Services for Sellers

I am committed to offer the highest standards of professional service to all my clients. To assure you that your property is marketed to its fullest potential and to obtain the highest possible market value, the following will be completed:

  • Provide 7 days a week open and available communication to answer questions and advise the seller as to any issue associated with the establishment of fair market value, the marketing process, the sale and closing of the seller’s home
  • Educate the sellers as the entire process of selling their home
  • Discuss all of the services that I provide as I represent my selling clients
  • Determine the seller’s goals for selling their home and the criteria that the seller wants to secure in the final sale (sale price, occupancy, quick or delayed sale and closing, selling in “as-is” condition, etc.)
  • Preview the prospective seller’s home to determine the features, amenities, room sizes, floor plan benefits and/or shortcomings, condition, possible need for updates, etc. that will impact the competitiveness of the property if it is to be actively placed “for sale” in the current market
  • Validate tax information with Treasurer, HOA fees with association, lot size and survey issues off past survey, and square footage with assessor and/or off past property appraisals
  • Suggest potential updates and staging activities that the seller might want to consider to enhance the possibility of selling their home
  • Perform a comprehensive market analysis of the current “competitive” market comparable homes (sold, pending sale, and active home listings) that will assist in determining a reasonable fair market price “range” for the seller’s home
  • Provide Trendgraphix “trending” reports to the seller and discuss the current market conditions (# homes “for sale” vs. # homes “sold” in specific price range over the past 6 to 12 months)
  • Establish a suggested “listing price” for the seller’s home based on all of the marketing detail that has been reviewed
  • Explain the details of the listing contract, seller’s disclosure(s), and consumer handbook to the prospective seller
  • Explain the possible language, terms and conditions that a seller might expect to encounter when they receive an offer on their home
  • Provide an estimated “net proceeds” analysis to the seller to allow them to understand the traditional costs and proceeds that they might encounter at a specific estimated sale price
  • Educate the sellers as to my agency relationship and obligations to them as my selling client (including possible limited agency situations)
  • Discuss and explain the multiple listing system and all of the information available to agents that will be looking at their home “on-line” (listing detail, assessor information, neighborhood information, and archive information showing price reductions, previous listing terms, and past sale prices of their home
  • Discuss my specific marketing plan for selling homes and the different alternative strategies that should be seriously considered as I focus on the seller’s goals for selling their property
  • Describe my personal follow-up procedures to showings on my seller’s homes that allow us to gather valuable information regarding interest levels in the seller’s home and issues that we might need to address
  • Evaluate potential incentives or attractions that could be packaged with the seller’s home to differentiate it from other properties (seller paid home warranty, buyer closing cost credit, buying agent incentive, credits for improvements, seller lease-back option, delayed closing option, contingency on buyer’s home sale, etc.)
  • Prepare and execute the listing contract and other associated documents required to list the seller’s home (includes seller’s disclosures, consumer handbook, authorization to order mortgage payoffs, etc.)
  • Enter the listing into the Indianapolis BLS, making the home’s listing detail available to over 8,000 local Realtors
  • Provide showing information to Tucker Receptionists to assure the seller will have the maximum showing availability for their home, as well as proper advanced notice of their home’s future showing
  • Provide 7 days a week availability at the office for setting showing for the home
  • Provide detail at the office “floor desk” for future questions regarding the home from outside callers
  • Establish immediate notice to my voice mail and email regarding future showings so that I can make timely follow-up calls to the agents showing the property to determine their client’s interest level and answer questions regarding the home
  • Provide quick feedback to the seller regarding any showing so that they will be fully informed regarding a potential buyer’s interest, or regarding any issue or improvement that might need to be considered, including a price adjustment
  • Photograph the home’s “key” areas and place the pictures “on-line” under the BLS
  • Add the home to F. C. Tucker Company’s web site as well as to my personal web site ----- MikeClarkRealtor.Com
  • Place a “For Sale” sign on the property as well as an electronic lock box for Realtor access during showings
  • Establish the “key” features and amenities that the owner feels should be illustrated regarding the home and discuss the pros and cons of highlighting specific features or amenities (e.g. Pool, pond, etc.)
  • Create a “custom” brochure on the home that attractively describes and pictures the home’s features and amenities and provide copies of the brochure, listing sheet, community information, survey, seller’s disclosures, and sample illustrations of a buyer’s financing options at the property for future showings
  • Forward copies of the brochure to all 700+ F. C. Tucker agents who are sell approximately 30% of the homes on the market and who are most likely to represent a buyer for my listing
  • Develop and mail a just listed post card to “key” neighboring property owners and to my personal top client list to promote the property and seek potential interested buyers
  • Develop a sign “top rider” that promotes key features or amenities such as lakefront, deeded dock, multiple acreage property, walk-out basement, square footage, theater, pool, home warranty, etc.
  • Schedule the home to be added to Tucker’s Tuesday office tour by agents
  • Promote the home during Tuesday Tucker sales meetings
  • Provide Tucker’s Relocation Department’s national exposure that links to the largest relocation network in America
  • Proactively secure contractor bids from Homelink’s concierge service for possible improvements to the home that might be required to negotiate or sell the home in the future
  • Assist in the coordination of contractor improvements if desired by seller
  • Regularly re-write BLS information sheet to describe the home in different ways and to illustrate various amenities that might be more attractive to future buyers
  • Regularly review marketing activities with the owner
  • Share updated “Trendgraphix” reports with the sellers to apprise them of recent changes in the market conditions impacting their home’s sale (number of homes currently on the market, pending, sold, days on market, average sale price, etc.)
  • Suggest appropriate “timely” pricing adjustments to maintain a competitive position in the marketplace
  • Regularly advertise the home in the Tucker Talks Home Magazine
  • Advertise and hold appropriate “Open Houses” at the seller’s convenience
  • Promote Open Houses in advance to the neighborhood to increase exposure and interest in the home
  • Make available the home for multiple Open Houses within the office for other experienced agents interested in increasing the home’s exposure
  • At the time an offer is secured, provide copies to the seller and discuss the critical details that are integrated within the contract
  • If the offer is contingent upon the sale of the buyer’s home, discuss the different strategies that are available to sell under a delayed closing; selling with a limited” first contingency right; and finally, to sell with the restrictions that come with a contingency of selling the buyer’s home
  • Provide a financial analysis of the net proceeds associated with the original offer
  • Suggest the multiple strategies that might be considered by the sellers as they consider accepting or countering the offer
  • Suggest “Win-Win” strategies that will potentially keep the offer “alive” and available for acceptance by both the buyers and sellers
  • Describe the process of countering and accepting an offer via fax, telephone, “per telephone instruction from sellers to agent”, etc.
  • Negotiate the offer and coordinate all responses with the other agent under the “critical” contractual timelines
  • Establish requirement for “lender pre-approval” of potential buyer
  • Always represent your best interests throughout the pre sale, negotiation, and closing process
  • Finalize the sales contract and secure a fully executed copy
  • Pend the home as sold or establish an “Active Backup” status in the BLS (discuss the merits and restrictions of both status’ with the seller)
  • Deposit earnest money in the required “timely” fashion
  • Provide copies of purchase agreement, listing contract, and authorization by seller to order mortgage payoffs to title company for the title policy and survey order
  • Schedule tentative closing with the title company
  • Provide home owner’s association’s covenants and restrictions to other agent in a timely manner (if applicable)
  • Coordinate the availability of the home for a home inspection
  • Make sure the home is in top showing condition and explain to the seller the likely issues that will arise out of an inspection response relative to “major”, “repair suggested” and “maintenance” items
  • Discuss the detail associated with the buyer’s home inspection response with the seller and suggest alternative strategies to successfully negotiate the response
  • Upon reaching an agreement regarding the inspection response with all parties, assist the seller in securing contractors to complete repairs or notify the title company regarding repair escrows or other legal credits that are allowable in lieu of making repairs
  • Coordinate and execute the appropriate amendments to the purchase agreement if credits are required
  • Regularly follow-up with the buyer’s lender and Realtor to update the status of the financing approval
  • Confirm that all contingencies associated with the purchase agreement are met
  • Validate the closing date and time and location with the seller, buyer’s agent, title company and lender
  • Review the title work and survey with the seller to make sure there are not any liens, encroachments, incorrect spellings, etc. that might impact the closing
  • Order a seller’s limited home warranty if required
  • Make sure that the sellers have ordered final utility readings for the home as of the closing date
  • Secure the preliminary HUD closing statement and review with the sellers for clarity and correctness (advise the sellers as to the net proceeds that the sellers are expected to receive
  • Order the appropriate Power of Attorney forms, if required, and determine if the proceeds are to be via check, bank wire, etc.
  • Allow for a final walk-through of the home prior to closing and negotiate any issues that result from the walk-through
  • Remove the “For Sale” sign and lock box from the home and bring the key to closing to give to the new buyer
  • Attend the closing and answer any questions associated with the closing documents that are being executed
  • Create a closing file for the sellers for all purchase agreement and closing documents and coordinate the final occupancy of the property
  • Hand over keys to the new buyer & celebrate the seller’s sale --- Congratulations !
Marketing Samples

 

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