The main goal for sellers is getting your home sold for… ….the most money….... in the shortest time….....with the least aggravation!

Achieving your goals when selling your home starts with one thing…..knowledge!

Learning the inside story of how the real estate sales industry works may surprise you! (NOT the way it used to work years ago, but how it is today!)

To put the odds of achieving your goals strongly in your
favour, you need to know and understand the home selling process.

Taking the time to learn and going one step at a time will pay off when you achieve your goal - a fast, smooth sale for top dollar!

That single word, "agent", has great significance and does far more than just designate an individual who holds a real estate license.

The real estate business is governed by a body of law called "the law of agency". The word "agency" refers to the relationship which exists "when one person is employed to act for another".

In real estate, the most common form of agency is established when homeowners employ a real estate broker to act on their behalf to secure a buyer for the property. The term "act on their behalf" is important in that it refers to the broker's responsibility to look after the best interests of the owners.

Once homeowners have listed their home for sale with a broker, the broker becomes their agent. The owners become the broker's client (or principal).

The duties of the broker/agent to the sellers include:

1) loyalty
2) obedience
3) skill, care & diligence
4) disclosure of information
5) and accounting.

These duties are said to be fiduciary in nature, meaning that there exists a trust relationship between the client (the sellers) and the agent (the broker).

The broker, acting as agent, is obligated to be loyal to the best interests of the sellers, and obedient to their objectives (perform brokerage services faithfully to the sellers objectives). The broker is also required to use the highest levels of skill, and to carefully and diligently protect the sellers real estate interests.

The broker's duty of disclosure relates to keeping the client informed. Because the broker's loyalty is to the client, the broker is obligated to disclose any knowledge in his or her possession about potential buyers, their intentions, their abilities to make a purchase, and changes in the real estate market in general. They are also required to provide a complete accounting of their activities, and of the final transaction itself.

This description is simply intended to be a brief overview of agency relationships. If you would like more information about the application of agency to real estate transactions just ask.

There are over 38,000 real estate agents in Ontario, alone!

So, you don't have to go very far to find an agent. In fact, several are probably trying to find you right now. Many homeowners list with the agent who tells them the highest price. You need to choose an experienced agent with the best marketing program to sell your home. Select the individual not the company! Selecting your agent may be as simple as calling someone referred to you by friends , family or co-workers. A satisfied customer is the best recommendation!Be certain that you feel comfortable with the individual that you employ to help you attain YOUR goal!

My services include the following:


1. Professional Representation

Give advice and promote your interests throughout the process of selling your home

Arrange all showing appointments, follow up the
showings and report to you

Keep you advised of market conditions, competitive sales and any other factors that affect your sale

2. Market Evaluation

Prepare an in-depth market evaluation.

Recommend a listing and selling price strategy.

3. MLS Exposure

list your home on the Multiple Listing Service, thereby exposing your home to thousands of real estate agents and prospective buyers around the world.

4. Internet Exposure

Feature your home, with its own "Slide Show Presentation" on several real estate portals including mls.ca, HomeZone.ca, GoHomeMarket.com, RealEstateBook.com and remaxcentre.ca

5. Feature Sheets and Email

Prepare a full colour feature sheet of your home. These brochures have valuable information about your home with photos to help buyers remember your home.
Email full information to any potential buyer upon request.

6. Contract Negotiation

Represent you in contract preparation and negotiation.
Assist you with disclosures, inspections and financing.

Achieving YOUR goal, requires an understanding of the home selling process.

* Understanding Market Conditions

* Pricing Your Home

* Preparing and Showing Your Home For Sale

* Marketing the Property

* Negotiation of the Contract

* Closing and Moving

Taking the time to learn and going one step at a time will pay off when you achieve your goal - a fast, smooth sale at top dollar.

Understanding Market Conditions and Pricing Your Home

The market is so sensitive to price that over-pricing, by even a few thousand dollars, could mean a long period of frustration and disappointment. It's interesting, but your first offer is usually your best offer. Pricing your property at the market value - from day one - will net you the most amount of money in the shortest amount of time. An overpriced home:

* Lowers buyer response

* Limits qualified buyers

* Limits financing opportunities

* Minimizes offers

* Often nets the seller less.

Pricing Your Home

A "Competitive Market Analysis" includes an examination of your property, a study of competitive properties currently on the market and those that have recently sold. This information helps you to properly position your property. There are a number of factors that influence the value of your property including:

* Prior Sales

* Location Condition

* Improvements

* Market Conditions

The selection of a listing agent should be based on their service, fees and reputation, NOT on their estimate of market value.

Preparing and Showing Your Home For Sale

You're not selling a house ... you're selling a home. Far more than four walls and a roof, a home is a personal shelter, a haven from the pressures of the outside world, and a warm, inviting setting for family living.

People buy more with their hearts than with their heads. Beyond the obvious considerations of location, size, quality and design, buyers look for special qualities that appeal to their emotions.

First Impressions. The exterior of your home is the first thing a prospective purchaser sees. Keep it neat and clean. Be certain lawns and shrubs are well-trimmed to give the house a well-maintained appearance.

Cleaning. A clean home makes it more pleasant to explore and gives the impression that it has been well cared for. Be sure every room smells as good as it looks, paying special attention to pet areas, nursery, bathrooms and the kitchen. Sparkling clean bathrooms and kitchens are rated equally as the most important areas to most buyers. Do all you can to present them to best advantage.

Redecoration? If any part of your home needs redecoration badly, do so only as simply and economically as feasible. Keep it neutral. Strong colours that you like are not necessarily what a buyer likes.

Repairing eliminates buyers objections before they arise. If you think something is too much trouble to fix, chances are buyers will too. And, purchasers tend to think repairs will cost more than they do.

Clean Basement. Cluttered basements retain dampness and the smell of mildew leads buyers to think of water problems even when none exists. If a water problem exists, do not attempt to cover up the water stains with paint. Buyers may assume you are hiding a problem worse than what exists. Objects on stairs and missing handrails are dangerous and demonstrate poor maintenance.

Empty Closets. Cluttered closets stuffed from top to bottom tell prospective buyers your home's closet space is inadequate. Move seasonal items to the attic or storage room. Throw out the things you don't need.

Light. Bright rooms appear larger. If a room is dark because of window size or lack of sun, turn lights on. Always leave on at least one light, especially in the basement. Briefly stated, turn as many lights as you can.

Pets. Most people like pets, some are terrified by them. Pets distract attention from your home. Before the buyers arrive put them outside or ideally take them away from the property. Not everyone loves your pet.

Night Appointments. Turn on the porch lights and driveway lights. There is no need to show your home after 9 PM.

Marketing the Property

I am committed to providing high quality, professional service. My purpose is to promote the sale of your property at the highest price and on most the favourable terms and make the process as convenient and problem free as possible.

Our Total Satisfaction Guarantee ensures that we perform the following services:

Expose your property through the MLS® system
which makes it immediately available to agents and their buyers.

Expose your property on the Internet
at high-profile locations including mls.ca, HomeZone.ca, GoHomeMarket.com and remaxcentre.ca to attract buyers.

Expose your property to other local agents
such that each may describe the property in detail to their buyers.

'Colour Brochures'
that feature your home
are placed in your home for visitors to pick up. The colour photos and information pertaining to the property helps prospective buyers remember your home.

Hold Open Houses
at selected times by mutual agreement between the seller and the agent.

Negotiate
a favourable Agreement of Sale that advances and protects your interests.

My "Easy Exit Guarantee"
will permit you to be totally satisfied with my performance. You are irrevocably entitled to 'expire' your listing agreement with no questions asked, at any time. This leaves you
completely free to list with another broker at any time not merely stopping the marketing process while keeping you
under contract. This written guarantee is given to you at the time of signing your listing.

Negotiation of the Contract
When a Buyer makes an offer on your property, you, with the guidance of your Agent, will have to decide:

* Are the conditions included (finance, home inspection, etc.) suitable for you?

* What chattels (personal property) you wish to include

* Is the possession date (closing) suitable and if not perfect, can you adjust your desires to accommodate

* Can you accept including your chattels that the buyer wishes to have

* Is the price offered acceptable


At this point, figure out what's not negotiable and where you'll be willing to give a little on things that aren't. A good agent will give you tons of advice for your benefit. You, the Seller may either accept the offer, reject it, or change it (make a counter offer). This process may be short or prolonged. Remember, focus on your real goal!

If as a part of the offer, the Buyer has asked for time to arrange certain things, you have what is called a conditional offer. These conditions may be mortgage approval, inspections, condo status reports or sale of property to name just a few. Conditions, with their deadlines, must be met exactly as specified in the offer. Your agent will take responsibility for ensuring that these procedures are done correctly


Closing and Moving

The lawyer's function is to make sure that all the terms of your agreement are met. Your lawyer will take care of all necessary legal procedures and prepare all documentation.
Several days prior to closing day you will meet with your lawyer to sign the documentation required to complete the sale. Your lawyer will explain every document to you in a satisfactory manner. Do not ever feel intimidated. If you do not understand something ... ask.

Moving is the last and probably the hardest step in the home selling process! A little bit of planning and forethought, though, will make for a much smoother move. If you are using a moving company, call as soon as you can. Get at least two competitive quotes.
Be sure to change your address with the post office, your banks and any other correspondents at least 30 days in advance. Call to order your utility hook ups at least fourteen days prior to your move.

Real Estate Commission:
Commission is based on the sale price of the property. This amount should be discussed directly with your listing agent prior to selling your home but is typically 5% on exclusive sales and 6% on MLS sales. My fee is deternined prior to listing based on your situation. This amount is paid on the closing date of your sale.

Legal Fees:
A lawyer will charge additional fees if you are selling your current home in addition to purchasing a home. Check with your lawyer for a quote but you can estimate approximately $500. - $700. Plus Disbursement Costs of $300-$400. These are actual costs that the lawyer pays on your behalf.
Note that legal rates also vary greatly. Do NOT select a lawyer based on fee alone.

Discharge of Mortgage:
As specified in the mortgage document or as negotiated with the mortgagee. Costs to discharge will include a legal fee and, if applicable, a penalty is charged if the mortgage is paid out prior to the end of the term. This process will be handled by your lawyer.

Moving Costs:
This is based entirely upon the method you choose to use for your move. If renting your own truck or using a mover, get at least two quotes.

Survey:
Sometimes supplying a current survey often facilitates a sale. Allow approximately $1,000. for a residential lot within the city.
These costs, with GST, are approximations only and will vary according to your choices and circumstances. For information on other considerations, just ask  

Basing asking price on needs or emotion rather than on market value. Many times sellers base their pricing on how much they paid for or invested in their home. This can be an expensive mistake. If your home is not priced competitively, buyers will reject it in favour of other larger homes for the same price. At the same time, the buyers who should be looking at your house will not see it because it is priced over their heads. The result is increased market time, and even when the price is eventually lowered, the buyers are wary because "nobody wants to buy a house that nobody else wants". The result is low offers and an unwillingness to negotiate. Every seller wants to realize as much money as possible from the sale, but a listing priced too high eventually sells for less than market value.

Failing to "Showcase" the home. A property that is not clean or well maintained is a red flag for the buyer. It is an indication that there may be hidden defects that will result in increased cost of ownership. Sellers who fail to make necessary repairs, who don't spruce up the house inside and out, and fail to keep it clean and neat, chase away buyers as fast as Realtors can bring them.

Over-improving the home prior to selling. Sellers often unwittingly spend thousands of dollars doing the wrong upgrades to their home prior to attempting to sell in the mistaken belief that they will recoup this cost. If you are upgrading your home for your personal enjoyment - fine. But if you are thinking of selling, you should be aware that only certain upgrades are cost effective. Always consult with your Realtor BEFORE committing to upgrading your home.

Choosing a Realtor for the wrong reasons. Many homeowners list with the agent who tells them the highest price. You need to choose an experienced agent with the best marketing plan to sell your home. Experience can mean a higher price at the negotiating table, selling in less time, and a minimum amount of hassles.

Using the "Hard Sell" during showings. Buying a home is an emotional decision. Buyers like to "try on" a house and see if it is comfortable for them. It is difficult for them to do if you follow them around pointing out every improvement that you made. Good Realtors let the buyers discover the home on their own, pointing out only features they are sure are important to them. Many sales are lost by overselling.

Failure to take the first offer seriously. Often sellers believe that the first offer received will be one of many to come. There is a tendency to not take it seriously, and to hold out for a higher price. This is especially true if the offer comes in soon after the home is placed on the market. Experienced Realtors know that more often than not the first buyer ends up being the best buyer, and many, many sellers have had to accept far less money than the initial offer later in the selling process. The home is most saleable early in the marketing period, and the amount buyers are willing to pay diminishes with the length of time a property has been on the market. Many sellers would give anything to find that prospective buyer who made the first, and ONLY, offer.

Not knowing your rights and obligations. The contract you sign to sell your property is a complex and legally binding document. An improperly written contract can allow the purchaser to void the sale, or cost you thousands of unnecessary dollars. Have an experienced Realtor who knows the "ins and outs" fully explain the contract you are about to sign, or have your lawyer review it before acceptance.

Failure to effectively market the property. Good marketing opens the door that exposes the property to the marketplace. It means distinguishing your home from hundreds of others on the market. It also means selling the benefits, as well as the features. The two most obvious marketing tools (open houses and print advertising) are only moderately effective. The right Realtor will employ a wide variety of marketing activities, emphasizing the ones that work best such as MLS® and Internet exposure.

Avoiding these common mistakes will help ensure you receive top dollar for your home when the time comes to sell!

Moving does not always mean a traumatic experience. Comprehensive pre-planning, organization, and family meetings to establish each person's responsibilities will go a long way in maintaining harmony and efficiency.

For the children:
If you are moving out-of-town, provide the children with photographs of their new home and school. Once they know what to expect and begin to visualize themselves in their new surroundings, they grow much happier and more cooperative.

Give each child his or her own "packing labels" for marking personal possessions. Provide them with floor plans of their new bedrooms so they can participate in furniture placement.

Give children small address books for noting names and addresses of friends they leave behind. They can look forward to filling the remainder of the book with names of the new friends they make after moving.

Planning Is the Key

Send change of address to:
Post Office with forwarding address, charge accounts, credit cards, Subscriptions. friends and relatives.
Notify: Bank-Transfer funds, arrange check-cashing in new city Insurance

Notify new location for coverages.
Utility companies/ Gas, light, water, telephone. Make arrangements in new town. If you are moving before the final closing on your existing home is completed, you need to leave utilities on. During the cold season, winterize the plumbing.
Delivery people-Cancel newspaper, milkman, laundry, etc.

Miscellaneous Checklist:
Automobile registrations- Remember to transfer car title, registration, driver's license, and auto club membership.
Medical records-Arrange for medical and dental records to be transferred. Ask your physician for a referral.
Employment Recommendations -Have teenagers obtain written recommendations from their current employers.
Empty freezer and defrost.
Have appliances serviced for moving.
Clean rugs or clothing for moving.
Make arrangements with cable television service.
Plan for special care needs of infants.
Carry currency, jewelry and documents yourself.
Double check all rooms, closets, drawers and shelves.
Leave old keys and garage door openers inside the house.

House Hunting?
With a single email, you can get all the real estate listing information you need on any MLS property listing you want, regardless of which Real Estate company listed or advertised the home for sale. Check out our Preferred Buyer Program.

Occasionally, one can see "For Sale By Owner" signs, and some owners think that selling their own home will not only save them money, but believe they have an advantage over the sellers that have their home listed by a reputable Real Estate sales professional. Before you decide to take on this very important and legally complicated process…remember not even most Real Estate Lawyer's recommend selling your own home yourself in today's market. Here are a few of the reasons why:

1. You are limiting your exposure to potential buyers (less than 10% of what a good real estate broker will generate) which theoretically means your home will take ten to fifteen times longer to sell on the market.

2. The longer a home is on the market the lower the selling price is. Why? Because most buyers think that if the home has not sold after this long... there must be something wrong with the home.

3. The selling/buying process begins AFTER the buyer leaves your home. Most sellers think that all it takes is for someone to see their home, fall in love with the great decor... and the offer automatically will follow. Remember that the buying process begins after they leave your home. If a real estate sales representative does not represent the buyer, and they are looking on their own…they usually leave the home and start to talk themselves out of the buying process. Real estate professionals are trained on how to overcome buyers remorse--a very common occurrence.

4. Because of the limited exposure you will very likely end up with a lower selling price. Remember, in order to generate the highest price possible for your home… selling means exposure. You need the maximum exposure possible, to generate the highest price possible.

5. Most buyers find it extremely awkward to negotiate or even to talk directly with sellers and therefore avoid FSBO properties.

6. Lack of negotiating experience and lack of pertinent information often will result in a lower selling price, or worse yet, a bungled contract and possible lawsuits.

7. The majority of qualified buyers are working with experienced real estate professionals.

8. Many serious buyers will pass by a FSBO home merely because they recognize that it is not in the real estate mainstream, this can some times make them wary.

9. As most local buyers now retain an experienced real estate sales person to represent them as their buyer-agency, you will probably be negotiating against an experienced professional.

10. Expected savings in broker's fees will also be greatly reduced if you offer a selling commission to entice real estate sales representatives to bring potential buyers.

11. If you are planning to use a Lawyer to help you negotiate the offer, then your lawyer's fees will be considerably higher.

12. Only real estate sales representatives have access to the up-to-date market information. News reports cannot approach the timeliness or specificity available to real estate sales people. Further, real estate sales representatives are involved in home sales much more frequently than the average homeowner is. This familiarity leads to a degree of expertise that provides an edge on negotiating and successful selling.

13. You only pay the commission to the real estate broker, if they successfully sell your home at the price you are happy with.

14. Accepting an offer is one thing, ensuring a safe and successful closing is quite another. Real estate transactions usually always have problems on closing. At times, expecting the Buyers and Sellers Lawyer's to fight it out or resolve the problems, can sometimes mean the deal is lost. This is the time that your experienced real estate professional, can be the most important. Your Real Estate professional can act as a great mediator. Lawyers MUST act only on their client's instructions and are not paid to negotiate.