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Broker Associate, CRS, CEBA

Buying? Here's 105 Reasons To Hire ME

Here's A Look At All The Things... Big & Small

Counseling Session Activities:

1. Prepare the buyer for executing a buyer representation agreement

2. Explain agency relationships to the buyer and get state required legal consent to represent, if needed

3. Inform the buyer of working relationship based on state law, the REALTORS® Code of Ethics, and the broker’s business policies


Building a Relationship:

4. Learn the buyer’s wants and non-negotiable needs

5. Understand the buyer’s budget and what will be needed financially

6. Help the buyer understand what property their chosen budget will buy

7. Consider having the buyer fill out a homebuyer’s checklist

8. Assist the buyer in examining how much they can afford to spend

9. Provide quality lender resources

10. Partner with the buyer to locate suitable properties for consideration

11. Match the buyer’s needs with available property

12. Constantly re-evaluate buyer’s needs and refocus property showings to fit those needs

13. After ensuring the buyer understands what is done for them, how it is done, and the benefit to them, obtain signatures on the buyer representation agreement

14. Explain how compensation is paid, who pays it, and what the buyer’s options are for paying it


Educating the Buyer:

15. Communicate the working relationship based on state law, the REALTORS® Code of Ethics, and the broker’s business policies

16. Explain Federal and State Fair Housing laws

17. Explain what to look for in applicable property disclosures

18. Reassure the buyer that their personal information will remain confidential

19. Inform the buyer that you will always disclose all known material defects

20. In accordance with state law, provide information on checking the sex-offender registry and crime statistics for the neighborhood

21. Discuss available resources that the buyer can check to learn more about prospective neighborhoods


Preparing the Buyer:

22. Explain the timeline for house hunting, mortgage approval, and closing

23. Explain the local market and how it impacts the buyer

24. Show statistics on what percentage of list price sellers in the area are currently receiving

25. Inform the buyer on what home features are popular

26. Identify current average days on market

27. Share the dangers of using the price per square foot to figure home values

28. Explain the concept of absorption rate and how it impacts the buying process

29. Indicate current listing months of market inventory

30. Share estimated potential out-of-pocket costs to complete the transaction

31. Assist the buyer in analyzing the loan estimates

32. Qualify the buyer for financial ability to purchase

33. Help the buyer account for the complete costs of homeownership

34. Prepare lender for listing agent calls

35. Assist in comparing different financing options

36. Help the buyer select for viewing only those homes that fit their needs

37. Proceed in showing homes that fit the buyer’s must-haves

38. Caution the buyer on posting information to social media

39. Review the sample sales contract so the buyer is prepared when it comes time to make an offer


Showing Properties:

40. Schedule showings and provide access to all listed properties as soon as they become available in their local MLS broker marketplaces

41. Educate the buyer on the immediacy of new listings appearing in their local MLS broker marketplaces and the lag time for them to appear on some websites

42. Collaborate with the buyer on properties they may have learned about through their sphere contacts

43. Research and assist on all unlisted properties the buyer wishes to see

44. Preview properties prior to showing if needed

45. Network with other agents to source properties not yet in their local MLS broker marketplaces

46. Contact homeowners in focus areas to see if they are considering selling

47. Set up an automated email alert system through their local MLS broker marketplaces that immediately notifies the buyer of properties that fit discussed requirements

 48. Arrange a tour of areas, schools, and key points of interest

49. Provide resources containing neighborhood information on municipal services, schools, etc.

50. Inform the buyer of negative aspects like nearby venues or operations that may result in issues that could impact value

51. Collect and share any other vital information on available homes, remembering to follow all fair housing laws at all times

52. Check applicable zoning and building restrictions

53. Help the buyer decipher public property and tax information

54. Collect and share pertinent data on values, taxes, utility costs, etc.

55. Compare each property shown to the buyer’s wants and needs list and remind them of what they were looking for

56. Help the buyer narrow the search until the buyer identifies top choices


Negotiating Offers:

57. Assist the buyer in getting the best property at the best price

58. Suggest that the buyer learn more about the neighborhood prior to making an offer

59. Prepare a comparative market analysis (CMA) in advance of making an offer

60. Prepare the buyer to have the most attractive offer in the current marketplace

61. Explain common contract contingencies and include approved protective clauses in the purchase offer

62. Ensure that the buyer receives and understands all state and federally- required disclosure forms

63. Prioritize contract negotiation goals with the buyer

64. Help create a negotiating strategy

65. Use strategies such as an escalation clause to maintain a competitive offer

66. Prepare the buyer for a multiple offer situation and develop negotiation strategies

67. Write an offer that has a reasonable chance of being accepted

 68. Recommend optional contingencies and explain the pros and cons of using them

69. Provide information on purchasing incentives that may be available

70. Discuss financing alternatives

71. Negotiate the buyer’s offers to arrive at the best price and terms

72. Utilize hyperlocal expertise and strong communication skills to assist the buyer in being the successful offer


 Advocating for the Buyer and Facilitating the Close:

73. Advocate for the buyer throughout the entire process

74. Encourage the buyer to fully investigate their options in terms of a home inspector, title company, appraiser, mortgage lender, and other services

75. Present a list of the types of required and optional inspections such as environmental, roofing, and mold

76. Review and discuss home inspection concerns

77. Negotiate repair requests from home inspection

78. Guide the buyer on meeting all contract deadlines

79. Assist in coordinating communications

80. Advise the buyer to review the settlement statement

81. Inform clients that they need to transfer utilities to the new residence

82. Schedule final walkthrough

83. Accompany the buyer on the walkthrough

84. Assist the buyer in questioning the appraisal report if it affects the financing

85. Confirm clear-to-close with the lender

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

87. Remind the buyer of the location where the closing will be held

88. Confirm the closing date and time, and notify parties if there are changes

 Agent shaking hands with client

89. Gather all required forms and documents for closing

90. Explain flood insurance to the buyer

91. Explain title insurance to the buyer and refer to qualified insurance broker

92. Order any surveys needed

93. Order the appraisal

94. Order the title search

95. Confirm the status of the loan funding

96. Check addendums and alterations for agreed terms

97. Review the buyer’s closing statement to ensure accuracy

98. Explain wire fraud risks and remind clients to verify all wiring instructions before transferring funds

99. Double-check all tax, homeowners’ association dues, utility, and applicable prorations, if relevant

100. Request final closing figures from the closing agent (often an attorney or title company)

101. Receive and carefully review closing figures to ensure accuracy

102. Receive and carefully review title insurance commitment with the buyer

103. Advise the buyer to re-key their locks and to consider a one-time cleaning service or landscaping before moving day

104. Review documents with the closing agent (attorney)

105. Support the buyer in any final closing activities