Senior Concierge Service

The Davenport Group

Table Of Contents

• Introduction:2

• ProgramOverview:8

• HomeEvaluation/InitialConsultation:12

• HomeStaging/GettingOrganized:14

• EstateSaleorAuction?/TakingInventory:15

• PreparingTheHomeForSale:17

• Marketing-Overview:21

• Marketing-Internet:23

• Marketing-SocialMedia:24

• Marketing-Print:25

• MarketingAbove&Beyond:27

• Showings:28

• Offers&Binding:29

• Inspections:31

• Appraisal:33

• ClosingFAQs:34

• Resources:36

• ThankYou:41

Welcome,

Selling a home is typically very stressful to the home owner. Selling a home and relocating to an assisted living facility takes an already stressful situation and adds another level of concerns and emotions. Senior transition can be incredibly overwhelming to the entire family, not just the senior. The Davenport Group recognizes this issue and designed a program specifically to eliminate as many headaches as possible during this stressful time. We understand that you have a choice when hiring a professional to help you sell a home and we truly appreciate the opportunity to present this unique program and the results we’ve achieved for our clients. Included in the following pages is an overview of the program, services and marketing that we offer when we work together to sell your home.

Please take a moment to go through this package and, as always, let us know if you have any questions at all! Regardless of the price of your home when you hire The Davenport Group as your Realtor® you, your family, and your home - will be prepared for a successful sale.

Warm Regards, Rachel

Davenport

AboutRachel&TheDavenportGroup

Rachel is the team leader of The Davenport Group at Keller Williams Realty Partners and the listing specialist. She is a native Georgian and has personally been a Real Estate Agent and Realtor® for over 11 years, during which time she closed over 500 real estate transactions representing both buyers and sellers! Because of her experience she has a very thorough knowledge of today's market and current values which she has passed on to all of her team. She has built a reputation of professionalism, integrity and placing her clients needs above all else. This reputation resonates throughout The Davenport Group.

When she works with a property owner to market and sell their property she focus on the maximum profit for her client with the shortest marketing time possible. She always markets her listings so they get the full exposure, such as premier Listings on Zillow.com, along with maximum exposure to buyers on a multitude of different web sites! When you list your home with us you are not just getting a single agent; you are also getting a team of dedicated buyer's agents who will market it to all of our active and future buyers. You will also be getting a listing manager and a transaction coordinator who will be behind the scenes making certain that all the "I”s are dotted and “T”s are crossed so that your home shows the best online and is at maximum exposure to buyers and other agents!

SRES® (Seniors Real Estate Specialists®)

Rachel is a designated Seniors Real Estate Specialists® or SRES®. Seniors Real Estate Specialists® or SRES®designees are REALTORS® qualified to address the needs of home buyers and sellers age 50+.

By earning the SRES® Designation, she has demonstrated the necessary knowledge and expertise to counsel clients age 50+ through major financial and lifestyle transitions in relocating, refinancing, or selling the family home.

AboutTheTeam

Here at The Davenport Group we make it our #1 priority to give you, our client, 5 star service from the beginning of your real estate journey, all the way through the closing, and beyond. We feel that our commitment to you does not stop at the closing just because our transaction is complete and we will still be there for you years after you have left the closing table. We are a team built of extraordinary people with a deep fundamental belief that the phenomenal service we give you will always be the foundation that our growth is built on and we will never succeed without the consistent satisfaction of our clients. Because of this we are a multimillion dollar producing team that is renowned for quality service, truly caring about our clients and always going that extra mile to provide the highest level of service in the industry. The Davenport Group has received numerous awards, designations, recognitions, and we have also been featured in the Voyage Atlanta publication.

The Buyer's Division

Since we make it our #1 priority to give you 5-star service we have taken the true specialist approach and have a division devoted to our clients looking to purchase a property. This means that we do not just stick a sign in the yard and wait for another agent to bring a buyer for your home, we have a team of Buyer's Specialists that will search for a buyer for your home.

WhyKW?

Testimonials

"We were impressed with Rachel from the beginning. She met with us within 24 hours of us contacting her to inquire about selling our home. She led us through the process step by step. Shehadagreatprofessionalphotographertakethepicturesofour home which made it look fantastic. The whole process was automated and was almost completely paperless. All documents were through docu-sign and viewings were set up via text message, all of which made the process quick and easy. Within the first three days we had several offers and sold the house. We closed within 45 days from the day we listed. We highly recommendtheDavenportGroup!"

James&GidgetBlack

"This is a very professional group of talented people who are knowledgeable about the area and made this a very easy process. They work very diligently and communicated every step of the way. I highly recommend The Davenport Group if you are wantingtosellyourhome."

C.Rolland

"Rachel was a 5 star professional in all aspects of the sale of our house from beginning to the end and our house was sold in 6 days and closed withoutany glitches. I would highlyrecommend Rachelforbuyingorsellingofahouse!!ThanksRachel!!"

Bill&ShellyTerhune

"Rachel is very professional, as well as being personable. She addressed all of our questions and needs promptly and completely. Sheledusthroughmultipleoffersonourpropertyto a successful sale. Would we recommend her? Certainly. Highly! Twothumbsup"

SusanHollows

"Rachel Davenport is the best agent EVER! She is so prompt, intelligent, professional & so knowledgeable of every home question, property question I asked. She's definitely my agent now!! & I will go out of my way to refer her!! She made selling ourhomesomucheasier!"

JessicaTurner

Testimonials

"I knew when we were thinking of selling our house to go with Rachel. Just from seeing her in the community and from other houses in the neighborhood selling fast we knew her team was the right choice. I highly recommend her. Her communication with us throughout the processes was impressive and her ability to get us the highest price possible exceedourexpectations."

MichelAppel

"Rachel was a super agent. She assisted me in negotiations with a difficult seller and advised me wisely. Ultimately, we cameoutwithagoodagreementforthepurchaseandIamin ahomeIlove."

KathieKeller

"This the second home she sold for us. Her sunny but honest demeanor makes her a pleasure to deal with. In a terrible selling area her professionalism, both in marketing , showing and honest feedback have been amazingly helpful. Rachel was highly recommended to us and we are passing that on to everyoneweknow."

Jack&JoanBaragar

"I can't say enough good things about Rachel. She did a wonderful job for me from start to finish. After much searching we ended up finding the perfect home for me that met a fairly specific set of needs. Her friendly demeanor, promptness, and open line of communication made my home buying buy experience and enjoyable and confident one. I would highly recommendRacheltoanyone!"

LizLarson

"Rachel was very pleasant to work with on selling our home. She sold it in 5 days! She knew the local market and what the values were in our neighborhood. I would highly recommend hertoanyonelookingtosellorpurchaseahome."

R.Gain

Realtor®vs.RealEstateAgent

People often refer to real estate agents as "Realtors®." But technically, the trademarked term applies only to members of the National Association of Realtors (NAR), which holds its members to a code of ethics and professional standards. So not all real estate agents are Realtors®, but all Realtors® arerealestateagents.

Dave Ramsey

Rachel Davenport is one of Dave Ramsey's endorsed Real Estate Agents. This took many years of hard work, unfailing commitment to her clients, and proven integrity. She is honored at the endorsement.

But what does that mean for you? See below for how this benefits you!

ELPs outperform other agents in the three most important factors of selling a home:

2.3 TIMES FASTER at selling homes

TWICE as likely to sell your home above asking price

2.2 TIMES HIGHER customer satisfaction

Sellers rate ELP agents higher in all six categories that matter most:

Competency

Trustworthiness Timeliness

People skills

Communication skills

Willingness to go the extra mile

Program Overview Senior Concierge

Overthepastfewyearswe’vehelpedmanyseniorsmaketheirtransitionand whatwe’vemasteredisgettinginfrontofthefewhurdleswhichpreventa smoothtransition.Whatwe’veseenhappenisthesenior,eitherontheirownor bytheurgingoftheirfamily,cometotherealizationthatit’stimetomakea move.Theyfindafacilityandafterseeingallthatithastoofferandpossibly evenseeingsomefriendsthatlivethere,theygetexcitedabouttheopportunity.

Then,theygetbackhomeandtheygettothinkingaboutit.Theystartthinking aboutallthepersonalbelongingsintheirhome.Theystartthinkingaboutwhat tobringwiththemandwhattoleavebehind.Theystartthinkingaboutwhatto dowiththeitemstheycannotbring.Whowillgetthem?Whatdoesthefamily want?Whathappenswiththeremainderoftheitems?

Thentheystartthinkingabouttheirhomeandalltheprojectsthey’veputoff overtheyears.Whocantheycallandtrusttocompletetheseprojects?Which projectsdotheyevenneedtodo?Whatiftheydon’thavethecashonhandto dotheprojects?

Finallytheystartthinkingabouttheactuallogisticsofmakingthemove.The packing,themoving,sellingthehouse….veryquicklytheirexcitementturnsto overwhelm.

Asrealestateagentswe’veseenthisscenarioplayouttimeandtimeagain.Asa resultwe’vecomeupwithasolutionthatwillallowyoutostayexcitedaboutthe moveandallowsustoshouldertheburdenofworkingoutallthedetailson yourbehalf.

We’vecreatedourSeniorConciergeServicewhichprovidesasmoothtransition whensomeonemovesintoassistedliving. Whatwedo,whichisuniquetous, isthatwemanagetheentireprocessfromstarttofinishforyou.Thismeans youonlyhaveonepointofcontactandwemanagetherest. We’veputtogether atopnotchteamofhomestagers,estatesellers,tradeservices,movers,packers, or basicallyanyonethatwouldbeneededtohelpmakethetransition.

Program Overview

Senior Concierge

Here is a simple 5 step plan on how we can help:

INITIALCONSULTATION: TheDavenportGroupwillmeetwithyou, and any relevant family members, and provide a complimentary home evaluation. We will then review your time frames and strategize the best planofaction.

GETTINGORGANIZED: Oncethetimeframeshavebeendeterminedwe willscheduleforourprofessionalstagertogothroughthehomewithyou. Theywillworkwithyoutodeterminewhatitemsyouwouldliketotake withyoutoyournewspaceaswellaswhatitemsyourfamilywouldliketo keep.

TAKINGINVENTORY: Afterwedeterminewhichitemsyouwillbe takingwithyou,ourestatesalespecialistwillthenworkwiththeyouon whatyouwouldliketosellvs.donate. Thisincludesafreeestate appraisaland thenwewillscheduletheestatesaleifdesired.

PREPARINGTHEHOMEFORSALE: Nowthatallofyourbelongings havebeenorganized,youwillworkwithanytradeservicestomakeany necessaryrepairsorupgradestothepropertytogetthehouseinthebest conditiontomaximizeyourprofit.

MARKETING&SELLINGTHEHOME: TheDavenportGroupwill marketandsellthehousefortopdollarandensureaneasyandeffortless transitionfortheyou.Wewillcoordinatewiththemovers,thepackersand anyotherservicesthatyoumayneed.

Program Overview

Senior Concierge

HomeEvaluation: One of our SRES® designated listing specialists will provide you with a complimentary home evaluation to begin the process. This home evaluation will tell you what your home will sell for in our current market conditions. The listing specialist will take your situation into consideration and determine what price your home needs to be listed for in order to sell during the time frames set by you. They will also be able to help you determine what repairs are necessary and which upgrades or improvements will give you a positive return. There is no obligation before this service is performed.

HomeStaging: Once you have chosen to proceed after the home evaluation, The Davenport Group will send out a home stager to help you get organized for the move and stage your home for the sale. According to the National Association of Realtors®, having your home professionally home staged will increase the sales price by 1% - 5%. Also, 49% of buyer's agents cited that homes staged had an effect on most buyer's view of the home and 77% of buyer's agents said staging a home made iteasier for a buyer to visualize the property as a future home. This step will not only help you determine what needs to stay and what needs to go, it will allow us to get you a higher sales price for your home.

Program Overview

Senior Concierge

EstateSale,AuctionorDonation:The next step will be to determine how to liquidate any belongings that that you will not be keeping. There are a few options available. We will send over an estate sale specialist that will explain all of your options and the costs involved to help you decide which route to go. This initial consultation is included with our program.

PreparingfortheSale: Now it's time to prepare the home for sale. The Davenport Group will coordinate any necessary repairs needed and/or any improvements to be completed. You may choose to use vendors that you already have a relationship with or you may choose from our vendor list. With your approval, a coded lock box will be install onto the property so that contractors may access the property with ease. Once you choose your vendor, we will handle all of the coordination and then all you have to do is write the check!

ListingandMarketing: The following pages will go intogreat detail regarding how The Davenport Group will market you home. We are marketing experts and our process is testedand proven. Once the property is sold, we will coordinate with any vendors needed for the move (movers, packers, etc.).

Home Evaluation

Home Evaluation

• A property generates the most interest when it first hits the market.

• The number of showings is greatest during this time if it is priced at a realistic market value.

• Starting too high and dropping the prince later misses the excitement ad fails to generate strong activity.

• Many homes that start high end up selling below market value.

Home Staging

You will want to "stage" your home to show off the best features!

Estate Sale or Auction

Should I have an Estate Sale or an Auction?

Best Options

Now you are faced with multiple options. The most popular of these, is to have an estate sale or send items to auction. Which is best depends on your situation.

Make Decisions

How are you to know which of these choices is the right one for you and your family? Our Estate Sale Specialist will help you with this determination based on your needs.

Estate Sales - Here is a typical timeline for an estate sale:

-Estate sale representative visits your house to evaluate the contents for sale.

-An auction date is set.

-Company reps research your items and set prices (minimums may start as low as $1).

-Estate sale company photographs your sale items and writes descriptions to list on their website.

-Estate sale company promotes your sale to interested buyers, including buying advertising.

-The company may set up a separate “viewing day,” for bidders to come look at your items.

-On viewing and pickup days, the estate sale company staffs your house for security. Estate sale company answers all buyer questions, manages all transactions, and handles pickups.

Estate Sale or Auction

Auction Sales

Most people are familiar with the way auctions work. Your items are presented to buyers at a set time and place, and sell to whoever in the crowd is the highest bidder. The smaller the crowd, the fewer the bids. Some auction houses sell your items without reserves, while others allow for them. A well established auction house has the sales advantage when it comes to million dollar paintings, but they are not necessarily the best place to sell your more modestly valued items.

Pros of an Auction

-High value items will realize higher prices.

-Household contents are immediately removed from the house, so that the house can be listed for sale.

-When valuable surprises are found, the right auction house can better market those items.

-Many auction houses put their entire auction catalogs on line, this can have a high income impact; especially for collectibles.

-Competitive bidding acts as an imperative.

-High level auction houses have in-house research staffs with access to important “Price Realized” data bases.

-Property can be consigned with a sale price reserve.

-Auction houses are located all over the country, even in rural areas.

Preparing The Home

Repair Coordination

Once the auction or estate sale is complete, we will prepare your home for sale. The Davenport Group will coordinate every aspect of this process so you can be assured that the work will be completed promptly. You will choose your vendor from our list or you may choose to provide your own vendors. We will provide you with quotes for your approval on all work to be completed.

Cleaning & Landscaping

The property will need to cleaned and landscaped right before we have professional photographs taken. You may want to do this step yourself or The Davenport Group will coordinate with a cleaning service to have the work completed.

Staging

If necessary, a representative from The Davenport Group will visit your home to make sure that we follow all of the stagers recommendations and that the cleaning and landscaping look perfect .

Photography

Professional photographs of your home are extremely important due to our extensive internet marketing. It is imperative that we show your home in the best possible light inside and out.

Preparing The Home

HomeWarranty

We will provide you a free home warranty while your home is listed with us. It can easily be transfered to the buyer, for a cost, at closing to cover them for one year. This can potentially save you thousands if certain systems were to experience issues during the listing period.

A Home Warranty will give you the peace of mind that you will not have to be out excessive money while your home is on the market.

Keri Smith, 1st American

p: 770.595.1173

e: KSmith@FirstAm.com

Robert Murry, 2-10 Home Buyers

p: 678.346.1333

e: RoMurray@2-10.com

Preparing The Home ProfessionalPhotography

The standard agents photos:

Professional photos that we provide for you as part of our commitment to selling your home:

Getting Your Home Ready To Be Photographed

When your home is getting photographed you want it to look great! The Davenport Group will coordinate with a professional cleaning service and landscaping company, if necessary, to make your home shine. If you prefer to complete the work yourself, here is a guide so that not one detail is missed.

Cleaning Checklist:

Outside:

•Please have the cars out of the driveway and parked somewhere not in the front of the house.

•Do some general yard work: trim overgrown plants, rake dead leaves, mow, and edge.

•Do some general clean up: Arrange deck furniture neatly, sweep the patio/deck and walkway if needed.

•If you can, hide your trashcans and roll up your hoses.

Inside:

•Pick up any shoes, especially in the entry area.

•Clean any French doors or glass front/back doors.

•Clean windows that are streaked or dirty.

•If you have a pet, make sure the dishes are hidden, and the litter box and crate too if possible.

•Check for burned out light bulbs and replace them.

•Hide the paper stacks- bills, mail, magazines.

•Hide the trashcans.

Inside:

•Clean off counters of most items- dishtowels, food, dishes, etc.

•Wash and put away the dishes.

•Make sure the table is cleared and push in the chairs around the table.

•Remove everything from the outside of the refrigerator.

Bedrooms:

• Make all beds.

•Pick up all laundry.

Bathrooms:

•Clean up the bathrooms- no shampoos, razors, towels laying around, etc.

•Put all toilet seats down.

•Hang towels neatly on pegs or towel bars, but not thrown over the shower rod.

•Clean off the counters. Nothing out except decorative items and a hand towel.

•Clean out the shower- no shampoo bottles, face cloths, etc.

Living Rooms:

•Pick up remote controls.

•Straighten furniture and pillows.

Marketing the Listing

1. Have professional Photos of home taken.

2. Create print and Internet ads.

3. Enter listing into all 3 of the MLS systems

4. Set up Showing time to coordinate showings with owners and other agents.

5. Install electronic lockbox.

6. Prepare mailing and contact list.

7. Generate mail-merge e-letters to contact list.

8. Order “Just Listed” Postcards.

9. Prepare property marketing brochure .

10. Upload listing to company and agent internet sites.

11. Create and place Facebook paid for boosted ad

12. Create and post FaceBook post for personal page and repost every 2 weeks

13. Create and post FaceBook post for company page and repeat post every week

14. Create Virtual Tour (VT)

15. Place VT video on You Tube channel

16. Tweet VT video and property information on a weekly basis

17. Complete enhanced marketing on Zillow, Trulia & Realtor.

18. Advise Network Referral Program of listing.

19. Plan and organize a 7 level Open House.

20. Provide marketing data to buyers & buyers agents from relocation networks.

21. Convey price changes promptly to all internet groups & reprint/supply brochures promptly if needed.

22. After each showing request feedback from the showing agent through emails, texts & calls.

23. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.

24. Place regular weekly update calls to seller to discuss marketing and pricing.

25. Send weekly marketing stats from Zillow

The Offer and the Contract

26. Receive and review all offer to purchase contracts submitted by buyers or buyers’ agents.

27. Counsel seller on offers. Explain merits and weakness of each component of each offer.

28. Contact buyers’ agents to review buyer’s qualifications and discuss offer.

29. Confirm buyer is pre-qualified by calling loan officer and obtain pre-qualification letter on buyer from loan officer.

30. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.

31. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.

32. Email copies of contract and all addendums to closing attorney, lender, co-op agent & all parties.

33. Record and promptly deposit buyer’s money into escrow account.

34. Advise seller in handling additional offers to purchase submitted between contract and closing.

35. Change MLS status to “Sale Pending.”

36. Coordinate all inspections, such as pest, termite, septic, survey, mold, radon, home inspection, etc.

37. Receive and review all inspections with seller and negotiate any items that may have an impact on sale.

38. Assist seller in identifying and negotiating with trustworthy contractors for required repairs.

39. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

Tracking the Loan Process

40. Follow loan processing through to the underwriter.

41. Contact lender weekly to ensure processing is on track.

42. Relay final approval of buyer’s loan application to seller.

43. Schedule appraisal.

44. Provide comparable sales used in market pricing to appraiser if needed.

45. Follow up on appraisal.

46. Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties

47. Coordinate closing process with buyer’s agent and lender.

48. Ensure all parties have all forms and information needed to close the sale.

49. Select location for closing.

50. Confirm closing date and time and notify all parties.

51. Work along side the attorney in resolving any title, easement, boundrey issues if needed.

52. Work with buyer’s agent in scheduling and conducting buyer’s final walkthrough prior to closing.

53. Research all tax, HOA, utility and other applicable prorations.

54. Request final closing figures from closing agent (attorney or title company).

55. Receive and carefully review closing figures to ensure accuracy.

56. Provide “Home Owners Warranty” for availability at closing if applicable.

57. Provide earnest money deposit from escrow account to closing agent.

58. Coordinate closing with seller’s next purchase, resolving timing issues.

59. Have a “no surprises” closing so that seller receives a net proceeds check/wire at closing.

60. Refer sellers to one of the best agents at their destination, if applicable.

61. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.

HerearethestepsthatTheDavenport Group takes when we work together. This is from the marketing, to negotiating any offers that come in, through the purchase process, and all thewaythroughtoclosing.

Marketing

• 95% of buyers use the Internet duringtheirhomesearch.

• 85%ofalllocalhomesalesare co-brokered.Thismeansthereisa listingagentwhorepresentsyou, theseller,andanotheragentwho representsthebuyerofyour home.Asaresult,marketingto Realtors®isourmostproductive activity.

• The most effective way to get the attention of productive agents and buyers is through accuratepricing,phenomenal onlinepresence,andprofessional photography.

TheDavenportGrouppaysforyourhometobeprominentlyfeaturedonthetop buyersearchedwebsiteinthenation:Zillow.com.Thisallowsformoreadvertising ofyour homeovertheotherstandardagent'slistings. Afewbenefitsoftheseshowcaselistingsinclude:

• Maximumamountofoversizedphotos

• High-definitionvideotour

• Higherrankinginthesearchpages

• Detaileddescriptionsofyourhome

• Interactivemaps

• Openhousenotices

• Leadfollowupformsforpotentialbuyers

WewillalsobeplacingyourhomeintheKellerWilliamsListingSystem,orKWLS.This proprietary,exclusivesystemensuresyourpropertyismarketedonline24/7throughmorethan 750ofthemostpopularsearchwebsites. Ourwebnetworkboasts2.6millionuniquevisitorsa month.

Yourhomewillalsobemarketedextensively onFacebook,theworld’sleadingsocial mediasite. Wewillmarketyourhomeusing severalprovenapproaches,includinghighlytargetedads,video,photosandmore.These approacheswillbeutilizedonbothRachel Davenport'spersonalpageandThe DavenportGrouppage.

ArecentstudyshowedthatFacebookwasthe #1mostopenappatanygiventime,which meansthatthisisanopportunitytoreach tensofthousandsofbuyers.

Buyerswhoviewyourhomewillleavewithaprofessionalmadeinformational bookletincludingtheprofessionalphotos,aloveletterfromyou,anupgrade list,andallpertinentdisclosures.

Did you know that 6% of buyers bought their home because they heard about it from one of theneighbors?

To make sure that we reach those buyers, 60 of your closest neighbors will get a personal letter from you, letting them know your home just came onthemarket.

Those same 60 neighbors will also get a personal phone call from our team letting them know the home is on the market and to ask if they know of anyone looking to purchase a home and if your home would beagoodfit.

LoveLetterExample1

Wewillgetfromyouapersonallove letteraboutallreasonsyoubought yourhomeinthe1stplaceandthe reasonyouhavelovedit.Thisletter willbeincorporatedintoouronline marketingandavailabletoeachbuyer whoviewsyourhome.

LoveLetterExample2

Marketing

TAKING OPEN HOUSES BEYOND THE BASICS

Holding an open house is a serious business. Below is a chart that shows you exactly how we can maximize your open house to sell your property.

During the open house we will make sure your home is in show ready condition. You will also want to be away during this time so the buyers who view your home can speak freely.

You will be provided feedback from the open house within 48 hours of the event.

Showings

• Turn on all the lights in your home.

• Leave interior doors slightly ajar.

• Crack or open the blinds.

• Leave the home during the showing. Most buyers are uncomfortable when a seller is present. This may cause them to rush through your home and not notice all the small details that make your home unique. Buyers can also feel uncomfortable expressing their thoughts about your home in front of you. Leaving the home gives them the opportunity to discuss your home with their agent during the viewing. If you are unable to leave during the showing, we will work around that!

• Not all agents will leave a card after showing your property. All agents must contact our office for showing instructions so we will already have the showing agent's contact information.

The Offer Process

Once we have found the perfect buyer for your property, we will receive an written purchase agreement to review. While much of the agreement is standard, there are a few areas that we cannegotiate:

ThePrice-Whatthebuyeroffersonyourpropertydependsonanumberoffactorsincluding thecondition,lengthoftimeonthemarket,updates,andtheurgencyofthebuyers'needfora home.Whilesomebuyerswanttomakealowofferjusttoseeifyouwillaccept,orifthebuyer feelsthedesiretonegotiate,weshouldalwayscounternomattertheinitialofferprice.

DueDiligence-Thetimeframeinwhichthebuyerwillhaveallofthehomeinspections conducted.Averagerangeis7-14daysallowingthebuyertimeforhomeinspectors,pest/termite inspections,radoninspections,etc.Duringtheduediligenceperiodthebuyerhastherightto terminatethepurchasecontractforanyreasonwhatsoeverandtheywouldhavetherighttoa refundoftheirearnestmoney.

TheMove-inDate-Thebuyerwillrequestaspecificdate;however,thisisnegotiabledateand canbecountered.SpecialStipulationsAdditionalitemsofthecontractfornegotiation.This wouldincludehomewarranties,clearanceofHVACsystems,transferringofanyexisting termitebonds,piecesofexistingfurniture,etc.Wewillneedtoreviewandtaketheseitemsinto considerationwhenweprepareacounter.

Oncewereviewtheofferwewillhavetheoptiontodooneofthefollowing:

• Accepttheoffer • Rejecttheoffer • Countertheofferwithchanges

Byfarthemostcommonisthecounteroffer.Inthesecases,ourexperienceandnegotiatingskills becomepowerfulinrepresentingyourbestinterests.Ourcounterofferwillusuallybepresented tothebuyer'sagentbyemailorverbally. Duringthenegotiationtimewearenotundercontract, weMUSThaveafullysignedandboundcontractbeforeyouareundercontract.During negotiationsyouhavetherighttoacceptanotheroffer,evenifwehaveagreedtotermsverbally, uptothepointofafullyboundcontract. Wewillworktogethertorevieweachspecificareaof the offersandeachcounterwegetback,makingsurethatwemoveforwardwithyourgoalsin mindandensuringthatwenegotiatethebestpossiblepriceandtermsonyourbehalf.

Binding

We have come to terms and now you are officially under contract with a buyer to purchase your property! Now what?

EarnestMoney:

Thebuyer'sEarnest money will be due just a few days from when we go binding and willusuallybeheldinthebuyer'sbroker'sescrowaccount.

Inspections:

If the terms of the contract allowed the buyer a period to inspect the property then theywill want to move forward quickly and schedule all the inspections they wish tohave doneas soon as possible. If issues are found that the buyer wantsto addresswewillwanttogeteverythingnegotiatedbeforethebuyer's inspection time expires. Some of the commoninspectionsbuyerschoosetohave doneareradon, roof,homeinspections,surveys,termite,foundation,hvac,septicandwell.Itisbest ifyoucanstepoutduringtheinspections.

NegotiatingRepairs:

The buyer hired the inspector with the intention of learning more about the conditionof your home. In the event they should find any item thatneeds to be further addressed theywillhave a few options. Depending on the item we may need to do further investigation with alicensed professionalin that field such as roofing, plumbing, electrical, etc. In mostcases the buyer will receive the inspectionreport within a 24 hourperiodoftheinspectionandwillmakeany requestsbasedoffoftheinspectionreports.

The Home Inspection

• Afterweareundercontractthebuyerwillwanttohavethehomeinspected byaprofessionalhomeinspector.Ourteamwillletyouknowwhenthat inspectionhasbeenset.

• Theinspectorswillneedtoutilizethelockboxtogainaccesstotheinsideof thehouse,soalwaysmakesuretonotmoveit.

• Itisbestthatyoustepaway,ifatallpossible,duringanyinspections.

• Besurethatanypetsaresecuredinasafelocationwheretheywon'tgetout.

• Besurethatallutilitiesareonandallappliancesareoperational.Ifyour homeisonpropane,makesurethatthetankhasenoughgasinittocheck anyitemsthatrunonpropane.

• Oncetheinspectorstartstheinspectiontheywillneedtohaveaccesstoall areasofthehome.Besurethattherearenolockedclosets,storagesheds, etc.

• Astandardhomeinspectionisanywherefrom20-70pages.Soifwegeta copy,whichwewillnotalwaysget,donotbesurprisedtoseethelength.

• Aftertheinspectioniscompletethebuyerwillreviewandmayormaynot requestrepairs.Ifthebuyerdoesaskforustorepairanyoftheitemsfound intheinspection,ortolowerthepurchasepricesothebuyercanaddress theitemsafterclosing,Iwillletyouknowassoonastheyinformusandwe canmoveforwardwithnegotiations.

Termite Inspection

If your home is under a termite bond the buyer will most likely use your current company to obtain a free and clear letter. They will also want the current bond transfered to their name after closing, if applicable, so you will want to call the termite company and let them know that you will be selling and to expect a call from the buyer.

If you do not currently have a termite bond on the home the buyer will have the home inspected, unless you agreed to do so during negotiations, during the buyer's due diligence. If there are issues found the buyer will request that you have the termites treated which we will coordinate for you.

If the buyer has requested that you obtain a free & clear letter, and your home is not currently under a termite bond, here are a couple of our preferred vendors. We will coordinate with you and the company of your choosing to have the inspection completed.

• Kevin - Turf Master Pest Control Phone: 678.346.6995

• Brian - NorthWest Exterminators Phone: 706.765.7233

The Appraisal

Thedollaramountthebankwilllendthebuyerisbasedontheappraised valueofthehouseratherthantheagreeduponpurchasepricebetween thebuyerandtheseller. Theappraisalmaycomeinatahigherorlower valuedependingonitscomparableage,squarefootage,physical attributes,andthenumberofbedroomsandbathrooms. Sincetoday’s buyersaresavvierandmoreinformedaboutahome’s“goingprice,” housesaremuchlesslikelytofallbelowtheirappraisalpricethanin yearspast.However,fairmarketvaluescanshift,potentiallyadjusting yourappraisalbythousands.Ifthishappenstoyou,considerthe followingoptions:

RenegotiatetheDeal

Iftheappraisalcomesinlowthebuyercan bewilling todothisandwemoveforwardwiththenew This meanswewillplacethepropertybackonthe offer.Additionally, thenextbuyermayincurthesameproblem area wherewemaybeabletogetacashofferthat

MakeUptheDifference

If thebuyer has the financial means, they appraisedvalue byputtingadditionalcashdown.Thisisnot homes.

SplittheDifference

Thesellerandbuyercansplitthedifference. makeup thedifferencebybringingcashtothetable. fairand reasonable in responding to repairs requested this route. In my experience, this is the most and appraisalvalue.

RequestaSecondAppraisal

Either the buyer or seller can request a second appraisal. If we are very surprised by the home’s lower-than expected appraisalvalue,thenwemayopttopayforthesecondappraisal,whichwillstillbeorderedbythebuyer’slender.Ifthereare attributes of the home that were overlooked or if recent comps in the immediate area were not included in theoriginal appraisal,thiswillbepointedouttothesecondappraiserbymyself.Thesecondappraisalcouldcomeinhigherifthefirst appraiserwasinexperiencedorwasnotfamiliarwiththearea.

CanceltheTransaction

Mostpurchaseagreementsthatcontainfinancingincludeloanandappraisalcontingencies.Iftheappraisalcomesinlowandall else fails, a buyer can cancel the transaction and requesttoreceive back their earnest money deposit. However, buyers should beawareofcontingencydeadlines.Forinstance,a10-dayappraisaldeadlinemeansthattheappraisalmustbe performedwithin10daysafterthecontractratificationdate.Ifthedeadlineismissed,thenthecontingencyisnolongerin effect.

Closing FAQs

Whatexactlyistheclosing?

Closings are gatherings where buyers and sellers get together and sign all of the documents required to formally sell a home and transfer its title to the new owner. Unless the buyer is paying cash for the property, the closing is also where the purchaser will sign documentsfinalizingthemortgagethatthey'retakingout.

Whoattends?

In addition to the closing agent, buyers and sellers will typically attend the session in person. If the home's title is currently in or will be in more than one person's name (say, a husband and wife), all involved parties should plan on showing up. Both sides will also generally bring any real estate agents involved in the sale, and can also invite personal attorneys or other advisers.

CantheattorneysignformeifIcan’tbeattheclosing?

I would think that it is an improper practice for a closing attorney to sign on behalf of anyone in the transaction and suggest that it never be done When at all possible, a party that cannot make it to the closing should try to get a friend or family member to handle signing on their behalf.ThisiscalledPowerOfAttorneyandyoucansetthisupthroughtheclosingattorney.

Howtoprepare?

Besuretocarefullyreviewallpaperworkassoonasyougetitandaskforclarificationifthereis something you do not fully understand. You want to make sure that the numbers all add up and that you are getting what is expected. Check all figures closely, especially those on theclosingdisclosuretheattorneysendsyoupriortoclosing.

Whattobring?

All sellers whose names appear on the property's title and/or mortgage documents should bring government-issued photo identification. Be sure to also bring a checkbook just in casetheattorneyneedstheinformationforthewire.

Howlongdoesittaketocloseonahouse?

The actual closing itself should not take more than an hour at the most. If the law firm (and lender)havedonetheirworkcorrectly,theclosingstatementshouldhavealreadybeenreceived and reviewed by all of the parties prior to the closing which often ensures a very smooth closing.

Closing FAQs

Whodoestheattorneyrepresent?

Generally speaking, closing attorneys represent the lending institutions to make certain that the lenders documents are correctly executed and are effective at placing an enforceable lien againstthesubjectparcel.

Whogetstochoosetheattorney?

It is common industry practice that the buyer chooses, but my experience has beenthatit generallyissomethingthatisupfornegotiationbetweenthepartiesduringtheinitialoffer.

Whatifthebuyerispayingcashforthehouse?

With most transactions, unless it is notated in the contract otherwise, the attorney generally willnotattempttorepresenteitherpartyandremainneutral.

DoIhavetocloseusinganattorney?

Yes, in the state of Georgia, it is considered practicing law to handle the transfer of title on apropertyanddoingsowithoutanattorneyconstitutesanillegalactivity.

WhatifIwanttoreadalltheclosingdocumentsbeforesigningthem?

The ability to read every word in the documents prior to closing is a right you have, however, the attorney's job during the closing is to make sure that you fully understand all documents you will be signing. If you choose to do so then you will need to let the attorney know prior to closing toarrangetimeneededtoreviewtheclosing disclosure.

Keysandgaragedooropeners?

Youwillbegivingallkeys,(ifapplicable)gatepassesandgaragedooropenersatclosingtothe buyers.Ifitwaspartofthecontractfortheyoutokeeppossessionforaperiodoftimeafter closing,theneithertheattorneywillkeeponekeyorakeymaybegiventobuyerandthenyou willkeeppossessionofallotheruntilthetimestatedinthecontract.

HowwillIgetmyproceeds?

You will either get your proceeds by check or wire directly from the attorney. The proceeds you get will be after any mortgages or liens are paid off, so you will want to make sure to return any requested information to the attorney as quickly as possible. You will want to let the attorney know how you prefer to receive your proceeds and provide them with any needed information.

Resources

AginginPlaceInformation

• CertifiedAginginPlaceSpecialist(CAPS)NationalAssociationofHomeBuilders,NAHB.org

• EldercareLocator,ElderCare.gov

• NationalAginginPlaceCouncil,AgeInPlace.org

• NationalCouncilonAging(NCOA),NCOA.org

• NationalResourceCenteronSupportiveHousingandHomeModification,HomeMods.org

• U.S.DepartmentofHealthandHumanServices:AdministrationonAging,AOA.gov

• TheSeniorList,TheSeniorList.com

• SilverPlanet,SilverPlanet.com

• AARPAginginPlace,AARP.org

• CenterforUniversalDesign,NCSU.edu/ncsu/design/cud/

HousingOptionsforAssistance-EvaluatingAssistedLivingandContinuingCareRetirementFacilities

• LeadingAge,LeadingAge.org

• AmericanSeniorsHousingAssociation(ASHA),SeniorsHousing.org

• CommissiononAccreditationofRehabilitationFacilities-ContinuingCareAccreditation Commission,CARF.org

• JusticeInAging,NSCLS.org

• U.S.GovernmentAccountabilityOffice,GAO.gov

AdditionalResources

• AARP,AARP.org/money/credit-loans-debt/reverse_mortgages

• NeighborWorksHECMResources,HecmCounselors.org

• HUDFHAReverseMortgageforSeniors(HECM),Hud.gov

• NationalReverseMortgageLendersAssociation,ReverseMortgage.org

• NeighborWorksCenterforHomeownershipEducationandCounseling(NCHEC), NeighborWorks.orgTraining-Services

Resources

What Will Medicare or Medicaid Pay For?

An individual with home equity of $500,000 or more is ineligible for Medicaid. Fortunately, the equity in a senior's home is exempt if a spouse or minor or disabled child resides in the home. Because a home with less than $500,000 of equity is a noncountable asset, a senior might be able to reduce countable assets by transferring value into the home, such as paying off outstanding home loans, buying a larger home, or paying for repairs or renovations. Payments from a reverse mortgage do not necessarily disqualify a Medicaid recipient, but any income must be spent in the month in which it is received; the remainder is considered a liquid asset. If at any time the recipient accumulates $2,000 or more in liquid assets, eligibility is lost.

Medicaid Look Back

A person cannot immediately qualify for Medicaid by transferring or gifting assets to someone else, such as a child[1] because there is a three-year look-back period for eligibility (up to five-year look back for some trusts). You should be aware of this look-back provision if you are selling to enter a nursing home and expect Medicaid to cover the expense.

[1] Medicaid allows transfer of the home without asset penalty to a spouse, a dependent child who is a minor or disabled, a sibling who has been living in the home and providing care for at least one year, or a child who has been living in the home and providing care for at least two years.

Medicaid Estate Recovery

When a Medicaid recipient dies, the state files a claim in probate court. Surviving heirs are not required to use their own funds to repay the debt owed to the state; however, if the home is subject to an estate recovery lien, the heirs may want to use their own funds to pay the Medicaid claim and keep the home. States are required to waive recovery of expenditures if it would result in undue hardship or impoverishment of the spouse or heirs; for example, when a family farm is the sole income-producing asset of the survivors.

Regulations on the use of Medicaid cost recovery vary widely from state to state. It is important for the real estate professional to be aware of state regulations when working with a client who anticipates selling a home before moving into a care facility and plans to apply for Medicaid benefits. The seller or family would also be wise to consult with an attorney specializing in elder care issues.

Resources

FinancingOptions-HomeEquityConversionMortgage(ReverseMortgage)

Areversemortgageisacashloanthatseniorstakeagainsttheirhome’sequity.Thelending bankmakespaymentsinasinglelumpsum,inmonthlyinstallments,orasalineofcredit. Theloandoesnothavetobepaidbackuntilthelastborrower(oftencoupleswillbothsign) passesawayormovesfromthehomeforonefullyear.Mostcommonly,theloanisnotpaid backinincrements.Instead,thehomeissoldandthelenderispaidbackthefullloan amountplusinterest.

Thereareseveraltypesofreversemortgages,butonlyoneisrelevanttosenior lookingtopay forseniorcareorhomemodifications;theHomeEquityConversionMortgage(HECM), formerlyreferredtoasHECMSaver.ThisreversemortgageisinsuredbytheUnitedStates FederalGovernmentandisonlyaccessibleviaalenderapprovedbytheFederalHousing Administration(FHA).

Eventsthattriggerrepaymentinclude:amovetoanotherhomeasprincipalresidenceor permanentabsence(twelvemonthsormore),aspecifiedmaturitydate,deathofthelast survivinghomeowner,saleofthepropertyand,failuretopaytaxesandinsuranceormake repairs.Theborrowermaypayofftheloanthroughthesaleofthepropertyorprepaymentat anytimewithoutpenalty.

WhatCanaReverseMortgageAccomplish?

• SupplementSocialSecurity,pensionincomeorpublicassistancebenefits

• PostponedrawingSocialSecuritybenefitsthusincreasingthemonthlybenefit

• Provideanincometheborrowercannotoutlive

• Stopmortgagepayments

• Preventforeclosure

• Payforin-homecare,medicalexpenses,andlong-termcareinsurance

• Prepareahomeforaginginplace

• Payoffcreditcards,debts,andexistingmortgagebalances

• Buyasecondhomeoranewhome

• Upsize,downsize,movetoanactivecommunity,orrelocateclosertofamily

Resources

Neitherthehomeownernortheheirswilleverowemorethanthehomeisworth,evenifthe homevaluedeclinesorpayoutsexceedthevalue.Thelendercannotseekotherassetstomakeup forashortfall.Ifthehomeownerorheirstrytosellthepropertyinanarms-length(nottoa relative)saleandtheproceedsfallshort,theremainingmortgagebalanceisexcused.Mortgage insurancecompensatesthelenderforashortfall.

Becauseoftheresidencyrequirement,areversemortgagecannotbeusedtobuyintoaCCRCor payforanursinghomestayofmorethan12months,unless,forexample,onespousecontinues toliveinthehome.Payoutfromareversemortgagecould,however,beusedtopayforlongtermcareinsurance,whichwouldcoverafuturenursinghomestay.Newlyconstructedhomes areeligibleifoccupiedwithin60days.

TheyoungestBorrowermustbeatleast62yearsold.

ReverseMortgage-WhatDoHeirsReceive?

Whenthelastsurvivinghomeownerpassesaway,theremainingequityinthepropertygoesto theheirs,notthebank.Butheirsmusteitherpayofftheloantokeepthehomeorsellittoaccess theequity.Heirshaveachoicetosell(mustbeanarms-lengthsale)thehousetopayoffthedebt, payoffthedebtfromanothersource,orobtainanewforwardmortgageonthehome. Obviously,theheirsmustmeetmortgageunderwritingcriteriaforaforwardmortgage.Ifthe housesellsforlessthanthemortgagebalance,thelenderiscompensatedforthedifferenceby FHAinsurance.Iftherearenoheirs,thebankmaytakepossessionofthehomeandsellit.The estatemayretainownershipofthepropertybutitmustpayofftheloan.Spendingdownthe equityinthehome,however,reducesthevalueforestatetaxpurposes.

NationalHECMCounselingNetwork

ThefollowingagenciesareapprovedbyHUDtoprovideface-to-faceandtelephonecounselingnationally:

NationalFoundationforCreditCounseling,NFCC.org

MoneyManagementInternational,MoneyManagement.org

ClearPointFinancialSolutions,Credability.org

Springboard,Springboard.org/reverse-mortgage

HomeFree,HomeFreeUSA.org

Greenpath,Greenpath.com

NeighborhoodReinvestmentCorporation,NeighborWorks.org/Homes-Finances

Service

WHATELSEYOUCANEXPECTFROMTHEDAVENPORTGROUP

In addition to the services we’ve covered, you can expect me to provide the following:

• Attentive one-on-one service from all members of The Davenport Group!

• Regular communications regarding every aspect of our efforts and the results of those efforts as well as any changes in the market, including new listings, price changes of competing homes, sales and how we should re-position your property to remain competitive.

• Assistance negotiating offers and preparing contracts.

• Attending the closing to ensure all contract provisions have been met and that you are fully satisfied with the results of your sale.

The Davenport Group