Real Estate Seller’s Guide
Andree Hurley REALTOR® (206) 669-1622 andreehurley@cbbain.com andreehurley.cbbain.com
Your Guide To Selling Real Estate In Washington Statement of Purpose
To help my clients either gain a benefit or avoid a loss with their real estate investments.
Agency Relationships
When real estate professionals work with sellers and buyers, “agency” relationships are established. As you start working with a real estate professional, please ask for a clear explanation of the current agency laws in Washington. There are three kinds of agency relationships:
Seller’s Agent
A “seller’s agent” represents the interests of the seller and has a responsibility of reasonable care, loyalty, confi-dentiality and disclosure to the seller. A seller’s real es-tate professional (agent) works to assist the seller in lo-cating a buyer and in negotiating a transaction suitable to the seller’s specific needs.
Buyer’s Agent
A “buyer’s agent” represents the buyer during the home buying process. The buyer’s real estate professional (agent) has a responsibility to represent the buyer’s best interest including reasonable care, loyalty and confidentiality.
Dual Agent
A “dual agent” represents the interest of both the seller and the buyer during the same transaction. A dual agent has responsibilities to both seller and buyer and must act in the best interest of both parties.
I am a born educator. In the past, I have been part of Seattle’s Lakeside School’s multiday wilderness leadership program. It was rewarding to see the students, adults as well as teens, not just learn basic skills but to be able, by the last two days of the trip, to take the lead. I’ve also trained and certified sea kayaking instructors. I’ve benefited from education too. My degree from the Jackson School of International Studies, along with the ability to speak some French and Spanish, opened my eyes to culture, world affairs and trade. All great preparation for working with many different people from different walks of life in their pursuit of a home. Helping people move to the next chapter of their lives, either by selling their current one of buying a new one, is what I love most about being a broker. And educating clients on all aspects of the real estate process, to make reaching their real estate goals, is where I excel. Before becoming a broker, I spent 18 years in desktop publishing and web design. I had my first email account in 1989 and many people have called me an early adapter to the internet. Good thing, because knowing how to navigate the MLS, how to research properties or do a thorough comparative analysis are essential to helping clients find their dream home – or to sell a beloved family home at a great price. I love project management, so helping clients prepare their home for sale, or working through issues that come up with any given transaction, is satisfying to me. It’s where my ability to logically think through and solve problems shines. An asset that makes me the broker you want to have in your corner. If you’re ready to take that next step in your life, please contact me. Let’s work together.
TESTIMONIALS & DESIGNATIONS “Andree did a wonderful job selling my condominium in Edmonds. It was difficult to sell for many reasons, most notably a legal issue that the condominium building was involved in. Andree was very persistent with marketing, open houses, and ultimately finding a way for the one buyer to proceed with a loan. She went beyond what a typical broker would do to make this deal go through. I felt that she was professional and courteous in all her interactions with all parties involved. She did an excellent job for me. I highly recommend her!” - Molly Smith “This is the second property Andree has sold for me, with excellent results. My late Mother’s house was a mess. Andree provided invaluable assistance in helping prepare Mom’s house for sale, and during the sale itself. Her communication and attention to detail were excellent, and her efforts often went beyond what I would have expected of a listing agent. During the listing and sale process, we had to work through a number of difficult surprises, not the least of which was a long-forgotten fuel oil tank which the Inspection found under the house. Andree skillfully assisted me through the process of obtaining city approval to decommission in-place. Her dedication to customer service is exemplary and I highly recommend her.” - Bruce Patrovsky “Andree is organized, thorough and professional. Our communication was clear and concise. Andree is a top professional who has the experience and knowledge to help a seller or buyer in their real estate transaction. (Listing broker)”. - Michael Morris “Andree is a very communicative, productive and creative agent.” - Mike Evans “I chose Andree to list and sell my home. She assisted me throughout the process and was there immediately when I had questions or needed to have more information on any aspect of the selling process. I have to admit, I always had questions. She held Open Houses and had the home listed nationwide (worldwide). She kept me posted on how many visited the home, pertinent positive or negative comments, and generally how the sale was going. In the final analysis the most important question is, did she sell the house? And the answer is a resounding YES! In my opinion, she again did an amazing job in selling this house for me as she did in buying my new home. I think she was aggressive and tenacious without being overly so and all the while being courteous, affable and amiable to all customers. I most heartily recommend her to anyone who is either buying or selling their home.” - Tomas Tabisola
marketing plan presented by andree Hurley
PROPERTY PREPARATION • Photography • Direct and produce professional photo shoot—30 to 40 photos including aerial photography • Direct and produce professional video • Prep Home for Sale • Assist with staging and arrangement of existing furniture • Hire a professional staging company (optional) • Property Home Book • Collaborate with home owner to develop a comprehensive features and home amenities fact sheet that includes unique details of the home, improvements, features & benefits
STRATEGY • Comprehensive Marketing Campaign • A comprehensive marketing launch targeted to all area brokers • Review all online traffic and brokers showings every seven days to ensure effectiveness of the marketing campaign and update Seller
SPECIAL EVENTS • Broker’s Open House • Host two broker’s open houses for all brokers to tour within 14 days of list date • Public Open House • Host public open houses as needed • Prior to first public open, host a neighborhood–only open house
ONLINE WEBSITES • Load to (Company Site) • Load to Northwest MLS and all property feeder sites (i.e., Trulia, Zillow, etc.)
OTHER FORMS OF PROMOTION • Post video to Facebook and Instagram • Promote to all company brokers • Mail “Just Listed” postcard to neighborhood • Target/call specific brokers that have sold in the area • Yardarm sign • Flyer box with brochures • Write blog post • Create “Home Book”
marketing checklist Date:
Order Sign
Date:
Install Lockbox
Date:
Order Just Listed Postcard (mail to neighborhood)
Date:
Stage the home (as needed)
Date:
Schedule photo shoot and/or video
Date:
Submit Listing Agreement with high-res photos to Listing
Date:
Coordinator Make spare key for listing file
Date:
Prepare Brochure (flyer) and Deliver to Home
Date:
Announce New Listing at Office Meeting
Date:
Create any Additional Advertising (Social Media, etc.)
Date:
Submit Any/All Ads
Date:
Write Blog Post
Date:
Schedule Neighbors only Open House and send invitation
Date:
(Optional) Schedule Public Open House
Date:
Schedule Broker’s Open House (Lunch-optional)
Date:
Update Seller on Activity on Property
Date:
Update Office Listing Coordinator and Other Brokers on Price Changes
Listing Checklist Before Listing Goes Live... • Prepare listing paperwork • Order title • Schedule photographer (photos and video) • Research a property history as needed/oil tanks, sewer capacity charges • Keys (one for lockbox, and a spare key for the listing file) • Input listing as incomplete into NWMLS • Create brochure/flyer • Order “Just Listed” postcards (mail to neighbors) • Create silent talkers (optional) • Order yard sign • Write Blog post • Stage the home
After Listing Goes Live... • Activate listing • Add open houses and Broker’s opens to NWMLS • Schedule Neighbors only open house (optional) • Host Public open house and Broker open house • Contact prominent brokers who work in the area • Upload photos and/or video to NWMLS, company website and other online • Install keybox • Promote at office sales meeting • Submit ads • Post “New Listing” video on social media
the closing process Steps to Closing a Purchase Loan Application Usually, the buyer will have already made loan application or will within five (5) working days after a purchase and sale agreement has been signed by a Purchase and Seller. Reference the loan application checklist for items the lend-er will need. Lending Institution The buyer’s lending institution will take a credit application, verify employment and salary history. The loan processor orders Preliminary Title for the property and an appraisal on the property. The appraiser inspects and submits his/her report to the loan company. The seller orders the septic tank pumping, if negotiated. The processor gathers together appraisal, credit report, verification of purchaser’s employment and funds available for down payment and submits the whole package to underwriting. This can be an extremely frustrating time because everything seems out of your control. The loan officer will then notify the buyer of loan approval, or of additional requirements. Do not worry be-cause we will be in touch with you and the lender on a regular basis. Escrow: What is it and why is it needed? Escrow is an arrangement in which a neutral third party, called an escrow officer, holds documents and funds on be-half of a buyer and seller, and distributes them according to the buyer’s and seller’s instructions.
What the Buyer does in the escrow process: • Deposits funds required, in addition to any borrowed funds to pay the purchase price with the escrow officer • Deposits funds sufficient for home and title insurance • Arranges for any borrowed funds to be delivered to the escrow officer • Signs any deed of trust or mortgages necessary to secure loans • Approves any inspection reports, title insurance commitments etc. called for by the purchase and sale agreements • Fulfills any other conditions specified in the es-crow instructions • Purchaser arranges for fire insurance on the new property
What the Escrow Officer Does in the escrow process: • Opens the order for title insurance, if the lender hasn’t already ordered • Obtains approvals from the buyer on title insurance report, and any/all inspections • Receives funds from the buyer and/or lender • Prorates insurance taxes, rents, etc. • Disburses funds for title insurance, recordation fees, real estate brokerage, lien clearance, etc. • Prepares final statement for each party indicating amounts to be disbursed for services and any further amounts necessary to close escrow • Records deed and loan documents, delivers the deed to the buyer, loan documents to the lender, and funds to the seller, closing the escrow What the Lender does in the escrow process: • Deposits proceeds of the loan to the purchaser • Directs the escrow officer on the conditions under which the loan funds may be used What We do in the escrow process • Communicate with all parties on a regular basis to assure the process is proceeding smoothly with all required documents and facts available • Act to correct and eliminate any potential problems or delays that may occur along the way • Be available for any questions or concerns
What Exactly Does “Closing” Mean? When Does the Buyer Move In? In Washington State, closing is considered the day that the deed is recorded into the buyer’s name and the proceeds are paid to the seller. When buyer can take legal possession of the property depends on the terms or conditions of your contract. But let’s digress for a moment. Different states handle closing procedures in various ways. In Washington State, buyers and sellers sign at separate times, typically two to three days prior to closing. Closings are predominately handled by escrow companies, although some prefer to use attorneys. Again, your purchase contract determined which you would use. Prior to signing, the escrow company will set an appointment with you to come in and sign. They will also notify the buyer the total amount of funds needed to close the sale so they can arrange to bring a certified or cashier’s check to their signing appointment. As far as possession is concerned, legal possession can only occur when the deed is recorded and funds are disbursed. We will assist you in determining the actual day and time when you ay take possession. Knowing exactly when you must move out of the home is a great relief to many and allows you to proceed for-ward with your moving plans. It also establishes an ex-act cut off/start time for utilities. Please speak with your real estate broker regarding payment of fees.
Who Pays For What? A simple breakdown of the typical fees paid by a buyer and seller in a real estate transaction at closing:
Seller is responsible for... • Owner’s title insurance policy* • 1/2 escrow fee * • Excise tax * • Real estate commissions * • Utility payoffs • Loan balances • Doc preparation fees—power of attorney, etc. • Miscellaneous fees (i.e., wire, courier, signing fees) • Pro-rated property taxes • Home warrant (depends on contract) • Homeowner’s Association Fees including pro-rated association dues, resale certificate, miscellaneous fees • FHA/VA financing– other seller fees may apply
Buyer is responsible for... • Lender’s title insurance policy* • 1/2 escrow fee* • Recording fees • Surveys (if applicable) • 1st year fire insurance • 1st year flood insurance (if applicable) • Doc preparation fees—quit claim deed, etc. • Miscellaneous fees (i.e., wire, courier, signing fees) • Pro-rated property taxes • Home warranty (depends on contract) • Homeowner’s Association Fees including pro-rated association dues • Transfer fee/capital contribution • Structural/home inspection • Lender fees including appraisal, credit report, loan origination fee*, loan interest*, private mortgage insurance* *Fees determined by sales price and/or loan amount. Please speak with your real estate broker regarding payment of fees. The Path to Closing Once your home is sold, I will work tirelessly to help you through the labyrinth of details required in the closing process. I will: Guide you through the system • Provide timely updates • Coordinate all the details with the closing service providers • Work with the escrow company to make certain all the documents needed are complete and in order to help facilitate a timely closing I can assure you that you will receive my utmost attention, support and a guiding hand throughout.
Local Utilities and Services School Districts
Sewer and Water
Bellevue School District
425.456.4000
Bellevue, City of
425.452.6932
Issaquah School District
425.837.7000
Bothell, City of
425.806.6881
Lake WA School District
425.936.1200
Carnation
425.333.4192
Northshore School District
425.408.6000
Cedar River, Renton
425.255.6370
Renton School District
425.204.2300
Coral Creek Utilities
425.235.9200
Seattle Public Schools
206.252.0000
Duvall, City of
425.788.1185
Edmonds Utilities
425.771.0221
Everett, City of
425.257.8999
Telephone Services AT&T
1.800.288.2020
Issaquah
425.837.3070
Century Link
1.800.244.1111
Kent, City of
253.856.5201
Comcast
1.800.XFINITY
Lynnwood Utilities
425.670.5000
Verizon
1.800.922.0204
Mercer Island, City of
206.275.7783
Monroe, City of
360.863.4529
Mountlake Terrace
425.744.6214
Cable Services Century Link
1.866.642.0444
North Bend, City of
425.888.7633
Comcast
1.855.270.0397
North City Water District
206.362.8100
DirecTV
1.800.531.5000
Redmond, City of
425.556.2152
Dish
1.855.415.0313
Renton, City of
425.430.6852
Frontier
1.800.921.8101
Ronald Wastewater District
206.546.2494
Sammamish, Redmond NE
425.868.1144
Sammamish Plateau
425.392.6256
Seattle Public Utilities
206.684.3000
Snohomish, City of
360.568.3115
Sultan Water
360.793.1129
Electricity and Gas Puget Sound Energy
1.888.225.5773
Garbage and Recycling Recology Cleanscapes
206.859.6700
Union Hill Water
425.497.1812
Republic Services
1.877.692.9729
Woodinville
425.487.4100
Waste Connections
360.892.5370
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