When considering selling your home, it is important to work with a realtor who is knowledgeable about current market conditions so they can negotiate the best possible price for the sale of your home. Choosing the right realtor to represent you is one of the most important decisions you will need to make. We have so many referrals from past clients because we are knowledgeable about market conditions and will showcase your home in a way that will get you the best possible exposure, bringing the highest price in the least amount of time. We will act as your advocate at every step of the transaction, helping you understand the disclosure and contingency removal process, and will walk you through the entire transaction until the sale is closed.
Once it is agreed that we will represent you, we will explain the steps we will take to market your home and will familiarize you with current market sales data. Together we will determine the list price of your home based on many factors of market conditions. We will explain the disclosure documents and procedures that come up throughout the transaction. It is important that your realtor is resourceful in attracting the largest possible pool of buyers. Not only do we have a wide access to a network of agents including the major feeder markets, we utilize cutting edge technology to connect with buyers who are searching in this area.
The first few weeks a home is on the market is the most important as it will receive the highest amount of exposure to buyers. Pricing is so important – if we over-price your home and then reduce it, we will never have the same chance to make a good impression. Advertising by saying a property is ‘reduced’ can stigmatize your home. We believe the greatest value a realtor brings to the transaction is helping the seller to understand pricing. It will be our job to help you prepare, price and market your home in a way that meets your priorities.
Check your annual mortgage statement or call your lender to find out how much you’ve paid. Usually you don’t build up much equity in the first few years of your mortgage, as monthly payments are mostly interest. But if you’ve owned your home for five or more years, you may have significant, unrealized gains. We will prepare a net sheet based on the asking price to determine if you will have capital gains.
If you’re making more money, you may be able to afford higher mortgage payments and cover the costs of moving. If your income has decreased, you may want to consider downsizing. Have you considered where you will move if your home sells?
Sometimes you can create a bigger home by adding a new room or building up. But if your property isn’t large enough, your municipality doesn’t allow it, or you’re simply not interested in remodeling, then moving to a bigger home may be your best option.
If the market is hot, your home may sell quickly and for top dollar, but the home you buy will also be more expensive. If your market is slow, finding a buyer may take longer, but you’ll have more selection and better pricing as you seek your new home. These are things to consider as you think about moving.
Do we need to do any updates or upgrades to enhance curb appeal and remove existing clutter? Buyers like to imagine the home with their personal belongings inside so it is important to prepare the home for showing condition that provides this imaginative canvas.
Once we determine a strategic sale price, we will work with the closing costs to determine your net proceeds.
Once your home is on the market, we will be presenting and explaining all offers to you. The purchase price along with the terms of sale will help us determine the best offer. Sometimes better terms can make a lower price more appealing. For example, you may prefer a shorter contingency period, and escrow period or one buyer may purchase with all cash or ‘as is.’ We will be explaining the terms as we present the offers to you.
You may want to accept, reject or counter any offers presented. During the negotiation process, we will leverage our skills and expertise to ensure we negotiate the best possible sales price.
We will be reviewing the purchase contract with you so that you understand your obligations and what needs to be accomplished within the determined time periods before you sign. In addition, we will:
You will be notified of acceptance with the buyer’s signature on the agreed upon contract. A copy of the contract and earnest money deposit will be forwarded to escrow. In escrow all terms of the contract will be itemized in seller and buyer responsibilities. Once inspections are done and contingencies are removed, the contract will specify the closing date.
Once the contract has been signed and escrow has been opened, we will walk you through the entire process to ensure that both you and the buyer are meeting your contractual deadlines and requirements.
The closing process, which is sometimes called settlement or escrow, has become automated and documents can now be processed online with an electronic signature. During closing, all parties to the transaction are brought together under the guidance of an unbiased intermediary, called the escrow officer. The escrow officer ensures that the contract items are performed and executed. After the loan documents have been signed, they are returned to the lender. If all forms are properly executed and once all conditions are met, the loan is funded by a wire transfer.
A number of inspections are common in residential realty transactions. They include sewer, checks for termites, surveys to determine boundaries, appraisals to determine value for lenders, title reviews and structural inspections. There are also local requirements such as BMPs and woodstove emissions, so it is important to work with an agent who understands the local ordinances.
Structural inspections are particularly important. During these examinations, an inspector comes to the property to determine if there are material physical defects and whether expensive repairs and replacements are likely to be required in the next few years. Such inspections for a single-family home often require two or three hours, and both buyer and seller should attend. This is an opportunity to examine the property’s mechanics and structure, ask questions and learn far more about the property than is possible with an informal walk-through. If you are unable to attend, we will present all reports to you.
There will be many documents that we will review and finalize prior to close and we will ensure all parties have the appropriate copies.
We will also assist with any further negotiations related to inspections.
Along with the escrow officer, we will also help with any questions you may have about the closing documents.
Once the loan has funded or the check has been received, we will deliver the keys to the buyer.
We will walk you through every aspect of the transaction and guide you along the way.
As the area’s top-producing agents, you can count on Breck Overall, Jeff Hamilton and their team to be a responsive and reliable partner. They offer creative ideas, ethical standards and connections to the world’s most influential agents.Contact Us