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My sellers really appreciate my service in listing, marketing and getting a buyer signed on the dotted line to purchase their property. However, we cannot rest just because a contract is in place. There are more than 50 tasks and deadlines on my real estate transaction checklist. I take my responsibility seriously in the processing of all documents and meeting deadlines.
Understand, the process of taking a signed purchase contract through to closing involves a great many details, deliveries and document submissions. I coordinate all of this for my sellers, making sure that all phases of the closing process move along smoothly.
Property Title - I work closely with the title company and attorneys to make sure that all documents and deliveries are processed in a timely manner. I work with my sellers to examine all of their title and recorded documents to uncover all material defects and items of importance. Though this is normally of more concern to the buyer, sellers much respond to their objections, so it's important to know what is in all recorded documents. For example, while there are normally few items in a title commitment that can be corrected, as they are recorded and transfer with the property, sometimes there are requirements or exceptions that weren't expected but must be addressed. With the more cautious lending environment in place today, more "quit claim" deeds are being required. If, say, you have a previous divorce and the lender wants protection against possible future claims, they will require a "quit claim" deed from your form spouse to remove that name from the title. I can help you with this process.
Inspections, Survey and Appraisal - My job is to coordinate access to the property for inspectors and the appraiser. I will accept deliveries of reports as well as any objections or correction requirements requested by the buyers. I take this job seriously and will be with my sellers every step of the way. Every time an inspection and/or buyer objection is received, a response is required and there are deadlines. I stay on top of these deadlines, make sure reports are delivered to you on time or extensions are put into place, and that you respond within the required time lines. Failure to do so could obligate you for repairs, other corrections or possibly void the purchase contract all together.
Repair Negotiations - If the buyer submits requirements for corrective actions to items on reports, I work with my sellers to determine the cost of the requirements. We then determine the response necessary to keep the contract in force so that it's beneficial to my clients. Should you agree to make certain repairs, there will deadlines associated with completions. There may be a requirement for the buyer's inspector to return to re-inspect the repairs for completion and quality. I keep track of this for you. I can recommend contractors I know do quality work at fair prices, if you like.
Lender Document Confirmation - One of the leading causes of delayed closings is some problem with funding due to lender last minute requirements or other document demands. I monitor all document flows to make sure this doesn't happen for my sellers. As the seller, you aren't getting a mortgage, but you need to be very concerned with the buyer's ability to do so and their lender's process and ability to meet deadlines and fund at closing. Mortgage problems kill a lot of deals, so we're going to be involved in the buyer's process to protect you, our seller client.