Why should a BUYER use the services of a REALTOR®?

Here are hundreds of reasons, starting with the fact that there is usually no cost to the Buyer when having professional representation by a licensed Real Estate Agent. In other words, when a Buyer works with a Realtor, it is usually FREE TO THE BUYER.

Too often, Buyers and Sellers are not aware of the services a Realtor provides in the normal course of a transaction. Regrettably, Realtors generally assume their professional expertise, knowledge and hard work are understood and appreciated by those with whom they work.

The most important services we offer to our Clients are often performed behind the scenes. I can show you a 100 homes (I sincerely would rather not!), but the job for which we get paid does not really start until you have identified a property on which you would like to make an offer. Without a Realtor, too often the transaction is placed in jeopardy. Because people can go to the internet and look for houses, often they believe that getting from the internet to the closing table will be a breeze. With professional help, it will be much more of a breeze than if you are unrepresented.

A typical transaction requires hundreds of details to be met. The level of skill, knowledge, and attention to detail that your Realtor will provide will be a very important part of the process that you are getting ready to embark on. It is estimated that on any given deal, the Realtor must placate, on average, 71 people from the first encounter to the closing table - experience counts.

Following are scores of typical actions that will happen during your transaction. Some may take minutes, some may take hours, some may take days, and some may not even be needed. Each transaction is unique and varied, and you need someone who knows how to navigate the waters of today’s complicated real estate process. The Buyer receives the services of the Agent for free (generally), so why would you not want to be professionally represented in this very intense process?



Before we begin looking at potential homes, it is important that you contact a competent Lender to see how much home you will qualify for, and to make sure that your credit is acceptable for a home purchase - requirements are changing daily. You will receive a letter from the Lender (pre qualification) before we begin.

  • Make appointment with Buyer to find Buyer’s wants and needs in a home
  • Have Buyer contact Lender and find out ability to get pre-approved for a loan
  • Get pre-approval from Lender to begin showing houses (takes less than 30 minutes)
  • Have Buyer access our website to begin looking at available homes
  • Confirm time to meet with Buyer
  • Prepare Agency Disclosure
  • Prepare Listing Contract


Then we meet with you to discuss your wants and needs in a home, understand your projected time frame in purchasing, logistics if you have a home that needs to be sold, and understanding Buyer Agency and all of its benefits. Realtor services are almost always free to you, the Buyer.

  • Discuss our Company policy on Agency
  • Discuss wants and needs in a home, price range, time frame, how motivated?
  • Discuss areas in which Buyer would like to look
  • Does Buyer have a home that must sell prior to purchase?
  • Explain that it does not cost Buyer anything to work with Realtor - Seller pays
  • Not in Buyer’s best interest to work with multiple agents - need an ‘Advocate’
  • Do computer research to find homes that meet Buyer parameters
  • Set appointments to view several of these homes
  • View homes and get a feeling for what does and doesn’t appeal to Buyer
  • Will show houses one day, then must decide on Buyer Agency
  • Sign Buyer Agency Agreement


Much goes into a computer search for properties that might fit your needs. I will preview homes electronically and physically and share them with you, contact my Realtor network, prepare showings, define and narrow list for what we will see, map route for viewing houses until we find something about which you are excited.

  • Two copies of all documents - original to office, copies to Mimi and Buyer
  • Do another computer search and narrow or expand the field of possible homes
  • Prepare showing inventory
  • Preview homes by phone and physically, if necessary
  • Call Realtor network to discuss our Buyer’s needs and new listings
  • Present Buyer 101 handbook to explain process and take notes of homes we are viewing
  • Can see 1 or 100 homes - my job really starts after we find the home they like
  • Check MLS for Matching Sellers
  • Input Buyer into Outlook
  • Contact unrepresented Sellers
  • Map out location so that showings are systematic - allow plenty of time


Prepare a thorough Market Analysis to make sure value in the home is reasonable, call other Agent and pre-negotiate, get disclosures and thoroughly discuss all paperwork, possible offer, and pricing strategy based on professional judgment and market. Sign all paperwork and completed offer (Contract).

  • Pull property City and tax records
  • Pull old MLS listing, if applicable
  • Order Owner & Encumbrance Report
  • Research property’s current use and zoning
  • Research and verify legal description of property
  • Pull comps on Active, Sold, Pending, Withdrawn, Expired, and Cancelled Listings
  • Research “Average Days on Market” for property of this type and location
  • Prepare Comparative Market Analysis
  • Print Map of property and comps
  • Pre-negotiate with other Agent before writing, if applicable
  • Prepare Contract and receive all disclosures
  • Discuss Contract and all other disclosures thoroughly with Buyer
  • Fill out Seller’s Property Disclosure
  • Complete Closing Instructions
  • Complete Lead-Based Obligations of Seller
  • Complete Lead-Based Paint Disclosure
  • Complete Square Footage Disclosure
  • Discuss Comparative Market Analysis
  • Discuss offer and pricing strategy based on professional judgment and market
  • Discuss availability of Home Owner’s Warranty
  • Get copies of leases, if applicable
  • Ask for floor plan, upgrades, special features, detailed list of amenities


Discuss your financial qualifications with other Agent, terms of offer, time frame of Seller, and any other details that might be important in writing an offer. Present offer, negotiate offer and possible counter offers, renegotiate to complete the Contract to your satisfaction.

  • Discuss Buyer’s financial qualifications, terms, and times
  • Discuss exclusions, dates, etc. with other Agent
  • Review Contract Addendum
  • Evaluate offer and prepare a “Net Sheet” for Buyer
  • Negotiate the offer and options
  • Convey pre-qualification letter
  • Sign offer or prepare Counterproposal, if necessary
  • Prepare and convey any counteroffers, acceptances, or amendments
  • Acceptance Deadline Time
  • Renegotiate however many times necessary and finalize
  • Receive signed Contract or Counterproposal
  • Discuss options with Buyer; if accepted, go “Under Contract”
  • Make applicable copies
  • Convey signed copies to other Agent


We will deliver your earnest money and Contract to your Lender and Title Company to set the closing process in motion. Set up time for inspections, review and track all dates; get insurance; resolve any title disputes and matters of HOAs, verify that permits were pulled correctly on any upgrades, coordinate closing time and any special items needed.

  • Two copies of all documents - original to office, copies to Mimi and Buyer
  • Make copy of Earnest money and Contract
  • Deliver check to other Agent
  • Convey Contract to Mortgage Lender
  • Convey Contract to Title Company
  • Notate dates on calendar
  • Send date sheet to Buyer
  • Do necessary paperwork for unusual conditions
  • If Seller and Buyer both our clients, do Change of Status Notice
  • Copies of leases and damage deposit receipts, if applicable
  • Track Seller’s Property Disclosure Deadline
  • Inspection Objection Deadline
  • Resolution Deadline
  • Property Insurance Objection Deadline
  • Review all paperwork for signatures
  • Get all necessary signatures
  • If mail-out, get instructions and addresses
  • Notify Title Company of Mail out
  • If POA needed, get original from Title Company
  • Get POA signed and notarized
  • Signed copies of Contract to Buyer
  • Remind Buyer to notify Utility Company to start service and do a “final read”
  • Discuss what happens if other offers come in between Contract and Closing
  • Is Buyer’s current house on the market - resolve timing issues
  • Resolve any Title Disputes
  • Resolve any Off Record Matters
  • Deliver unrecorded property information to Buyer
  • Have Buyer notify Utilities, phone, cable, etc.
  • Mail “The Moving Guide” with Change-of-address forms to Buyer
  • Set up closing time
  • Call Seller’s Agent and coordinate closing time
  • Verify closing date and time and make all parties aware
  • Mail time-verification of closing and directions to Buyer
  • Assist in solving any Title problems (boundary disputes, easements, etc.)
  • Assist in obtaining Death Certificates, if applicable
  • Cleaning needs (e.g. carpet, kitchen, etc.) upon move-out
  • Discuss mover and time-frame for move-in with Buyer
  • Receive list of completed repairs and maintenance items Seller has done
  • Verify with Regional Building that appropriate permits were pulled
  • Verify HOA fees and disclosures, if applicable
  • Mail copy of Contract to Buyer - include MLS printout and projected Buyer Cost Sheet
  • Call in HOW, if applicable
  • Calculate average utility usage for last twelve months
  • Return all phone calls - weekdays and weekends
  • Add daily activities to Homefeedback


At this point we will set and coordinate times with all parties to do your home inspections, meet with Inspector, review their report, search for repair estimates, and negotiate with Seller on any inspection objections. Prior to closing, verify that all items have been completed.

  • Set up Inspection
  • Coordinate time with Seller, Agents, Buyer, Inspector
  • Review Notice of Unsatisfactory Conditions with Buyer
  • Help Buyer negotiate Inspection Objections
  • Help Buyer with repair estimates or a credit at closing
  • Copy of Inspection Notice to file
  • Verify prior to closing that all repairs have been made
  • Get copies of repair receipts


The bank will assign an independent appraiser to appraise the property. We will coordinate time with all parties, I will do a market analysis and prep for value. Verify appraisal has been completed and note any conditions. Discuss options with you if appraisal is low, and schedule final inspection if there were any conditions.

  • Set up appraisal
  • Coordinate time with Seller, Agents, Buyer, Appraiser
  • Do current CMA for appraiser
  • Meet appraiser with CMA
  • If VA, make sure CRV ordered and completed
  • Track Appraisal Deadline
  • Verify appraisal completed and satisfactory
  • If appraisal low, discuss options with Buyer
  • Discuss any conditions on appraisal with Buyer
  • Schedule final inspection on appraisal conditions, if applicable
  • Verify all conditions met prior to closing


I will verify all of your information with your Lender. I will also verify that the processing of the loan is moving forward according to schedule, that the Lender has all of the information needed, and continue to keep track of loan and credit deadlines.

  • All paperwork to Lender
  • Make contact with Lender and verify Buyer information
  • Loan Application Deadline
  • Buyer’s Credit Information Deadline
  • Disapproval of Buyer’s Credit Information Deadline
  • Existing Loan Documents Deadline
  • Existing Loan Documents Objection Deadline
  • Loan Transfer Approval Deadline
  • Contact Lender often to ensure processing of loan approval is on track
  • Notify Buyer of loan approval
  • Confirm that we are not liable for lender non-performance


We will be upset for just a little while, and then we will begin the process again. We will need to fill out all of the paperwork necessary to get earnest money released. Then we return to After Buyer Agency Signed.

  • Fill out all necessary paperwork
  • Get Release of Earnest Money forms signed
  • Get earnest money back for Buyer


You and I will do a walk thru of the property, figure out the approximate amount you will need to bring to closing, confirm dates, mail outs, and POAs with our Closer. Verify property insurance, possession, financing details, and make sure Closer has all paperwork. I will verify closing figures. You will bring a Cashier's Check. We will have a good time.

  • Schedule walk through with Buyer, Buyer’s Agent, Seller, Vineyard Properties
  • Verify with Buyer approximate monetary amount needed
  • If mail-out, verify correct mailing address
  • Confirm mail-out with Closer
  • Title Deadline
  • Title Objection Deadline
  • Survey Deadline
  • Survey Objection Deadline
  • Document Request Deadline
  • CIC Documents Objection Deadline
  • Off-Record Matters Deadline
  • Off-Record Matters Objection Deadline
  • Right of First Refusal Deadline
  • Property Insurance Objection Deadline
  • Coordinate Possession Date and Possession Time
  • Prepare disbursement authorizations
  • Notify Title Company of any Amend/Extends or date/money changes
  • Last minute bills and receipts faxed to Closer including HOW, if applicable
  • Make sure Closer has all addenda, correct price, rents, or applicable credits
  • Discuss closing figures with Closer
  • Check final figures for accuracy
  • Call Buyer and discuss final figures
  • Remind Buyer to bring picture ID, keys, door openers, receipts, etc.
  • Discuss Buyer’s need for Cashier’s Check
  • Deal with all last-minute crises
  • Check file for any unsigned documents
  • Coordinate this closing with Buyer’s sale and resolve timing issues
  • Have a “no surprise” closing so that Buyer can obtain possession after closing


Our office will scan and store your file, make sure that the real estate sign and lock box are removed, and make sure that you have a copy of the HUD-1 (closing document) for next year's tax return. You will now be faced with the daunting task of moving in. Congratulations! Wasn't that EASY?

  • Enter sales data for County Records
  • Shred one file
  • Scan entire file to disc
  • Store hard file at outside location
  • Copy HUD-1 and put in pre-addressed envelope
  • Mail out disc of all paperwork to Buyer
  • Mail out HUD-1 to Buyer the following year for taxes
  • Gift to client
  • Ask for referral