About Us
Who
We’re the people you want at your side. Friends at heart. Professionals in practice and mind. We train our agents to be the best. Then we back them up with a world-class team.
Every agent of ours must meet a certain experience level and criteria to join us.
Where
Charlotte. The Queen City. Our first love. Our home.
2330 Randolph Road Charlotte, NC 28207
dickensmitchener.com 704.342.1000
As agents, we know this city’s neighborhoods like our closest circle of friends. We tend to this relationship as much as we do our connections to you. Place matters. Knowledge counts.
How
Agents who help more people end up better at their jobs. It’s like going to the gym — the more you go, the better your results. This is why we only have full-time, fully committed agents. We train them constantly on the changing market, new tech, negotiation strategies and people skills.
We get to work with top-of-the-line agents. You get what you want, wrapped in the best possible experience.
Meghan Lluberas
REALTOR®/BROKER
704-904-7404
mlluberas@dickensmitchener.com
hello neighbor!
About Me
• Meghan brings years of experience as a transactional attorney at one of the largest law firms in the country to her career in real estate.
• She is also a multi-lingual REALTOR®/Broker and a Charlotte native.
• Meghan earned her Bachelor of Arts degree with honors and distinction from the University of North Carolina at Chapel Hill, where she majored in Spanish & Public Policy.
• She then earned a Juris Doctor with high honors from the University of North Carolina School of Law.
• Meghan lives near the Myers Park & SouthPark neighborhoods.
Fun Facts
• Meghan is conversationally fluent in Spanish.
Milestones & Memberships
• Canopy Multiple Listing Services
• Canopy REALTOR® Association
• National Association of REALTORS®
• North Carolina Association of REALTORS®
• Dickens Mitchener Top Producer 2016-2023
• Three time honoree: Rising Star (Banking), North Carolina Super Lawyers
• Homeowners Impact Fund Patron 2020-2022
THE IMPORTANCE OF BUYER REPRESENTATION
YOUR HOME BUYING ADVOCATE AND TRUSTED ADVISOR
Having representation from a Buyer’s Agent is the only way that you can be confident that you have someone looking out for your best interests and allowing you to make informed real estate decisions.
ALIGNMENT WITH A PROFESSIONAL
Our high quality reputation is backed by its membership in Leading Real Estate Companies of the World® an invitation only global community in over 70 countries. Membership is awarded to firms based on rigorous standards for service and performance.
UNPARALLELED MARKET KNOWLEDGE
Our brokerage is rooted in the communities we serve. We possess deep local knowledge, an understanding of local housing regulations and trends to help you make smarter, informed decisions. We bring an authentic “Main Street” perspective to real estate that many of our competitors cannot claim.
NEGOTIATION WITH MARKET EXPERTISE
Understanding your goals, desires and concerns Is fundamental to skillful negotiation, coupled with strong market knowledge and financial acumen. Your Buyer’s Agent will work on your behalf and negotiate the best possible price and terms for your home purchase.
SERVICES TAILORED TO YOUR NEEDS
Our services are distinctive, extensive, and personalized for you, as our longstanding reputation was built on consistently delivering high performance to every client. Our strong local culture is well-aligned with your market-specific needs.
A STREAMLINED PROCESS
Your Buyer’s Agent will simplify the process and guide you through the necessary steps making the most efficient use of your time. From your home search and negotiation to contract and closing. These are just some of the steps where your Buyer’s Agent will facilitate.
✓ Market Analysis
✓ Lender Pre-Approval
✓ Offer
✓ Negotiation
✓ Contract Review and Approval
✓ Purchase Agreement Finalized
✓ Home Loan Approval
✓ Inspection/Due Diligence
✓ Apply for Home Insurance
✓ Title Exam
✓ Loan Approval
✓ Prepare Finances and Documents for Closing
The Home Buying Process
Meet With A Real Estate Salesperson
Discuss the type of home you’re looking for, including style, price and location.
The Real Estate Salesperson will review the SC Disclosure of Real Estate Brokerage Relationship and the Exclusive Right to Buy Buyer Agency Agreement with you. You will be asked to sign these agreements to hire our firm to represent you.
Get Pre-Approved
You will need pay stubs, W2s and bank statements. Knowing what you can afford is critical to a succesful home buying experience.
Search For Homes
The fun part! Your agent will schedule showings and help you find the perfect home.
ADVANCED SEARCH: not all real estate websites are the same. Your real estate professional has tools and systems to ensure you see every available home that meets your criteria.
Make An Offer
Your agent will prepare the offer based on the price and terms you choose. At this time we will determine who is paying the buyer agency fee: you the Buyer, the Seller, or a combination of the two.
Negotiating & Contract
Your agent will offer advice on best strategies and negotiate.
Under Contract
You and the seller have agreed to the price and terms.
Due Diligence
You will hire an attorney and inspector. You will order a survey and appraisal.
Preparing For Closing
You will be finalizing your loan, reviewing documents and securing your homeowners insurance policy.
Closing
The transfer of funds and ownership. An attorney typically acts as an independent third party to facilitate the CLOSING.
CONSUMER GUIDE TO WRITTEN BUYER AGREEMENTS
Why am I being asked to sign this?
If you’re a homebuyer working with an agent who is a REALTOR®, it means you are working with a professional ethically obligated to work in your best interest As of August 17, 2024, you will be asked to sign a written buyer agreement after you’ve chosen the professional you want to work with. Here’s what you should know about these agreements:
What is a “written buyer agreement?” What does it do? A written buyer agreement is an agreement between you and your real estate professional outlining the services your real estate professional will provide you, and what they will be paid for those services.
Why am I being asked to sign an agreement? Written buyer agreements became a nationwide requirement for many real estate professionals as a part of the National Association of REALTORS®’ proposed settlement of litigation related to broker commissions. The requirement went into effect on August 17, 2024.
Are these agreements new? In some places, yes. Many states have required them for years, while some have not. As a result, it is entirely possible you or others you know have not used them in the recent past. Regardless, they are now a nationwide requirement for many real estate professionals
Are these agreements negotiable? Yes! You should feel empowered to negotiate any aspect of the agreement with your real estate professional, such as the services you want to receive, the length of the agreement, and the compensation, if any. Compensation between you and your real estate professional is negotiable and not set by law. In the written agreement, the compensation must be clearly defined (e.g., $0, X flat fee, X percent, X hourly rate) and not open-ended or a range. Only sign an agreement that reflects what you have agreed to with your real estate professional.
How do I benefit from these agreements? These agreements clearly lay out what services you (as a homebuyer) expect your real estate professional to provide, and what your real estate professional will be paid. These agreements make things clear and reduce any potential confusion at the outset of your relationship with your real estate professional
When do I need to sign an agreement? You will be asked to enter into a written buyer agreement with your real estate professional before “touring” a home with them, either in-person or virtually. If you are simply visiting an open house on your own or asking a real estate professional about their services, you do not need to sign a written buyer agreement.
Does this mean I have to pay my real estate professional out of pocket? Not necessarily. While you are responsible for paying your real estate professional as outlined by your agreement, you can still request, negotiate for, and receive compensation for your real estate professional from the seller or their agent.
Do agreements dictate a specific type of relationship I need to have with my real estate professional? No you are allowed to enter into any type of business relationship with your real estate professional allowed by state law where you live.
Can I change or exit an agreement? Yes. You and your real estate professional can mutually agree to change your agreement. Agreements may have specific conditions under which they can be exited, so read the text of the agreement and speak with your real estate professional if you would like to change or exit your agreement.
Please visit facts.realtor for more information, and consult your real estate professional or attorney for more information about state law where you live.
REALTORS® are members of the National Association of REALTORS®
Options of Buyer Agent Compensation
Options of Buyer Agent Compensation
OPTION 1
Buyer pays the total amount agreed upon in paragraph 5 of SCR Form 130, (Exclusive Right to Buy, Buyer Agency Form).
OPTION 2
Listing Brokerage pays Buyers Broker compensation as negotiated through SCR Form 120 (Compensation Agreement).
There are multiple ways for a buyer side brokerage (e.g., buyer agency brokerage, buyer side transaction brokerage) to properly pay and or receive compensation. Here are a few:
OPTION 3
Buyer brokerage compensation is paid through a combination of negotiated compensation on SCR Form 120 (Compensation Agreement) and the remaining amount in paragraph 5 of SCR Form 130(Exclusive Right to Buy, Buyer Agency Form) is paid for by the buyer.
Applying For A Loan
Lenders require that you complete several forms for your home loan application. Some of the forms need to be entirely filled out, signed and dated. Others only need to be signed and dated in certain sections.
Below is a list of items that your lender will need from you.
Bank statements for the past 2 months
Pay stubs for past 30 days
Address history for the past 2 years
Employment history for the past 2 years
W2’s/1099 for the past 2 years
Past two years’ federal tax returns
Signed copy of offer to purchase & contract
IF APPLICABLE:
Gift letter (If you are having someone help you with the down payment)
Year-to-date profit and loss statement and balance sheet (if self-employed)
List of any other properties owned
Divorce decree (if applicable)
Complete bankruptcy documents (if you have declared bankruptcy in the last 10 years)
Photo I.D.
Under Contract Timeline
CONTRACT
DATE
CLOSING
DATE
Financing
Due Diligence
This is your opportunity to conduct inspections on the property.
Buyer’s Right To Terminate
You may terminate your contract during this period if you aren’t satisfied with the inspection findings. If you terminate, you will be obligated to pay the seller the termination fee agreed to in the contract.
- 100
Due Diligence Ends
After your due diligence ends, you may have several days or weeks before closing (depending on the terms of your contract).
Termite/CL
Apprasial
Under Contract Guide
In order to provide you with the very best service, the following is a guide to let you know what to expect as we move toward closing.
ONCE CONTRACT IS SIGNED & DELIVERED TO YOU
2-3 WEEKS BEFORE CLOSING
Immediately proceed with your loan process & inform me of the lender you’ve chosen
Set file up for closing with an Attorney
Perform inspections & specialized evaluations
Negotiate repairs with Seller
Attorney to perform title search & order a property survey
Lender to order appraisal and other HOA documents
Review any restrictive covenants, bylaws if applicable
Obtain homeowners insurance
Confirm your desire to move forward with the contract
DAY OF CLOSING OR DAY BEFORE CLOSING
Arrange for utilities to be connected or transferred for the day of closing (see Convenience List)
Schedule re-inspection of repair items and obtain proof complete
Determine if you prefer re-inspections or a walk-through and we can schedule those
Schedule final walk-through on the day before closing
Confirm day and time keys will be released to you
Schedule movers & deliveries
Schedule appointment to wire funds to Attorney for closing
Perform a final walk-through of your new home
Receive and review your Closing Disclosure statement
Wire funds to Attorney
All Buyers must bring drivers license to close
AFTER CLOSING
Welcome Home!
Buying Costs & Fees
Below is a list of typical buying costs and definitions. Some charges may not apply to your situation.
Appraisal Fee: $400-$800 varies by loan type and property. Charged by the appraiser for an estimate of the value of the home.
Attorney Fee: $800+ charged by the Closing Attorney providing title search & facilitating closing.
Buyer Agency Fee: The compensation to our firm as outlined in the Exclusive Right to Buy Buyer Agency Agreement.
Credit Report: $15-$75, obtained through a credit reporting agency to ascertain the Buyer’s debts, payment habits, etc.
Discount Points: If desired to reduce the interest rate, one point is 1% of the loan amount. They are charged by the Lender as a yield on a certain interest rate.
General Home Inspections: $450+, professional evaluation of the condition of the home.
Homeowners Insurance: Usually 14+ months required at closing for first years worth of coverage plus extra for escrow account.
Loan Origination Fee: Usually 1% of the loan amount, charged by the Lender for processing the loan documents and the closing documents.
Prepaid Interest: Interest is charged at closing for the day of closing plus any days left in the month of closing.
Private Mortgage Insurance: Fees differ depending on percentage of down payment. Required to offset foreclosures on loans with less than 20% down.
Recording Fees (Deeds): $25+ charged to record the legal documents that transfer title to the property.
Real Property Taxes: Annual tax bill will be pro-rated at closing.
Structural Inspection: $500+ if required, checks potential structural defects of the house.
Survey: $500+. Provides plat with lot dimensions, easements, encroachments, setbacks.
Termite Letter: $85-$120, required by the Lender to be certain the home is free from wood destroying insects & pests.
Title Insurance: $2/$1000 of sales price. Protects Buyer from loss sustained by back taxes, liens or encumbrances.
Love it. Forms
SOUTH CAROLINA DISCLOSURE OF REAL ESTATE BROKERAGE RELATIONSHIP
Pursuant to South Carolina Real Estate License Law in S.C. Code of Laws Section 40-57-370, a real estate licensee is required to provide you a meaningful explanation of agency relationships offered by the licensee’s brokerage firm. This must be done at the first practical opportunity when you and the licensee have substantive contact.
Before you begin to work with a real estate licensee, including being shown a home (or any property), it is important for you to know the difference between a broker-in-charge and associated licensees. The broker-incharge is the person in charge of a real estate brokerage firm. Associated licensees may work only through a broker-in-charge. In other words, when you choose to work with any real estate licensee, your business relationship is legally with the brokerage firm and not with the associated licensee.
A real estate brokerage firm and its associated licensees can provide buyers and sellers valuable real estate services, whether in the form of basic customer services, or through client-level agency representation. The services you can expect will depend upon the legal relationship you establish with the brokerage firm. It is important for you to discuss the following information with the real estate licensee and agree on whether in your business relationship you will be a customer or a client.
You Are a Customer of the Brokerage Firm
South Carolina license law defines customers as buyers or sellers who choose NOT to establish an agency relationship. The law requires real estate licensees to perform the following basic duties when dealing with any real estate buyer or seller as customers: present all offers in a timely manner, account for money or other property received on your behalf, provide an explanation of the scope of services to be provided, be fair and honest and provide accurate information, provide limited confidentiality, and disclose “material adverse facts” about the property or the transaction which are within the licensee’s knowledge.
Unless or until you enter into a written agreement with the brokerage firm for agency representation, you are considered a “customer” of the brokerage firm, and the brokerage firm will not act as your agent. As a customer, you should not expect the brokerage firm or its licensees to promote your best interest.
Customer service does not require a written agreement; therefore, you are not committed to the brokerage firm in any way unless a transaction broker agreement or compensation agreement obligates you otherwise.
Transaction Brokerage
A real estate brokerage firm may offer transaction brokerage in accordance with S.C. Code of Laws Section 4057-350. Transaction broker means a real estate brokerage firm that provides customer service to a buyer, a seller, or both in a real estate transaction. A transaction broker may be a single agent of a party in a transaction
giving the other party customer service. A transaction broker also may facilitate a transaction without representing either party. The duties of a brokerage firm offering transaction brokerage relationship to a customer can be found in S.C. Code of Laws Section 40-57-350(L)(2).
You Can Become a Client of the Brokerage Firm
Clients receive more services than customers. If client status is offered by the real estate brokerage firm, you can become a client by entering into a written agency agreement requiring the brokerage firm and its associated licensees to act as an agent on your behalf and promote your best interests. If you choose to become a client, you will be asked to confirm in your written representation agreement that you received this agency relationships disclosure document in a timely manner.
A seller becomes a client of a real estate brokerage firm by signing a formal listing agreement with the brokerage firm. For a seller to become a client, this agreement must be in writing and must clearly establish the terms of the agreement and the obligations of both the seller and the brokerage firm which becomes the agent for the seller.
A buyer becomes a client of a real estate brokerage firm by signing a formal buyer agency agreement with the brokerage firm. For a buyer to become a client, this agreement must be in writing and must clearly establish the terms of the agreement and the obligations of both the buyer and the brokerage firm which becomes the agent for the buyer.
If you enter into a written agency agreement, as a client, the real estate brokerage has the following client-level duties: obedience, loyalty, disclosure, confidentiality, accounting, and reasonable skill and care. Client-level services also include advice, counsel and assistance in negotiations.
Single Agency
When the brokerage firm represents only one client in the same transaction (the seller or the buyer), it is called single agency.
Dual Agency
Dual agency exists when the real estate brokerage firm has two clients in one transaction – a seller client and a buyer client. At the time you sign an agency agreement, you may be asked to acknowledge whether you would consider giving written consent allowing the brokerage firm to represent both you and the other client in a disclosed dual agency relationship.
Disclosed Dual Agency
In a disclosed dual agency, the brokerage firm’s representation duties are limited because the buyer and seller have recognized conflicts of interest. Both clients’ interests are represented by the brokerage firm. As a disclosed dual agent, the brokerage firm and its associated licensees cannot advocate on behalf of one client over the other, and cannot disclose confidential client information concerning the price negotiations, terms, or factors motivating the buyer/client to buy or the seller/client to sell. Each Dual Agency Agreement contains the names of both the seller client(s) and the buyer client(s) and identifies the property.
Designated Agency
In designated agency, a broker-in-charge may designate individual associated licensees to act solely on behalf of each client. Designated agents are not limited by the brokerage firm’s agency relationship with the other client, but instead have a duty to promote the best interest of their clients, including negotiating a price. The broker-incharge remains a disclosed dual agent for both clients, and ensures the assigned agents fulfill their duties to their respective clients. At the time you sign an agency agreement, you may be asked to acknowledge whether you would consider giving written consent allowing the brokerage firm to designate a representative for you and one for the other client in a designated agency. Each Designated Agency Agreement contains the names of both the seller client(s) and the buyer client(s) and identifies the property.
It’s Your Choice
As a real estate consumer in South Carolina, it is your choice as to the type and nature of services you receive.
• You can choose to remain a customer and represent yourself, with or without a transaction broker agreement.
• You can choose to hire the brokerage firm for representation through a written agency agreement.
• If represented by the brokerage firm, you can decide whether to go forward under the shared services of dual agency or designated agency or to remain in single agency.
If you plan to become a client of a brokerage firm, the licensee will explain the agreement to you fully and answer questions you may have about the agreement. Remember, however that until you enter into a representation agreement with the brokerage firm, you are considered a customer and the brokerage firm cannot be your advocate, cannot advise you on price or terms, and only provides limited confidentiality unless a transaction broker agreement obligates the brokerage firm otherwise
By signing this disclosure, you do not agree to pay a commission or any other compensation to a brokerage firm. The amount, rate and source of any compensation for brokerage service will be contained in a separate agreement. Commissions are fully negotiable and not set by law.
The choice of service belongs to you – the South Carolina real estate consumer.
Acknowledgement of Receipt by Consumer:
Signature:
Signature:
Date:
Date:
Acknowledgement of Receipt by (Brokerage Firm Name)
Signature:
Date:
THIS DOCUMENT IS NOT A CONTRACT. This brochure has been approved by the South Carolina Real Estate Commission for use in explaining representation issues in real estate transactions and consumer rights as a buyer and seller. Reprinting without permission is permitted provided no changes or modifications are made.
Homebuyer’s Glossary
Appraisal: A written analysis of the estimated value of a property prepared by a qualified Appraiser.
Buyer Agent: Agent who acts solely on the Buyer’s behalf. The Agent has full fudiciary responsibilities, which includes reasonable care, individual loyalty, confidentiality and full disclosure. This means the Agent places the Buyer’s interest above all else.
Buyer Agency Fee: This is compensation to our firm for services outlined in the Exclusive Buyer Agency Agreement.
Private Mortgage Insurance: Fees differ depending on percentage of down payment. Required to offset foreclosures on loans with less than 20% down.
Closing: A meeting at which a sale of a property is finalized by the Buyer signing the mortgage documents paying closing cost and transfer of the deed to the property.
Closing Disclosure: A detailed cash accounting of a real estate transaction showing all cash received, all charges and credits made and all cash paid out in the transaction.
Competitive Market Analysis (CMA): A comparison of the prices of recently sold homes that are similar to the home listed in terms of location, style and amenities.
Contingency: A provision in a contract that requires a certain act to be done or a certain event to occur before the contract becomes binding.
Counteroffer: A new offer made in response to an offer received. It has the effect of rejecting the original offer, which cannot be accepted thereafter unless revived by the offeror.
Deed: A document which, when properly executed, conveys title of real property.
Deed of trust: An instrument used to create a mortgage lien by which the Borrower conveys title to a Trustee, who hold it as security for the benefit of the note holder (the Lender).
Disclosure: By law, a Seller of real property must disclose facts that affect the value or desirability of the property. Unless exempt, the Seller completes and signs specific disclosure forms, including the Residential Property Disclosure Statement, to disclose those material facts.
Due Diligence: The due diligence period in a home purchase contract is the time during which the Buyer conducts any and all inspections of the home that she/he chooses.
Due Diligence Fee: This is a non-refundable fee directly to the Seller in order to have time to inspect, appraise and do their due diligence in determining if they will close on the home.
Earnest Money Deposit: A deposit made by the potential Buyer to show that he/she is serious about buying the house.
Fixture: An item of personal property that has been converted to real property by being permanently affixed.
Homebuyer’s Glossary
Foreclosure: The legal process by which a Mortgage Lender (Mortgagee) or other lien holder obtains a termination of a Mortgage Borrower (Mortgagor’s) equitable right of redemption, either by court order or by operation of law (after following a specific statutory procedure).
Home Inspection: A thorough inspection that evaluates the structural and mechanical condition of a property.
Homeowners Association (HOA): An organized group of homeowners whose members help to regulate and enforce the rules and standards of their respective communities.
HVAC: An acronym for heating, ventilation and air-conditioning.
Loan-to-Value Ratio: The relationship between the amount of the mortgage loan and the value of the real estate being pledged as collateral.
Listing Agent: The person(s) who represents the Seller in the real estate
Market Value: The most probable price property will bring in an open market under normal conditions.
Multiple Listing Service (MLS): A marketing organization composed of member Brokers who agree to share their listing agreements with one another in the hope of producing ready, willing and able Buyers for their properties more quickly than they could on their own.
Radon: A naturally occurring inert and radioactive gas formed by the decaying chair of uranium in the earth. It is an odorless, colorless gas and hence, undetectable to the human sense. The particular hazardous chemical can only be detected by correct testing by a professional.
Realtor®: A person who acts as an agent for the sale and purchase of buildings and land; a real estate agent.
Recording: The act of entering or recording documents affecting or conveying interest in real estate in the recorder’s office established in each county. Until it is recorded, a deed or mortgage ordinarily is not effective against subsequent purchasers or mortgages.
Short Sale: A sale of real estate in which the proceeds from selling the property will fall short of the balance of debts secured by liens against the property and the property owner cannot afford to repay the lien’s full amounts, whereby the lien holders agree to release their lien on the real estate and accept less than the amount owed on the debt.
Survey: A drawing or map showing the precise legal boundaries of a property, the location of improvements, easements, rights of way, encroachment and other physical features.
Time is of the essence: A phrase in a contract that requires the performance of a certain act within a stated period of time.
Title Insurance: A policy insuring the owner or mortgagee against loss by reason of defects in the title to a parcel real estate, other than encumbrances, defects and matters specifically excluded by the policy.
803-548-4244
Settling In
803-684-2341
803-329-5500
803-323-5321
Internet, Telephone, and Television
Comporium Telecommunication
803-326-6450
803-548-4777
School Districts Fort
803-810-8000
803-548-2527
803-285-2045
803-981-1000
803-684-9916
Water/Sewer & Waste Removal
Suppliers of water service, sewage, and solid waste removal vary with the counties and municipalities. For details about specific providers that serve your community, contact your municipal or county clerk.
Additional Info / Resources
Supporting our Community
Own A Home?
OPEN UP POSSIBILITIES FOR OTHERS
THERE’S STRENGTH IN NUMBERS. Never has that been truer than when coming together in the real estate community to combat homelessness.
THE HOMEOWNERS IMPACT FUND, a designated 501(c)3 nonprofit, invites participants who are in the home closing process to make a small donation that adds up to a substantial gift to local organizations working to lift men, women and children out of homelessness. Because when you harness the power of community, you can weather any storm.
HOW IT WORKS
If you’re fortunate enough to have a roof over your head, please consider supporting the Homeowners Impact Fund to help others in need. Funds raised are distributed directly to reputable nonprofit organizations that support individuals and families in finding a path out of homelessness.
Every day, you experience the joy of a place to call home. Every day, more than 3,000 people in the Charlotte area experience homelessness. Every day, more than 580,000 people across the US experience homelessness. Together, we can make a difference.
MAKE AN IMPACT
Become a supporter by following this link: homeowersimpactfund.org/donate For more information, email info@homeowersimpactfund.org
