In today's real estate it's important to work with a Realtor that understands the complexities of the market and the transactions process.   Sellers are you aware that Minnesota is a full disclosure state?   What you don't disclose can be an issue.  Do you know the difference between CMA, Appraisal?  Do you want to deal with buyers and prequalifying them?  As a buyer are you aware that the financing you pick will have a direct impact on the property you purchase, how you purchase and whether or not you negotiated what is necessary for  a successful close?  Do you know the requirements of FHA, VA, verse conventional?   

Make sure the Realtor that you work with understands this and more.  Hire an agent that works full time in the industry, educated in the entire process, skilled at negotiations and willing to work for you and your best interest.  

 

Call DEBORAH BAIER for your no obligation  pre selling or pre buying counseling appointment    320-393-4461 

 

No Obligation

There is no pressure, feel free to call ,ask the questions, I'll answer and when you are ready I am confident that you will decide I am the person to get the job done.  I have been working full time in the industry of real estate since 1992 and counting.  I have an extensive back ground of knowledge and network of individuals that are qualified to assist in me getting the job done what ever the job is. 

Between my Appraisal back ground and my Realtor back ground I am by far the best qualified realtor to work for you in obtaining your housing goals in  St. Cloud  MN and the surrounding areas.

REALTORS® Working with Sellers

Pre-Listing ("precounseling")
· Discussion and explanation of agency relationships.
· Obtain signed Agency Relationships in Real Estate Transactions form.
· Find out what the seller's expectations are, wants, desires, motivation for moving, price, marketing plan: (Dual interview process)
· What are the sellers looking for in an agent
· What is the seller's position: i.e. relocation, move-up, retirement
Marketing Plan presented
·  Present a CMA
·  Why they are the best agent/broker/ sales pitch
Listing the Property
Post-Listing Counseling
Forms/Disclosures
·  Truth-in-housing disclosure requirements (if applicable)
·  Sellers Property Disclosure Statement
·  Resale Disclosure Certificate (if applicable)
·  Environmental Disclosures (if applicable) (wells, septic systems, lead paint, underground storage tanks, wetlands)
·  Property Tax preferences disclosures
·  Staging
·  Address the issues of the house (Repairs and/or replacement – get quotes for repairs/replacements)
·  Verifying data such as selling price, mortgage amount, pre-payment penalties,    taxes,  assessments, issues with the house
·  Code compliance issues
·  Seller inspections
·  Tax implications (1031 exchange, valuation exclusions, etc.)
·  Net Proceeds
·  Marketing plan:
· Services that the agent brings to the sellers
·  Valuation issues – properly pricing the property
·  Marketing time Neighborhood sales and types of financing.
·  Current statistics/inventory
·  Market expectations (i.e. first time home buyers may use FHA financing requiring seller to pay for some repairs)
·  Staging
·  Advertising/signs
·  Open houses
·  Virtual tours
·  Promotional flyers/brochures
·  Closing time
Post-Listing Counseling (continued)
·  MLS exposure
·  Explain company policies on cooperation and compensation
·  How showings are arranged
·  Electronic lock box key system
On-the-Market Counseling
·  Industry trends
·  Housing supply in immediate area
·  Number of showings for their house versus other homes in the immediate area
Pre-Offer Consultation
·  How will offers be handled (faxed, buyer or buyer's agent present, etc.).
·  Will an attorney be reviewing offers?
·  Explain company policy on multiple offers and obtain seller's approval
·  Counter offers versus "sleeping on it" Explain pros/cons of waiting to make a decision on offers received. Risk of losing buyer if long delays in acceptance or counters
·  Contingencies and inspections: Pros/Cons of accepting/rejecting offers that Include  contingencies?
·  Determine buyer's strength
·  Pre-approved versus pre-qualified
·  Estimate net proceed sheet
·  Capital gains and tax implications
Presenting/Countering and Offer Acceptance
Analyzing the offer
·  Analyzing the offer. What is flexible, what is not.
·  Assist seller in understanding the risks and rewards of countering/accepting a particular offer. (Helping them answer, "what should I do?")
·  Walking through the contract with them to analyze and understand the proposal.
·  Earnest Money
·  Price
·  Personal Property
·  Contingencies (House stays on market)
·  Inspections (What happens during this time period/consequences/what can happen as a result of the inspection)
·  Closing date
·  Possession/Move-In Agreements
·  Risks of multiple offers versus only one offer
·  Reviewing the integrity of the other agent involved
·  Verification of mortgage pre-approval
·  strength of buyer
·  anticipate any potential problems
·  Appraisal and full-underwriting approval
·  Net proceeds: bottom line for the seller
·  Final Walk-thru review
Negotiate the offer
·  Due diligence/time is of the essence
·  Obtain proper signatures
·  Provide copies to seller
Post Purchase Agreement
·  Follow through and stay on top of all aspects
·  Inspection time frames
·  Work orders: negotiated, completed and re-inspected
·  Buyer's mortgage lender follow up
·  Verify appraisal has been ordered
·  Title: locate and provide to title company
·  Schedule closing date, time and location and provide necessary documents to the closing agent.
·  Provide necessary documents to lender for closing
·  If a Common Interest Community sale, make sure the Disclosure Statement or Resale
· Disclosure Certificate and other required documentation are delivered to the buyer. Track  the 10-day purchaser's right of rescission period.
·  Remind seller buyer has right to a walk through prior to closing (generally 2 days or more before closing)
·  Negotiate any last minute problems
·  Obtain and verify mortgage information and pay-off requirements
·  Review and summarize the purchase agreement for the seller
·  Counsel seller on what to expect at closing
·  What to bring to closing
·  What to be prepared for
·  Review net proceeds, financials, etc.
·  Drivers license (photo ID)
·  Social Security Numbers
·  Previous addresses
·  Preview closing documents
Closing the Sale
·  Attend the closing (required)
·  Go through the HUD with the seller and match with estimate proceeds
·  Credit for anything (Money transfers for bad carpet, etc.)
·  Handle any last minute issues
·  Home Warranty programs. Make sure they are addressed.
·  Exchange keys, garage door openers and final information about the property
·  Verify possession date and time
Post Closing Follow up  Closure
·  Survey
·  Any questions/problems/concerns
·  Send thank you note and/or gift

REALTORS® Working with Buyers


Meeting the Buyers
· Discussion and explanation of agency relationships
· Are the buyers working with another agent
· Forms: Agency Relationships/Exclusive/Non-Exclusive Buyer Representation/Facilitator
Pre-Buyer Counseling/Education
· Find out what the buyer's expectations are.
·  time frame for finding a home (lease ending?)
·  have they looked at homes previously?
·  what are the buyers looking for in an agent?
·  Describe process of home buying.
·  Search options
·  Disclosure issues (forms)
·  Sellers Property Disclosure Statement
·  Well and septic issues
·  Code compliance issues
·  What are the buyers housing needs:
·  Price
·  Style
·  Number of beds/baths
·   Drive time/vicinity to work
·  School requirements
·  Recreational requirements
·  Has the buyer been pre-approved
·  If not, recommend lender
·  If yes, does the agent/broker have permission to speak to their lender
·  What is the buyer's preferred method of communication: email, cell, work, home
·  Will there be any other parties assisting in the home purchase (parents, attorney)?
·  Any conditions they may have (e.g. corporate transfer)?
·  Will they be wanting a home inspection, lead, radon test, etc.
· Signing exclusive buyer contract or facilitator agreement
·  Explain company policy on cooperation
Preview Properties
·  Agent accompanies buyers when viewing homes
·  Explain what to look for while viewing properties
·  Evaluate and analyze the differences in properties
·  Understanding mechanical systems/buyer education while viewing homes
·  How/when to review forms:
·  Sellers Property Disclosure Statements
·  Truth in Housing Reports
·  Explain difference between city housing reports versus third party inspections versus mortgage appraisal reports and which one do you want to rely on.
·  Open Houses
·  Viewing alone versus accompanied by the agent
·  What to say or not say
·  Counsel for re-sale value/potential/historical statistics
·  How long do the buyers plan to stay in the home?
·  Narrowing the choices
· • Pro's and con's of home features and locations
·  Prepare a CMA on the properties under serious consideration
·  Obtain dislosures/inspection information necessary for buyer to make decision
Drafting the Offer to Purchase
·  Explain the process
·  Consulting for the Purchase Agreement
·  Contingencies: risks and rewards
·  Clauses
·  Multiple offers
·  Prepare the offer
·  Help buyer structure offer that is in their best interest
·  Earnest Money
·  Price
·  Contingencies (House stays on market)
·  Inspections (What happens during this period)
·  Closing date
·  Possession
·  Present the Offer
·  How does the buyer want the offer presented (buyer present, buyer's agent present)?
·  Counsel buyer on expectation on how the offer may proceed such as counteroffer scenarios.
·  Communicate and negotiate counter offers from selling party
·  Negotiate and counsel client with their response.
·  Due diligence/time is of the essence.
·  Agent/broker should review and make sure the offer is the final form as negotiated
·  Obtain all proper signatures
·  Provide copies to the buyer
Post Purchase Agreement Counseling and Follow-up
·  Follow through and stay on top of all aspects
·  Arrange for and accompany buyer to inspection
·  Provide counsel and negotiate issues
·  Follow-up on all other inspections/contingencies
·  Verify work orders completed
·  Mortgage lender follow up
·  Provide all documents to lender
·  Verify appraisal has been ordered
·  Good-Faith Estimate provided
·  Arrange closing date, time, location
·  Do early on to avoid delays/disappointments
·  Verify title work complete

Post Purchase Agreement Counseling and Follow-up (continued)
·  Prepare buyers for closing
·  Order insurance binder
·  Explain what paid receipts will be required
·  Furnish list of utilities/phone/cable contacts/phone numbers
·  Arrange for and attend final walk through
·  Negotiate any last minute problems
·  Counsel buyers on what to expect at closing
·  What to bring to closing
·  Drivers license (photo ID)
·  Social Security numbers
·  Residence address for past ten years
·  Certified funds and personal funds
·  Verify lender and funds required
·  Estimate time to allow for closing
·  Explanation of Title Insurance
·  Verify all terms of the Purchase Agreement have been are met
Closing the Sale
·  Attend the closing
·  Go through the HUD with the buyer
·  Handle any last minute issues
·  Exchange keys, garage door openers
·  Verify possession date and time
·  Homestead filing
·  Register to vote
Post Closing
Closure
·  Remind to sign homestead cards
·  Remind to register to vote
·  Post closing contact asking if they have any questions/concerns/
·  problems.
·  Survey
·  Send thank you note and/or gift

 
These general guidelines provide an overview of activities completed by REALTORS® in most real estate transactions. Individual transactions may require additional or fewer service depending upon circumstances.  Information courtesy of Realtor.com