My Dedication to You
As a dedicated REALTOR® serving the vibrant communities of Syracuse, NY and Central New York, I understand the intricacies and nuances involved in a successful residential real estate transaction. Below is an extensive list of over 230 possible actions, research steps, procedures, processes, and review stages that I may undertake to ensure a seamless experience for my clients. While not every step is mandatory for every transaction, this list underscores the importance of having a professional who comprehensively understands the residential real estate sales process.
As a member of the National Association of REALTORS®, I am committed to upholding the stringent, enforceable tenets of the REALTOR® Code of Ethics in all of my professional dealings with the public.Seller(s)' Representation
Seller(s)' Representation
Pre-Listing Activities
1. Contact property owner(s) and schedule an appointment for a listing presentation.
2. Send confirmation of the listing appointment and call to confirm.
3. Review pre-appointment questions.
4. Research currently listed comparable properties in Syracuse and Central New York.
5. Research trends and sales activity from the past three to six months from MLS and public records.
6. Research "average days on market" for the property type, price range, and location.
7. Download and review property tax roll information.
8. Research property's public record information for ownership and deed type.
9. Research property's public record information for lot size and dimensions.
10. Research and verify legal description.
11. Research property's land use coding and deed restrictions.
12. Research property's current use and zoning.
13. Ascertain the need for a lead-based paint disclosure.
14. Prepare a market analysis to establish a broker opinion of value.
15. Prepare a listing-presentation package with the above materials.
16. Perform an exterior "curb-appeal assessment" of the subject property.
17. Verify public school zoning and discuss with the seller(s) the impact of school districts on market value determination.
18. Review the listing-appointment checklist to verify all steps and actions have been completed.
Listing-Appointment Presentation Activities
19. Review my credentials and accomplishments in the Syracuse and Central New York markets with seller(s).
20. Present my company's profile and niche in the marketplace.
21. Provide seller(s) with an overview and projections of current market conditions.
22. Present market analysis results, including sold comparables, current listings, and expired listings.
23. Offer pricing strategy based on professional judgment and interpretation of current market conditions.
24. Discuss goals with seller(s) to market effectively.
25. Explain the marketing power and benefits of the MLS.
26. Explain different marketing options and their effectiveness.
27. Describe the behind-the-scenes work I do and my availability on weekends.
28. Explain my role in screening calls for qualified buyers to protect seller(s) from curiosity seekers.
29. Present and discuss a strategic master marketing plan.
30. Review results of curb-appeal assessment with seller(s) and provide suggestions to improve saleability.
31. Research and verify city sewer/septic tank systems and verify when the property's septic system was last pumped or inspected.
32. Confirm well status, depth, and output from a third-party well report.
33. Research and verify the availability of natural gas and supplier's name and phone number.
34. Verify security system, current term of service, and determine if it is owned or leased.
35. Verify if seller(s) has a transferable termite bond and obtain a copy of the terms and conditions of the bond.
Listing-Appointment Presentation Activities
36. Discuss a home warranty program with the homeowner.
37. Verify if the property has rental units involved.
38. Make copies of all leases for retention in the listing file.
39. Verify all rents and all deposits.
40. Assess interior decor and suggest changes.
41. Prepare a net sheet for seller(s).
42. Review accuracy of current title information with seller(s). Obtain copies of the seller(s)' deed, owner's title insurance policy, and the most recent survey, if possible.
43. Verify names of owner(s) as they appear in the county's public property records.
44. Verify with seller(s) if there are any outstanding or expired construction permits or if any changes have been made to the property since the seller(s) purchased it.
45. Obtain a copy of the current title insurance policy.
46. Complete the listing contract and addenda, using names of seller(s) as they appear on the deed or title policy. Obtain seller(s)' signatures on the listing agreement and return a signed copy to the seller(s). If the property is jointly owned, all owners should sign the listing agreement.
47. Review with seller(s) the standard closing costs and prorations typical to HUD statements.
48. Obtain seller(s)' permission to use a lockbox.
49. Measure interior room sizes.
50. Confirm lot size via owner's copy of a certified survey, if available.
Post-Listing Activities
51. Note any unrecorded property lines, agreements, and easements known to the seller if they are not otherwise noted.
52. Obtain house plans, if applicable and available.
53. Review house plans and make a copy.
54. Compile and assemble a formal file on the property.
55. Obtain a copy of the subdivision plat/complex layout.
56. Verify with seller(s) if there are any outstanding or expired construction permits or if any changes have been made to the property since the seller(s) purchased it.
57. Obtain a copy of the current title insurance policy.
58. Provide seller(s) with a copy of a blank sales contract to review in preparation for their receipt of an offer.
59. Inform tenants of the listing and discuss how showings will be handled.
60. Arrange for the installation of a yard sign.
61. Have seller(s) complete the seller(s)' disclosure form.
Listing Activities
62. Order a plat map for retention in the property's listing file.
63. Prepare showing instructions for buyer(s)' broker and agree on showing-time window with seller(s).
64. Install an electronic lockbox and program it with agreed-upon showing-time windows.
65. Obtain current mortgage loan information, including companies and loan account numbers.
66. Verify current loan information with lenders.
67. Identify the homeowner association manager, if applicable.
68. Verify homeowner association fees and pending or unpaid assessments with the homeowner association manager.
69. Research electricity availability and the supplier's name and phone number.
70. Prepare a detailed list of property amenities and assess market impact.
71. Prepare a detailed list of property inclusions and conveyances with sale.
72. Compile a list of completed repairs and maintenance items.
73. Explain the benefits of a homeowner warranty to seller(s).
74. Assist sellers with the completion and submission of the homeowner-warranty application.
76. Make an extra key for the lockbox.
77. Place a copy of the seller(s)' completed disclosure form in the property file.
78. Arrange for interior and exterior photos to be taken for the MLS listing.
79. Arrange for the creation of a virtual tour if one will be used in marketing the property.
80. Complete a new-listing checklist.
81. Enter the listing into office records and/or create a listing file.
MLS-Related Activities
82. Prepare the MLS profile sheet (listing broker is responsible for quality control and accuracy of listing data).
83. Enter property data from the profile sheet into the MLS listing database.
84. Proofread the MLS database listing for accuracy, including proper placement in the mapping function.
85. Take additional photos of the property to upload into the MLS and for use in flyers.
86. Provide seller(s) with a copy of the MLS profile sheet data form.
87. Add the property to the company's active listings list.
88. Create print and Internet ads with seller(s)' input and approval.
89. Provide special feature cards for marketing, if applicable.
90. Submit ads to the company's participating Internet real estate sites.
91. Reprint/supply brochures promptly as needed.
92. Create QR codes.
93. Prepare mailing and contact lists.
94. Generate mail-merge letters to the contact list.
95. Order "just listed" labels and reports.
96. Prepare flyers.
97. Prepare a property marketing brochure for seller(s)' review.
98. Order an appropriate quantity of marketing brochures or flyers.
99. Email marketing material to brokers and agents with marketing material.
100. Upload the listing to the company and broker's Internet site, if applicable.
101. Mail out "just listed" notices to all neighborhood residents.
102. Inform the Network Referral Program of the listing.
103. Coordinate showings with owners, tenants, and other REALTORS®. Return all calls promptly, including on weekends.
104. Provide showing time comments and feedback to seller(s) and recommend changes according to potential buyer comments.
105. Review comparable MLS listings and new trends regularly to verify the property remains competitive in price, terms, conditions, and availability.
106. Provide marketing data to buyers coming through international relocation networks.
107. Provide marketing data to buyers coming from the referral network.
108. Convey price changes promptly to all Internet groups.
109. Request feedback from buyers' brokers after showings.
110. Review weekly market study reports.
111. Discuss feedback from showing sales associates with seller(s) to determine if changes will accelerate the sale.
112. Call seller(s) weekly to discuss marketing and pricing.
113. Promptly enter price changes in the MLS listing database.
Offer and Contract Activities
114. Verify proper licensure of the buyer's broker and salesperson.
115. Obtain a signed and dated verification that the escrow deposit was delivered to the escrow agency.
116. Receive and review all offers to purchase contracts submitted by buyers or buyers' brokers.
117. Evaluate offers and prepare a net sheet on each offer for the seller(s) to make comparisons.
118. Review offers with seller(s) and review the merits and weaknesses of each component of each offer.
119. Contact the buyers' broker to review the buyer(s)' qualifications and discuss the offer.
120. Provide the seller(s)' disclosure to the buyer(s)' broker or buyer upon request (prior to offer if possible).
121. Confirm the buyer(s) is pre-approved by contacting the lender.
122. Obtain a copy of the buyer(s)' pre-approval letter from the lender.
123. Negotiate all offers and counteroffers on the seller(s)' behalf.
124. Prepare and convey any counteroffers, acceptance, or amendments to the buyer(s)' broker.
125. When an offer to purchase is accepted and signed by the seller(s) ("contract"), deliver the contract to the selling/buyer(s)' broker or, if none, to the buyer(s).
126. Verify the contract is signed by all parties.
127. Provide copies of the contract and all addenda to the closing attorney and the title company.
128. Record and promptly deposit the buyer(s)' earnest money with the escrow agent.
129. Disseminate "under-contract showing restrictions" as the seller(s) requests.
130. Deliver copies of the signed contract to the seller(s).
131. Provide copies of the contract to the lender.
132. Inform the seller(s) how to handle additional offers to purchase submitted between the effective date of the contract and closing.
133. Change status in the MLS to "sale pending".
134. Update the listing file to show "sale pending".
Loan Process Activities
135. Contact the buyer(s)' lender weekly to verify processing is on track.
136. Follow the buyer(s)' loan processing through to the underwriter.
137. Relay final approval of the buyer(s)' loan application to the seller(s).
Home-Inspection Activities
138. Coordinate the buyer(s)' professional home and termite (WDO) inspections with the seller(s).
139. If the property is vacant, arrange for power and water to be turned on.
140. Review the home inspector's report and WDO report with the seller(s) and discuss issues and options if needed.
141. Enter the home inspection and WDO inspection completion into the listing file.
142. Verify the seller(s)' compliance with home inspection and WDO report repair requirements.
143. Recommend or assist the seller(s) with identifying trustworthy contractors to perform any required repairs.
144. Obtain copies of repair bills showing the seller(s) has made required repairs.
145. Coordinate entry into the property and the buyer's review of completed repairs if needed.
Closing-Preparation Activities
150. Distribute signed contracts to all involved parties (buyer, seller(s), title company, lender, seller(s)/buyer(s) broker, and closing agent) and provide contact information as needed.
151. Coordinate the closing process with the buyer(s)' broker and lender.
152. Update closing forms and files.
153. Confirm the location, date, and time where closing will be held and notify all parties.
154. Confirm with the closing agent that all title problems have been resolved.
155. Confirm that the seller has the proper Power of Attorney or trust documents as required.
156. Work with the buyer(s)' broker in scheduling and conducting the buyer(s)' final walk-through prior to closing.
157. Confirm with the closing agent that all tax, HOA, utility, and other applicable prorations have been resolved.
158. Request final closing figures from the closing agent.
159. Review closing figures on the HUD statement with the seller(s) to verify accuracy of preparation.
160. Forward verified closing figures to the buyer(s)' broker and confirm the buyer(s)' broker has received and reviewed closing figures.
161. Confirm the buyer(s) and the buyer(s)' broker have received the title insurance commitment.
162. Provide the homeowners warranty for availability at closing.
163. Recommend a courtesy closing agent for an absentee seller(s), as needed.
164. Review closing documents with the seller(s) and their counsel.
165. Provide the earnest money deposit check from the escrow account to the closing agent. If the closing agent is holding escrow funds, make sure it appears on the final HUD.
166. Coordinate this closing with the seller(s)' next purchase and resolve any timing problems.
167. Confirm the seller(s)' net proceeds check at closing.
After-Closing Activities
168. Provide REALTOR® referral information for the seller(s)' relocation destination, if applicable.
169. Change MLS status to "sold." Enter the sale date, price, selling broker, and listing broker's ID numbers, etc.
170. Close out the listing in company files.
171. Follow up with the seller(s).
Buyer(s)' Representation
Buyer(s)-Presentation Activities
172. Respond to prospective buyer(s) inquiries.
173. Interview the buyer(s) prospect, obtain buyer(s) personal information, and explain the home-buying process.
174. Determine if there is a conflicting brokerage relationship or other conflict of interest with the buyer(s).
175. Discuss the pre-approval financial process with the buyer(s).
176. Suggest at least three mortgage lenders to assist the buyer(s) in becoming pre-approved.
177. Determine through discovery the buyer(s)' preferences in a home, including location, price, size, type of home, special needs, and ADA accommodations.
Pre-Contract Activities
178. Obtain and review the pre-approval letter from the lender.
179. Search the MLS for properties that meet the buyer(s)' criteria.
180. Make appointments with the seller(s) or seller(s)' listing broker to show the properties selected by the buyer(s).
181. Show the buyer(s) their selected properties.
Offer and Contract Activities
182. Obtain a "good faith estimate" from the buyer(s)' lender for the target purchase price and review it with the buyer(s).
183. Meet with the buyer(s) to preview the offer, contract form, addenda, and miscellaneous forms.
184. Complete the offer to purchase and all addenda.
185. Provide seller(s)' disclosure forms to the buyer(s).
186. Submit the offer to purchase signed by the buyer(s) to the seller(s)' broker.
187. Provide credit report information to the seller(s) if the property will be seller-financed.
188. Provide the buyer(s) a copy of all forms used in making the offer.
189. Negotiate all offers on the buyer(s)' behalf.
190. Prepare and convey any counteroffers, acceptance, or amendments to the seller(s)' broker.
191. Verify the final offer is signed by all parties ("contract") and that all necessary documents are attached.
192. Deliver a fully signed and initialed contract to the buyer.
193. Distribute signed contracts to all involved parties (buyer(s), seller(s), title company, lender, seller(s)/buyer(s) broker, and closing agent) and provide contact information as needed.
194. Record and promptly deposit the buyer(s)' earnest money in the escrow account or deliver it to the closing agent and obtain a receipt.
195. Provide the receipt of the escrow deposit to the seller(s)' broker.
196. Place copies of the signed contract in the office file.
197. Inform the buyer(s) of additional offers to purchase that are submitted between the effective date of the contract and closing.
198. Update the listing file to show "sale pending.“
Home and Termite Inspection Activities
199. Provide the buyer(s) with at least three home inspection companies and three WDO inspection companies from which to select.
200. Coordinate the buyer(s)' professional home and WDO inspection with the seller(s)' broker.
201. Review the home and WDO inspection reports with the buyer.
202. Enter the completion of the home and WDO inspection reports into the listing file.
203. Order septic system, well, or mold inspections, if applicable.
204. Receive and review septic system, well, or mold reports with the buyer(s) and note any possible impact on the sale.
205. Provide copies of the septic system, well, and mold inspection reports, if
any, to the lender and seller(s).
206. Verify the seller(s)' compliance with all inspection repair requirements.
Tracking the Loan-Process Activities
207. Coordinate with the lender on discount points being locked in with dates.
208. Confirm verifications of deposit and the buyer(s)' employment have been returned.
209. Contact the lender weekly to verify processing is on track.
210. Follow the loan processing through to the underwriter.
211. Relay final approval of the buyer(s)' loan application to the seller(s).
Appraisal Activities
212. Schedule the appraisal with the seller(s) or the seller(s)' broker.
213. Inform the buyer(s) of options if the appraisal report is different from the contract/purchase price.
214. Provide comparable sales used in market pricing to the appraiser.
215. Follow up on the appraisal until completed.
216. Enter the completion into the listing file.
Closing-Preparation Activities
217. Coordinate the closing process with the seller(s)' broker, lender, and closing agent.
218. Update closing forms and files.
219. Verify all parties have all forms and information needed to close the sale.
220. Assist in obtaining Power of Attorney or trust documents, as required.
221. Work with the seller(s)' broker in scheduling and conducting the buyer(s)' final walk-through prior to closing.
222. Confirm the buyer(s) has received the title insurance commitment.
223. Confirm the location, date, and time where closing will be held and notify all parties.
224. Confirm with the closing agent that all tax, HOA, utility, and other applicable proration have been resolved.
225. Request final closing figures from the closing agent.
226. Review and verify closing figures on the HUD statement with the buyer(s).
227. Forward verified closing figures to the seller(s)' broker and confirm the seller(s)' broker has received and reviewed closing figures.
228. Verify that the seller(s)' broker has provided the homeowners warranty, if purchased, at closing.
229. Forward closing documents to absentee buyer(s) as requested, if applicable.
230. Provide the earnest money deposit check from the escrow account to the closing agent. If the closing agent is holding escrow funds, make sure it appears on the final HUD.
231. Confirm collected funds from the buyer(s) are available for closing.
232. Explain the filing for homestead exemption.
233. Verify the transfer of all keys (house, mailbox, and HOA/community), garage-door openers, HOA/security/gate access codes, pool equipment, and appliance manuals.
234. Close out the listing.
After-Closing Activities
235. Assist with filing claims with the homeowner's warranty company, if requested.
236. Respond to any follow-up calls and provide any additional information required from office files.
237. Follow up with the buyer(s).
In addition to the above activities and services that I perform as a REALTOR® during a real estate transaction, today's market often requires additional assistance when dealing with short sales, foreclosures, or bank-owned properties. Furthermore, during the marketing process, homeowners may need property management services, which I also provide.
Whether you are buying, selling, I encourage you to discuss with me in detail the additional services that may be necessary to accomplish your objectives.
