As a Somerset County Realtor I Do Many Things to Help Get Your House Sold!
I have many PRE-LISTING DUTIES, including making the appointment with the seller for listing presentation. After sending the seller a written or e-mail confirmation of listing appointment or call to confirm, I review pre-appointment questions and research all comparables that are currently listed properties. I research sales activity for past 18 months from MLS and public records databases andresearch “Average Days on Market” for properties of this type, price range and location. I download and review property tax roll information.
I prepare “Comparable Market Analysis” (CMA) and “Price Trend Analysis” (PTA) to establish fair market value. I obtain copy of subdivision plat/complex lay-out, research property’s ownership and deed type, property’s public record information for lot size and dimensions and verify legal description. I research property’s land use coding and deed restrictions and property’s current use and zoning. I verify legal names of owner(s) in county’s public property records. I prepare listing presentation package with above materials and perform exterior “Curb Appeal Assessment” of subject property. I ompile and assemble formal file on property and confirm current public schools and explain impact of schools on market value. Finally Ireview listing appointment checklist to ensure all steps and actions have been completed.
DURING THE LISTING AGREEMENT I give the seller an overview of current market conditions and projections. I review my and my company’s credentials and accomplishments in the market and explain how they will benefit the seller of the property. I present the CMA and PTA results to seller, including Comparables, Solds, Current Listings and Expireds, form the past current and future real estate market. I offer pricing strategy based on professional judgment and interpretation of current market conditions and discuss goals with seller to market effectively. I explain market power and benefits of Multiple Listing Service (MLS) and explain market power of web marketing, IDX and Weichert.com. I explain the work the brokerage and I do “behind the scenes” and how Weichert Lead Network and my local office both have licensed real estate agents answer phone calls immediately about the property when I am not available. I explain an agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers. I present and discuss strategic master marketing plan and explain different agency relationships and determine seller’s preferences. I review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature.
AFTER THE PROPERTY IS LISTED I review current title information, measure overall and heated square footage and interior room sizes. I confirm lot size via owner’s copy of certified survey, if available and note any and all unrecorded property lines, agreements and easements. I obtain house plans, if available, and make copy. I prepare showing instructions for buyer’s agents and agree on showing time window with seller. I obtain current mortgage loan(s) information: companies and loan account numbers and verify current loan information with lender(s). I check assumability of loan(s) and any special requirements and discuss possible buyer financing alternatives and options with seller. I review current appraisal, if available.
I identify Homeowner Association manager and verify Homeowner Association Fees (mandatory or optional and current annual fee.) I order copy of Homeowner Association Bylaws, if applicable. I research electricity availability and supplier’s name and phone number and calculate average utility usage from last 12 months of bills. I research and verify city sewer/septic tank system. I evaluate the water system: I calculate average water fees or rates from last 12 months of bills. For well water I confirm well status, depth and output from the well report. For natural gas I research/verify availability and supplier’s name and phone number. I verify security system, current term of service and whether owned or leased. I verify if seller has transferable Termite Bond.
I ascertain need for lead-based paint disclosure and prepare detailed list of property amenities and assess market impact. I prepare detailed list of property’s “Inclusions & Conveyances with Sale” and compile list of completed repairs and maintenance items. I send “Vacancy Checklist” to seller, if property is vacant and explain benefits of Home Owner Warranty to seller. I assist sellers with completion and submission of Home Owner Warranty Application and when received, place Home Owner Warranty in property file for conveyance at time of sale.
I have extra key made for lockbox. I verify if property has rental units involved and if so I make copies of all leases for retention in listing file. Iverify all rents and deposits and inform tenants of listing and discuss how showings will be handled. I install yard sign. I give seller Seller’s Disclosure form to complete and prepare a “New Listing Checklist”. I review results of Curb Appeal Assessment with seller and provide suggestions to improve salability. I review results of Interior Décor Assessment and suggest changes to shorten time on market. I load listing into transaction management software program (WeichertPro).
The next step is ENTERING PROPERTY IN MULTIPLE LISTING SERVICE DATABASE. I must prepare MLS Profile Sheet since the Agent is responsible for “quality control” and accuracy of listing data. I enter property data from Profile Sheet into MLS Listing Database. I proofread MLS database listing for accuracy—including proper placement in mapping function and add property to company’s Active Listings list in OSSI by filling out a property information sheet in Forms Online. I provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form and take additional photos for upload into MLS and use in flyers.
MARKETING THE LISTING is next. I create print and Internet ads with seller’s input and coordinate showings with owners, tenants and other REALTORS®. I return all calls including weekends and install electronic lock box, if authorized by owner; program lockbox with agreed-upon showing time windows. I prepare mailing and contact list and generate letters/emails/faxes and combine with contact list. I order “Just Listed” labels and reports and prepare flyers. I also review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability. I prepare property marketing brochure for seller’s review and arrange for printing or copying a supply of marketing brochures or fliers. I place marketing brochures in all company agent mail boxes and upload listing to Weichert.com and my website CarolKronmaierHomes.com, along with other websites including Trulia.com, Postlet.com, Realtor.com, etc.
I mail Out “Just Listed” notice to all neighborhood residents and advise Weichert Lead Network of listing. I provide marketing data to buyers coming through international relocation networks, provide marketing data to buyers coming from referral network, provide “Special Feature” cards for marketing, if applicable and submit ads to company’s participating real estate websites. I convey price changes to all groups promptly via MLS, reprint/supply brochures promptly as needed, review and update loan information as required. I give feedback e-mails/faxes sent to buyer’s agents after showings, review market statistics and discuss feedback from showing agents with seller to determine if changes will accelerate the sale. I also place regular weekly update calls to seller to discuss marketing and pricing.
Next comes THE OFFER AND CONTRACT. I receive and review all Offer to Purchase contracts submitted by buyers or buyer’s agents. I evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes. I counsel seller on offers, explain merits and weakness of each component of each offer. I contact buyer’s agents to review buyer’s qualifications and discuss offer and deliver Seller’s Disclosure and Lead Base Paint Disclosure if necessary to buyer’s agent or buyer upon request and prior to offer, if possible. I confirm buyer is pre-qualified by calling Loan Officer and obtain pre-qualification letter on buyer from Loan Officer. I also negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date. I prepare and convey any counteroffers, acceptance or amendments to buyer’s agent. I distribute copies of contract and all addendums to closing attorney or Title Company.
When Offer to Purchase contract is accepted and signed by seller, I deliver to buyer’s agent. I record and promptly deposit buyer’s earnest money in escrow account and disseminate “Under-Contract Showing Restrictions” as seller requests. I deliver copies of fully signed Offer to Purchase contract to seller, selling agent, lender and to my office’s file. I advise seller in handling additional offers to purchase submitted between contract and closing, change status in MLS to “Pending”, and update transaction management program show “Pending”. I review buyer’s credit report results—advise seller of worst and best case scenarios and provide credit report information to seller, if property will be seller-financed. I assist buyer with obtaining financing, if applicable and follow-up as necessary, coordinate with lender on Discount Points being locked in with dates and deliver unrecorded property information to buyer. I order septic system inspection, if applicable, receive and review septic system report and assess any possible impact on sale. I deliver copy of septic system inspection report and Well Flow Test Report copies to lender and buyer and property listing file. I verify termite inspection ordered and mold inspection ordered, if required.
The next step is TRACKING THE LOAN PROCESS . I confirm verifications of deposit and buyer’s employment have been returned. I follow loan processing through to the underwriter, contact lender weekly to ensure processing is on track. I relay final approval of buyer’s loan application to seller.
The HOME INSPECTION comes next. I coordinate buyer’s professional home inspection with seller, review home inspector’s report and explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract. I ensure seller’s compliance with Home Inspection Clause requirements, recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs. I negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.
THE APPRAISAL is next. I schedule appraisal and provide comparable sales used in market pricing to appraiser. I follow-up on appraisal and enter completion into transaction management program. I also assist seller in questioning appraisal report if it seems too low.
Finally comes my CLOSING PREPARATIONS AND DUTIES. I ensure contract is signed by all parties, coordinate closing process with buyer’s agent and lender. I update closing forms and files and ensure all parties have all forms and information needed to close the sale. I help select location where closing will be held and confirm closing date and time if needed, and notify all parties. I also assist in solving any title problems (boundary disputes, easements, etc.)
I work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing. I research all tax, HOA, utility and other applicable prorations and request final closing figures from closing agent (attorney or title company) if necessary. I receive and carefully review closing figures to ensure accuracy of preparation and forward verified closing figures to buyer’s agent. I request copy of closing documents from closing agent and confirm buyer and buyer’s agent have received title insurance commitment . I provide “Home Owners Warranty” for availability at closing and reviews all closing documents carefully for errors. I forward closing documents to absentee seller as requested. I review documents with closing agent (attorney) and provide earnest money deposit check from escrow account to closing agent. I coordinate this closing with seller’s next purchase and resolve any timing problems. I have a “no surprises” closing so that seller receives a net proceeds check at closing and refer sellers to one of the best agents at their destination, if applicable. Finally I change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
FOLLOW UP AFTER CLOSING includes answering questions about filing claims with Home Owner Warranty Company, if requested. I attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied! I respond to any follow-on calls and provide any additional information required from office files.
If you are considering a move into or out of Hillsborough, it pays to plan ahead. Start here to search homes for rent or sale in Hillsborough, NJ. I focus on Hillsborough but am well prepared to discuss other areas as well: Montgomery, Manville, Bridgewater, Raritan, Branchburg, and Somerset- most of Somerset and Hunterdon counties!
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For more great tips: Visit my web site at: http://www.CarolKronmaierHomes.com
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