| 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 |
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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 /
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| 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 |