- Provide access to MLS listing database of homes & condos for sale
- Provide complete addresses of properties for sale
- Provide information on neighborhoods, schools and points of interest
- Provide demographic information on Towns and neighborhoods
- Provide area street map
- Give preliminary overview for the City and neighborhoods
- Explain past market performance
- Give an overview of current market conditions and projections
- Explain my profile and “niche” in the marketplace
- >Provide references from past clients
- Explain past City real estate development and outline new development plans
- Point out neighborhoods in decline and those improving
- Discuss renting vs. buying
- Discuss pros and cons of property types condo, single family, multi-family, investment
- Explain how neighborhood and street locations can effect present and future-value
- Explain different agency relationships and buyer’s options under NC law
- Explain legal obligation of the seller’s agent is to the seller, not the buyer
- Explain benefits of buyer’s agency
- Determine buyer’s preference for working with REALTOR® and agree on a agency roll
- Explain the ways REALTOR® commissions are paid in NC and typical commission splits
- Complete a written Buyer’s Agent commitment
- Loyalty – Put buyer client’s interest ahead of all others, including my own
- After hours and weekend availability to clients
- Demonstrate skill and expertise in servicing buyer clients
- Keep confidential all buyer client’s personal and financial information
- Disclose to buyer client all known relevant information
- Listen to buyers preferences and dislikes
- Hear buyers short and long term plans for a property and reasons for purchasing
- Provide insights regarding buyers plans and reasoning
- Listen to buyer’s preferences for price range, size, style, location and other home criteria
- Assist with mortgage pre-approval
- Explain City ordinances that can effect property choice (restrictions, parking, etc.)
- Review, advise and refine search criteria with buyer
- Enter buyers criteria into a database for email delivery of new listings
- Provide listings of properties that match buyer’s criteria
- Provide listing information on specific properties a buyer inquires about
- Provide insights and guidance on whether properties match buyer’s criteria
- Provide unbiased selection of properties that best match search criteria
- Refine initial selection by adding and subtracting properties
- Give buyer clients initial City and neighborhood tour to familiarize them to the area
- Drive by pointing out homes for sale and properties that have sold along with sale price
- Attend open houses with client, to quickly acquaint them with the various property styles available
- Refine search criteria to focus on preferred neighborhoods, home style, price range
- Preview properties for buyer client
- Accompany buyer client to home showings
- Provide transportation for neighborhood tours and home showings
- Obtain and review and furnish client with a seller’s property disclosure
- With buyer client, review written disclosures that the seller is required to make
- Obtain, review and give to client, the seller’s lead disclosure
- Point out property flaws that may not be obvious
- Following showing, give honest, unbiased opinion (reverse any seller agent spin)
- Offer suggestions on how to remedy undesirable aspects of a property
- Talk to neighbors and get inside information on a subject property
- Explain conditions that are typical or unusual, especially regarding older homes
- Give opinion of condition
- Obtain Tax Assessor’s Record Card on properties
- Verify that information on listing sheet matches City records
- Check if building permits were issued on electrical & other past upgrades
- Explain City tax assessments and tax rates
- Explain how to appeal property tax assessment
- Promptly convey price changes and status changes on properties of interest
- Point out historic district boundaries
- Explain how historic district regulations can effect repairs and upgrades
- Research “off market” opportunities (expired listings)
- Contact and Inquire of homeowners if they would be willing to sell their home
- Solicit information from seller’s agent (past offers, any potential buyers, seller’s situation, etc.)
- Research all comparable currently listed properties
- Research sales activity for past 12 months from MLS and public records databases
- Research “Average Days on Market” for this property type, price range and location
- Give an opinion of market value based on comparable market analysis
- Identify and discuss seller’s negotiating strengths and weaknesses
- Identify and discuss buyer client’s negotiating strengths and weaknesses
- Give strategies for making an offer, along with worst and best case scenarios
- Recommend ways to strenghten your offer without it costing you more money
- Explain various negotiation options
- Explain how to best make an offer without having sold a current home
- Explain the home inspection process and how condition issues are dealt with
- Obtain copy of subdivision plat/complex lay-out
- Obtain house plans, if applicable and available
- Measure and verify interior room sizes
- Research property’s ownership & deed type
- Research property’s public record information for lot size & 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) public property records
- Advise how to minimize the earnest money given with an offer
- Advise on earnest money amount once offer is accepted
- Explain escrow (how client’s deposit money is held) and how to best protect your earnest monies
- Prepare offer and present it to seller or seller’s agent
- NEGOTIATE OFFERS ON BUYER’S BEHALF TO OBTAIN THE BEST PRICE & TERMS
- Counsel buyer client on how best counter an offer
- Prepare a Purchase Agreement that is most favorable to buyer client
- Account for client’s earnest money
- Work with buyer client to prevent inadvertently falling out of (breaking) purchase contract and risking loss of earnest monies
- Negotiate for the most favorable closing date for my clients
- Provide names and contact information of mortgage lenders that previous clients found satisfactory
- If requested, assist buyer client with obtaining financing and follow-up with lender as necessary
- Follow Loan Processing Through To The Underwriter
- Contact lender weekly to ensure processing is on track
- Notify seller’s agent when mortgage commitment has been obtained
- Work with seller’s agent to insure that the appliances and things client wants are included in sale
- For condos, determine working capital, any current assessments and obtain a condo budget
- Verify Condo Association Fees and provide contact information for property manager
- Provide names of real estate closing attorneys whom past clients were happy using
- Provide contact information for title insurance companies
- Provide information on NC State mortgage assistance for first-time homebuyers, middle income households, and other targeted groups
- Work to insure that any tenancies, leases and rental deposits are disclosed and properly transferred
- Work with client to determine what inspections are prudent (structural, pest, radon, lead, water, etc)
- Research if property is in a flood zone or in wetlands
- Explain client’s right to inspect for lead
- Recommend additional favorable provisions, that are not part of a standard sales agreement
- Deliver to client, executed purchase and sales agreement
- Produce timeline for events leading to closing
- Monitor deadlines leading up to closing
- Request and prepare any addendums and extensions
- Notify seller’s agent when client has applied for mortgage
- Provide names of home inspection companies that performed well for past clients
- Explain potential radon gas hazards and how to be certain client’s new property is safe
- Coordinate buyer client’s professional home inspection with seller’s agent and home inspector
- Be present for home inspection
- Review home inspector’s report
- Negotiate with seller’s agent for the correction of inspection deficiencies
- For a condominium, request and deliver condo by-laws to client for their review
- Coordinate closing time and place
- Confirm that buyer client has obtained insurance
- Furnish names and contact information for suppliers of electricity, gas, water, cable, telephone
- Provide names of reliable contractors
- Verify security system, current term of service and whether owned or leased
- Explain availability of optional homebuyer warranty
- Arrange for client walk-through inspection on day of closing
- Attend closing with buyer client
- Negotiate to have corrected any deficiencies found during walk-through inspection
- Receive & carefully review closing figures to ensure accuracy
- Forward verified closing figures to seller’s agent
- Request copy of closing documents from closing attorney
- Review closing documents for errors
- Confirm that earnest money deposit from escrow account is properly credited to buyer client
- Handover house keys to new owner after a “no surprises” closing
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