WHAT DOES A BUYERS AGENT AND SELLERS AGENT DO FOR ME, THE CONSUMER?

How I Can Help You Buy a Home

Whether it’s your first home or if you’re an experienced buyer, purchasing a home is a complex process.
By working with me, I will protect your interest and ensure we get to the closing table.  I will stay up at night so you dont have to. As your Buyer's Agent, I will perform the following tasks as part of our agreement: Initial Counseling
  1. Complete the pre-appointment questionnaire via telephone.
  2. Provide access to MLS portal.
  3. Discuss lender pre-approval vs. pre-qualification.
  4. Provide a list of recommended lenders.
  5. In-person meeting to:
    1. Review the Transaction Guide
    2. Discuss Agency and Broker Compensation
    3. Discuss timing, earnest money, and influencing parties
    4. Discuss Wants and Needs
    5. Develop a plan
    6. Establish Schedule
Initial Home Search
  1. Confirm Showings
  2. Obtain a copy of the Lender’s Pre-Approval Letter or Source of Funds
  3. Show and evaluate homes viewed. Provide Home review Forms.
  4. Obtain a written agency contract.
  5. Continue to refine the search until the right home is found or reassessment is required.
  6. Communicate with the Listing Agent regarding availability and instructions beyond what shows in the MLS.
  7. Complete a quick CMA. The Buyer(s) should understand the market for their selected home.
  8. Draft the Contract Offer and complete any disclosures if possible.
  9. Review the offer with the Buyer(s) and obtain signatures and Earnest Money.
  10. Deliver the Offer along with Disclosures, Lender Letter, and Earnest Money.
  11. Negotiate details with the Listing Agent, discuss the Offer status with the Buyer, and respond to any Counter Proposal.
  12. Review and explain any Seller Provided Disclosures.
Contract to Close
  1. Deal or (if no deal then return to 6 above)
  2. Complete the necessary forms and forward them to broker or Transaction Coordinator
  3. The Transaction Coordinator will forward the Contract to the Lender, confirm Escrow is opened and Title Insurance is ordered.
  4. Confirm with the Lender as to status and appraisal is ordered if needed.
  5. Complete any communications with the Cast of Characters.
  6. Schedule Home Inspection with Buyers(s), Inspector and Listing Broker.
  7. Ask the Buyer(s) to arrange for Home Owners Insurance.
  8. Attend the Inspection and receive the report from the Inspector. Do not discuss the report with the inspector.  Meet to discuss the report with the Buyers(s) away from the Inspector.
  9. Determine the Buyers(s) desire regarding inspection issues, prepare an Inspection Objection Form, and deliver it to the Listing Agent.
  10. Negotiate Inspection Objections and complete Contract Amendment to memorialize Inspection issues agreement.
  11. Review all “Due Diligence” items
  12. Monitor the status of closing continually and communicate twice weekly with the Buyer(s).
  13. Coordinate any Post-Closing Agreement with the Seller and/or Seller Agent.
  14. Obtain Clear to Close from the Lender.
  15. Review and explain closing documents prior to closing.
  16. Accompany Buyers(s) on a pre-closing walk through.
  17. Remind Buyer(s) to transfer utilities.
  18. Attend closing with you.
  19. Remind the Buyer(s) to complete the QSC survey when received.
The Dance Every Real Estate Transaction is different from all the others.  While it is true that What We Do for You has as many as at least 36 known factors, it is the unexpected that requires an experienced, trained professional to complete the sale.  I call the unexpected the “Dance” or more properly “Cognitive Flexibility Theory” (CFT) which is the concept of adaptive expertise.  The combinations of professional agents, well-trained support staff, and our experienced and attentive management makes me among the very best at applying CFT to your real estate transaction, always prepared to meet unexpected challenges. Post Closing Follow-up with the Seller’s agent 3-5 days after the closing. Follow-up with the Client(s) 5 days after the closing. Send Thank you note cards to all involved. Place you in the continuing follow-up program.

Selling Tips

How I Can Help You Sell a Home

Helping find a buyer for your home is only one facet of a real estate professional’s job.
As your realtor, I will perform the following tasks as part of our agreement: Research
  1. Complete the Pre-Appointment questionnaire via telephone.
  2. Determine acceptable sold and on-market properties for comparative analysis.
  3. Gather property history in public records to include tax, deed, and ownership, legal and public record data, zoning, and plat information.
  4. Complete and review the Title Insurance Agent’s Ownership and Encumbrance report.
  5. Determine property curb appeal.
  6. Ascertain school attendance zones.
  7. Review data for use in property market analysis.
Prepare Comparative Market Analysis
  1. Select the most reasonable properties, call listing agents to check for activity on current listings and confirm sales data on closed properties.
  2. Prepare the Preliminary Comparative Market Analysis (CMA).
  3. Review the Listing appointments checklist before and after the client visit.
  4. Determine local market conditions for the subject property.
  5. Forward the Pre-listing package to the client.
Listing Meeting
  1. Meet with Client(s) and tour property. Take appropriate notes and “reminder” pictures.
  2. Review the Pre-listing package with the client(s).
  3. Present the CMA and property history. Discuss refinements based on the property review and determine a market price.
  4. Provide a specific marketing plan for the property.
  5. Provide an appropriate estimate of Seller Proceeds based on payoffs and public information.
  6. Discuss staging.
  7. Discuss possible financing alternatives and the effect on the seller’s proceeds and timing.
  8. Review any recent appraisal and other unknown issues.
  9. Discuss state Agency law and Buyer Agency Co-op if any.
  10. Discuss disclosures for LBP, wire fraud, and fair housing.
  11. Discuss Home Warranty and obtain agreement.
  12. Review the Listing Contract and obtain the agreement with the client(s).
Marketing Preparation
  1. Measure the property or discuss professional measurement.
  2. Check lot lines
  3. Obtain house plans and any other marketing information from the client(s).
  4. Verify HOA information, documents, and contacts. Place lockbox on property.
  5. Obtain utility information and contacts.
  6. Explain the “showings” process.
  7. Confirm utility expenses, water usage, and well and ditch information.
  8. Verify any security system, alarm, and solar leases. Obtain documents and contacts.
  9. Prepare a detailed list of inclusions, exclusions, and best marketing features.
  10. Compile a list of recent repairs and maintenance items.
  11. Arrance for the installation of a yard sign and verify with the HOA.
  12. Arrange for professional photos and video if agreed.
  13. Prepare entry forms for MLS and discuss syndication
  14. Review entry data for accuracy.
  15. Provide you with the MLS entry for your review.
  16. Create advertising as necessary.
  17. Inform office and personal database of new listing.
  18. Prepare fliers and Special Feature Cards.
  19. Complete and deliver brochures to the listing.
  20. Send “just listed” cards to the agent-client base and neighborhood.
  21. Review the “new-listing” check sheet for completeness.
  22. Review showing feedback and comparable pricing weekly and communicate current information to the client(s).
  23. Communicate with showing agents for commentary and feedback ASAP after the showing.
  24. Maintain communication at least weekly or more often as agreed or necessary.
Offers
  1. Receive and review all offers from buyer’s agents. Determine technical issues to be countered and approximate net to Seller from any and all offers.
  2. Create emails/ spreadsheets for easy comparison of multiple offers.
  3. Speak with the Buyer’s agent and buyer’s lender to assist in determining the viability of the offer. Make sure the Pre-approval letter or proof of funds is accurate.
  4. Meet with the Sellers to explain offers and negotiable weaknesses and construct Counter offers if necessary.
  5. Provide the Buyer’s agent with necessary disclosures on all offers to be accepted or countered.
  6. Discuss and complete final negotiations with the Buyer’s agent.
  7. Contract executed. We have a deal!
  8. Coordinate with the Transaction Manager on accepted offers, if applicable.
  9. Speak with the Cast of Characters to start and confirm the contract.
  10. Order Title Insurance Commitment.
  11. Check with the Home Owners Association (HOA) to deliver the necessary documents.
  12. Securely distribute contract copies to the Title Agent and Lender.
Contracts
  1. Follow Up on Buyers Earnest Money to be deposited as required by contract.
  2. Update MLS status and all other marketing venues.
  3. Complete initial follow-ups as necessary to launch the closing process.
  4. Review Title Insurance commitment when received to check for any issues that may affect the closing or Seller’s expectations.
Inspections
  1. Review and deliver any unrecorded documents to the Buyer’s agent as required by the contract.
  2. Review HOA documents for unexpected issues.
  3. Order septic and well checks if necessary. Determine any impacts on closing and resolve as necessary.
  4. Deliver results to the Buyer’s agent.
  5. Coordinate with all parties to schedule the home inspection.
  6. Respond to the Buyer’s Inspection Objection notice if any, discuss it with the Seller, and negotiate a settlement with the Buyer’s agent.
  7. Assist the Seller in coordinating any needed vendor estimates of work required to satisfy the Inspection resolution.
  8. Work with the transaction coordinator, if applicable to determine loan status and resolve any title insurance issues.
  9. Review any final completion dates and resolve issues.
Appraisal
  1. Schedule appraisal if required.
  2. Prepare comparable, 1001 document, and contract package for appraisal.
  3. Meet the appraiser and deliver the appraisal package.
Closing Process
  1. Review the file with the Broker or Transaction Coordinator for completeness and resolve any missing form or signature issues.
  2. Schedule closing and location with all parties.
  3. Coordinate the next closing when Sellers become Buyers.
  4. Confirm any post-closing occupancy issues with the Seller.
  5. Check that utilities have been or will be transferred as appropriate.
  6. Schedule the final walk-through with the Buyer’s agent.
  7. Receive and review the Closing Settlement forms and deed for accuracy.
  8. Determine how the Seller wishes to receive their net proceeds and coordinate.
  9. Confirm delivery of Home Warranty if supplied.
  10. Obtain forwarding address and information for our CRM system.
  11. Inform the Seller that they will receive a customer satisfaction survey and to please complete it.
The Dance Every Real Estate Transaction is different from all the others.  While it is true that our list of What We Do for You has as many as 87 known factors, it is the unexpected that requires an experience, trained professional to complete the sale.  I call the unexpected the “Dance” or more properly “Cognitive flexibility Theory” (CFT) which is the concept of adaptive expertise.  The combination of professional agents, well-trained support staff, and our experienced and attentive management makes me among the very best at applying CFT to the real estate transaction, always prepared to meet the unexpected challenge. Post Closing Follow-up with Buyer’s agent 3-5 days after the closing. Follow-up with Client(s) 5 days after the closing. Send Thank you note cards to all involved. Place clients in the continuing follow-up program. I will always be there for you with information to help you protect your home and investment.
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