Why Have a Listing Agent?
1. Contract property owner(s) and make appointment with Seller for listing presentation.
2. Send Seller confirmation of listing appointment and call to confirm.
3. Preview per-appointment questions.
4. Research appropriate sampling of currently listed comparable properties (i.e., appropriate by property type, price range, location and active, under contract and sold, statuses).
5. Research trends and sales activity for an appropriate period from the MLS and public record databases.
6. Research “average days on the market” for the property type, price range, and location.
7. Download and review property tax roll information, permits and public tax assessor notes.
8. Research the property’s public record information for lot size and dimensions.
9. Research and verify legal description.
10. Research property’s land use coding and deed restrictions.
11. Research property’s current use and zoning.
12. Ascertain need for lead-based paint disclosure.
13. Prepare market analysis to establish broker opinion of value.
14. Prepare the listing presentation package with above materials.
15. Perform exterior “curb-appeal assessment” of the subject property.
16. Verify public-school zoning and discuss with the Seller the impact of school districts on market value determination.
17. Review listing-appointment checklist to verify that all steps and actions have been completed.
1. Review broker’s and company’s credentials and accomplishments in the market with the Seller.
2. Present company’s profile and position of “niche” in the marketplace.
3. Give Seller an overview of projections of current market conditions.
4. Present market analysis results to Seller, including sold comparables, current listings and expired.
5. Offer pricing strategy based on professional judgment and interpretation of current market conditions.
6. Discuss goals with Seller to market effectively.
7. Explain marketing power and benefits of the MLS. (Multiple Service Listings)
8. Explain the different marketing options and their effectiveness.
9. Explain the work the brokerage does “behind the scenes” and the broker’s availability on weekends.
10. Explain the brokerage’s role in taking calls to screen for qualified buyers and to protect Seller from curiosity seekers.
11. Present and discuss strategic master marketing plan.
12. Review results of curb-appeal assessment with the Seller and provide suggestions to improve sale-ability.
13. Research and verify city sewer/septic tank system. Verify when property’s septic system was last pumped or inspected.
14. Well water: Confirm well status, depth and output from a third party well report.
15. Natural gas: Research/verify the availability of natural gas and supplier’s name and phone number.
16. Verify security system, the current term of service, and determine if it’s owned or leased.
17. Verify if Seller has transferable termite bond- obtain a copy of the terms and conditions of bond that may be available to Buyer.
18. Verify if the listing is in a flood zone.
19. Verify if a property has rental units involved.
20. If applicable, make copies of all leases for retention in listing file.
21. Verify all rents or deposits.
22. Assess interior décor and suggest changes.
23. Prepare net sheet for Seller, inform the seller of normal seller expenses.
24. Review accuracy of current title information with sellers. (If possible, obtain copies of Sellers’ deed, owner’s title insurance policy, and most recent survey.)
25. Verify names of owners as they appear in county’s public property records.
26. Verify with Seller if there are any outstanding or expired construction permits or if any changes have been made to the property since the Sellers purchase the property.
27. Obtain a copy of current Title Insurance Policy.
28. Complete listing contract and addenda. Obtain Seller signature on the listing agreement and return a signed copy of the listing contract to the Seller.
29. Review with Seller the standard closing cost and pro-rations typical to the closing disclosure statement.
30. Obtain Seller permission to use a lockbox.
31. Measure interior room sizes.
32. Confirm lot size via owner’s copy of the certified survey, if applicable.
33. Note any and all unrecorded property lines, agreements and easements that are known to the seller if they are not otherwise noted.
34. Obtain house plans, if applicable and available.
35. Review house plans and make a copy.
1. Compile and assemble a formal file on the property.
2. Obtain a copy of the subdivision plat/complex layout.
3. Verify with Seller if there are any outstanding or expired construction permits or if any changes have been made to the property since the Seller purchase the property.
4. Obtain a copy of current title insurance policy.
5. Inform any tenants of listing for sale and discuss how showings will be handled.
6. Installation of yard sign.
7. Seller completes the Real Property Sellers Disclosure form.
1. Order plat mat for retention in property’s listing file.
2. Prepare the showing instructions for Buyers’ broker and agree on showing time frame.
3. Install electronic lock box and program the lockbox with agreed-upon showing time windows.
4. Obtain current mortgage loan(s) information: companies and loan account numbers.
5. Verify current loan information with the lender(s).
6. Identify homeowner association manager, if applicable.
7. Verify homeowner association fees and pending or unpaid assessments with homeowner association manager.
8. Research electricity availability and supplier’s name and phone number.
9. Prepare a detailed list of property amenities and assess market impact.
10. Prepare a detailed list of property’s “inclusions and conveyances with the sale.”
11. Compile a list of completed repairs and maintenance items.
12. Make an extra key for the lockbox.
13. Attach a copy of the Real Property Sellers Disclosure form to the MLS listing.
14. Arrange for profession interior and exterior photos to be taken for the MLS listing.
15. Arrange for the creation of a virtual tour if one will be used in marketing the property.
16. Complete a new listing checklist.
17. Enter listing into office records and/or create the listing file.
1. Prepare “MLS profile sheet” Multiple Listing Services, (Listing broker is responsible for “quality control” and accuracy of listing data), for appropriate MLS’s.
2. Enter property data from profile sheet into MLS listing database.
3. Proofread the MLS database listing for accuracy, including proper placements in mapping function.
4. Provide Seller with a copy of the MLS profile sheet to confirm accuracy.
5. Add the property to company’s active listings list.
1. Create print and Internet ads with Sellers input and approval.
2. Submit ads to company’s participating Internet real estate sites.
3. Prepare mailing and contact list.
4. Generate mail-merge letters to contact list.
5. Order “just listed” labels and reports.
6. Prepare flyers.
7. Order an appropriate quantity of marketing brochures or flyers.
8. E-mail marketing material to brokers and agents with marketing material.
9. Upload listing to company and broker’s site.
10. Mail out “just listed” notice to all neighborhood residents.
11. Inform Network Referral Program of listing.
12. Coordinate showings with owners, tenants, and other brokers. Return all calls promptly (weekends included).
13. Provide showing time comments and feedback to Seller and recommend changes according to potential buyer comments.
14. Review comparable MLS listing and new trends regularly to verify property remains competitive in price, terms, conditions, and availability.
15. Provide marketing data to buyers coming through international relocations networks.
16. Provide marketing data to buyers coming from referral network.
17. Convey price changes promptly to all internet groups.
18. Request feedback from buyers’ brokers after showings.
19. Review weekly market study reports.
20. Discuss feedback from showing sales associated with Seller to determine if changes will accelerate the sale.
21. Call Seller monthly to discuss marketing and pricing.
22. Promptly enter price changes in MLS listing database.
1. Verify proper licensure of Buyers’ broker and salesperson.
2. Obtained signed and dated verification that escrow deposit was delivered to escrow agency.
3. Receive and review all offer to purchase contracts submitted by buyers or buyers’ brokers.
4. Evaluate offer(s) and prepare a “net sheet” on each offer.
5. Review offers with Seller and review merits and weaknesses of each component of each offer.
6. Contact buyers’ broker to review buyers’ qualifications and discuss the offer.
7. Provide Sellers’ disclosure to buyers’ broker or buyer upon request (prior to offer if possible).
8. Confirm Buyer is pre-approved by contacting the lender and or verify proof of funds.
9. Obtain a copy of the Buyers’ pre-approval letter from the lender.
10. Help to negotiate all offers and counteroffers on Sellers’ behalf.
11. Prepare and convey any counteroffers, acceptance or amendments to buyers’ broker.
12. Verify contract is signed by all parties.
13. When the offer to purchase is accepted and signed by Seller (“contract”), deliver the contract to Buyers’ broker.
14. Provide copies of the contract and all addenda to closing attorney and or the title company.
15. Record and promptly deposit Buyers’ earnest money with the escrow agent.
16. Disseminate “under-contract showing restrictions” as Seller requests.
17. Deliver copies of the signed contract to Seller.
18. Change status in MLS and listing file to “contingent” or “sale pending”.
1. Contact Buyers’ lender weekly to verify processing is on track.
2. Follow Buyers’ loan processing through to the underwriter.
3. Relay final approval of Buyers’ loan application to Seller.
1. Coordinate buyers’ professional home and termite (WDO) inspections with Seller.
2. If the property is vacant, confirm the utilities are on.
3. Review home inspector’s report and WDO report with Seller and discuss issues and options if needed.
4. Enter home inspection and WDO inspection completion into listing file.
5. Verify Sellers’ compliance with the home inspection report and WDO report repair requirements.
6. Renegotiate contract, if needed based on inspection report and Buyers request.
1. Make arrangements for appraiser to enter property.
2. Follow-up on the appraisal.
3. Enter appraisal completion into listing file.
4. Discuss appraisal report with Seller and suggest options, if necessary.
1. Coordinate closing process with Buyers’ broker, lender, and closing agent.
2. Update closing forms and files.
3. Confirm location, date and time where closing will be held and notify all parties.
4. Confirm with the closing agent that any title issues have been resolved.
5. Confirm that the seller has the proper Power of Attorney or trust documents, as required.
6. Verify all parties have all forms and information needed to close the sale.
7. Work with Buyers’ broker in scheduling and conducting Buyers’ final walk-through prior to closing.
8. Confirm with the closing agent that all tax, HOA, utility, and other applicable pro-rations have been resolved.
9. Request final closing figures on closing disclosure statement from closing agent.
10. Review closing figures on closing disclosure statement with Seller to verify the accuracy of preparation.
11. Forward verified closing figures to Buyers’ broker and confirm Buyers’ broker has received and reviewed closing figures.
12. Confirm Buyer’s Agent has received title insurance commitment.
13. Verify accuracy of Closing Statement.
14. Coordinate this closing with Sellers’ next purchase and resolve any timing problems, if applicable.
15. Confirm Sellers’ net proceeds check at closing.
16. Closeout the listing in the Multiple Listing Services.
1. Change MLS status to “sold”. Enter sale date, price, selling broker, and listing broker’s ID numbers, etc.
2. Close out the listing in company files.
3. Follow up with Seller.