Seller Checklist

Pre-Listing agreement Activities

• Make appointment with seller for listing presentation.
• Send seller a written or e-mail confirmation of listing appointment and call to confirm.
• Review pre-appointment questions.
• Research all comparable currently listed properties.
• Research sales activity for past 18 months from MLS and public records databases.
• Research 'Average Days on Market' for this property of this type, price range and location.
• Download and review property tax roll information.
• Prepare 'Comparable Market Analysis' (CMA) to establish fair market value.
• Obtain copy of subdivision plat/complex lay-out.
• Research property's ownership and deed type.
• Research property'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 listing presentation package with above materials and information.
• Perform exterior 'Curb Appeal Assessment' of subject property.
• Compile and assemble formal file on property.
• Confirm current public schools and explain impact of schools on market value.
• Review listing appointment checklist to ensure that all steps and actions have been completed.

Listing Appointment Presentation

• Give seller an overview of current market conditions and projections.
• Review agent's and company's credentials and accomplishments in the market.
• Present company's profile and position or 'niche' in the marketplace.
• Present CMA results to seller, including comparables, solds, current listings and expireds.
• Offer pricing strategy based on professional judgment and interpretation of current market conditions.
• Discuss goals with seller to market effectively.
• Explain market power and benefits of Multiple Listing Service.
• Explain market power of eXp websites, IDX, and Realtor.com, MiguelAvila.com, yourhomeaddress.com.
• Explain the work the brokerage and agent do 'behind the scenes' and agent's availability on weekends.
• Explain agent's role in taking calls to screen for qualified buyers.
• Present and discuss strategic marketing plan.
• Explain different agency relationships and determine seller's preference.
• Review and explain all clauses in Listing Contract and Addendum and obtain seller's signature.

Once Property is Under Listing Agreement

• Review current title information.
• Measure overall and heated square footage.
• Measure interior room sizes.
• Confirm lot size via owner's copy of certified survey, if available.
• Note any and all unrecorded property lines, agreements, easements.
• Obtain house plans, if applicable and available.
• Review house plans and make copy.
• Order plat map for retention in property's listing file.
• Prepare showing instructions for buyers' agents and agree on showing time window with seller.
• Obtain current mortgage loan(s) information: companies and loan account numbers.
• Verify current loan information with lender(s).
• Check assumption ability of loan(s) and any special requirements.
• Discuss possible buyer financing alternatives and options with seller.
• Review current appraisal, if available.
• Identify Home Owner Association manager, if applicable.
• Verify Home Owner Association fees with manager: mandatory or optional and current annual fee.
• Order copy of Homeowner Association bylaws, if applicable.
• Research electricity availability and supplier's name and phone number.
• Calculate average utility usage from last 12 months of bills.
• Research and verify city sewer/septic tank system.
• Water system: calculate average water fees or rates from last 12 months of bills.
• Well water: confirm well status, depth and output from well report.
• Natural gas: research/verify availability and supplier's name and phone number.
• Verify security system, current term 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.'
• Compile list of completed repairs and maintenance items.
• Send 'Vacancy Checklist' to seller if property is vacant.
• Explain benefits of home owner warranty to seller.
• Assist sellers with completion and submission of home owner warranty application.
• When received, place home owner warranty in property file for conveyance at time of sale.
• Have extra key made for lockbox.
• Verify if property has rental units involved. And, if so:
• - Make copies of all leases for retention in listing file.
• - Verify all rents and deposits.
• - Inform tenants of listing and discuss how showings will be handled.
• Arrange for installation of yard sign.
• Assist seller with completion of Seller's Disclosure form.
• New Listing Checklist completed.
• Review results of curb appeal assessment with seller and provide suggestions to improve salability.
• Review results of interior decor assessment and suggest changes to shorten time on market.

Entering Property in Multiple Listing Service Database

• Prepare MLS Profile Sheet - agent is responsible for 'quality control' and accuracy of listing data.
• Enter property data from profile sheet into MLS listing database.
• Proofread MLS database listing for accuracy, including proper placement in mapping function.
• Add property to company's active listings list.
• Provide seller signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.
• Take additional photos for upload into MLS and use in flyers. Discuss efficacy of virtual tours.

Marketing the Listing

• Create ads with seller's input.
• Coordinate showings with owners, tenants, and other Realtors. Return all calls, weekends included.
• Install electronic lock box if authorized by owner and program with agreed-upon showing times.
• Prepare mailing and contact list.
• Generate mail-merge list.
• Order 'Just Listed' postcards.
• Prepare flyers and e-mail to active agents.
• Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
• Prepare property marketing materials for seller's review.
• Arrange for printing or copying of supply of marketing materials.
• Upload listing to company and agent Internet site, if applicable.
• Mail Out 'Just Listed' notice to neighborhood residents.
• Provide marketing data to buyers.
• Provide 'Special Feature' cards for marketing, if applicable.
• Submit ads to company's participating Internet real estate sites.
• Price changes conveyed promptly to all Internet groups.
• Reprint/supply brochures promptly, as needed.
• Loan information reviewed and updated in MLS as required.
• Feedback e-mails/faxes sent to buyers' agents after showings.
• Review weekly Market Study.
• Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
• Place regular weekly update calls to seller to discuss marketing and pricing.
• Promptly enter price changes in MLS listing database.

The Offer and Contract

• Receive and review all offer to purchase contracts submitted by buyers or buyers' agents.
• Evaluate offer(s) and prepare a 'net sheet' on each for the owner for comparison purposes.
• Counsel seller on offers. Explain merits and weakness of each component of each offer.
• Contact buyers' agents to review buyer's qualifications and discuss offer.
• Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible.
• Confirm buyer is pre-qualified by calling loan officer.
• Obtain pre-qualification letter on buyer from loan officer.
• Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date.
• Prepare and convey any counteroffers, acceptance or amendments to buyer's agent.
• Fax copies of contract and all addendums to closing attorney or title company.
• When Purchase Contract is accepted and signed by seller, deliver signed offer to buyer's agent.
• Record and promptly deposit buyer's earnest money in escrow account.
• Disseminate 'Under-Contract Showing Restrictions' as seller requests.
• Deliver copies of fully signed Offer to Purchase Contract to seller.
• Fax/deliver copies of Offer to Purchase Contract to selling agent.
• Fax copies of Offer to Purchase Contract to lender.
• Provide copies of signed Offer to Purchase Contract for office file.
• Advise seller in handling additional offers to purchase submitted between contract and closing.
• Change status in MLS to 'Contingent Contract'
• Provide credit report information to seller if property will be seller-financed.
• Assist buyer with obtaining financing, if applicable and follow-up as necessary.
• Coordinate with lender on Discount Points being locked in with dates.
• Deliver unrecorded property information to buyer.
• Order septic system inspection, if applicable.
• Receive and review septic system report and assess any possible impact on sale.
• Deliver copy of septic system inspection report lender and buyer.
• Deliver Well Flow Test Report copies to lender and buyer and property listing file.
• Verify termite inspection ordered.
• Verify mold inspection ordered, if required.

Tracking the Loan Process

• Confirm verifications of deposit and buyer's employment have been returned.
• Follow loan processing through to the underwriter.
• Contact lender weekly to ensure processing is on track.
• Relay final approval of buyer's loan application to seller.

Home Inspection

• Coordinate buyer's professional home inspection with seller.
• Review home inspector's report.
• Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract.
• Ensure seller's compliance with Home Inspection Clause requirements.
• Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs.
• Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed.

The Appraisal

• Schedule appraisal.
• Provide comparable sales used in market pricing to appraiser.
• Follow up on appraisal.
• Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties

• Contract is signed by all parties.
• Coordinate closing process with buyer's agent and lender.
• Update closing forms and files.
• Ensure all parties have all forms and information needed to close the sale.
• Select location where closing will be held.
• Confirm closing date and time and notify all parties.
• Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining death certificates.
• Work with buyer's agent in scheduling and conducting buyer's final walk-thru prior to closing.
• Research all tax, HOA, utility and other applicable prorations.
• Request final closing figures from closing agent (attorney or title company).
• Receive and carefully review closing figures to ensure accuracy of preparation.
• Forward verified closing figures to buyer's agent.
• Request copy of closing documents from closing agent.
• Confirm buyer and buyer's agent has received title insurance commitment.
• Provide Home Owners Warranty for availability at closing.
• Reviews all closing documents carefully for errors.
• Forward closing documents to absentee seller, as requested.
• Review documents with closing agent (attorney).
• Provide earnest money deposit check from escrow account to closing agent.
• Coordinate this closing with seller's next purchase and resolve any timing problems.
• Have a 'no surprises' closing and present seller a net proceeds check at closing.
• Refer sellers to one of the best agents at their destination, if applicable.
• Change MLS listing status to Sold. Enter sale date and price, selling broker and agent's ID numbers, etc.

Follow Up After Closing

• Answer questions about filing claims with Home Owner Warranty company, if requested.
• Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.
• Respond to any follow-up calls and provide any additional information required from office files.