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Services for Sellers

HOW WE SERVE OUR SELLERS

I tell clients “the most important home I sell is yours” because it’s true. This guides me and my team in all that we do and we want each of our home Sellers to know that we will never cut corners or give them anything but the best.

We work very hard for our real estate clients. If you’ve ever wondered how a Realtor earns a commission when listing and selling a home, here’s just a partial list of how we serve our Sellers.

  • Listing the Property
  • Market Preparation
  • Marketing the Property
  • Submitting Contract Offers and Tracking Buyer's Loan Approval
  • Home Inspection and Appraisal
  • Preparing For Closing
1. Make initial contact with the prospective Seller and set appointment for listing presentation.
2. Conduct market research on all recently sold and currently listed properties in the subject neighborhood to assist Seller in accurately pricing the home.
3. Refine research to sales activity within the past 6 months, giving special attention to reported square footages, days on market, specific comparable amenities, and school and neighborhood information that may impact value.
4. Determine fair market value based upon research.
5. Research subject property’s ownership, verifying legal description and lot size information from public tax records.
6. Take preliminary photographs of subject property for presentation package, then compile and assemble Comparative Market Analysis that apprises Seller of market trends and conditions in their area.
7. Present a profile outlining the brokerage reputation and the agent’s experience and qualifications in the Seller’s market area.
8. Present the Comparative Market Analysis on subject property with information on available and sold properties within the neighborhood selling area.
9. Discuss Seller’s goals and expectations with specific focus on Seller’s timetable demands and motivation, and review Seller’s Disclosure requirements, etc.
10. Inquire about and discuss any property idiosyncrasies, and make suggestions for exterior or interior cosmetic changes, improvements or pre-marketing repairs necessary to improve the salability of property.
11. Present Residential Marketing Plan with details about the Multiple Listing Service benefits, local and global affiliations, proposed advertising schedule, web exposure and other activities by the brokerage and agent necessary to market the property.
12. Explain the agent’s role in screening Buyers to assure that they are qualified to make such a purchase and providing other service that protect the Seller.
13. Review and explain all listing documents and obtain Seller’s signature.
14. Measure room sizes.
15. If available, review owner’s survey to confirm lot size; review and discuss any other pertinent owner’s information available, such as house plans, appraisals, inspection reports, lists of repairs and maintenance items (with their receipts, if possible).
16. Review completed Seller’s Disclosure with Seller and determine necessity for additional disclosure forms (such as lead-based paint for older homes).
17. Gather utilities information, including all suppliers and their phone numbers (all should be included on Seller’s Disclosure).
18. Discuss benefits of a Residential Service Contract and assist with application and submission, if desired.
19. Agree upon and prepare all showing instructions per Seller’s wishes, including alarm codes if applicable.
20. Verify security system, term of service and whether it is owned or leased.
21. Obtain current mortgage information including lender and loan number(s).
22. Obtain copy of Homeowner Association bylaws, verify fees and if they are optional or mandatory, and contact Homeowner Association management company for any other pertinent information.
23. Prepare detailed list of property amenities included in sale noting any exclusions specified by Seller.
24. Have extra key made for and install electronic lockbox as authorized by Seller. (The showing agent arrives early and “stages” your home prior to the arrival of prospective purchasers and their agent. The property is shown and comments are promptly communicated to your listing agent.)
25. “For Sale” signs (where permitted) are put in place.
26. When Seller and the agent deem the property ready to list, comprehensive exterior and interior photos are taken.
27. Multiple Listing Service Profile Sheet is prepared, then uploaded to the system along with a chosen photo gallery that will appear on the Houston Association of Realtors web site at HAR.com and many, many others.
28. Submit all property information to Marketing & Advertising Department.
29. Prepare marketing brochure and review with Seller.
30. Send mailers or flyers regarding listing to targeted mailing list.
31. Promote listing to and share property information and photos with fellow agents weekly where the home is presented in a visual walk-through via a Virtual Tour. In addition, a property home tour by the office is conducted.
32. Submit property information and photos to participating Internet real estate sites.
33. Print and reprint brochure supplies promptly as needed.
34. Place ads in appropriate media.
35. Promote and hold broker open house(s) to expose property to cooperating brokerage firms and agents.
36. If appropriate, hold periodic public open houses to expose property to prospective Buyers, advertising same in various weekly and monthly publications.
37. Obtain feedback from Buyers’ agents on all showings to determine what impressions the buyer and agent had of your house, to see if the suggestions merit changes in our marketing strategy, and to answer any questions or concerns they may have.
38. Regularly prepare and submit periodic summary of marketing activity to Seller advising of showings and feedback from Buyers’ agents, open house traffic and comments, and providing continuing evaluation of market conditions and suggested changes to ensure property remains competitively priced.
39. Advise real estate community of all status changes, continue to promote listing with fellow agents and re-contact agents who have shown the property bringing them current on status.
40. If and when Earnest Money Contracts are submitted by prospective Buyers or their agents, review and evaluate offers with Seller discussing the pros and cons of each.
41. Review Buyer’s offer and confirm qualifications with Buyer’s agent and present them with a Seller’s Disclosure.
42. As Seller’s representative, negotiate all offers, present any and all counteroffers, set time limits for loan approval and closing date, communicate acceptance or amendments to Buyer’s agent and, once agreement is reached, deliver Seller’s accepted and signed contract and all addendums to Buyer’s agent.
43. Deliver fully signed contract to all parties, as well as to the title company (along with Buyer’s earnest money) and lender.
44. Provide Seller with estimate of closing costs and verify that all inspections have been ordered (structural, mechanical, plumbing, electrical and termite).
45. Update status on MLS to show property is “Option Pending” or “Pending”.
46. Confirm that loan application has been made, then contact lender weekly to ensure processing is on track and all requirements are being met.
47. Request final approval of Buyer’s loan application in writing and forward to Seller.
48. Confirm that lender will “table fund” so that Seller receives a net proceeds check at closing.
49. Coordinate Buyer’s home inspection schedule with Seller, review all home inspectors’ reports and the Buyer’s request for repairs with Seller upon receipt.
50. Convey to Buyer Seller’s agreement or conditions of requested repairs and ensure compliance with those requirements within contract timetable.
51. Assist Seller with selecting, scheduling and negotiating with reputable contractors or workmen to perform any required repairs.
52. Schedule lender required appraisal and provide pertinent comparable sales information to the appraiser.
53. Follow-up with appraiser as necessary and assist Seller in questioning appraisal report if it seems inaccurate.
54. If Seller’s is moving to another city, refer Seller to a Keller Williams affiliated agent at their destination to ensure excellent service and commitment on the other end.
55. Confirm that all contract and amendments conditions have been met or completed and review closing checklist with Seller.
56. Coordinate closing process with Buyer’s agent and lender, confirm closing date and time and notify all parties, making sure to coordinate this closing with Seller’s next purchase and resolve any timing problems.
57. Update closing forms and files and ensure all parties have all forms and information needed to close the sale.
58. Assist in solving any title problems (boundary disputes, easements, etc).
59. Coordinate with Buyer’s agent to schedule Buyer’s final walk-thru prior to Closing.
60. Research all applicable prorations for taxes, Homeowner Association dues, utilities and others and request final closing figures from the title company or attorney closing agent.
61. Review closing figures to ensure accuracy and forward them to Seller and Buyer’s agent.
62. Request copy of closing documents from closing agent and confirm Buyer and Buyer’s agent have received title insurance commitment.
63. Review documents with closing agent, attend closing, provide Residential Service Contract, if applicable, and be available to address any last minute questions or issues.
64. Enter closing information to Data Processing and MLS.