Selling Tips

There are several steps during the home selling process. Below are some of the common steps we use as a checklist when representing our seller clients. This is not an exhaustive list but it does cover many aspects of the home selling process.

1.   Review listing appointment questions with seller

2.   Enter seller in FMLS and prepare listing agreement

3.   Research all comparable currently listed properties

4.   Research sales activity for past 6 months

5.   Research average days on the market for properties similar in type, price and location

6.   Download and review tax records

7.   Research Property’s public records for lot size and dimensions

8.   Pull up Deed info

9.   Verify legal description

10.   Verify owner’s legal names in public records

11.   Prepare curb appeal assessment

12.   Prepare interior décor assessment

13.   Prepare CMA to establish market value

14.   Compile and assemble formal file on property

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

16.   Review agent and company credentials and profile

17.   Present CMA results to seller answering any related questions from seller

18.   Offer professional pricing strategy based on the interpretation of current market conditions

19.   Discuss goals to market effectively

20.   Explain market power and benefits of multiple listing services

21.   Explain market power of web marketing, IDX, realtor.com

22.   Present and discuss strategic master marketing plan

23.   Explain different agency relationships

24.   Review listing agreement and obtain seller signatures

25.   Send seller disclosure to seller for completion

26.   Send Association Exhibit to seller if applicable for completion

27.   Send Lead Paint to seller if applicable for completion

28.   Send 10 Things and Utilities sheets to seller for completion

29.   Confirm HOA management company and fees, restrictions, special assessments, etc.

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

31.   Discuss with seller the inclusions and conveyances with sale items in the property

32.   Discuss recommended repairs and maintenance items recommended prior to showing home

33.   Discuss recommended changes needed to interior décor to aid in shortening time on market and make home show better to wide variety of buyers

34.   Get spare key from seller for lock box

35.   Discuss if property has any leases present and details/copy of such obligations

36.   Get copies of warranties, inspections, repairs, survey, house plans, current mortgage loan information, current appraisal, etc from seller

37.   Review any of these reports with seller for any red flags or marketing leverage

38.   Prepare showing instructions for buyer/agents and agree on instructions with seller explaining strategies and drawbacks to different methods

39.   Discuss loan assumption options, if any

40.   Discuss recent appraisal if available

41.   Get any security system information from seller including codes and term of service, owned or leased

42.   Discuss if seller has transferable termite bond and possible ramifications if not

43.   Take MLS pictures

44.   Make a feedback email template for showing feedback

45.   Take Virtual Tour pictures

46.   Take pictures for social media postings

47.   Take video for coming soon postings

48.   Prepare the Dual entry forms for MLS input

49.   Enter property details in FMLS

50.   Enter property details in GAmls

51.   Activate in FMLS and Gamls once listing is live

52.   Add property to company’s active listings

53.   Provide copies of all signed paperwork to seller

54.   Upload pictures and add descriptions as appropriate to FMLS

55.   Upload pictures and add descriptions as appropriate to GAmls

56.   Install lockbox (Key provided by seller)

57.   Determine if special neighborhood approved sign must be used in yard

58.   Arrange for sign to be installed in yard

59.   Record LB# and CBS code for future use by inspector

60.   Make Virtual Tour 

61.   Activate Virtual Tour when listing goes live and send to online sites

62.   Add Virtual Tour link to FMLS and GAmls

63.   Upload completed disclosures to FMLS and GAmls

64.   Assign LB in Supra so we are notified about showings by agents

65.   Make color flyer

66.   Install a flyer box outside home, if warranted

67.   Complete new listing checklist and share between agent and admin staff

68.   Load listing in broker transactional software system

69.   Enhance on Realtor.com as appropriate

70.   Discuss if seller wants free limited listing coverage with home warranty

71.   Order home warranty if needed

72.   File Home Warranty information for future buyer

73.   Check online appearance of listing

74.   Discuss 8 day unilateral extension to seller in event it is utilized

75.   Send sample contract to seller in preparation for when an offer is received

76.   Discuss due diligence period with seller so the process is understood

77.   Post listing on facebook, twitter,  linkedin  and instagram as appropriate

78.   Coordinate showings with buyer’s agents and unrepresented buyers

79.   Review competition regularly to ensure property remains competitive in price, terms, condition and availability

80.   Replenish flyers in flyer box when needed or if a price change is made

81.   Upload listing to company and agent websites

82.   Provide marketing data to seller on an ongoing basis

83.   Request feedback whenever another agent shows the property

84.   Provide agent/buyer feedback to seller when received and determine if changes might accelerate the sale

85.   Update FMLS and GAmls with any price changes as appropriate

86.   If seller is moving out of the area, refer them to a reputable agent in the area for their purchase

87.   If seller is buying in the area once this home sells see ‘What Team Lyon Can Do for Our Buyer Clients’

88.   Receive and review all offers to purchase submitted by buyer or agents

89.   Evaluate offers and prepare a net sheet to seller if needed

90.   Counsel seller on offers and explain merits and weaknesses of each component of each offer

91.   Contact buyer’s agent to review buyer’s qualifications and discuss offer

92.   Deliver Seller Disclosure to buyer/agent for review and signatures

93.   Deliver HOA exhibit and Lead Paint to buyer/agent for review and signatures as appropriate

94.   Confirm buyer is pre-qualified or request copy of funds if paying cash

95.   Negotiate all offers on behalf of seller, setting time limits as appropriate

96.   Prepare and convey any counter offers, acceptance or amendments to buyer’s agent

97. Once under contract, collect all contact info for buyer’s agent and their assistant

98. Collect Contact info for Buyer’s Lender

99. Collect Contact info for Closing Attorney

100. Confirm received Lender Approval letter

101. Monitor loan process and confirm Appraisal value ok

102. Get a fully signed copy of contract and all exhibits

103. Inform all parties of Binding date, closing date, due diligence expiration, Financing/Appraisal contingencies expiration

104. Get a copy of Earnest money from other agent if needed

105. Deposit Earnest money if our brokerage is holding

106. Advise seller of inspection appointments

107. Ensure seller is aware of inspection obligations per the contract

108. Send F32 Agreement to buyer’s agent

109. Send copy of binding contract to all parties as needed

110. Send to the Attorney a copy of contract and Instructions to attorney and all exhibits

111. Advise seller on how to handle back up offers if any received while under contract

112. Update FMLS and GAmls as sale pending

113. F118 filled out for FMLS

114. Order home warranty if needed per contract

115. Advise seller on any required repairs or obligations stated on the contract

116. Receive and review any buyer inspections reports with seller

117. Advise seller on Amendment to Address Concerns when submitted

118. Ensure concerns Amendment is handled in a timely manner and executed appropriately

119. Assist seller with identifying and negotiating with trustworthy contractors for required repairs

120. Advise seller when appraisal will be scheduled

121. Assist seller in questioning appraisal report if it is below purchase price

122. Send directions to closing to seller

123. Remind seller of closing funds/wiring instructions if funds needed

124. Send utility reminder to seller

125. Ensure all parties have all forms and information needed to close the sale on time

126. Coordinate a Closing time and confirm with buyer’s agent, seller, lender

127. Confirm final walk with buyer and agent, advise seller of time/day

128. Confirm Attorney has received loan package a few days prior to closing

129. Confirm Attorney has received buyer’s wired funds if paying cash day before closing

130. Make sure LB on property for final walk and repairs inspection

131. Request final closing numbers from attorney to be reviewed prior to closing with seller

132. Review HUD/ CD with seller prior to closing if possible

133. Provide home warranty info if addressed in contract

134. Review documents with closing attorney if any questions or concerns

135. Provide Earnest Money check if appropriate to closing attorney

136. Coordinate seller’s purchase closing resolving any timing issues with sale closing

137. Have a “no surprises” closing

138. Pick up Lock Box and Sign and key just before closing

139. Get work address for seller as well as forwarding address

140. Unassign Lock Box in Supra

141. Update GAmls as sold with sale date, price, and broker IDs as required

142. Add sale to Zillow

143. Send Zillow review and Realtor.com survey to seller

144. Mark SOLD in facebook coming soon and just listed posts

145. Put together closing disc for seller of all executed paperwork to send out about 1-2 month after closing

146. Respond to any follow up calls and provide any additional information as requested