Thinking about selling your house? Consider how I can help . . .
Big decision, but it needn’t be a big job. A real estate professional can guide you through the process and make the job easier.
Advice and consultation is free of charge. I’m happy to talk with you and answer all your real estate questions. My goal is to help you feel comfortable and guide you through the process of selling your home. Just call me at (716) 725-1410 or email me.
Preliminary Steps . . .
How much is your home worth? A market analysis will tell you. The value of your home is based on recently sold properties that are similar to yours and in your neighborhood. I’ll take the guess-work out of determining the property’s value by offering you an accurate analysis.
What should you list it for? There are two critical factors that determine the price.
- Your timeframe – if you need to sell in a hurry, you’ll want to price it more competitively. If you have time, you might price it at the higher end of the spectrum. (Note: an overpriced house helps sell a different property. Approximately 82% of buyers buy at or below market value. If you overprice, you can only expect 18% of the buyers to even consider your home.)
- Do you need to coordinate the sale of your home with the purchase of another? In that case you have several options including contingency purchases, reverse contingencies, or non-contingent purchases, just some of your options.
How much money (net equity) will you have from the sale? You’ll have some expenses and some credits that along with your mortgage balance will determine your net equity.
- Expenses include search & survey update, transfer tax, attorney & broker fees, discharge of your mortgage and possible miscellaneous charges (ex. septic testing by the health dept., sump pump certification, etc.).
- Credits include any unused portion of taxes that you have already paid for.
Listing Your House . . .
After you consider everything above, you’ll be much better prepared to list your property.
Here’s what I can offer:
- Your property (including a photo slide show) will be advertised 24/7 on my website, ellen-warner.com
- Realty USA is the number 1 real estate company in Western New York, and last year the Williamsville office was the number 1. I’m proud to be affiliated with this company and this office.
- Realty USA publishes several free real estate magazines where your property will be featured.
- Realty USA advertises in the Buffalo News to market properties. (The Buffalo News has one of the highest readerships in the country.)
- Realty USA has its own website (available 24/7) with links to other local websites that feature properties for sale throughout Western New York.
- Your property will be featured 24/7 on the multiple listing website making it available to all local realtors and their customers.
- We’ll put on an electronic lockbox to make it easy for agents to show your home. It also gives us a reading of exactly who’s shown the property.
- If necessary, we’ll discuss some ways to prepare your house for potential buyers.
- We’ll put up a sign to immediately begin marketing – maybe a neighbor knows someone who is interested.
- As your real estate professional, I’ll make certain that any offer you receive comes from a qualified buyer.
Contract of Sale . . .
Here’s what will happen once you accept an offer to purchase your property:
- Within 3 business days, your attorney (and the purchaser’s attorney) will review and approve the contract of sale.
- The purchaser usually does a home inspection, usually within 5 business days.
- The purchaser applies for his/her mortgage and waits for the lenders written commitment (this usually takes about 4 weeks.)
- Your attorney will update your search and survey.
- After all of this is completed, your attorney, the bank’s attorney and the purchaser's attorney will schedule the closing. In New York State the process usually takes 60 days.
I’ll assist you through all these steps to make the process of selling your property seamless! Just call me at (716) 725-1410.
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