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Duties of a full-service Realtor.

We do all this stuff.  Does your agent? 

Actually, we do far more...

Pre-Listing Activities

1. Make appointment with seller for listing presentation

2. Send seller a written or e-mail confirmation of listing appointment and call to confirm

3. Review pre-appointment questions

4. Research all comparable currently listed properties

5. Research sales activity for past 18 months from MLS and public records databases

6. Research "Average Days on Market" for this property of this type, price range and location

7. Download and review property tax roll information

8. Prepare "Comparable Market Analysis" (CMA) to establish fair market value

9. Obtain copy of subdivision plat/complex lay-out

10. Research property's ownership & deed type

11. Research property's public record information for lot size & dimensions

12. Research and verify legal description

13. Research property's land use coding and deed restrictions

14. Research property's current use and zoning

15. Verify legal names of owner(s) in county's public property records

16. Prepare listing presentation package with above materials

17. Perform exterior "Curb Appeal Assessment" of subject property

18. Compile and assemble formal file on property

19. Confirm current public schools and explain impact of schools on market value

20. Review listing appointment checklist to ensure all steps and actions have been completed

21. Prepare sellers NET sheet showing approximate proceeds to be collected at closing

Listing Appointment Presentation

22. Give seller an overview of current market conditions and projections

23. Review agent's and company's credentials and accomplishments in the market

24. Present company's profile and position or "niche" in the marketplace

25. Present CMA Results to seller, including comparables, solds, current listings & expireds

26. Offer pricing strategy based on professional judgment and interpretation of current market conditions

27. Discuss Goals with seller to market effectively

28. Explain market power and benefits of Multiple Listing Service (BLC)

29. Explain market power of web marketing, IDX and

30. Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends.

31. Explain our TEAM concept at Green Pocket Realty and how we all make sure that all responsibilities are covered

32. Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers

33. Present and discuss strategic master marketing plan

34. Explain different agency relationships and determine seller's preference

35. Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature


Preparing for Listing

36. Review current title information

37. Measure overall and heated square footage

38. Measure interior room sizes

39. Confirm lot size via owner's copy of certified survey, if available

40. Note any and all unrecorded property lines, agreements, easements

41. Obtain and review house plans, if applicable and available

42. Obtain former owners title insurance policy

43. Order plat map for retention in property's listing file

44. Prepare showing instructions for buyers' agents and agree on showing time window with seller

45. Obtain current mortgage loan(s) information: companies and & loan account numbers

46. Verify current loan information with lender(s)

47. Check assumability of loan(s) and any special requirements

48. Discuss possible buyer financing alternatives and options with seller

49. Review current appraisal if available

50. Identify Home Owner Association manager if applicable

51. Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee

52. Order copy of Homeowner Association bylaws, if applicable

53. Research electricity availability and supplier's name and phone number

54. Calculate average utility usage from last 12 months of bills

55. Research and verify city sewer/septic tank system

56. Water System: Calculate average water fees or rates from last 12 months of bills )

57. Well Water: Confirm well status, depth and output from Well Report

58. Natural Gas: Research/verify availability and supplier's name and phone number

59. Verify security system, current term of service and whether owned or leased

60. Verify if seller has transferable home warranty

61. Ascertain need for lead-based paint disclosure

62. Prepare detailed list of property amenities and assess market impact

63. Prepare detailed list of property's inclusions, exclusions or conveyances with sale.

64. Compile list of completed repairs and maintenance items

65. Send "Vacancy Checklist" to seller if property is vacant

66. Explain benefits of Home Owner Warranty to seller

67. Assist sellers with completion and submission of Home Owner Warranty Application

68. When received, place Home Owner Warranty in property file for conveyance at time of sale

69. Have extra key made for lockbox

70. Verify if property has rental units involved. And if so:

■ Make copies of all leases for retention in listing file

■ Verify all rents & deposits

■ Inform tenants of listing and discuss how showings will be handled

71. Arrange for installation of yard sign

72. Assist seller with completion of Seller's Disclosure form

73. "New Listing Checklist" Completed

74. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability

75. Review results of Interior Décor Assessment and suggest changes to shorten time on market

76. Load listing into transaction management software program

Entering Property in MLS Database

77. Prepare MLS Profile Sheet -- Agents is responsible for "quality control" and accuracy of listing data

78. Enter property data from Profile Sheet into MLS Listing Database

79. Proofread MLS database listing for accuracy - including proper placement in mapping function

80. Add property to company's Active Listings list

81. Provide seller with signed copies of Listing Agreement and paperwork through DotLoop

82. Take additional photos for upload into MLS and use in flyers. Discuss efficacy of drone video Marketing the Listing

83. Create print and Internet notices of listing

84. Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends included

85. Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows.

86. Create “Just Listed” FB ads

87. Prepare flyers & feedback emails

88. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability

89. Prepare property marketing brochure for seller's review

90. Arrange for printing or copying of supply of marketing brochures or fliers

91. Place marketing brochures in all company agent mail boxes

92. Upload listing to company and agent Internet site, if applicable

93. Mail Out "Just Listed" notice to all neighborhood residents

94. Advise Network Referral Program of listing

95. Provide marketing data to buyers coming through international relocation networks

96. Provide marketing data to buyers coming from referral network

97. Provide "Special Feature" cards for marketing, if applicable

98. Submit ads to company's participating Internet real estate sites

99. Price changes conveyed promptly to all Internet groups

100. Reprint/supply brochures promptly as needed

101. Loan information reviewed and updated in MLS as required

102. Feedback e-mails/faxes sent to buyers' agents after showings

103. Review weekly Market Study

104. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale

105. Place regular weekly update calls to seller to discuss marketing & pricing

106. Promptly enter price changes in MLS listing database

The Offer and Contract

107. Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.

108. Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes

109. Counsel seller on offers. Explain merits and weakness of each component of each offer

110. Contact buyers' agents to review buyer's qualifications and discuss offer

111. Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible

112. Confirm buyer is pre-qualified by calling Loan Officer

113. Obtain pre-qualification letter on buyer from Loan Officer

114. Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date

115. Prepare and convey any counteroffers, acceptance or amendments to buyer's agent

116. Fax copies of contract and all addendums to closing attorney or title company

117. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent

118. Record and promptly deposit buyer's earnest money in escrow account.

119. Disseminate "Under-Contract Showing Restrictions" as seller requests

120. Deliver copies of fully signed Offer to Purchase contract to seller

121. Fax/deliver copies of Offer to Purchase contract to Selling Agent

122. Fax copies of Offer to Purchase contract to lender

123. Provide copies of signed Offer to Purchase contract for office file

124. Advise seller in handling additional offers to purchase submitted between contract and closing

125. Change status in MLS to "Sale Pending"

126. Update transaction management program to show "Sale Pending"

127. Review buyer's credit report results

128. Provide credit report information to seller if property will be seller-financed

129. Assist buyer with obtaining financing, if applicable and follow-up as necessary

130. Coordinate with lender on Discount Points being locked in with dates

131. Deliver unrecorded property information to buyer

132. Order septic system inspection, if applicable

133. Receive and review septic system report and assess any possible impact on sale

134. Deliver copy of septic system inspection report lender & buyer

135. Deliver Well Flow Test Report copies to lender & buyer and property listing file

136. Verify termite inspection ordered

137. Verify mold inspection ordered, if required

Tracking the Loan Process

138. Confirm Verifications of Deposit & Buyer's Employment Have Been Returned

139. Follow loan processing through to the underwriter

140. Add lender and other vendors to transaction management program so agents, buyer and seller can

141. Track progress of sale

142. Contact lender weekly to ensure processing is on track

143. Relay final approval of buyer's loan application to seller

Home Inspection & Appraisal

144. Coordinate buyer's professional home inspection with seller

145. Review home inspector's report

146. Enter completion into transaction management tracking software program

147. Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract

148. Ensure seller's compliance with Home Inspection Clause requirements

149. Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs

150. Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed

151. Enter appraisal completion into transaction management program

152. Assist seller in questioning appraisal report if it seems too low

Closing Preparations and Duties

153. Contract

154. Coordinate closing process with buyer's agent and lender

155. Update closing forms & files

156. Ensure all parties have all forms and information needed to close the sale

157. Select location where closing will be held

158. Confirm closing date and time and notify all parties

159. Assist in solving any title problems (boundary disputes, easements, etc.) or in obtaining death certificate


160. Work with buyer's agent in scheduling and conducting buyer's final walk-thru prior to closing

161. Research all tax, HOA, utility and other applicable prorations

162. Request final closing figures from closing agent (attorney or title company)

163. Receive & carefully review closing figures to ensure accuracy of preparation

164. Forward verified closing figures to buyer's agent

165. Request copy of closing documents from closing agent

166. Confirm buyer and buyer's agent have received title insurance commitment

167. Provide Home Warranty paperwork for availability at closing

168. Review all closing documents carefully for errors

169. Forward closing documents to absentee seller as requested

170. Review documents with closing agent (attorney)

171. Provide earnest money deposit check from escrow account to closing agent

172. Coordinate this closing with seller's next purchase and resolve any timing problems

173. Have a "no surprises" closing so that seller receives net proceeds check at closing

174. Refer sellers to one of the best agents at their destination, if applicable

175. Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.

176. Close out listing in transaction management program Follow Up After Closing

177. Answer questions about filing claims with Home Owner Warranty company if requested

178. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied

179. Respond to any follow-on calls and provide any additional information required from office files.

Our Top 10 Duties

  1. Professional in-home consultation, valuation and estimate

  2. Advise on predicted inspection repairs and staging

  3. Take professional photos and video of home (drone for larger homes)

  4. List home on MLS and all major websites

  5. Full marketing of home with brochures, yard sign and internet

  6. Use the full services of DotLoop, BrokerBay and MasterLock

  7. Negotiate and advise on offers, counter-offers and inspections responses.

  8. Advise and coordinate inspection repairs

  9. Work closely with title company to insure a free and clear title.

  10. Arranging a "no-surprise", hassle-free closing!

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