Seller Services & Tips
It is important to set out in writing the reasons that are motivating you to sell your current home. You might ask yourself, "Why am I selling my home and what do I expect to accomplish?" If you have a growing family and you need more space you may be under less pressure to get your house ready to sell than if you were, let's say, moving to a new city due to career opportunity.
How to Price Your Home
There are a lot of things to take into account before you put a price on your home.
Where is the location of your house?
Location is very important when trying to price your house. You might have paid $75,000 for your home 5 years ago but if the crime rate is up, businesses have left the area etc.. then the value of your house might have dropped. Or you might have paid $75,000 for it 5 years ago and businesses might be booming, no crime rate, a sort after area et c.. then the value of your house will be "sky high". It is very important that you do research before you even think of setting a price.
What is the condition of your home
If your house and your neighbors house are both on the market at the same price but your neighbors house looks more attractive and is more updated who`s house do you think people will want to buy? Your neighbors It may pay off to spend a few dollars doing your house up a bit (that doesn't`t mean you need to decorate the whole house). Look around your home and see if there is any thing that could be done to improve the value of your home. I.e. worn carpets, wood work yellow and needing a paint, your garden is un kept and messy. You don`t have to spend a fortune to make your home look appealing. Just do it up where it is needed and the rest will sell itself.
Look at your home through a buyers eyes
Do you remember when you bought your home? How much you wanted to change it and add your own touches. You wouldn't`t have given the pervious owner a second glimpse to what she had done to it and neither will the next owner. That's how prospective buyers will look at your home. They won`t care how much time and effort you have put into making it your dream home. They are looking for a house that they can make their own. So don`t price your home on sentimental value.
Get the experts in
Invite at least three Real Estate agents to visit your home and give you their opinion of its likely selling price. Ask for a "comparative market analysis" (CMA), which shows the prices of comparable recently sold homes, on-the-market homes and homes that were on the market, but weren't sold. This will give you an idea on competitors prices.
Do market research.
Go see an estate agent, ask what prices they are offering then go and view some that are similar to your home. Write out a checklist and tick off what they have on offer i.e. fitted kitchen, double glazing, garage, is the general condition better or poorer than your house ? When you get back home compare your home to the ones you have viewed and make your price from this. Or you could walk around your area and look for house that are up for sale write down the address and make inquires over the phone about the price.
Personal property
Personal property should be excluded from the selling price. Washers, furniture, curtains, etc.. You can either ask prospective buyers if they want to buy them or sell them separately to others. Or you could include them for free this will be and added bonus to prospective buyers and they will take the free over especially if they are first time buyers.
How to Sell Your Home for the Highest Price Possible
Why do some homes listed for sale languish on the market unsold for many months whereas others sell quickly in a few days or weeks? Realtors will tell you that if a home doesn't sell within 90 days it is probably overpriced. However, too high an asking price is not always the reason a home doesn't sell.
Whether you get top dollar for your home will depend on many factors, such as local economic conditions, supply of homes for sale, the number of buyers in the local marketplace, the physical condition of your home, the skill of your realty agent to properly market your home to as many qualified buyers as possible, the financing you can offer and the desirability of your home compared to other nearby homes now available for sale.
What do Today's Home Buyers Want?
Most home builders are very good at giving buyers what they want -- a "red-ribbon deal." That's a home in near-perfect "model home" move-in condition where all the buyer must do is turn the key in the front door and move in. Buyers are willing to pay top dollar for these homes.
But what are most home sellers offering? Fixer-uppers! Or at least homes with problems. As I browse through our local Multiple Listing Service (MLS) book I see buyer-discouraging phrases in the listing: "Seller will credit $30,000 for roof, termite and paint. Reports available," "Seller prefers 'as is' sale," "Needs 24-hour notice to show," "Now vacant, tenants are finally out," "Sellers don't warrant legality of den and bathroom," "Rotten rough house sold 'as is.' This is not a cosmetic fixer. Contractor needed. Be careful when showing. Bring flashlight and dirty clothes."
I could go on, but I'm sure you get the idea why these homes won't sell easily and certainly not for the highest price possible. Sellers and agents should present the home in its best possible light. Avoid negatives. If a house needs fixing up, do the work before putting it on the market. That house needing $30,000 of work must be in pretty bad shape. Very few home buyers are willing, or capable, of both buying a home and tackling major repair work. Yes, there are buyers for fixer-upper homes, but they will usually buy only at greatly discounted prices, far below the house's market value if it were in good condition.
Look at Your Home Through Buyers Eyes
Pretend you are buying your home. Walk around each room and the exterior and jot down the good and bad aspects you would spot if you were buying your home. Look especially for the need to paint, clean and repair. Throw out unneeded items. The goal should be to get your home into "model home" condition if you want to get its best price possible.
For example, as I look at the living room of my home, if I were selling I would write down that it needs fresh paint, fireplace cleaning, new carpets, and furniture rearrangement to make the room look larger. The cost? Less than $1,000 to present a neat, welcoming look for buyers, improve my home salability, and even increase its market value.
Most homes just need a "freshening up" to make them marketable for top dollar. New paint is the most profitable improvement you can make, so give serious thought to painting the interior and exterior.
Inspections
I am constantly amazed at home sellers who do not have a professional inspection of their home before listing it for sale. Then they are surprised when the buyer's inspector finds unexpected defects, thus allowing the buyer to negotiate the sales price downward (often far more than repairs would cost). The cost of a professional inspection is only $200 to $300 -- that's petty cash compared to the sales price of your home.
Have any serious problem, such as dangerous wiring, promptly corrected. If its not critical, such as minor gutter rust that isn't leaking, skip it but disclose the report to the buyer.
In addition to a professional inspection, have any customary inspections used in your area completed before the sale. In my area, for example, it's customary to obtain a termite or pest control inspection report.
Agents
Once your home is in excellent condition, interview at least three successful realty agents about listing it for sale. Do this even if you plan on selling your home by yourself. Each agent should give you a Comparative Market Analysis (CMA) that will show recent sales prices of nearby comparable homes, asking prices for homes in the area, and the agent's opinion of your home's fair market value.
As you will see from these CMAs, your home doesn't have an exact market value. Instead, it has a range of values based on the expert opinions of the realty agents.
Once you've interviewed your three agents, select one who makes things happen. Let me give you an example: Last Saturday, I phoned a local real estate broker to inquire about a house and left a message on his answering machine. He didn't call me back until Monday afternoon. Is that the kind of real estate agent you want working with you? I hope not.
Financing
If you really want a quick, easy sale for top dollar, advertise seller financing. If you own your home free and clear and don't need an all-cash sale, offer to carry back the mortgage. Even if you can't carry back the first mortgage, maybe you can offer to carry back a second mortgage. This will minimize the buyer's cash down payment , thus greatly increasing the number of prospective buyers for your home.
If most homes in your area sell with FHA or VA mortgages, offer to pay some of the costs to lower the buyer's cash requirement. The result will be a higher sales price and an easy, quick sale.
Don't Get Greedy
You've done everything correctly. You got your home into first-class condition before interviewing at least three successful local real estate agents about listing it for sale. After asking lots of questions and reviewing their CMAs and client references, you selected the best agent for a 90-day exclusive listing with an asking price at your home's fair market value. Fortunately, you can offer seller financing by carrying back a second mortgage to lower the buyer's cash down payment. The local market for home sales is good, especially at this time of year. Your house should sell within the customary 90 days because your agent is aggressive, hardworking and successful.
A few weeks after your home hits the market, your agent phones to report another agent has a purchase offer. When it is presented to you, it's disappointing because it's about 5 percent below your asking price. Since you've listed your home at a realistic price, just slightly above its market value as shown by the CMAs you received from the three agents interviewed, you're insulted by the low offer. You want to counteroffer at the full asking price. Instead, your agent counsels you not to get greedy if you really want to sell. So you make a more reasonable counteroffer below your asking price. After some haggling back and forth, you and the buyer agree on a price. The two agents handle all the inspections, the financing and the eventual closing at the highest possible price. Congratulations!
Pro's & Con's of Selling Your Home Yourself
Selling property is a long and tedious process but the out come is worth it (that is if you do it right). The disadvantages out way the advantages but it doesn't mean that you should forget about selling your home yourself (remember you will not have to pay any commissions). Get prepared first and find out as much about the market as you can and if after a few months you haven`t sold your home then think about using an estate agent. Good luck
Advantages
- There is no commission to be paid.
- The proceeds are all yours.
- You are in total control of the process. You can sell it at your own leisure.
- You have full control of showing your home and can pick and choose who you want to show.
- If your equity is low, you may be able to sell your house without having to write a check.
Disadvantages
- You must rely solely on your own instincts.
- All marketing and advertising costs are your own.
- You have to advertise yourself and find prospective buyers.
- Without the knowledge, you may under price or overprice the house.
- If you are not skilled in negotiating you might not get the full value of your property`s price.
- All of the paperwork, legal forms, etc. are your responsibility.
- This will take up a lot of your free time.
- You must become knowledgeable in legal and financial issues to be most effective (and to protect yourself)
Things to Know Before you Sell Your Home
Enhance Your Curb Appeal
Does your home make a good impression? Does it make a strong statement to neighbors and to potential buyers? If you want to change the message your home is sending, improving its "curb appeal" is a great place to start, says the National Association of the Remodeling Industry (NARI). There are a number of ways to enhance your home's appearance, from smaller tasks, such as weeding and mowing the lawn, to larger projects, such as an exterior remodeling project.
It's well known that potential buyers make up their minds in the first few minutes of seeing a home. How your home presents itself from the road can actually make or break the sale. You can make a world of difference in how your home is perceived by adding a window wall, a Victorian wrap-around porch or reshingling your roof.
To determine what needs to be done to your home, start by taking some time to look at your house in a different light. Sit across the street from your home and look at it like you've never seen it before. Is the lawn unkempt? Is there any landscaping? Does the yard and landscaping look healthy? What about the house itself? Is it proportional? Is the roof sagging or warped? Are the gutters hanging in places? Are they overgrown with weeds or leaves? Does your porch desperately need repairs?
It helps to write down a complete inventory of what is wrong with your home's appearance, then make a list of ways in which you can fix those problems. It could be as simple as adding a flower bed or planting a tree. If your home lacks visual depth, installing a portico over your front door could be the solution. A new deck can also provide a third dimension. A good, old-fashioned paint job can give the home a face-lift, as will new siding. If the roof looks dull, replacing the shingles can breathe new life into the house.
Some of these projects you can do yourself. Simply head to the nearest nursery and ask for landscaping help. Or drop by a local paint store and ask for advice. Should your home need serious help, however, call a professional, says NARI. Don't try to re shingle your roof by yourself. Depending on your expertise, you may not want to install new gutters or fix your porch, either. Your first concern should be your personal safety. Don't attempt any job that could be potentially dangerous.
Advice to Sellers
Repercussions of selling privately [without engaging an Estate Agent]
- No existing client base of buyers
- No marketing expertise or resources readily available
- No connections with financial institutions
- No inside, in-depth knowledge of the current marketplace
- No pricing / negotiating expertise
- No sales training / expertise
- No knowledge of the legal documentation required / the sales process
- Inconvenience / privacy and security
- Private buyers are bargain hunters who want to save the commission for themselves
Correct pricing is absolutely critical:
- The average buyer looks at 12 homes before making a decision
- Only "good value for money" competes well in the marketplace
- It is essential to enter the market with a sensible marketing price [the price that the home is marketed at] close to the current market value of the home [the price a willing buyer will pay for your type of home in your area at any one given time]
- The wider the gap between these two prices, the longer it will take and the more difficult it will be to sell your home.
- A well priced home [a sensible marketing price close to true market value] will sell within a few days or weeks - an overpriced home will sit on the market for months and will eventually sell for less than the original market value.
Homes in good condition sell more easily than homes that need a lot of attention
- Homes compete in looks as well as price
- Homes that look good sell faster
- Homes in good condition sell for a higher price
- When a home sells easily and quickly, the Seller saves time, money and frustration
- What improvements need to be made - will they add value - do not over-capitalise!
Personal time scale:
- When do you need to move
- What date you require guarantees by
- What date you require transfer [funds received]
- What type of sale can you accept - must it be a cash or cash and bond sale or do you have time to wait for a buyer to sell his home first [which is often the case]?
Documentation:
- Type of Sale Agreement - terms of sale
- Special Clauses / Special Conditions to be inserted
- Guarantee Dates [must match with other relevant sales]
- Occupation Date
- Finances - deposit - costs - mortgage bond etc.
- Implications for Sellers - rights and obligations of buyers and sellers
Costs involved:
- Estate Agents' Commission [Buyer actually pays for this from his funds]
- Entomologist Report [certain provinces where borer is found]
- Electrical Compliance Certificate
- Bond Cancellation Fees
- Rates/ Levy clearance certificate (sectional Title)
- Shortfall expenses [if applicable]
- Moving costs
Responsibility to disclose certain facts:
- Servitude's
- Boundaries
- Title Deeds [restrictions etc.]
- Latent and Patent Defects
- Voetstoots
- Extensions / Plans
- Municipal intension's
- Fixtures and Fittings
- Area details
- Bond / Rates and Taxes / Sectional Title Levies up to date - in arrears
Choice of Estate Agent:
- Is the agent totally familiar with your area and the properties for sale?
- What training has the Agent received?
- Has the Agent passed the Estate Agency Affairs Board examination?
- How many years has the agent been in business?
- What track record does the Agent have - mandates / sales / referrals etc.
- How established is the agency - what is its reputation in the community?
8 Questions Sellers Hope Buyers Never Ask
Question 1: Why is the seller selling?
This is the key question every home buyer should ask! But it is the question many home sellers (and their agents) dread. Buyers ask the question because (a) they're curious, and (b) they hope they can spot a desperate seller who will accept a rock-bottom purchase offer.
Many agents think it is none of the buyer's business why the seller is selling. But concealing the reason for the sale when a buyer asks make is look like there might be something undisclosed wrong with the house.
In addition, the more a buyer knows about the seller's reason for selling, the better the buyer can structure a purchase offer that will meet the seller's needs. If, for example, the sellers are facing foreclosure, a prospective buyer needs to know so a purchase offer will meet both the seller's financial needs and the time deadline of the pending foreclosure. Similarly, if the reason for the sale is a divorce, that can affect the time needed to present the purchase offer to two sellers who often aren't speaking to each other.
Question 2: How much did the seller pay?
When I list a rental house for sale, some prospective listing agents I've interviewed ask me how much I paid for the house. I politely reply "The price I paid for this house has nothing to do with its market value today, especially since I've added so many improvements."
So why is the seller's purchase price important to a buyer? The smartest home buyers want to learn how much a seller paid for the residence so they know how much room the seller has to negotiate. If the seller paid $200,000 for a house and is asking $225,000 a few years later, there isn't much room to negotiate. Although buyers should remember that the price a seller paid for the residence has nothing to do with today's market value, if the purchase offer can be structured to save face and avoid a loss for the seller, the buyer's offer has a good chance of acceptance.
Question 3: How did you arrive at the asking price?
If the home is badly overpriced, this can be an extremely embarrassing question for both the home seller and the listing agent. Some listing agents will list a home at any asking price the seller wants. Later, when the residence doesn't sell, the list agent will suggest the seller reduce the asking price. Using this overpricing technique is usually a major mistake for the home seller. If a house has an inflated asking price, buyers often won't even inspect it because they think the seller isn't serious about selling. To get the attention of the local real estate sales marketplace, a substantial price reduction is often necessary -- sometimes below the home's true market value.
When I've asked sellers how their asking prices were determined, I am frequently amazed there is no justification. They are called PFA (plucked from air) listings. Unique, one-of-a-kind homes often have PFA asking prices because their market values are hard to estimate.
The best real estate agents, when taking a listing, prepare a Comparative Market Analysis (CMA) for the seller. This form shows recent sales prices of comparable nearby homes, the asking price of neighborhood residences currently listed for sale and the asking prices of recent expired listings that didn't sell. Armed with this valuable information, smart sellers and their listing agents set realistic asking prices so the home will sell within 90 days for close to the asking price.
Question 4: Have you prepared a written disclosure of all material facts adversely affecting the desirability of this home?
Most states now require such a disclosure. The smartest home buyers ask for a copy of these disclosures before making their purchase offers. Some defects are difficult or impossible to correct, such as drainage problems if the house is on a flood plain. Other defects can be corrected, but the seller may refuse to pay because the cost is prohibitive.
When a residence is for sale "as is," that means the seller must disclose all known defects, but will not pay to have them corrected. "As is" also means the seller makes no warranties or representations about the property's condition.
Question 5: Are there any existing or planned neighborhood-adverse material facts outside the property boundaries affecting the desirability of this residence?
This open-ended question can be especially revealing. Example: Twelve years ago I bought a rental house on a busy street where the city had plans to widen the roadway and all the houses on my side of the street. I knew this, but an out-of-town buyer may not have.
Question 6: Are there any neighborhood nuisances or problem neighbors causing disturbances -- how many times have you called the police each year since you've lived here?
This is an especially important question to ask if the house under consideration is located close to another residence. A noisy or unpleasant neighbor might, in fact, be the undisclosed reason the seller is selling.
A visit to the local police station will reveal if the residence is located in a high crime area, but asking the seller how many times the police have been called might reveal if there are any troublesome neighbors.
Question 7: What past problems have you had with this residence?
Although most states now require the home seller to provide a written disclosure of existing defects to the residence, these forms usually don't include past problems with the property, such as hill slippage or flooding.
Question 8: Are the public schools here getting better or worse?
Smart home buyers, before starting their search for a new residence, check the area school district statistics to find the highest-quality school district they can afford. Even if you don't have school-age children, top-quality schools are important because good schools help homes appreciate in value.
New Rules for Avoiding Tax on the Sale of your Home
Thanks to the 1997 Tax Act, its repeal of the old home sales tax rules and its enactment of simple, new rules, most home sellers can now completely avoid tax on their sale profit.
New Internal Revenue Code §121 says up to $250,000 of profit per qualified home seller (up to $500,000 for a married couple filing jointly) is tax exempt. Even home sellers who used the old "over 55" rule and/or the "rollover replacement rule" can use this new tax exemption.
To qualify, the seller must have owned and occupied the principal residence any two of the last five years before the sale. For married couples, only one spouse need hold title to the home. However, the nontitle spouse must meet the two-year occupancy requirement. Absences due to physical or mental incapacity require only one year of residency during the last five years before the sale.
This new tax break can be used once every 24 months. But more frequent prorated use is allowed if the home sale is due to change of employment location, health reasons, and other "unforeseen circumstances."
What is a principal residence?
A principal residence is the taxpayer's primary dwelling, usually where he or she votes, files income tax returns, works, has a driver's license or spends the most time. A taxpayer cannot have more than one principal residence at a time.
Divorced and separated couples gain big tax benefits
When a home is occupied by a divorced or separated spouse and the other spouse lives elsewhere, if the "in" spouse qualifies for this new tax break, the "out" spouse also qualifies for up to a $250,000 home sales tax exemption. If title to any real estate was transferred between spouses during the marriage or as part of a divorce, Internal Revenue Code §1041 says no gain or loss is recognized. It's a tax-free gift between spouses. But such a divorce property settlement could result in the entire property sale gain being taxable to just one spouse.
Second home tax exemption
At first glance, the new Tax Act appeared to have no effect on vacation or second home tax breaks. But thousands of vacation home owners are discovering that they can qualify for the major new $250,000 tax exemption reserved for principal residences.
A typical situation is a "snowbird" who owns a family home in the Midwest and a winter home in Florida or Arizona. Until now, the profitable sale of these second or vacation homes couldn't qualify for any tax exemptions. They weren't principal residences, nor were they investment properties.
But the 1997 Tax Act, as astute tax advisors have discovered, changed that. For example, suppose a husband and wife have owned a Florida winter home for many years, which they can now sell for a $200,000 profit. If either spouse, or both spouses, lives in this residence as their primary residence for a total of 24 out of the 60 months before its sale, the profit can be tax-free. A qualified husband and wife filing a joint tax return can claim up to $500,000 of tax-free sales profits.
Finding the Right Agent
Finding the right estate agent is crucial if you want to sell your house for the best price and in the shortest time. A property that stays on the market for a long time can give the impression that there is either something wrong with it or that it is overpriced. Any delays selling your own home can mean you miss out on your next dream home because someone else is in a better position to move quickly. Don't bother physically looking at properties if you are not ready to buy. It is a waste of your time, the owners' time and the agents' time.
Before viewing
Speak to a mortgage advisor and solicitor before you start looking.
Word of mouth
The best way to find an agent is from word of mouth. Ask people you know if they have sold/bought a house and what estate agent they used and if they were any good. This way you will find out which ones are the best and which ones to stay clear of.
Tour the area
Tour the area and surrounding area you are looking to buy/sell and jot down the 'For Sale' and 'Sold Boards' or ('Under Offer') per agent. Then make a comparison chart. Calculate the agent with the highest number of sold boards as a % of the total number of boards they have up. Try to buy through the agent with the largest market share. (Often the prices of their houses are cheaper). Selling your house should be a quicker process as well as they will have more clients then others.
Get a few quotes
If you are selling make an appointment with at least 3 agents to come out and give you a valuation prices and ask how much commission they charge before deciding on the one you want.
Register
Register with as many agents as you can. If any of them don`t get back to you with in 2 weeks contact them but if they continue to fail to get back to you then take your name off their mailing list. Make a note of the agents you are registered with.
Get to know your agent
Meet your estate agent face to face and not over the phone, not only will you know what he/she looks like but it is more personal and you can build a relationship up with him/her.
Give them a wish list
A wish list is just a description of the type of home, it`s features, the area et c.. that you are looking for. Most agents don`t care about what you are looking for in a house just what price you are willing to pay. And they will keep sending you property listings for that price range. Cut all of this out by giving them the wiliest and tell them that you don`t want to be contacted unless the property resembles what you are looking for.
Contact details
Most agents have lots of buyers and a limited amount of time to contact them about new properties that come on the market. Make sure you give them as many contact numbers as possible.
Viewing
In a busy market, view properties without waiting to see the particulars. View a property during the day so that you can get a good look and to see if there is any thing that needs done to it. If you are interested in a house go back and have a look around the area at night then you will know if the area is as quite as it looks during the day "or if there are kids hanging around on the street corners".
- Make a real effort to get on with the owners.
- Ask how long the property has been on the market. If has been on the market for a while there might be a reason, in need of major repairs, bad neighbors, bad neighborhoods etc..
Offering
As soon as you decide you want it put in an offer straight away. Most people don`t they think they can wait a while and when they go to make an offer the house is already gone.
- Don't give the agent any impression that you might increase your bid (if you are nervous about slipping up, put your bid in writing).
- Get a 'home buyers' survey carried out if the property is more than 10 years old.
- Don't be afraid to re-negotiate the sale price if a home buyer's survey identifies work that needs doing.
- Try to set a deadline exchange date and ideal completion date when agreeing your offer.
- Make your offer including any major fixtures and fittings you want included.
What is a Sellers Agent?
A seller can enter in a "listing agreement" with a real estate firm authorizing the firm and its agent(s) to represent the seller in finding a buyer for his property. The listing agreement should state what the seller will pay the listing firm for its services, and it may require the seller to pay the firm no matter who finds the buyer.
The listing firm may belong to a listing service to expose the seller's property to other agents who are members of the service. Some of those agents may be working with buyers as buyer's agents; others will be working with buyers but still representing the sellers' interests as an agent or "subagent". When the buyer's agents and seller's subagents desire to share in the commission the seller pays to the listing firm, the listing agent may share the commission with the seller's permission.
Agent duties to Buyers
- Promote your best interests
- Be loyal to you
- Follow your lawful instructions
- Provide you with all materials facts that could influence your decision
- Use reasonable skill, care and diligence
- Account for all monies that firms handles for you
NOTE: Effective July 2, 2001, in every real estate transaction, a real estate agent shall, at first substantial contact directly with a prospective buyer or seller, provide the prospective buyer or seller with the brochure “Working with Real Estate Agents” and explain the different types of agency law. [NC Real Estate Commission Rule 21 NCAC 58A.0104(c)]
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Do's & Dont's Regarding Your Real Estate Agent
When you are selling through an estate agent remember that they have your best interest at heart. After all if your house doesn't`t sell they don`t get their commission. Here are some pointers on do`s and don`ts with regards to conducting business with your agent.
- DO try to build a relationship with the agent. It can work wonders and you will find that you are getting honest feedback about the marketing of your home.
- DO realize that they have other clients too. Agents with lots of properties on the market generate lots of buyers, which is exactly what you want.
- DO keep them informed of any changes to your position or circumstances.
- DO make sure that the agent can get hold of you easily. If he/she has a client in the office wanting to view your property and they can`t get in touch with you the buyer may decide to look at another property.
- DO take the agent's advice with regard to price if your home has been on the market for more than 12 weeks.
- DO plan regular updates with them.
- DO ask them to detail what the marketing plan is, so that you know what they are doing.
- DO always keep the communication corridor open. Never let communication break down to such an extent that neither party wants to phone the other. You have a mutual interest in selling.
- DON'T wander into the estate agent's office demanding an update regarding the marketing. Make an appointment to come in and see your contact. That way you won't get quickly made-up excuses but a properly thought-out update.
- DON'T ring up every time you go out of the house just to let them know that you will be out.
- DON'T blame the agent if a potential buyer fails to turn up. It is usually the buyer's fault.
- DON'T forget that they know the market far better than you, especially when it comes to prices.
Services and Compensation
The compensation (commission or fee) can be paid by either the buyer or the seller. Most sellers agree at the time that they list their property, to compensate all agents, whether they represent the buyer or the seller. With a written Buyer Agency agreement, the agent can help you:
- Find a suitable property
- Arrange financing
- Learn more about the property
- Help you prepare a written offer to the seller
- Promote your best interests
Disclosed Dual Agent
An agent acting under a disclosed dual agency relationship, may represent both the buyer and the seller, provided that there is a signed agreement by both parties, and that this dual agency relationship is disclosed with the written consent of all parties.
The agent may not disclose to either party, without the written consent of the party adversely affected by the disclosure, any information obtained within the confidentiality and trust of the fiduciary relationship. The agent must not disclose to the buyer that the seller will accept a price less than the listing price, nor tell the seller that the buyer will accept a price higher than the price offered. The dual agent basically acts as a facilitator or liaison between both parties.
Moving Tips
Remember moving is one of the more stressful time in a persons life. Here is a checklist to help make moving enjoyable and to make sure that you don`t forget anything.
Don`t forget to pack
Remember, there's more to packing than just throwing things in a box. Packing takes time and patience and by taking your time things will be properly organized and will be easier to unpack once you arrive at your new home.
Changing address
When moving there are so many people that you have to in form of your new address. And you can`t forget the important things such as, clothes at the cleaners, things stored a way in safety deposit boxes.
Moving with Kids
Moving house can be a distressing experience for children. Children like stability and can find it hard to adapt to changes. Involve your children from the start. Whether you are buying or renting let your children decide if they like the new home and the area before you decide to move there.
Communicate
It is very important that you let your children know all you can about the new home, area, schools etc. Children are very imaginative and can build their own version of how things are going to be. Research the area for schools and activities that are of interest to them and share your knowledge with them. This will put their minds at rest and they can start looking forward to the move. or tease them about questions they may have that seem trivial to you they are very important to your kid/s.
Encourage your children to talk about any worries that they might have. Try to understand their concerns the best you can and reassure them that you are there for them and that you will help them to adjust as much as possible.
Allow your children time to grieve over leaving behind their home, school, friends and family. Encourage them to write or let their friends visit (if you don`t live to far a way.) Take them to visit their favorite places one last time before you move.
Involve the kids
Take the children to have a look at the new home and the neighborhood. If you live to far away from the new home and can`t take the kids take photos for them to look at so that they can get a feel for the new home.
Don`t let your children stay with relatives or friends while you are moving. Instead, include the children in unpacking and arranging their new rooms. Arrange children's rooms first, they'll feel more secure if surrounded by familiar things.
Moving with small children
- Take them to the new home and let them visit parks and play groups in the area.
- Leave toilet training and other routine changes until your child is fully settled into the new home.
- Allow them to choose their own rooms.
- Visit the new school with your children several times before the first day
- Sort their room out first to get them settled.
- Expect some regressive behaviors, such as thumb-sucking, sleep disturbances, or bed-wetting to appear before. It might take them a while to get settled. Reassure your children at all times and don`t shout at them if they are a behaving a bit badly.
- Let them help you pack a box with their favorite toys, books, bedtime companions, and clothes this will make them feel more comfortable when traveling.
- After a few weeks check with them concerning school, their new room, friends, etc
Moving with older children
- Throw a party for your children to say good bye to their friends properly.
- Give your children specific jobs to help with the move. Let them know that their cooperation is essential and appreciated. Let them pack their own things.
- Encourage your child to investigate your new community by visiting or writing for information, then sharing it with the rest of the family.
- Research the area for activities and clubs that your children will be interested in.
- Let them to choose and decorate their own rooms.
- Take your children a long to visit their new school before their first day.
- Do not try to convince them of how much they will like the new home, neighbors, school and the area. Only they can decide on how long it will take them to adjust.
- Try to time your family's move to coincides with the beginning of a new school year or term. Making new friends is easier when a new term is just starting.
- Let them know that they can invite their friends to come and stay at weekends and on holidays.