List of tasks to sell a home

Sample of work that we do for a listing

This is only a partial list…….

 Pre-Listing Activities

  1. Make appointment with seller for listing presentation
  2.  Send seller a written or e-mail confirmation of listing appointment and call to confirm
  3. Review pre-appointment questions
  4. Research all comparable currently listed properties
  5. Research sales activity for past 10 months from MLS and public records databases
  6. Research “Average Days on Market” for this property of this type, price range and location
  7. Download and review property tax roll information
  8. Prepare “Comparable Market Analysis” (CMA) to establish fair market value
  9. Obtain copy of subdivision plat/complex lay-out
  10.  Research property’s ownership & deed type
  11.  Research property’s public record information for lot size & dimensions
  12.  Research and verify legal description
  13.  Research property’s land use coding and deed restrictions
  14.  Research property’s current use and zoning
  15.  Verify legal names of owner(s) in county’s public property records
  16.  Prepare listing presentation package with above materials
  17. Perform exterior “Curb Appeal Assessment” of subject property
  18. Compile and assemble formal file on property
  19. Confirm current public schools and explain impact of schools on market value
  20. Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

  1. Give seller an overview of current market conditions and projections
  2. Review agent’s and company’s credentials and accomplishments in the market
  3. Present company’s profile and position or “niche” in the marketplace
  4. Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
  5. Offer pricing strategy based on professional judgment and interpretation of current market conditions
  6. Discuss Goals With Seller To Market Effectively
  7. Explain market power and benefits of Multiple Listing Service
  8. Explain market power of web marketing.
  9. Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends
  10. Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
  11. Present and discuss strategic master marketing plan
  12. Explain different agency relationships and determine seller’s preference
  13. Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature

Once Property is Under Listing Agreement

  1. Review current title information
  2. Measure overall and heated square footage
  3. Measure interior room sizes
  4. Confirm lot size via owner’s copy of certified survey, if available
  5. Note any and all unrecorded property lines, agreements, easements
  6. Obtain house plans, if applicable and available
  7. Review house plans and make copy
  8. Order plat map for retention in property’s listing file
  9. Prepare showing instructions for buyers’ agents and agree on showing time window with seller
  10. Obtain current mortgage loan(s) information: companies and & loan account numbers
  11. Verify current loan information with lender(s)
  12. Check assumability of loan(s) and any special requirements
  13. Discuss possible buyer financing alternatives and options with seller
  14. Review current appraisal if available
  15. Identify Home Owner Association manager if applicable
  16. Verify Home Owner Association Fees with manager – mandatory or optional and current annual fee
  17. Order copy of Homeowner Association bylaws, if applicable
  18. Research electricity availability and supplier’s name and phone number
  19. Calculate average utility usage from last 12 months of bills
  20. Research and verify city sewer/septic tank system
  21. Water System: Calculate average water fees or rates from last 12 months of bills
  22. Well Water: Confirm well status, depth and output from Well Report
  23. Natural Gas: Research/verify availability and supplier’s name and phone number
  24. Verify security system, current term of service and whether owned or leased
  25. Verify if seller has transferable Termite Bond
  26. Ascertain need for lead-based paint disclosure
  27. Prepare detailed list of property amenities and assess market impact
  28. Prepare detailed list of property’s “Inclusions & Conveyances with Sale “
  29. Compile list of completed repairs and maintenance items
  30. Send “Vacancy Checklist” to seller if property is vacant
  31. Explain benefits of Home Owner Warranty to seller
  32. Assist sellers with completion and submission of Home Owner Warranty Application
  33. 66 When received, place Home Owner Warranty in property file for conveyance at time of sale
  34. Have extra key made for lockbox
  35. Verify if property has rental units involved. And if so:
  36. Make copies of all leases for retention in listing file
  37. Verify all rents & deposits
  38. Inform tenants of listing and discuss how showings will be handled
  39. Installation of yard sign
  40. Assist seller with completion of Seller’s Disclosure form
  41. “New Listing Checklist” Completed
  42. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
  43. Review results of Interior Décor Assessment and suggest changes to shorten time on market
  44. Load listing into transaction management software program

Entering Property in Multiple Listing Service Database

  1. Prepare MLS Profile Sheet — Agents is responsible for “quality control” and accuracy of listing data
  2. Enter property data from Profile Sheet into MLS Listing Database
  3. Proofread MLS database listing for accuracy – including proper placement in mapping function
  4. Add property to company’s Active Listings list
  5. Provide seller with signed copies of Listing Agreement
  6. Take additional photos for upload into MLS and use in Virtual Tours
  7. Set seller up to receive area market activity via email

Marketing The Listing

  1. Create Internet ads and other advertising
  2. Coordinate showings with owners, tenants, and other Agents.
  3.  Return all calls
  4. Install lock box if authorized by owner.
  5. Notify showing desk of showing instructions from seller on property
  6. Prepare mailing and contact list
  7. Generate mail-merge letters to contact list
  8. Prepare feedback system for email feedback forms
  9. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
  10. Prepare property marketing recording for seller’s review
  11. Take photos for listing and Virtual Tour
  12. Create virtual tour
  13. Arrange for printing of supply of marketing brochures or fliers (if applicable)
  14. Email marketing brochures farm of high producing agents
  15. Upload listing to company and agent Internet site
  16. Advise Network Referral Program of listing
  17. Provide marketing data to buyers coming from referral network
  18. Submit ads to company’s participating Internet real estate sites
  19. Price changes conveyed promptly to all Internet groups
  20. Reprint/supply brochures promptly as needed
  21. Loan information reviewed and updated in MLS as required
  22. Feedback e-mails/faxes sent to buyers’ agents after showings
  23. Review Market Study
  24. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
  25. Place regular update calls to seller to discuss marketing & pricing
  26. E-mail tour statistics to seller
  27. Promptly enter price changes in MLS listing database
  28. Show property to buyers that are interested in property
  29. Provide information to buyers and agents that request more information
  30. Provide seller with any information that they need

The Offer and Contract

  1. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
  2. Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes
  3. Review buyer’s creditworthiness with Buyer’s lender
  4. Counsel seller on offers. Explain merits and weakness of each component of each offer
  5. Contact buyers’ agents to review buyer’s qualifications and discuss offer
  6. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible
  7. Confirm buyer is pre-qualified by calling Loan Officer
  8. Obtain pre-qualification letter on buyer from Loan Officer
  9. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date
  10. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent
  11. Fax copies of contract and all addendums to title company
  12. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent
  13. Record and promptly deposit buyer’s earnest money in escrow account.
  14. Disseminate “Under-Contract Showing Restrictions” as seller requests
  15. Deliver copies of fully signed Offer to Purchase contract to seller
  16. Fax/deliver copies of Offer to Purchase contract to Selling Agent
  17. Fax/deliver copies of Offer to Purchase contract to Closing Company
  18. Fax copies of Offer to Purchase contract to lender
  19. Provide copies of signed Offer to Purchase contract for office file
  20. Advise seller in handling additional offers to purchase submitted between contract and closing
  21. Change status in MLS
  22. Update company and personal web site to show “Under Contract”
  23. Review buyer’s creditworthiness with Buyer’s lender
  24. Provide credit report information to seller if property will be seller-financed
  25. Assist buyer with obtaining financing, if applicable and follow-up as necessary
  26. Confirm buyer and buyer’s agent have received title insurance commitment

Tracking the Loan Process

  1. Confirm Verifications Of Deposit & Buyer’s Employment Have Been Returned
  2. Follow Loan Processing Through
  3. Add lender and other vendors title list
  4. Contact lender weekly to ensure processing is on track
  5. Relay final approval of buyer’s loan application to seller

Home Inspection

  1. Coordinate buyer’s professional home inspection with seller
  2. Review home inspector’s report
  3. Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract
  4. Ensure seller’s compliance with Home Inspection Clause requirements
  5. Assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs

The Appraisal

  1. Schedule Appraisal
  2. Provide comparable sales used in market pricing to Appraiser
  3. Follow-Up On Appraisal
  4. Notify Seller of completion
  5. Assist seller in questioning appraisal report if it seems too low

Closing Preparations and Duties

  1. Double check Contract Is Signed By All Parties
  2. Coordinate closing process with buyer’s agent and lender
  3. Update closing forms & files
  4. Ensure all parties have all forms and information needed to close the sale
  5. Select location where closing will be held
  6. Confirm closing date and time and notify all parties
  7. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
  8. Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing
  9. Research all tax, HOA, utility and other applicable prorations
  10. Request final closing figures from closing agent 163 Receive & carefully review closing figures to ensure accuracy of preparation
  11. Forward verified closing figures to buyer’s agent and Seller
  12. Request copy of closing documents from closing agent
  13. Review all closing documents carefully for errors
  14. Forward closing documents to absentee seller as requested
  15. Review documents with closing agent
  16. Explain closing documents to seller
  17. Coordinate this closing with seller’s next purchase and resolve any timing problems
  18. Have a “no surprises” closing so that seller receives a net proceeds check at closing
  19. Prepare personal and company file to be closed
  20. Deliver personal and company file to Office
  21. Turn in all applicable paperwork to office to receive commission payment
  22. Refer sellers to one of the best agents at their destination, if applicable
  23. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
  24. Change status of home on personal and company website
  25. Cancel all ads currently running with property

Follow Up After Closing

  1. Collect sign and lockbox from property along with any brochures
  2. Answer questions about filing claims with Home Owner Warranty company if requested
  3. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
  4. Respond to any follow-on calls and provide any additional information required from office files.
  5. Respond to appraiser on property calls for minimum next 9 months

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