You will be provided a free detailed market analysis for your home informing you of recent sales prices of comparable homes in your neighborhood, aiding you in receiving the best price for the sale of your home. Your home for sale will be entered into the Twin Cities area Multiple Listing Service, featured on this website as well as hundreds of other sites that offer search engines for current MLS listings. You will be assured of a competitive full service listing fee, giving you greater equity from the sale of your home.
Prior to Listing the Sellers Property:
Discuss and provide explanation of the different agency relationships
Obtain signed Agency Relationships in Real Estate Transactions form.
Discuss sellers expectations, wants, desires, motivation for moving (move up, relocation, retirement, etc), price, and marketing plan
Discuss how real estate agents are compensated and listing real estate broker’s policy for paying cooperating agents
Prepare a comparative market analysis on sellers property which describes recent sales of similar properties and provides vital information for pricing of the sellers property
Listing the Sellers Property:
Provide sellers with Seller Property Disclosure forms and other forms if required such as:
Locate property Abstract or owners title insurance policiy
Address any issues with sellers property such as repairs or replacement of items
Verify selling price, mortgage amount, pre-payment penalties, taxes, assessments, and any other issues with the property.
Discuss tax implications of sale (1031 exchange, valuation exclusions, etc)
Prepare sellers net sheet showing expected proceeds for sale
Develop a marketing plan including a combination of the following:
Properly pricing the property
Analysis of current inventory in neighborhood
Staging of property so it is shown in best possible view
Advertising and signage
Promotional flyers and brochures
Open Houses
Virtual Tours
Exposure on the Multiple Listing Service
Facilitate all showings of property (electronic lock boxes)
While On The Market:
Analysis of industry trends
Analysis of housing supply in immediate neighborhood
Review number of showings
Discussion on how offers will be handled and the possible scenarios such as multiple offers, counter offers, accepting or declining contingencies.
Verify buyers pre-qualification and most important pre-approval
Discussion of capital gains and tax implications
Offer Presentation and Offer Acceptance
Analyze the offer
Assist seller in understanding the risks and rewards of countering/accepting a particular offer.
Walk through contract with seller and analyze the following:
Earnest Money
Purchase Price
Personal Property to be included
Financing issues
Contingencies(house stays on market until contingencies removed)
Inspections (What happens during this time and what are consequences if any)
Closing date
Time of possession/Move in agreements
Risks inherent with multiple offer situation
Review integrity of other agent involved if so
Verification of mortgage pre-approval and strength of buyer
Anticipate any potential problems
Appraisal and full underwriting approval
Net proceeds—what is the bottom line for the sellers
Final walk-thru review
Negotiation of the Offer:
Due diligence – time is of the essence
Obtain proper signatures
Provide copies to seller
Post Purchase Agreement:
Follow through on inspection time frames
Work orders (if any) to be negotiated, completed and re-inspected
Follow up with buyers mortgage lender
Verify that appraisal has been ordered
Locate and provide Abstract of Title to title company
Schedule closing date, time, and location and provide all necessary documents to the closing agent
Provide necessary documents to lender for closing
Remind seller that buyer has the right to walk through prior to closing (generally the day of or the night before closing)
Negotiate any last minute complications or problems
Counsel seller on what to expect at closing and what to bring(drivers license, social security numbers, previous addressed from past ten years)
Closing the Sale:
Attend the closing
Go through the HUD1 Settlement statement with seller
Match HUD1 previous estimate of sellers proceeds
Verify credits if necessary
Handle any last minute issues with all known conflicts to be resolved by written agreement including escrow agreements if necessary to avoid adverse consequences
Verify home warranty programs
Eschange keys, garage door openers, and any final information about the property
