Why should a BUYER use the services of a REALTOR®?

Here are hundreds of reasons, starting with the fact that there is usually no cost to the Buyer when having professional representation by a licensed Real Estate Agent. In other words, when a Buyer works with a Realtor, it is usually FREE TO THE BUYER.

Too often, Buyers and Sellers are not aware of the services a Realtor provides in the normal course of a transaction. Regrettably, Realtors generally assume their professional expertise, knowledge and hard work are understood and appreciated by those with whom they work.

The most important services we offer to our Clients are often performed behind the scenes. I can show you a 100 homes (I sincerely would rather not!), but the job for which we get paid does not really start until you have identified a property on which you would like to make an offer. Without a Realtor, too often the transaction is placed in jeopardy. Because people can go to the internet and look for houses, often they believe that getting from the internet to the closing table will be a breeze. With professional help, it will be much more of a breeze than if you are unrepresented.

A typical transaction requires hundreds of details to be met. The level of skill, knowledge, and attention to detail that your Realtor will provide will be a very important part of the process that you are getting ready to embark on. It is estimated that on any given deal, the Realtor must placate, on average, 71 people from the first encounter to the closing table – experience counts.

Following are scores of typical actions that will happen during your transaction. Some may take minutes, some may take hours, some may take days, and some may not even be needed. Each transaction is unique and varied, and you need someone who knows how to navigate the waters of today’s complicated real estate process. The Buyer receives the services of the Agent for free (generally), so why would you not want to be professionally represented in this very intense process?



    Before we begin looking at potential homes, it is important that you contact a competent Lender to see how much home you will qualify for, and to make sure that your credit is acceptable for a home purchase – requirements are changing daily. You will receive a letter from the Lender (pre qualification) before we begin.

    1. Make appointment with Buyer to find Buyer’s wants and needs in a home

    2. Have Buyer contact Lender and find out ability to get pre-approved for a loan

    3. Get pre-approval from Lender to begin showing houses (takes less than 30 minutes)

    4. Have Buyer access our website to begin looking at available homes

    5. Confirm time to meet with Buyer

    6. Prepare Agency Disclosure

    7. Prepare Listing Contract


    Then we meet with you to discuss your wants and needs in a home, understand your projected time frame in purchasing, logistics if you have a home that needs to be sold, and understanding Buyer Agency and all of its benefits. Realtor services are almost always free to you, the Buyer.

    1. Discuss our Company policy on Agency

    2. Discuss wants and needs in a home, price range, time frame, how motivated?

    3. Discuss areas in which Buyer would like to look

    4. Does Buyer have a home that must sell prior to purchase?

    5. Explain that it does not cost Buyer anything to work with Realtor – Seller pays

    6. Not in Buyer’s best interest to work with multiple agents – need an ‘Advocate’

    7. Do computer research to find homes that meet Buyer parameters

    8. Set appointments to view several of these homes

    9. View homes and get a feeling for what does and doesn’t appeal to Buyer

    10. Will show houses one day, then must decide on Buyer Agency

    11. Sign Buyer Agency Agreement


    Much goes into a computer search for properties that might fit your needs. I will preview homes electronically and physically and share them with you, contact my Realtor network, prepare showings, define and narrow list for what we will see, map route for viewing houses until we find something about which you are excited.

    1. Two copies of all documents – original to office, copies to Mimi and Buyer

    2. Do another computer search and narrow or expand the field of possible homes

    3. Prepare showing inventory

    4. Preview homes by phone and physically, if necessary

    5. Call Realtor network to discuss our Buyer’s needs and new listings

    6. Present Buyer 101 handbook to explain process and take notes of homes we are viewing

    7. Can see 1 or 100 homes – my job really starts after we find the home they like

    8. Check MLS for Matching Sellers

    9. Input Buyer into Outlook

    10. Contact unrepresented Sellers

    11. Map out location so that showings are systematic – allow plenty of time


    Prepare a thorough Market Analysis to make sure value in the home is reasonable, call other Agent and pre-negotiate, get disclosures and thoroughly discuss all paperwork, possible offer, and pricing strategy based on professional judgment and market. Sign all paperwork and completed offer (Contract).

    1. Pull property City and tax records

    2. Pull old MLS listing, if applicable

    3. Order Owner & Encumbrance Report

    4. Research property’s current use and zoning

    5. Research and verify legal description of property

    6. Pull comps on Active, Sold, Pending, Withdrawn, Expired, and Cancelled Listings

    7. Research “Average Days on Market” for property of this type and location

    8. Prepare Comparative Market Analysis

    9. Print Map of property and comps

    10. Pre-negotiate with other Agent before writing, if applicable

    11. Prepare Contract and receive all disclosures

    12. Discuss Contract and all other disclosures thoroughly with Buyer

    13. Fill out Seller’s Property Disclosure

    14. Complete Closing Instructions

    15. Complete Lead-Based Obligations of Seller

    16. Complete Lead-Based Paint Disclosure

    17. Complete Square Footage Disclosure

    18. Discuss Comparative Market Analysis

    19. Discuss offer and pricing strategy based on professional judgment and market

    20. Discuss availability of Home Owner’s Warranty

    21. Get copies of leases, if applicable

    22. Ask for floor plan, upgrades, special features, detailed list of amenities


    Discuss your financial qualifications with other Agent, terms of offer, time frame of Seller, and any other details that might be important in writing an offer. Present offer, negotiate offer and possible counter offers, renegotiate to complete the Contract to your satisfaction.

    1. Discuss Buyer’s financial qualifications, terms, and times

    2. Discuss exclusions, dates, etc. with other Agent

    3. Review Contract Addendum

    4. Evaluate offer and prepare a “Net Sheet” for Buyer

    5. Negotiate the offer and options

    6. Convey pre-qualification letter

    7. Sign offer or prepare Counterproposal, if necessary

    8. Prepare and convey any counteroffers, acceptances, or amendments

    9. Acceptance Deadline Time

    10. Renegotiate however many times necessary and finalize

    11. Receive signed Contract or Counterproposal

    12. Discuss options with Buyer; if accepted, go “Under Contract”

    13. Make applicable copies

    14. Convey signed copies to other Agent


    We will deliver your earnest money and Contract to your Lender and Title Company to set the closing process in motion. Set up time for inspections, review and track all dates; get insurance; resolve any title disputes and matters of HOAs, verify that permits were pulled correctly on any upgrades, coordinate closing time and any special items needed.

    1. Two copies of all documents – original to office, copies to Mimi and Buyer

    2. Make copy of Earnest money and Contract

    3. Deliver check to other Agent

    4. Convey Contract to Mortgage Lender

    5. Convey Contract to Title Company

    6. Notate dates on calendar

    7. Send date sheet to Buyer

    8. Do necessary paperwork for unusual conditions

    9. If Seller and Buyer both our clients, do Change of Status Notice

    10. Copies of leases and damage deposit receipts, if applicable

    11. Track Seller’s Property Disclosure Deadline

    12. Inspection Objection Deadline

    13. Resolution Deadline

    14. Property Insurance Objection Deadline

    15. Review all paperwork for signatures

    16. Get all necessary signatures

    17. If mail-out, get instructions and addresses

    18. Notify Title Company of Mail out

    19. If POA needed, get original from Title Company

    20. Get POA signed and notarized

    21. Signed copies of Contract to Buyer

    22. Remind Buyer to notify Utility Company to start service and do a “final read”

    23. Discuss what happens if other offers come in between Contract and Closing

    24. Is Buyer’s current house on the market – resolve timing issues

    25. Resolve any Title Disputes

    26. Resolve any Off Record Matters

    27. Deliver unrecorded property information to Buyer

    28. Have Buyer notify Utilities, phone, cable, etc.

    29. Mail “The Moving Guide” with Change-of-address forms to Buyer

    30. Set up closing time

    31. Call Seller’s Agent and coordinate closing time

    32. Verify closing date and time and make all parties aware

    33. Mail time-verification of closing and directions to Buyer

    34. Assist in solving any Title problems (boundary disputes, easements, etc.)

    35. Assist in obtaining Death Certificates, if applicable

    36. Cleaning needs (e.g. carpet, kitchen, etc.) upon move-out

    37. Discuss mover and time-frame for move-in with Buyer

    38. Receive list of completed repairs and maintenance items Seller has done

    39. Verify with Regional Building that appropriate permits were pulled

    40. Verify HOA fees and disclosures, if applicable

    41. Mail copy of Contract to Buyer – include MLS printout and projected Buyer Cost Sheet

    42. Call in HOW, if applicable

    43. Calculate average utility usage for last twelve months

    44. Return all phone calls – weekdays and weekends

    45. Add daily activities to Homefeedback


    At this point we will set and coordinate times with all parties to do your home inspections, meet with Inspector, review their report, search for repair estimates, and negotiate with Seller on any inspection objections. Prior to closing, verify that all items have been completed.

    1. Set up Inspection

    2. Coordinate time with Seller, Agents, Buyer, Inspector

    3. Review Notice of Unsatisfactory Conditions with Buyer

    4. Help Buyer negotiate Inspection Objections

    5. Help Buyer with repair estimates or a credit at closing

    6. Copy of Inspection Notice to file

    7. Verify prior to closing that all repairs have been made

    8. Get copies of repair receipts


    The bank will assign an independent appraiser to appraise the property. We will coordinate time with all parties, I will do a market analysis and prep for value. Verify appraisal has been completed and note any conditions. Discuss options with you if appraisal is low, and schedule final inspection if there were any conditions.

    1. Set up appraisal

    2. Coordinate time with Seller, Agents, Buyer, Appraiser

    3. Do current CMA for appraiser

    4. Meet appraiser with CMA

    5. If VA, make sure CRV ordered and completed

    6. Track Appraisal Deadline

    7. Verify appraisal completed and satisfactory

    8. If appraisal low, discuss options with Buyer

    9. Discuss any conditions on appraisal with Buyer

    10. Schedule final inspection on appraisal conditions, if applicable

    11. Verify all conditions met prior to closing


    I will verify all of your information with your Lender. I will also verify that the processing of the loan is moving forward according to schedule, that the Lender has all of the information needed, and continue to keep track of loan and credit deadlines.

    1. All paperwork to Lender

    2. Make contact with Lender and verify Buyer information

    3. Loan Application Deadline

    4. Buyer’s Credit Information Deadline

    5. Disapproval of Buyer’s Credit Information Deadline

    6. Existing Loan Documents Deadline

    7. Existing Loan Documents Objection Deadline

    8. Loan Transfer Approval Deadline

    9. Contact Lender often to ensure processing of loan approval is on track

    10. Notify Buyer of loan approval

    11. Confirm that we are not liable for lender non-performance


    We will be upset for just a little while, and then we will begin the process again. We will need to fill out all of the paperwork necessary to get earnest money released. Then we return to After Buyer Agency Signed.

    1. Fill out all necessary paperwork

    2. Get Release of Earnest Money forms signed

    3. Get earnest money back for Buyer


    You and I will do a walk thru of the property, figure out the approximate amount you will need to bring to closing, confirm dates, mail outs, and POAs with our Closer. Verify property insurance, possession, financing details, and make sure Closer has all paperwork. I will verify closing figures. You will bring a Cashier’s Check. We will have a good time.

    1. Schedule walk through with Buyer, Buyer’s Agent, Seller, Vineyard Properties

    2. Verify with Buyer approximate monetary amount needed

    3. If mail-out, verify correct mailing address

    4. Confirm mail-out with Closer

    5. Title Deadline

    6. Title Objection Deadline

    7. Survey Deadline

    8. Survey Objection Deadline

    9. Document Request Deadline

    10. CIC Documents Objection Deadline

    11. Off-Record Matters Deadline

    12. Off-Record Matters Objection Deadline

    13. Right of First Refusal Deadline

    14. Property Insurance Objection Deadline

    15. Coordinate Possession Date and Possession Time

    16. Prepare disbursement authorizations

    17. Notify Title Company of any Amend/Extends or date/money changes

    18. Last minute bills and receipts faxed to Closer including HOW, if applicable

    19. Make sure Closer has all addenda, correct price, rents, or applicable credits

    20. Discuss closing figures with Closer

    21. Check final figures for accuracy

    22. Call Buyer and discuss final figures

    23. Remind Buyer to bring picture ID, keys, door openers, receipts, etc.

    24. Discuss Buyer’s need for Cashier’s Check

    25. Deal with all last-minute crises

    26. Check file for any unsigned documents

    27. Coordinate this closing with Buyer’s sale and resolve timing issues

    28. Have a “no surprise” closing so that Buyer can obtain possession after closing


    Our office will scan and store your file, make sure that the real estate sign and lock box are removed, and make sure that you have a copy of the HUD-1 (closing document) for next year’s tax return. You will now be faced with the daunting task of moving in. Congratulations! Wasn’t that EASY?

    1. Enter sales data for County Records

    2. Shred one file

    3. Scan entire file to disc

    4. Store hard file at outside location

    5. Copy HUD-1 and put in pre-addressed envelope

    6. Mail out disc of all paperwork to Buyer

    7. Mail out HUD-1 to Buyer the following year for taxes

    8. Gift to client

    9. Ask for referral



Buying or selling a  property has never been easier. One of our professional agents will walk you through every step of the process in buying or selling your property.
Call today (702) 309-3888