|CYCLE 2 – The first phases of the listing
|Showings – What to expect
|Feedback – How to interpret buyer and agent comments
|Early Inspections – How to make a property more marketable
We need the current indentures / your survey / the contact at the HOA / disclosures / pool septic well sprinkler / lead based paint / other / seller disclosure / airport / flood plain / other /
|Do I need to leave the utilities on until closing day
|My pipes won’t freeze!
|Do I need to disclose that my basement leaked 12 years ago and..?
|CYCLE 3 – Seller experiences during the listing
|Why won’t the buyer make an offer
|The agent left the lights on
|Somebody used the bathroom
|The buyer was only in the house for 5 minutes
|I don’t think we should change the price
|Why is my property not getting showings
|CYCLE 4 – What happens during contract negotiations
|An offer is in or coming in, should we still allow showings?
|Is the first offer always the best offer?
|I don’t want to pay for a Home Protection Plan
|No I don’t want to pay for the buyers closings costs
|I want to sell the house as-is
|Do I get to keep the earnest deposit?
|What does it mean to have a house sale contingency?
|What is a kickout clause?
|The pre approval from the buyer’s lender says the buyer cannot afford my house
|Why is the earnest money so low?
|They want me to leave my couch and tv / ect ?
|Why is the deadline to respond or accept the offer so short?
|Do I have to fix anything they ask for on the inspection?
|Does the seller disclosure mean the buyer cannot ask for repairs I disclosed?
|Their first offer is insullting – I want to reject it!
|What happens if there are multiple offers?
|Can the buyer back out?
|What if the other agent is a newbie or fire-starter
|Doesn’t the title company do everything?
|CYCLE 5 – Whtat to expect now that the property is under contract
|Seller city / county / pool / septic / well / or other inspection
|Who will be at the inspection
|How long is the inspection
|How often is the buyer allowed access during the inspection period
|When does the buyer time of inspections over with
|Can the buyer ask for more inspections or repairs after their deadline
|Once the seller has the buyer’s request to be repaired how long does the seller have to decide
|What should the seller expect the buyer to ask for and what is the possible cost
|They have been at the house for 4 hours!
|Can we keep the house for sale while we are under contract
|CYCLE 6 – Negotiating the inspections – this is the hurricane in many deals
|Can the buyer really ask for that?? That’s not fair!
|Can the seller just give the buyer a credit at the closing off the sale price or in closing costs?
|Why won’t the lender let the buyer and seller agree to these terms
|It was that way when I bought the property!
|I took out a permit but now they are sayng it is not right?!
|There is no way my roof is shot!
|My roof is newer – it cannot be defective
|I am not replacing the furnace and air conditioner!
|The buyer is after a money-grab!
|The other agent is sometimes – a bit of a challenge
|Yes – the loan commitment will be delayed and possibly the closing
|Do I have to have everything repaired in 10 days?
|Can I fix the stuff myself?
|I don’t want to take out a permit!
|There is no way I have termites – I have a policy in place
|The radon detector was wrong – I don’t have radon
|What do you mean I have street creep
|That stain has always been there on the ceiling
|That’s not mold!!!!
|The inspector had no idea what he was talking about
|I don’t have a structural problem
|Can I just put the property back on the market and not deal with this buyer
|Do I have to disclose this stuff if the deal dies
|I am not replacig the driveway
|I came down to the buyer’s price – I won’t do anything else for them
|The next inspector will most likely find more things
|Every deal has a fire-starter!
|I use my fireplace, how can it need that much work?
|I bought the house with the outlets that way
|What do they mean they want to new electrical box
|The plumbing stack is fine! I won’t replace it.
|The windows are dirty – those are not broken seals
|The rotted wood is just maintenance
|They want a whole new deck?!
|I am not installing a sump pump!
|My pool is in working order.
|Do I need to turn on the lawn sprinkler?
|That crack in the basement never leaks unless it is heavy rain
|I am not replacing the septic field.
|CYCLE 8 – Things that are surprises late in the game
|I don’t want to extend the close date!
|I want their earnest deposit
|I don’t want to extend the loan contingency date
|I have to move the fence?
|That shed has always been there!
|I needed a marital waiver?
|I don’t want to give the title company my trust documents
|It didn’t appraise – I am not coming down in my price!
|I am not in a flood plain! Am I?
|CYCLE 9 – Wrapping up the transaction
|I am not ready for the buyers to do their final walk through
|We didn’t get all the repairs done
|We did repairs by ourself
|We cannot get out on time for closing
|Can we stay a day or two longer
|The buyer is not happy after the walk through
|The buyer is not happy after the walk through closing at the end of the day / problem
|The buyer moved in but the deal did not fund
|The closing figures are wrong – they calcuated my mortgage payouff wrong
|I cannot get to closing – can they come to me?
|Should I leave the keys and garage door openers at the property
|Can I leave paint and furniture
|Do I have to clean the property
|Can I leave my car or a pod on the driveway for a few days
|I didn’t do the city inspection
|Do I walk out of the closing with a check
|What if this is a divorce, how is the money handled
|I owe more than the sale price – do I bring a cashiers check
|If I have last minute questions before closing – who do I call
|Does the buyer close at the same location
|Why is there a last minute fire-drill
|The lender cannot close on time?
|There are 4 other deals tied to this closing?
|What is the ideal time of day to close?
|Bad attitudes in the last 3 days.
|Patience vs terms of the contract