Sell your SW Florida Home
Selling your home can be a challenge. When you decide to sell your home with
a Miloff Aubuchon Realty Group realtor, we have four main objectives:
- Help you get the best price possible
- Sell your home as quickly a possible
- Make the entire process run smoothly for you
- Uphold the stringent, enforcable tenents of the REALTOR® Code of Ethics
Over the years, we have developed a checklist to ensure your highest level of satisfaction and service during the home selling process. We invite you to compare our thoroughness and expertise against any of our competitors, and then contact us for a free comparitive market analysis
- Make appointment with you for listing presentation.
- Research all comparable currently listed properties.
- Research sales activity for past 180 days from both MLS’s and public records databases.
- Research “Average Days on Market” for property of this type, price range and location.
- Review property tax roll information.
- Prepare your “Comparable Market Analysis” (CMA) to establish fair market value.
- Obtain copy of subdivision plat/complex lay out.
- Create Real Map of subject property.
- Research property’s ownership & deed type.
- Research property’s public record information for lot size & dimensions.
- Research and verify legal description.
- Research property’s land use coding and deed restrictions.
- Research property’s current use and zoning.
- Check recorded permits.
- Check Cape Coral city assessments for utility expansion program.
- Verify legal names of owner(s) in county’s public property records.
- Prepare your listing presentation package.
- Perform exterior “Curb Appeal Assessments” of your property.
- Compile and assemble formal file on property.
- Confirm current public schools and explain impact of schools on market value.
- Review listing appointment checklist.
Listing Appointment Presentation
- Discuss your goals to market effectively.
- Present overview of current market conditions and projections.
- Review agents and company’s credentials and accomplishments.
- Present our company’s profile and position or “niche” in the marketplace.
- Present your CMA Results, including comparables, solds, current listings, & pendings.
- Offer pricing strategy based on professional judgment and interpretation of current market conditions.
- Review other internet presences, Virtual Tour and Web sites:
- Review market power and benefits of Multiple Listing Service.
- Discuss “behind the scenes” work and agents flexible schedule.
- Screen calls for qualified buyers.
- Present and discuss your strategic marketing plan.
- Explain different agency relationships and determine your preference.
- Review and explain all clauses in Listing Contract & Addendum and obtain signature.
Once Property Is Under Listing Agreement
- Review current title information.
- Confirm lot size via copy of certified survey, if available.
- Collect overall sq. ft info for www.leepa.org & measurements for interior building plans if available.
- Note any and all unrecorded property lines, agreements, easements.
- Obtain house plans, if applicable and available.
- Collect copy of Elevation Certificate.
- Order plat map for retention in property’s listing file.
- Prepare showing instructions.
- Obtain current mortgage loan(s) information.
- Verify current loan information with lender(s).
- Check any special requirements.
- Discuss possible buyer financing alternatives and options.
- Review current appraisal if available.
- Identify Home Owner Association manager if applicable.
- Verify Home Owner Association fees with manager-mandatory or optional and current annual fee.
- Order copy of Homeowners association bylaws, if applicable.
- Research and verify city sewer/ septic tank system.
- Verify if seller has transferable Termite Bond.
- Ascertain need for lead-based paint disclosure.
- Prepare detailed list of property amenities and assess market impact.
- Prepare detailed list of property’s “Inclusions & Conveyances with Sale”.
- Compile list of completed repairs and maintenance items.
- Send “Vacancy Checklist” to seller if property is vacant.
- Explain benefits of Home Owner Warranty to seller.
- Assist sellers with completion and submission of Home Owner Warranty Application.
- Place Home Owner Warranty in property file for conveyance at time of sale.
- Verify if property has rental units involved. And if so:
- Make copies of all leases for retention in listing file
- Verify all rents & deposits
- Inform tenants of listing and discuss how showings will be handled.
- Arrange for installation of yard sign.
- Assist seller with completion of seller’s disclosure form.
- Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability.
- Review results of interior décor Assessments and suggest changes to shorten time on market.
Entering Property in Multiple Listing Service Database
- Prepare MLS Property Profile Sheet—agent is responsible for “quality control” and accuracy of listing data.
- Enter property data from Profile Sheet.
- Add property to company’s Active Listings list.
- Provide you with signed copies of Listing Agreement and MLS Profile Sheet within 48 hours.
- Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.
Marketing the Listing
- Create and print Internet ads with your input.
- Coordinate showings with tenants, and other Realtors.
- Install electronic lock box if authorized and program with agreed upon showing times.
- Prepare mailing and contact list.
- Generate mail-merge letters to contact list.
- Order Just Listed labels and reports.
- Prepare flyers and feedback faxes.
- Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
- Prepare property marketing brochure for review.
- Arrange for printing or copying of supply of marketing brochures or fliers.
- Distribute marketing brochures.
- Upload listing to company and agent Internet site.
- Mail Out Just Listed notice to all neighborhood residents.
- Provide marketing data to buyers coming through international relocation networks.
- Provide marketing data to buyers coming through from referral network.
- Provide Special Feature cards for marketing, if applicable.
- Submit ads to companys participating Internet real estate site.
- Price changes conveyed to advertisement, floor plan, room by room, photos, virtual tours maps.
- Submit Virtual Tour.
- Review loan information and update it in MLS as required.
- Discuss feedback after showings.
- Review weekly market study.
- Place regular weekly update calls to seller to discuss marketing & pricing.
The Offer and Contract
- Receive and review all Offer to Purchase contracts submitted by buyers or buyer's agents.
- Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes.
- Counsel on offers. Explain merits and weakness of each.
- Contact buyer’s agents to review buyer’s qualifications and discuss offer.
- Fax or deliver Sellers Disclosure form to buyer’s agents or buyer (upon request and prior to offer being made if possible).
- Confirm buyer is pre-qualified.
- Obtain pre-qualification letter.
- Negotiate all offers on your behalf, setting time limit for loan approval and closing date.
- Prepare and convey all counteroffers, acceptance or amendments by buyer’s agent.
- Fax copies of contract and all addendums to closing attorney or Title company.
- When an Offer to Purchase Contract is accepted and signed by seller, deliver signed offer to buyer’s agent.
- Record and promptly deposit buyer’s earnest money in escrow account.
- Disseminate “Under-Contract Showing Restrictions” as requested.
- Deliver copies of fully signed Offer to Purchase contract.
- Fax/deliver copies of Offer to Purchase contract to selling agent.
- Fax copies of Offer to Purchase contract to lender.
- Provide copies of signed Offer to Purchase contract for office file.
- Advise in handling any additional offers to purchase that may be submitted between contract and closing.
- Change status in MLS to “Sale Pending”.
- Review buyer’s credit report results – Advise of worst and best case scenarios.
- Provide credit report information if property will be seller-financed.
- Assist buyer with obtaining financing.
- Coordinate with lender on Discount Points.
- Deliver unrecorded property information to buyer.
Tracking the Loan Process
- Confirm Verifications of Deposits.
- Follow Loan Processing through to the underwriter.
- Contact lender weekly to ensure process is on track.
- Relay final approval of buyer’s loan application to seller.
- Coordinate buyer's professional home inspection.
- Review home inspector’s report.
- Explain responsibilities with respect to loan limits and interpret clauses in the contract.
- Ensure compliance with Home Inspection Clause requirements.
- Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs.
- Negotiate payment and oversee completion of all required repairs on your behalf.
- Schedule appraisal.
- Provide comparable sales used in market pricing to appraiser.
- Follow-Up On appraisal.
- Assist in questioning appraisal report if it seems too low.
Closing Preparations and Duties
- Contract Is Signed By All Parties.
- Coordinate closing process with buyer’s agent and lender.
- Update closing forms & files.
- Ensure all parties have all forms and information needed to close the sale.
- Coordinate closing.
- Confirm closing date and time.
- Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates.
- Work with buyer’s agent in scheduling and conducting buyer’s Final Walk-Thru prior to closing.
- Research all tax, HOA, utility and other applicable prorations.
- Request final closing figures from closing agent (attorney or title company).
- Receive & carefully review closing figures to ensure accuracy of preparation.
- Forward verified closing figures to buyer’s agent.
- Request copy of closing documents.
- Confirm buyer and buyer’s agent have received title insurance commitment.
- Provide “Home Owners Warranty” for availability at closing.
- Review all closing documents.
- Forward closing documents to absentee seller as requested.
- Review documents with closing agent (attorney).
- Provide earnest money deposit check from escrow account to closing agent.
- Coordinate this closing with your next purchase and resolve problems.
- Have a “no surprises” closing and present a net proceeds check at closing.
- Refer you to one of the best agents at their destination.
- Change MLS listing status to Sold. Enter sale dates and price, seller broker and agents ID numbers, etc.
Follow-Up After Closing
- Answer questions about filing claims with Homes Owner Warranty Company.
- Clarify and resolve any conflicts about repairs if buyer is not satisfied.
- Respond to any follow-up calls and provide additional information.
- Be there for you!