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727-755-3325

    The Secret Life of a St. Petersburg Real Estate Agent: What You DON’T See on TV

    March 3, 2014 by Liane Jamason Leave a Comment

    Many people don’t realize what all goes into the job of a St. Petersburg Realtor.  Frankly, all that is needed to become a Realtor is to pass a 63 hour pre-licensing course (which is mostly law and does not teach you how to sell a house) and then a state exam.  For under $1,000 you, too, can become a Realtor!  But honestly folks, there’s a lot more that goes into the profession than putting a sign up in the yard and putting a listing in the MLS system, and you should choose your next St. Pete Real Estate agent carefully.

    Screen Shot 2014-03-03 at 9.55.14 AM

     

    Sometimes people attempt to sell their St. Petersburg Home “For Sale By Owner”.  We understand – everyone wants to save money.  But for most people, their home is their most valuable asset – should it be sold yourself, are you aware of all the real estate laws, forms, and more that go into a transaction?  Sometimes the money you hope to save could have been gained (and then some) by using the right real estate agent.

    There are over 180 steps typically taken by full service, full-time real estate agents during the various stages of a successful residential real estate transaction in return for their sales commission. Depending on the transaction, some steps may take minutes, hours or even days to complete, while others may not be needed. 

    More importantly, these services reflect the level of skill, knowledge and attention to detail required in today’s real estate transaction, underscoring the importance of receiving help and guidance from someone who fully understands the process.

    PRE-LISTING ACTIVITIES

    1 Make appointment with seller for listing presentation

    2 Send seller a written or e-mail confirmation of listing appointment and call to confirm

    3 Review pre-appointment questions

    4 Research all comparables that are currently listed properties

    5 Research sales activity for past 18 months from MLS and public records databases

    6 Research “Average Days on Market” for properties of this type, price range and location

    7 Download and review property tax roll information

    8 Prepare “Comparable Market Analysis” (CMA) to establish fair market value

    9 Obtain copy of subdivision plat/complex lay-out

    10 Research property’s ownership and deed type

    11 Research property’s public record information for lot size and 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 and Realist information

    17 Perform exterior “Curb Appeal Assessment” of subject property

    18 Compile and assemble formal file on property

    19 Confirm current public schools and explain impact of schools on market value

    20 Review listing appointment checklist to ensure all steps and actions have been completed

    LISTING APPOINTMENT PRESENTATION

    21 Give seller an overview of current market conditions and projections

    22 Review agent’s and company’s credentials and accomplishments in the market

    23 Present company’s profile and position or “niche” in the marketplace

    24 Present CMA results to seller, including Comparables, Solds, Current Listings and Expireds

    25 Offer pricing strategy based on professional judgment and interpretation of current market conditions

    26 Discuss goals with seller to market effectively

    27 Explain market power and benefits of Multiple Listing Service (MLS)

    28 Explain market power of web marketing, IDX, etc.

    29 Explain the work the brokerage and agent do “behind the scenes” and agent’s availability on weekends

    30 Explain agent’s role in taking calls to screen for qualified buyers and protect seller from curiosity seekers

    31 Present and discuss strategic master marketing plan

    32 Explain different agency relationships and determine seller’s preference

    33 Review and explain all clauses in Listing Contract & Addendum and obtain seller’s signature

    ONCE PROPERTY IS UNDER LISTING AGREEMENT

    34 Review current title information

    35 Measure overall and heated square footage

    36 Measure interior room sizes

    37 Confirm lot size via owner’s copy of certified survey, if available

    38 Note any and all unrecorded property lines, agreements and easements

    39 Obtain house plans, if available, and make copy

    40 Order plat map for retention in property’s listing file

    41 Prepare showing instructions for buyer’s agents and agree on showing time window with seller

    42 Obtain current mortgage loan(s) information: companies and loan account numbers

    43 Verify current loan information with lender(s)

    44 Check assumability of loan(s) and any special requirements

    45 Discuss possible buyer financing alternatives and options with seller

    46 Review current appraisal, if available

    47 Identify Homeowner Association manager, if applicable

    48 Verify Homeowner Association Fees with manager—mandatory or optional and current annual fee

    49 Order copy of Homeowner Association Bylaws, if applicable

    50 Research electricity availability and supplier’s name and phone number

    51 Secure an energy audit with local energy company if home is 10 or more years old

    52 Calculate average utility usage from last 12 months of bills

    53 Research and verify city sewer/septic tank system

    54 Water System: Calculate average water fees or rates from last 12 months of bills

    55 Well Water: Confirm well status, depth and output from Well Report

    56 Natural Gas: Research/verify availability and supplier’s name and phone number

    57 Verify security system, current term of service and whether owned or leased

    58 Verify if seller has transferable Termite Bond

    59 Ascertain need for lead-based paint disclosure

    60 Prepare detailed list of property amenities and assess market impact

    61 Prepare detailed list of property’s “Inclusions & Conveyances with Sale”

    62 Compile list of completed repairs and maintenance items

    63 Send “Vacancy Checklist” to seller, if property is vacant

    64 Explain benefits of Home Owner Warranty to seller

    65 Assist sellers with completion and submission of Home Owner Warranty Application

    66 When received, place Home Owner Warranty in property file for conveyance at time of sale

    67 Have extra key made for lockbox

    68 Verify if property has rental units involved. And if so:

    69 Make copies of all leases for retention in listing file

    70 Verify all rents and deposits

    71 Inform tenants of listing and discuss how showings will be handled

    72 Arrange for installation of yard sign

    73 Assist seller with completion of Seller’s Disclosure form

    74 “New Listing Checklist” Completed

    75 Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability

    76 Review results of Interior Décor Assessment and suggest changes to shorten time on market

    77 Load listing into transaction management software program

    ENTERING PROPERTY IN MULTIPLE LISTING SERVICE DATABASE

    78 Prepare MLS Profile Sheet—Agent is responsible for “quality control” and accuracy of listing data

    79 Enter property data from Profile Sheet into MLS Listing Database

    80 Proofread MLS database listing for accuracy—including proper placement in mapping function

    81 Add property to company’s Active Listings list

    82 Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form

    83 Take additional photos for upload into MLS and use in flyers; discuss efficacy of panoramic photography

    MARKETING THE LISTING

    84 Create print and Internet ads with seller’s input

    85 Coordinate showings with owners, tenants and other REALTORS®; return all calls including weekends

    86 Install electronic lock box, if authorized by owner; program lockbox with agreed-upon showing time windows

    87 Prepare mailing and contact list

    88 Generate letters and combine with contact list

    89 Order “Just Listed” postcards

    90 Prepare flyers

    91 Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability

    92 Prepare property marketing brochure for seller’s review

    93 Arrange for printing or copying a supply of marketing brochures or fliers

    94 Place marketing brochures in all company agent mail boxes

    95 Upload listing to company and agent website, if applicable

    96 Mail Out “Just Listed” notice to all neighborhood residents

    97 Advise Network Referral Program of listing

    98 Provide marketing data to buyers coming through international relocation networks

    99 Provide marketing data to buyers coming from referral network

    100 Provide “Special Feature” cards for marketing, if applicable

    101 Submit ads to company’s participating real estate websites

    102 Convey price changes to all groups promptly via MLS

    103 Reprint/supply brochures promptly as needed

    104 Review and update loan information as required

    105 Feedback e-mails/faxes sent to buyer’s agents after showings

    106 Review market statistics

    107 Discuss feedback from showing agents with seller to determine if changes will accelerate the sale

    108 Place regular weekly update calls to seller to discuss marketing and pricing

    THE OFFER AND CONTRACT

    109 Receive and review all Offer to Purchase contracts submitted by buyers or buyer’s agents.

    110 Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes

    111 Counsel seller on offers. Explain merits and weakness of each component of each offer

    112 Contact buyer’s agents to review buyer’s qualifications and discuss offer

    113 Deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer, if possible

    114 Confirm buyer is pre-qualified by calling Loan Officer

    115 Obtain pre-qualification letter on buyer from Loan Officer

    116 Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date

    117 Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent

    118 Distribute copies of contract and all addendums to closing attorney or title company

    119 When Offer to Purchase contract is accepted and signed by seller, deliver to buyer’s agent

    120 Record and promptly deposit buyer’s earnest money in escrow account.

    121 Disseminate “Under-Contract Showing Restrictions” as seller requests

    122 Deliver copies of fully signed Offer to Purchase contract to seller

    123 Deliver copies of Offer to Purchase contract to selling agent

    124 Deliver copies of Offer to Purchase contract to lender

    125 Provide copies of signed Offer to Purchase contract for office file

    126 Advise seller in handling additional offers to purchase submitted between contract and closing

    127 Change status in MLS to “Pending”

    128 Update transaction management program show “Pending”

    129 Review buyer’s credit report results—advise seller of worst and best case scenarios

    130 Provide credit report information to seller, if property will be seller-financed

    131 Assist buyer with obtaining financing, if applicable and follow-up as necessary

    132 Coordinate with lender on Discount Points being locked in with dates

    133 Deliver unrecorded property information to buyer

    134 Order septic system inspection, if applicable

    135 Receive and review septic system report and assess any possible impact on sale

    136 Deliver copy of septic system inspection report lender and buyer

    137 Deliver Well Flow Test Report copies to lender and buyer and property listing file

    138 Verify termite inspection ordered

    139 Verify mold inspection ordered, if required

    TRACKING THE LOAN PROCESS

    140 Confirm verifications of deposit and buyer’s employment have been returned

    141 Follow loan processing through to the underwriter

    142 Contact lender weekly to ensure processing is on track

    143 Relay final approval of buyer’s loan application to seller

    HOME INSPECTION

    144 Coordinate buyer’s professional home inspection with seller

    145 Review home inspector’s report

    146 Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract

    147 Ensure seller’s compliance with Home Inspection Clause requirements

    148 Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs

    149 Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed

    THE APPRAISAL

    150 Schedule appraisal

    151 Provide comparable sales used in market pricing to appraiser

    152 Follow-up on appraisal

    153 Enter completion into transaction management program

    154 Assist seller in questioning appraisal report if it seems too low

    CLOSING PREPARATIONS AND DUTIES

    155 Ensure contract is signed by all parties

    156 Coordinate closing process with buyer’s agent and lender

    157 Update closing forms and files

    158 Ensure all parties have all forms and information needed to close the sale

    159 Select location where closing will be held

    160 Confirm closing date and time, and notify all parties

    161 Assist in solving any title problems (boundary disputes, easements, etc)

    CERTIFICATES

    162 Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing

    163 Research all tax, HOA, utility and other applicable prorations

    164 Request final closing figures from closing agent (attorney or title company)

    165 Receive and carefully review closing figures to ensure accuracy of preparation

    166 Forward verified closing figures to buyer’s agent

    167 Request copy of closing documents from closing agent

    168 Confirm buyer and buyer’s agent have received title insurance commitment

    169 Provide “Home Owners Warranty” for availability at closing

    170 Reviews all closing documents carefully for errors

    171 Forward closing documents to absentee seller as requested

    172 Review documents with closing agent (attorney)

    173 Provide earnest money deposit check from escrow account to closing agent

    174 Coordinate this closing with seller’s next purchase and resolve any timing problems

    175 Have a “no surprises” closing so that seller receives a net proceeds check at closing

    176 Refer sellers to one of the best agents at their destination, if applicable

    177 Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.

    FOLLOW UP AFTER CLOSING

    178 Answer questions about filing claims with Home Owner Warranty company, if requested

    179 Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied

    180 Respond to any follow-on calls and provide any additional information required from office files.

    Thinking about selling your St. Petersburg Home?  Call us today.  We are in the Top 100 Realtors in Pinellas County, and inventory is low.  Let us sell your home for top dollar, fast!

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    About Liane Jamason

    Liane Jamason is the Broker/Owner of Corcoran Dwellings. Her team is in the Top 1% of Tampa Bay real estate agents, and specializes in Waterfront and Luxury Homes in St. Petersburg and Tampa.

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    About Liane Jamason

    lianegravatraLiane Jamason is the broker/owner of Corcoran Dwellings in St. Petersburg, Florida. She is in the Top 1% of local Realtors, and specializes in Waterfront and Luxury Homes in St. Petersburg and Tampa and beyond.

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