The first formal step in marketing your property is to enter into a Listing Agreement - a contract that commits Royal LePage to actively market your home for a specified period of time. It also commits you to a pre-established marketing fee that is to be paid upon the successful closing of the sale.

I may require the following documents:

Plan of Survey of Location Certificate: A survey of your property which outlines the lot size and location of buildings as well as details of encroachments from neighbouring properties. This may be required in certain areas to complete the sale of your home. Your legal professional may recommend that you obtain a survey, especially if significant changes have been made to your property.

Property Tax Receipts: Most Listing Agreements require that the current annual property tax assessments be shown.

Mortgage Verification: Few homeowners know the exact balance on their mortgage as it is paid down. You will be asked to authorize your mortgage lender to provide the figures required.

Deed or Title Search: This document is a legal description of your property and proof that you own it.

Other Documentation: In some instances, it may help the sale of your property if you can provide prospective buyers with information on such items as annual heating, electrical and water expenses, as well as any recent home improvement costs.


Preparing to Show your Home to Potential Buyers:

First impressions are lasting impressions. You will want to make sure that buyers looking at your home are left with the best possible impression. I can help you achieve that goal.

Exterior:

Interior:

• Chipped plaster and paint touched up and repaired
• Doors and cupboards properly closed
• Leaky taps and toilets repaired
• Burned out light bulbs replaced
• Squeaky doors oiled
• Mirrors, fixtures and taps cleaned and polished
• Seals around tubs and basins in good repair
• Floors cleaned, garbage containers emptied
• Inside of closets and cupboards neat and tidy
• Appliances cleaned
• Countertops neat and polished
• All lights turned on
• Air conditioner turned on (in warm weather)
• Fresh air in house
• Fireplace lit/furnace on (in cooler weather)
• Halls and stairs cleaned
• Drapes opened during daylight
• Carpets freshly vacuumed
• Fresh flowers in various rooms
• Jewelry and valuables locked safely away or taken with you
• Valuable property (such as objects of art, vases and figurines) out of reach, out of sight or locked away
• Pets absent, where possible, or contained during the showing, and litter boxes cleaned

The Major Elements of an Offer:

Price:

Depends on the market and the buyer, but generally the price offered is different from the asking price.

Deposit:

The deposit shows the buyer's good faith and will be applied against the purchase price of the home when the sale closes.  I can advise you on the suitability of the amount of the deposit being offered.

Terms:

Includes the total price the buyer is offering as well as the financing details. The buyer may be arranging their own financing or may ask to assume your existing mortgage if you have an attractive rate.

Conditions:

These might include "subject to home inspection", "subject to buyer obtaining financing" or "subject to the sale of the purchaser's property".

Inclusions and Exclusions:

These might include appliances and certain fixtures or decorative items, such as window coverings or mirrors.

Closing or Possession Date:

Generally, the day the title of the property is legally transferred and the transaction of funds finalized unless otherwise stated

Some Moving Tips:

Once your home is sold, I can help make the move easier for you.

Follow this handy checklist:

Book the Movers:

You can choose to have your movers pack everything, or just the breakables, or you can pack yourself. It's a good idea to obtain estimates from several different companies.

At Your Present Home:

• Arrange to have your gas and electric meters read on the day you leave and have the bill forwarded to your new address.
• Have the oil tank read and filled before your sale closes, and provide a receipt to your legal professional if required.
  
• If your water heater and/or furnace are rented, arrange for a transfer of the rental agreement to the purchaser.
• Disconnect your telephone, cable TV and water softener.

At Your "New" Home:

Make arrangements for the gas and electric utilities, water softener, telephone and cable TV to be connected on the day the sale closes (or possession date).

General:

• Get "change of address" cards from the post office and send them out well before moving day.
• Have the post office forward your mail to your new address. 
• Cancel any contracted services and pre-authorized cheques. 
• Inform gardening, dry cleaning, garbage pick up, newspapers, magazines and other home services.
• Arrange for services at your new address.
• Cancel or transfer social, athletic, civic, religious or business affiliations and memberships.
• Arrange for transfer of medical, dental, prescription and optical records.
• Change the address on your driver's license(s) effective the day of the move.
• Collect all items out for cleaning, repair or storage (e.g. dry cleaning).
• Make special arrangements for the moving of perishables, such as plants.
• Make special arrangements For the moving of your pets.
• Safely dispose of all flammable liquids, as it is illegal for movers to carry them.

Advantages Of Using A Real Estate Agent:

There are a number of activities that a Realtor can do to get your house sold faster and at a higher price that an owner can't do including:

• Review sales history
• Perform a professional "Competitive Market Analysis" of your house
• Review "Total Market Overview" with sellers
• Create a customized market plan that targets your most likely buyers
• Develop a specialized pricing strategy for your property
• Calculate an estimate of your net proceeds from the sale
• Tour your property from the "Buyers' Standpoint"
• Conduct a complete "staging" analysis of your house
• Provide instructions to help your house sell at a higher price
• Review interior of the house to maximize attractiveness
• Integrate photographs into marketing materials
• Develop postcards
• Review the status of any property tax liens against the property
• Obtain copies of permits relative to the property
• Accurately measure the house
• Develop advertising copy for marketing
• Place house description in the Realtor Multiple Listing System
• Assist with the completion of an Exclusive Listing Agreement
• Review Competitive Marketing Analysis
• Explain commission splits between Listing and Selling brokers
• Review benefits and drawbacks of using real estate lock box
• Provide information for inspection of the house, as appropriate
• Provide Sellers Disclosure Statement to seller (where applicable)
• Place professional For Sale sign on property, as authorized
• Directly contact agents with qualified buyers about the property
• Respond to agent questions about the property
• Respond to buyer questions about the property
• Develop a convenient Open House schedule with owner or tenants
• Hold house open to the public, as warranted
• Conduct telephone cold calls to target market, as necessary
• Take photo of the property for MLS
• Conduct door-knocking campaign in neighborhood, as appropriate
• Prepare "Just Listed" postcards for potential buyers
• Follow-up with potential buyers from open house opportunities
• Arrange for a tour of the property for all agents in the area
• Obtain other real estate agents' opinions of home pricing strategy
• Provide weekly status report to seller by phone or in-person
• Review local news sources for changes in neighborhood
• Review the financial impact of any offers with seller
• Write Counter-Offers, as necessary
• Make sure initial deposit is placed into escrow in a timely manner
• Make sure deposit is placed into a trust account as per law
• Make sure that buyer applies for a loan with contracted period
• Provide access to property to inspectors, as necessary
• Assisting seller in transferring utilities to buyer
• Assisting seller in moving to a new residence
• Providing keys to lawyer