WHY WORK WITH US TO SELL YOUR HOME

I DO A LOT MORE THAN JUST STICK A SIGN IN YOUR YARD.  It is about helping you sell your home in the shortest time and for the most money possible. 

Certified Negotiation ExpertWe are in a buyers market and probably will be for the foreseeable future.  And, if you don't work with agents who understand that market from a buyer psychology, then your property may sit on the market an extended period losing money every month.   I am a Certified Negotiation Expert who has been professionally trained and certified in Real Estate transaction negotiations.  Less than 1% of the agents are CNE certificated -- you need an agent who has professional negotiation training representing you.

I help you understand the market conditions, how to improve the desireablity of your home, how to get your property sold quickly, and sold for the most money.  I also listen to you and take into account your requirements for the sale -- you have complete control with no hard sell tactics.

I offer buyer incentives by helping buyers with their closing costs.  And, we expose every one of our buyers to our listings.

Property SyndicationDuring the negotiations, I personally present offers to the buyer's agent and, if they are available, ask the buyers be present when I do so.  This allows me to discuss the advantages of your counter-offers and significantly increases the chance of reaching agreement.  Most agents won't do this.

We also have a great internet focused marketing plan that gets your property exposed to buyers.  Today over 89% of buyers use the internet to find properties ... this is especially true in Park City where most buyers are from out of town.  Your property is syndicated to websites like Realtor.com, Trulia, Zillow, Yahoo, New York Times, Wall Street, and many more ... maximizing your exposure to the buyers before they  arrive in Park City.  And, I also work hard at Search Engine Marketing -- why you were able to find parkcitysold.com.  And, I have the power of Sotheby's International Realty to help market your property to some of the most affluent buyers in the world (Sotheby's Marketing Plan)

In addition, we use a 180+ point listing action plan (below) for every listing we take.  You should ask any agent you interview for their plan (95% plus won't have a detailed plan of action).

Call (435.640.7781) us about listing your home. Or, get a free Property Evaluation (click).

Pre-listing activities

1.     Make appointment with seller for listing presentation.

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

3.     Review appointment questions.

4.     Research all comparable currently listed properties.

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

6.     Research “average days on market” for properties similar in type, price and location.

7.     Download and review property tax roll information.

8.     Prepare “comparable market analysis” (CMA) to establish market value.

9.     Obtain copy of subdivision plat/complex layout.

10.   Research property’s ownership and deed type.

11.   Research property’s public record information for lot size and dimensions.

12.   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 their impact on market value.

20.   Review listing appointment checklist to ensure completion of all steps.

Listing appointment presentation

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

22.   Review agent and company credentials and accomplishments.

23.   Present company’s profile and position or “niche” in the marketplace.

24.   Present CMA results, including comparables, solds, current listings and expireds.

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

26.   Discuss goals to market effectively.

27.   Explain market power and benefits of multiple listing service.

28.   Explain market power of Web marketing, IDX and REALTOR.com.

29.   Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends.

30.   Explain agent’s role in screening qualified buyers to protect against curiosity seekers.

31.   Present and discuss strategic master marketing plan.

32.   Explain different agency relationships and determine seller’s preference.

33.   Review all clauses in listing contract and obtain seller’s signature.

After listing agreement is signed

34.   Review current title information.

35.   Confirm square footage with records

36.   Confirm lot size via owner’s copy of certified survey, if available.

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

38.   Obtain house plans, if applicable and available.

39.   Review house plans, make copy.

40.   Order plat map for retention in property’s listing file.

41.   Prepare showing instructions for buyers’ agents and agree on showing time window with seller.

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

43.   Verify current loan information with lender(s).

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

45.   Discuss possible buyer financing alternatives and options with seller.

46.   Review current appraisal if available.

47.   Identify Home Owner Association manager if applicable.

48.   Verify Home Owner Association fees with manager — mandatory or optional and current annual fee.

49.   Order copy of Homeowner Association bylaws, if applicable.

50.   Research electricity availability and supplier’s name and phone number.

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

52.   Research and verify city sewer/septic tank system.

53.   Calculate average water system fees or rates from last 12 months of bills.

54.   Or confirm well status, depth and output from Well Report.

55.   Research/verify natural gas availability, supplier’s name & phone number.

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

57.   Verify if seller has transferable Termite Bond.

58.   Ascertain need for lead-based paint disclosure.

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

60.   Prepare detailed list of property’s “Inclusions & Conveyances with Sale .”

61.   Compile list of completed repairs and maintenance items.

62.   Send “Vacancy Checklist” to seller if property is vacant.

63.   Explain benefits of Home Owner Warranty to seller.

64.   Assist sellers with completion and submission of Home Owner Warranty application.

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

66.   Have extra key made for lockbox.

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

68.   Make copies of all leases for retention in listing file.

69.   Verify all rents and deposits.

70.   Inform tenants of listing and discuss how showings will be handled.

71.   Arrange for yard sign installation.

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

73.   Complete “new listing checklist.”

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 — agent 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 MLS Profile Sheet Data Form within 48 hours.

82.   Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing the listing

83.    Create print and Internet ads with seller’s input.

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.    Prepare mailing and contact list.

87.    Generate mail-merge letters to contact list.

88.    Order “Just Listed” labels and reports.

89.    Prepare flyers and feedback faxes.

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

91.    Prepare property marketing brochure for seller’s review.

92.    Arrange for printing or copying of supply of marketing brochures or flyers.

93.    Place marketing brochures in all company agent mailboxes.

94.    Upload listing to company and agent Internet sites, if applicable.

95.    Mail “Just Listed” notice to all neighborhood residents.

96.    Advise Network Referral Program of listing.

97.    Provide marketing data to buyers from international relocation networks.

98.    Provide marketing data to buyers coming from referral network.

99.    Provide “Special Feature” cards for marketing, if applicable.

100.  Submit ads to company’s participating Internet real estate sites.

101.  Convey price changes promptly to all Internet groups.

102.  Reprint/supply brochures promptly as needed.

103.  Review and update loan information in MLS as required.

104.  Send feedback e-mails/faxes to buyers’ agents after showings.

105.  Review weekly Market Study.

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

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

108.  Promptly enter price changes in MLS listings database.

The offer and contract

109.  Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.

110.  Evaluate offer(s) and prepare “net sheet” on each for owner to compare.

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

112.  Contact buyers’ agents to review buyer’s qualifications and discuss offer.

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

114.  Confirm buyer is pre-qualified by calling loan officer.

115.  Obtain pre-qualification letter on buyer from loan officer.

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

117.  Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.

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

119.  When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.

120.  Record and promptly deposit buyer’s earnest money into escrow account.

121.  Disseminate “Under-Contract Showing Restrictions” as seller requests.

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

123.  Fax/deliver copies of Offer to Purchase contract to selling agent.

124.  Fax copies of Offer to Purchase contract to lender.

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

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

127.  Change MLS status to “Sale Pending.”

128.  Update transaction management program to show “Sale Pending.”

129.  Review buyer’s credit report results — Advise seller of worst and best case scenarios.

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

131.  Assist buyer with obtaining financing and follow up as necessary.

132.  Coordinate with lender on discount points being locked in with dates.

133.  Deliver unrecorded property information to buyer.

134.  Order septic system inspection, if applicable.

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

136.  Deliver copy of septic system inspection report to lender and buyer.

137.  Deliver well flow test report copies to lender, buyer and listing file.

138.  Verify termite inspection ordered.

139.  Verify mold inspection ordered, if required.

Tracking the loan process

140.  Confirm return of verifications of deposit and buyer’s employment.

141.  Follow loan processing through to the underwriter.

142.  Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.

143.  Contact lender weekly to ensure processing is on track.

144.  Relay final approval of buyer’s loan application to seller.

Home inspection

145.  Coordinate buyer’s professional home inspection with seller.

146.  Review home inspector’s report.

147.  Enter completion into transaction management tracking software program.

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

149.  Ensure seller’s compliance with home inspection clause requirements.

150.  Recommend/assist seller with identifying and negotiating with trustworthy contractors for required repairs.

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

The appraisal

152.  Schedule appraisal.

153.  Provide comparable sales used in market pricing to appraiser.

154.  Follow up on appraisal.

155.  Enter completion into transaction management program.

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

Closing preparations and duties

157.  Make sure contract is signed by all parties.

158.  Coordinate closing process with buyer’s agent and lender.

159.  Update closing forms and files.

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

161.  Select location for closing.

162.  Confirm closing date and time and notify all parties.

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

164.  Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.

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

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

167.  Receive and carefully review closing figures to ensure accuracy.

168.  Forward verified closing figures to buyer’s agent.

169.  Request copy of closing documents from closing agent.

170.  Confirm buyer and buyer’s agent received title insurance commitment.

171.  Provide “Home Owners Warranty” for availability at closing.

172.  Review all closing documents carefully for errors.

173.  Forward closing documents to absentee seller as requested.

174.  Review documents with closing agent (attorney).

175.  Provide earnest money deposit from escrow account to closing agent.

176.  Coordinate closing with seller’s next purchase, resolving timing issues.

177.  Have a “no surprises” closing so that seller receives a net proceeds check at closing.

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

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

180.  Close out listing in transaction management program.

Follow up after closing

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

182.  Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.

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

 

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