Sellers

Sellers

If you are thinking of selling your home, before you become overwhelmed at the task we need to discuss 10 steps that will help bring you the objective of making this process easier on you.

1. Determine Why And When You Would Like To Sell. Motivation plays a critical factor in determining what course of action you need to take. Spring is typically a faster paced season to sell and winter tends to be a little slower. Regardless, there are always people looking to buy and seasons are only one factor to consider. Give me a call. I will be able to help get you in the right direction.

2. Find A Real Estate Agent Who Is Right For You. Think locally as they will know your area. Dont be afraid to ask questions, interview the candidates. A good real estate agent will know the market well, supply you with information on past sales, current listings and his/her background form previous clients. They should also provide a solid marketing plan which should indicate how much your home should go for. If you feel comfortable with me and that I have a genuine interest in helping you then you are on the right track.

3. Sign A Listing Agreement With Me.It authorizes me and my brokerage to market and sell your home. The agreement serves 3 purposes. a) It defines our relationship and every detail and limits of your real estate agent's authority. b) It provides detailed information on the home which can be posted the boards Multiple Listing Service. c) It forms a basis for drafting offers on your home, formal offers start with the Listing Agreement.

4. Set Your Price. You want to attract buyers, the right asking price will attract not deter. I know the factors affecting the market. For example: Your neighborhood may be under development with larger families and houses, there may be a large company opening up bringing jobs and a demand for housing in general, interest rates may be affecting peoples willingness to take out mortgages. I will do a comparative Market Analysis (CMA) to the homes recently sold, active and expired in your area and we will set the price.

5. Find A Lawyer. You need to find a lawyer to do your conveyance; its where they transfer the title of the property to your name. Ask them how they structure their fees and get an estimate of all other costs you can expect. Please see my ‘Completion Costs Guide page.

6. Prepare Your Home For Viewing. Get your mop, vacuum, tool belt & paint brush and lets get your home a mini make-over. Its the little things you can do to attract an offer. Get rid of the clutter, clean everything, repair as much as you can within reason, add some beautifying touches like new door handles on cupboards and perhaps even paint.

7. Let Me Market Your Home. This is my expertise and this is where I can be at most benefit to you and your success. Please see My Value Proposition to You’ page for more description. Here you will find step by step how I will help you achieve your goal. I will use combinations of marketing from traditional media to MLS, my own website and networking. Open House for Realtors and the public is also very beneficial.

8. Prepare Your Finances. Is your mortgage portable without any penalties? Can the buyer assume your mortgage? Can you discharge your mortgage without any penalties? Does capitol gains tax apply to you? Talk with your mortgage broker and perhaps your accountant to see what applies

9. Offers! Lets Look At Offers. I will walk you through the process, you will see every offer. There may be some conditions you may want to change; we will discuss each and every detail. This is one of the most important tasks and reasons you have hired me, the negotiation skills. Dont be offended if your offer is well below the asking price. Instead, evaluate it for what its worth and counter back. Successful negotiation is an art and because its a highly emotional time and Im here to guide you through with success.

10. Close The Deal! Excellent, negotiations are successful and we have time for the most vital steps now. A) Contact your lawyer and let them know an Agreement has been signed. B) Immediately begin satisfying any conditions that require your actions to complete C) Notify the lawyer and lending institution if the buyer is assuming your mortgage D) Contact utilities, telephone and cable companies about transfer or removal of service E) Call insurance agent and arrange cancellation or transfer of your homeowners insurance F) Call a moving company G) Send out change of address cards including Ministry of Transportation for your BCDL etc. H) Notify me immediately if there are any changes to your property or situation.

Congratulations!!! You have sold your house! Im please to have helped you :-)

Stanley Realty’s guide to selling a home

Working with an agent

Working with an agent means signing a contract that gives the agent exclusive representation of the property for an agreed upon time period which is typically 60 to 90 days. During that period the agent is responsible for researching the markets related to the property as a way to determine its value and then, based on this information, working with you to arrive at a suitable price for the home. Once an offer is accepted the Agent will manage the paperwork involved throughout the transaction process.

Preparing your home for sale

Your home is a place where memories become as much a part of the property as the colors, the furnishings, and the views outside the window. These memories however, can become your greatest challenge when it comes time sell. You’ll need to think differently and look at your home through the eyes of a potential buyer, and be aware of the things that can be improved to ensure the highest price offered. To improve its attractiveness, your home might need repair work and a touch up of the exterior portions. The interior should be cleared away as much as possible. And it may be required to repaint and make repairs inside the house as well.

Evaluating the home

Establishing the right price for your home takes into account many factors, including your home’s unique features, investments in improvements that have been made that help increase the home’s value and the current state of the local real estate market. The right price can be achieved by taking into consideration all of these factors. Experience of the local market and what activity has been like historically can also help.

Marketing your home

The challenge is to ensure that your property is make sure your property receives maximum exposure to the right audience, and not just online, but off line as well including ads in magazines. Beyond having your home’s information listed on websites and advertised in publications, there are also open houses, direct mail campaigns and appearances in newsletters, handouts and flyers.

What a marketing strategy should include are:

  • Online exposure through home search websites
  • For Sale property signage
  • Direct mail
  • Advertisements in newspapers

Hosting an open house

Schedule your open house carefully. Pick a day where, in your community most of the open houses happen to become part of the day’s tour for potential homebuyers. Avoid holidays and community events. Consider the forecasted weather for the day.

And on the day of the open house, make sure to walk through each room for any last minute adjustments. Ventilate the house to remove any odors. Purchase and set fresh flowers. Prepare refreshments. Provide surveys to receive feedback from visitors. In the survey ask what they thought of the overall condition of the home, what the best features were, how the home compared to other properties they’ve visited, what they like best and least about the home, what they thought of the price. Whatever feedback you receive could help shape your marketing strategy for better results.

Receiving and reviewing the offer

When a buyer is interested in your property, an offer will be submitted, and sometimes more than one if you have several buyers who are interested. The offer will include the buyer’s price, which will be typically below your listed or asking price, and it will include terms, which will be conditions set forth by the buyer such as certain requested home repairs that you would be responsible to complete at your expense, or any furnishings or appliances the buyer would like to include as part of a successful transaction. An offer that comes in at the listed price should still be considered, based on the terms. The offer should also include a good faith deposit to show a commitment to the property as well as contingencies, which are events the buyer needs to rely on in order to purchase the home successfully.

In response to an offer you can choose to reject it, counter offer or accept it if it meets or exceeds your expectations.

Unless the offer is exactly what you want, it is the beginning of an exchange in which price, terms and contingencies are negotiable.

Making a Counter Offer

Counter offers may go back and forth between seller and buyer several times as part of the negotiation process. All terms of an offer are negotiable and when both parties approve an offer, a real estate attorney should review the contract before signing.

Final steps that should be taken at this time are:

  • Agreement of closing date
  • Agreement on date of loan approval
  • Agreement on a date that the buyer could move in
  • A receipt should be provided for the buyer’s good-faith deposit
  • A decision on whether repairs are made before or after the closing.

After the contract is signed

After the contract is signed, steps are taken to meet the agreed upon terms of the final approved offer. When all the terms are met and prior to the closing, the buyer takes a final walk-through of the house to ensure that all the repairs and other items of the agreement have been fulfilled.

Before all three events, the appraisal, the inspection and the walk-through, the home should be cleaned and prepared or each occasion.

The closing

This is the process that takes place during a meeting of the parties involved in which the transaction is completed and the title of the property is passed from seller to new owner. Before the closing, the buyer conducts a final walk through of the home to make sure that the property is as it was when you viewed it and that all repairs that may have been stipulated in the offer have been completed to satisfaction.

During the closing, paperwork that has been prepared by all parties involved, including the agents, the bank providing the mortgage, lawyers and title companies, are signed