Please Select From The Following 
  • So You Have Made The Decision To Sell
  • Gather The Following Information
  • CMA, The Complete Market Analysis and Appraisal
  • Prepare Your Home For The Second Visit
  • Final Meeting, Securing Legal Documents
  • Sellers Homework And Responsibilities
  • Home Enhancement For “The Showing”
  • Finding The Right Buyer For Your Home
  • Open Houses And Agent Showings
  • Presentation Of Offers
  • Counteroffers And Procedures
  • Accepting An Offer
  • Attorney Review
  • Contract Facts
  • Sales Pending What's Next?
  • Home Inspection
  • The Waiting Begins
  • The Buyers Final Walk Thru
  • The Long Awaited Closing
  • Helping You After The Sale
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    Thank you for taking the time to read this information and visiting my website. Now that you have made the decision to sell your home, all you need to do is make one simple phone call to me to take you to the next step. Simply contact me any time or day to begin the process. My goal is to provide you with 5 Star Professional service by promoting your home and bringing you the best possible and attainable selling price. Did you know that by using a Licensed Professional Real Estate Agent you have a better chance of Obtaining a higher price then if you were to Sell by Owner.
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    At our initial telephone consultation, you will be asked to gather certain pieces of information. Please have ready the following information:
  • Copy of your Homes Plat of Survey
  • Recent Mortgage Statement to determine your full payoff amount
  • Equity Loans: recent statement to determine payoff amount
  • Most Current Property Tax Bill
  • Checklist of Any Questions that you may have
  • List of all Major Improvements/Capital Improvements, Including cost of improvements
  • Any other pertinent Information


    • Please note that all information given to me will remain confidential. The reason that We will need your mortgage information and equity loan payoff amounts are to calculate your Seller Net Proceeds Sheet. Another words, We will calculate for you what you will make after all expenses are paid. In order for us to calculate this amount, all this information will be necessary. You are not obligated to provide this information, nor is it necessary in order to sell your home. Please do keep in mind, however; that property taxes are public knowledge, as well as sales price history of a home. This information is simple to obtain, since it is public record.
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    Upon my first visit to your home, Your a gent will conduct a thorough research to determine your homes fair market value. You will be asked numerous questions, some of which were mentioned earlier. Together, We will walk through your home and gather information which will be used to accurately price your home. Keep in mind that irrespective of what the report states or produces, you have final say over what the asking price will be. After all, “You Are the Boss”. This initial visit will take about 1 hour. Once we obtain the information and facts we need, it will take a day or two to research your home against Comparable Comp Properties found in the sales archives of the MLS (Multiple Listing Service). It is this Internet service site (Available to Licensed Real Estate Agents) that will provided us with the largest resource to accurately determine the market value of your home. Your home will be compared to others. Items to be compared will include the following; Subdivision Sales History, Your Specific Towns Real Estate Value/Sales History, Comparing your Home to Similar Types of Models or Style of Homes, Lot Size, Potential Land Value, Square Footage of your Home, Number of Bedrooms, Total Rooms and Bathrooms, Garage Capacity, Basement type, Age of your home, Sales History of Homes on your block, as well as Surrounding Area Comparison reports, And Much Much More. Once the CMA is complete, Your agent will contact you and schedule a visit to go over the facts and prepare your home for the market place. All necessary paperwork will be completed at the next visit.
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    As the seller, you will need to complete the following items in preparation for the second visit. These items will be explained to you in more detail before the visit.
  • Key to Front Door and or Garage
  • Completed Residential Disclosure
  • Completed Lead Based Paint Disclosure/Information Form
  • All Homeowners Need be present for all Legal Documents to be Signed
  • Copy of your Homeowners Association By Laws, if you live in a Townhouse or Condo
  • Have your Home Cleaned and Set up as you would like it to appear for Pictures. We will take numerous pictures of your Home Both Inside and Outside. Have All lights on, window blinds/screens open to allow more light in.
  • Be prepared to give me Showing Instructions for your home. What time is best for you ? What time will you be at work. Including weekend instructions.
  • If you have pets, Will they be caged or away during showings.
  • Have a list of any additional questions you may have.

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    At this visit, which will take from 1-2 hours, Your agent will explain to you in great deal all the analysis and research that was conducted to determine the value of your home.
    You will also discuss important topics, including;
  • Explanation of Real Estate Commissions and how they are broken down and shared among other Agents
  • Discuss the Net Proceeds Sheet, What you will receive after all expenses are paid.
  • Do you have an Attorney ?
  • How we will Market your Home to Ensure a Sale
  • Explanation of the types of Progress Reports You will receive.
  • What will happen when Agents show your home
  • A Discussion on Contracts and Offers
  • My Goals and Objectives in meeting your needs
  • What happens after the closing/sale
    • Much, Much, More
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    During the time that your home is marketed for sale, there are several things you must remember. Keep in mind that there will be many people in and out of your home. Even though they will be accompanied by a Licensed Real Estate Agent, they are strangers none the less. With this in mind it is suggested that you put away and hide items of value as; expensive jewelry, collectibles, money and other items that may be fragile (break easily as figures or porcelain treasures) or valuable.
    Most important is the way your home “Shows” or is presented to Potential Buyer’s
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  • FIRST IMPRESSION: Very often a Buyer will make his or her First Impression of your Home within a few moments of entering. Because of this, First Impressions are critical and important.We are not asking you to hire an interior decorator. But step outside of your home for one moment, then walk right in. What is your first impression ? We will help you with minor suggestions, decorating changes or simply ask you to keep things as they are !
  • THE EXTERIOR OF THE HOME: Often called “Curb Appeal”, it is important to consider the way your home looks from the outside. After all, if a Buyer does not like the home on the outside, chances are they won’t go in. Keep in mind that a picture of your home will be taken for the MLS and All Advertising. Take the time to walk around your home and remove any litter, debris or weeds. You may wish to make minor landscaping adjustments as planting a few colorful or bright flowers to catch ones eye (during season) or simply mow your lawn ever 5 days instead of 7. You may wish to take the time to sweep or hose down your sidewalk, freshly paint your fence or even your mailbox. If your driveway is stained or cracked you may want to consider having it resealed. Trim your shrubs and bushes. Any cracked windows may need to be replaced. Your doorway should be a focal point, replace house numbers or an old door knob if necessary. All these little items add up to the grand overall impression of your home. Also pay particular attention to the season. If it is Fall then make sure your yard is raked. You can even lightly decorate the entry of your home to suit the Holiday or Season. But don’t over do your yard or entry. Excessive Halloween or Christmas decorations may seem like clutter and a distraction to a Prospective Buyer.
  • TRY TO ATTRACT THEIR SENSES: Color, Sight, Sound and Smell are All Equally Important. A Basic rule of selling your home is to Keep the Colors Neutral and Light. White, Beige, and Gray are the most Popular Exterior Colors. White, Off-White and Light Pastels are considered Safe or Common Indoor Colors. Try and Avoid Patterned Wallpaper. Wallpaper patterns are an Individual Taste. Because of this, you may limit the number of buyers that may be interested. Each day, when you leave your home, remember to leave the radio on to light music. You may want to clean your kitchen with a lemon oil or wax to create a lasting scent of freshness. If using incense, make sure that it is a common aroma and not pungent or causes the eye irritation.
  • THE HEART IS THE KITCHEN: Your Kitchen can have a tremendous impact on the potential sale of your home. Make sure that the kitchen is exceptionally clean and smells fresh. You can spruce up cabinets by replacing all the knobs. Or, simply clean the exterior. Buyers have a tendency to open and close cabinets and doors, because of this you may want to consider re-organizing the contents. Try not to leave many small appliances on top of countertops. This will allow your kitchen to seem less cluttered and more spacious. Wipe down the outside of all your major appliances. Especially if they are Black on Black color or made of Stainless Steel.
  • THE BATHROOM: Today, most people look for Full Spacious Baths. To help you attain this look, consider removing any clutter from sink tops or extra decor. Consider replacing any old seat covers. You may Freshen the room with potpourri or light air freshness products. Make sure the shower doors are shiny. Fix any leaking faucets. And shine that faucet. Lighter colors or brightened window treatments may enhance the room.
  • GENERAL MAKEOVER: You may want to go through the home and do a general cleaning. Make sure you pay particular care with windows, mirrors, fixing squeaky doors or draws, always make sure your bed is done, organize any closets or cupboards, never leave dirty dishes in the sink, check ceilings for spider webs. Vacuuming alone makes a tremendous difference. BEFORE YOU LEAVE: Consider leaving the radio on to soft background music, or leaving behind a nice fragrance or scent, always make sure the home is vacuumed, put away any items of value, leave any fans and lights on, leave blinds up to allow more light in, and finally, leave any information about your home on the kitchen table or in the entry way for buyers to pickup. Especially a Previews Booklet.

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    Again, the goal is to Market the home in order to find a Qualified Buyer. Another Agent will actually Sell your home. As many buyers will preview your home, it will be our priority to make sure that they are Qualified Buyers. A Qualified Buyer is one that has a true mortgage commitment. A Pre qualification is not a full mortgage approval, but rather an estimate of what one can afford. But A Pre Approval is stronger.
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    At your discretion, We can conduct an open house at least once every two weeks until your home is sold. Open houses often times attract neighbors and curious “drive-by's”. But occasionally, they do attract that buyer.
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    Once a Buyer is interested in purchasing your home, the Buyer’s Agent will contact your agent. S/he will provide them with instructions on where to deliver the Offer or Contract. At that time, your agent will go over the Contract with you in great detail and advise you on concerns and potential issues the Buyer may have. You ultimately make any final decision. Keep in mind that we are Agents and not Attorneys. We cannot provide you with legal advise. If you do not accept the contract as written, then the next step is to make a Counteroffer. By making a counteroffer, you are basically Voiding the First Contract and Creating a New Offer or Contract.
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    Counteroffers are commonly conducted over the telephone. Your agent will contact the Seller’s Agent and go over any changes or alterations to their counteroffer. At this point the Agent will notify his Seller and then contact us again with Acceptance of the terms or with a new counteroffer. This may continue on for several hours or even days. But once both side reach a mutual agreement. Any changes will be made on the Original Offer and we will make arrangements to meet with you to go over the Contract one final time and to Obtain All Signatures of All Sellers.

    At this point we will have a Valid Legally Binding Contract. As Real Estate Agents, we can no longer change any portion of this contract. It will be forwarded to your Attorney and the Seller will do the same. The Attorneys will take over from this point. They can negotiate, re-negotiate or try to change any part of this contract (For Example; Negotiate a new closing date, extend your mortgage Contingency Deadline...)But they cannot change the Excepted and agreed upon Price. This is very important to remember.

    For your safety and protection your Attorney will review the Contract. S/he will even examine it for omissions, as even agents are not infallible. But you will need to consult your attorney once a contract is Accepted and signed by both side.
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    Once you the seller sign, and the Buyer signs the Final Contract, we have a Valid Legally Binding Contract, Your selected Attorney will represent you and guide you from this moment forward. It is his or her responsibility to review the contract and prepare you for the closing
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    Fact: the respective attorneys for the parties may approve, disapprove or make modifications to the contract, other than stated purchase price, within 5 business days after the date of acceptance. Must be in writing. If within 10 business days after date of acceptance written agreement on proposed modification(s) cannot be reached by the Parties, Contract is null and void.
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    Click     Contract Facts for a brief overview of contract facts and details. Please note that not all of these items may be covered here or apply to your situation. These are however the most common components of the contract which are valid.
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    At this Junction you will be consulting with your attorney. Once your attorney reviews the contract s/he will notify you with any concerns or comments. Please continue to have your home available for showings until the expiration of the 5 day Attorney Approval and Home Inspection. It is these 5 days that are critical to a Contacts survival. An attorney can Void a contract for any Valid reason during this period. Not just your attorney, but the Buyers attorney as well.
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    Once a Buyer orders an inspection date, your agent will be contacted by the Inspector and schedule a time that is accommodating to both you and the Inspector. The main purpose of the inspection is to search for major defects that need to be repaired or addressed. Fact :The Buyer may at own expense, conduct a home, radon, lead-based paint and/or wood insect infestation inspection(s). Buyer shall serve written notice upon Seller or Sellers attorney of any defects disclosed by the inspection(s) which are unacceptable to the Buyer, with a copy within 5 business days. (10 for lead based paint). If within 10 days after date of acceptance written agreement cannot be reached by parties w/respect to resolution of inspection issues, either party may terminate the contract by written notice. The Buyer has 5 Business days from the time the contract has been accepted in order to conduct a home Inspection. Your Attorney should contact you with the results of the home inspection. The Buyer may still conduct a Home Inspection after this time, However; s/he may not be able to use its findings as a way to Void the Contract.
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    After all inspections are done and attorney reviews have been completed, we wait ! We wait for the closing. Your attorney should contact you several days or even weeks prior with the location and time of your closing. Until that time, your agent will continue to monitor the Buyers Loan Process. Generally at this point, the only way the contract would fall apart is if the Buyer did not receive financing. The contract stipulates this. Fact: Contract is contingent upon Buyer obtaining an unconditional mortgage commitment by the date specified. Buyer shall make written application within 7 calendar days after the Date of acceptance. Failure to do so shall constitute an act of default under the Contract. If Buyer having applied for the loan specified, is unable to obtain a loan commitment and serves written notice to Seller within the time specified, the Contract shall be null and void and earnest money refunded to Buyer upon written direction of the Parties to Escrowee.
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    Several days prior to closing, the Buyer’s Agent will contact your agent and schedule a Final Walk thru. This is conducted to ensure that the property is in the same condition as it was when it was agreed to purchase. Fact: Buyer shall have the right to inspect the Real Estate, fixtures, and personal property within 72 hours prior to closing to verify that all is in substantially the same condition as of the date of acceptance. If there are any issues at this point, the Attorneys will contact each other and then your attorney will notify you of the results. You may even try to request a copy of this report from your attorney. If, for Example, there is a leak in the basement and the carpet is stained, you may be asked to either clean/replace it or allow a credit (reduction of purchase price) to satisfy the buyer. If a credit will not be issued, the buyer may again schedule a Second Final walk thru to ensure that it was fixed to their satisfaction. Closing dates may be postponed if things are not to the satisfaction of a Buyer. This is more common than you might think.
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    Your Attorney should contact you far in advance of your closing date.

    Once we obtain the closing information, you will be contacted you with the information. You will also receive a Closing Information Letter with the closing details. Your attorney will notify you of anything you need to bring to closing. The closing generally will take place at a time and location previously agreed upon by both Attorneys. The Closing will be conducted by a Title Company. Their duty is to act as a type of Coordinator for proper distribution of all funds. They will ensure that funds are distributed according to Agreement. For Example, they will make out all the checks and pay the Attorneys their fees, the Real Estate Agents their Commissions, The State their Tax, The Bank the Credit Report Fees, etc......... Closings can take 45 minutes to All Day. Sometimes they run into a second day. There may be a few obstacles that occur at a closing. Please be prepared so that you are not worried or stressed out. A common problem is that Banks may wait till the last minute to disburse the funds to the Title Company. If the bank does not disperse the proper funds to the proper escrow account, this to can slow down the closing. I have been in a situation where a bank sent the funds to the wrong Escrow account. As a result, the closing was postponed a day to correct the problem. If the Title company does not receive the funds, then a closing Without the funds cannot take place.
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    Once the closing is complete our services still continue. Should you ever need anything, please do not hesitate to contact us. If you are looking for a replacement home, We will now help you find your new home. Visit     Buyer Services for complete details. Often times if you are Selling your home and Buying another, the closings are set up on the same day or a few days apart.
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    © Royal Service Realty Inc. 2007
    		 Website managed and designed by Kevin Ullery
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