create excel spreadsheets for easy review on multiple bids.
110.Email or send copies of contract and all addendums to the closing attorney/title company.
111.When the offer to purchase contract is accepted, deliver it to the buyer’s agent.
112.Record and promptly deposit buyer’s earnest money in escrow account. 113.Disseminate under-contract showing restrictions as seller requests.
114.Deliver copies fully signed.
115.Offer to purchase contract to seller.
116.Deliver copies of offer to purchase.
117.Contract with lender. 118.Provide copies of signed offer to purchase contract for office file.
119.Advise seller of additional offers submitted between contract and closing. 120.Change status in Local MLS to under contract/pending.
121.Update transaction management programs. 122.Provide credit report information to seller if property will be seller-financed.
123.Assist buyers with obtaining financing, if applicable, and follow-up as necessary.
124.Coordinate with lender on discount points being locked in with dates.
125.Deliver unrecorded property information to buyer/agent.
126.Review septic system inspection/sewer lateral inspection.
127.Deliver copy of septic system inspection report to the seller.
128.Review and verify termite inspection ordered if needed. 129.Review environmental inspections.
130.Confirm verifications of deposit and buyer’s employment have been returned.
131.Follow loan processing through to the underwriter.
132.Add lender and other vendors to your management program so agents, buyer, and seller can track progress of sale.
133.Contact lender weekly to ensure processing is on track.
134.Relay final approval of buyer’s loan application to seller.
135.Coordinate with seller for buyer’s professional home inspection.
136.Review home inspector’s report.
137.Enter completion into transaction management tracking program.
138.Explain seller’s responsibilities and explain any contractors’ bids.
139.Ensureseller’s compliance with home inspection clause requirements.
140.Assist seller with identifying contractors to perform any required repairs.
141.Negotiate payment and oversee all any required repairs on seller’s behalf.
142.Scheduling of the appraisal.
143.Provide to appraiser any comparable sales used in market pricing.
144.Follow-up on appraisal.
145.Negotiate a potentially low appraisal.
146.Enter completion into transaction management program.
147.Get final contract paperwork signed by all parties.
148.Coordinate closing process with buyer’s agent and lender.
149.Update closing forms and files.
150.Ensure all parties have all the forms and information needed to close the sale.
151.Select location where closing will be held.
152.Confirm closing date and time and notify all parties.
153.Assist in solving any title problems or in obtaining death certificates.
154.Work with buyer’s agent in scheduling buyer’s final walk-thru prior to closing.
155.Double check all tax, homeowners’ association dues, utility, and applicable prorations.
156.Request final closing figures from closing agent (attorney or title company).
157.Receive and carefully review closing figures to ensure accuracy of preparation.
158.Confirm buyer and buyer’s agent have received title insurance commitment.
159.Provide homeowners warranty for availability at closing.
160.Review documents with closing agent/attorney.
161.Coordinate closing with seller’s next purchase and resolve any timing problems.
162.Have a no-surprises closing so seller receives a net-proceeds check at closing.
163.Change local MLS status to sold. Enter sale date, price, selling broker, etc.
164.Be at closing to oversee the process.
165.Deliver keys to the buyer’s agent.
166.Remove lockbox and yard sign.
167.Share the warranty paperwork for claims in the future.
168.Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.
169.Respond to any calls and provide any information required from office files.
170.Close out listing in your management program.
