www.KellyAgent.com

Kelly's Seller's Tasks List

Pre-Listing Activities

1. Make appointment with seller for listing presentation
2. Send seller written or e-mail confirmation of listing appointment and call to confirm
3. Review pre-appointment questions
4. Research all comparable currently listed properties
5. Research sales activity for past 18 months from MLS and public records databases
6. Research "Average Days on Market" for this property of this type, price range and location
7. Download and review property tax roll information
8. Prepare "Comparative Market Analysis" (CMA) to establish fair market value
9. Obtain copy of subdivision plat/complex lay-out
10. Research property's ownership & deed type
11. Research property's public record information for lot size & dimensions
12. Research and verify legal description
13. Research property's land use coding and deed restrictions
14. Research property's current use and zoning
15. Verify legal names of owner(s) in county's public property records
16. Prepare listing presentation package with above materials
17. Perform exterior "Curb Appeal Assessment" of subject property
18. Confirm current public schools and  impact of schools on market value
19. Research neighborhood and poitoning and impact on market value
20. Compile and assemble formal file on property
21. Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

22. Give seller an overview of current market conditions and projections
23. Review Kelly's and Alain Pinel's credentials and accomplishments in the market
24. Present Alain Pinel's profile and position in the marketplace
25. Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
26. Discuss Goals and Needs With Seller To Market Effectively
27. Discuss pricing strategy based on goals needs and interpretation of current market conditions
28. Explain market power and benefits of the Multiple Listing Service
29. Explain market power of web marketing (Realtor.com, trulia, craigslist, google, etc...)
30. Explain market power of APR.com, KellyAgent.com and Kelly's "AllAbout" neighborhood promotion site.
    
31. Explain the market power of agent networking, including agent tours and within Alain Pinel's teams of offices 
    
32. Explain the work  Kelly and her team does "behind the scenes" and Kelly's availability promise to always be contact
    
33. Explain Kelly's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
34. Present and discuss strategic master marketing plan
35. Explain different agency relationships and determine seller's preference
36. Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature once property is Under Listing Agreement

Prepare For Listing

37. Review current title information
38. Measure overall and heated square footage
39. Measure interior room sizes
40. Confirm lot size via owner's copy of certified survey, if available
41. Note any and all unrecorded property lines, agreements, easements
42. Obtain house plans, if applicable and available and make copy
43. Order plat map for retention in property's listing file
44. Prepare showing instructions for buyers' agents and agree on showing time window with seller
45. Obtain current mortgage loan(s) information: companies and & loan account numbers
46. Verify current loan information with lender(s)
47. Check assumability of loan(s) and any special requirements
48. Discuss possible buyer financing alternatives and options with seller
49. Review current appraisal if available
50. Identify Home Owner Association manager if applicable
51. Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee
52. Order copy of Homeowner Association bylaws, if applicable
53. Research electricity availability and supplier's name and phone number
54. Calculate average utility usage from last 12 months of bills
55. Research and verify city sewer/septic tank system
56. Water System: Calculate average water fees or rates from last 12 months of bills )
57. Well Water: Confirm well status, depth and output from Well Report
58. Natural Gas: Research/verify availability and supplier's name and phone number
59. Verify security system, current term of service and whether owned or leased
60. Verify if seller has transferable Termite Bond
61. Ascertain need for lead-based paint disclosure
62. Prepare detailed list of property amenities and assess market impact
63. Prepare detailed list of property's "Inclusions & Conveyances with Sale"
64. Compile list of completed repairs and maintenance items
65. Send "Vacancy Checklist" to seller if property is vacant
66. Explain benefits of Home Owner Warranty to seller
67. Assist sellers with completion and submission of Home Owner Warranty Application
68. When received, place Home Owner Warranty in property file for conveyance at time of sale
69. Have extra key made for lockbox
70. Verify if property has rental units involved. And if so:
71. Make copies of all leases for retention in listing file
72. Verify all rents & deposits
73. Discuss house preparation plans for showing
74. Inform tenants of listing and discuss how showings will be handled
75. Arrange for installation of yard sign
76. Assist seller with completion of Seller's Disclosure form
77. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
78. Review results of Staging Assessment and suggest changes to shorten time on market
79. Arrange Staging appointment if applicable
    
80. Load listing into transaction management software program
81. Entering Property in Multiple Listing Service Database
82. Prepare MLS Profile Sheet -- Agents is responsible for "quality control" and accuracy of listing data
83. Enter property data from Profile Sheet into MLS Listing Database
84. Proofread MLS database listing for accuracy - including proper placement in mapping function
85. Add property to company's Active Listings list
86. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48hours
87. Take additional photos for upload into MLS and use in flyers. 
88. Arrange for panoramic photography (virtual tours)
89. Arrange sellers home inspections and other where applicable
    

Marketing The Listing

90. Create and print flyers with seller's input
91. Create virtual flyers (for distribution on web marketing sites (craigslist, google, trulia, etc.), APR,com and KellyAgent.com
92. Coordinate Broker Tours with owners, tenants, and other Brokers/Realtors®. 
93. Coordinate and prequalify individualy showings with owners, tenants, and other Realtors®. 
94. Coordinate all Open House events with owners, tenants, and other Realtors®. 
95. Return all calls - weekends included
96. Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows
97. Prepare mailing and contact list
98. Generate mail-merge letters to contact list
99. Order Just Listed labels & reports
100. Prepare flyers & feedback faxes 
101. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
102. Prepare property marketing binder for seller's review
103. Place marketing flyers in all company agent mail boxes
104. Mail Out "Just Listed" notice to all neighborhood residents
105. Advise Network Referral Program of listing
106. Provide marketing data to buyers coming through international relocation networks
107. Provide marketing data to buyers coming from referral network
108. Provide "Special Feature" cards for marketing, if applicable
109. Submit ads to neighborhood magazines, newsletters and newspapers
110. Price changes conveyed promptly to all ads
111. Reprint/supply brochures promptly as needed
112. Loan information reviewed and updated in MLS as required
113. Feedback e-mails/faxes sent to buyers' agents after showings
114. Review weekly Market Study
115. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
116. Place regular weekly update calls to seller to discuss marketing & pricing
117. Promptly enter price changes in MLS listing database

The Offer and Contract

118. Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.
119. Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes
120. Counsel seller on offers. Explain merits and weakness of each component of each offer
121. Contact buyers' agents to review buyer's qualifications and discuss offer
122. Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible
123. Confirm buyer is pre-qualified by calling Loan Officer
124. Obtain pre-qualification letter on buyer from Loan Officer
125. Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date
126. Prepare and convey any counteroffers, acceptance or amendments to buyer's agent
127. Fax copies of contract and all addendums to closing attorney or title company
128. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent
129. Record and promptly deposit buyer's earnest money in escrow account.
130. Disseminate "Under-Contract Showing Restrictions" as seller requests
131. Deliver copies of fully signed Offer to Purchase contract to seller
132. Fax/deliver copies of Offer to Purchase contract to Selling Agent
133. Fax copies of Offer to Purchase contract to lender
134. Provide copies of signed Offer to Purchase contract for office file
135. Advise seller in handling additional offers to purchase submitted between contract and closing
136. Change status in MLS to "Sale Pending"
137. Update transaction management program to show "Sale Pending"
138. Update  Web marketing sites on sale pending status
     
139. Review buyer's credit report results -- Advise seller of worst and best case scenarios
140. Provide credit report information to seller if property will be seller-financed
141. Assist buyer with obtaining financing, if applicable and follow-up as necessary
142. Coordinate with lender on Discount Points being locked in with dates
143. Deliver unrecorded property information to buyer
144. Order septic system inspection, if applicable
145. Receive and review septic system report and assess any possible impact on sale
146. Deliver copy of sewer/septic system inspection report lender & buyer
147. Deliver Well Flow Test Report copies to lender & buyer and property listing file
148. Verify termite inspection ordered
149. Verify roof inspection if applicable
150. Verify geological inspection if applcable
     
151. Verify mold inspection ordered, ifi required

Tracking the Loan Process

152. Confirm Verifications Of Deposit & Buyer's Employment Have Been Returned
153. Follow Loan Processing Through To The Underwriter
154. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale
155. Contact lender weekly to ensure processing is on track
156. Relay final approval of buyer's loan application to seller

Inspections

157. Coordinate buyer's professional inspections with seller
158. Review inspector's report
159. Enter completion into transaction management tracking software program
160. Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract
161. Ensure seller's compliance with Home Inspection Clause requirements
162. Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
163. Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed

The Appraisal

164. Schedule Appraisal
165. Provide comparable sales used in market pricing to Appraiser
166. Follow-Up On Appraisal
167. Enter completion into transaction management program
168. Assist seller in questioning appraisal report if it seems too low

Closing Preparations and Duties

169. Contract Is Signed By All Parties
170. Coordinate closing process with buyer's agent and lender
171. Update closing forms & files
172. Ensure all parties have all forms 
173. Obtain all information needed to close the sale
174. Select location where closing will be held
175. Confirm closing date and time and notify all parties
176. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates
177. Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing
178. Research all tax, HOA, utility and other applicable prorations
179. Request final closing figures from closing agent (attorney or title company)
180. Receive & carefully review closing figures to ensure accuracy of preparation
181. Forward verified closing figures to buyer's agent
182. Request copy of closing documents from closing agent
183. Confirm buyer and buyer's agent have received title insurance commitment
184. Provide "Home Owners Warranty" for availability at closing
185. Review all closing documents carefully for errors
186. Forward closing documents to absentee seller as requested
187. Review documents with closing agent (attorney)
188. Provide earnest money deposit check from escrow account to closing agent
189. Coordinate this closing with seller's next purchase and resolve any timing problems
190. Have a "no surprises" closing so that seller receives a net proceeds check at closing
191. Research and refer sellers to one of the best agents at their destination, if applicable
192. Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.
193. Update web marketing sites with SOLD status.
     
194. Close out listing in transaction management program

Follow Up After Closing

194. Answer questions about filing claims with Home Owner Warranty company if requested
195. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
196. Respond to any follow-on calls and provide any additional information required from office files.
197. Help with moving arrangements
198. Help with garage sale and hauler arrangements.
199. Client's review of Kelly's service and future real estate needs.
200. Maintain contact and provide valuable real estate information and resources to client for life