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  • Up to you! We are comfortable with and will most likely use a variation of calls, texts, emails, and in person meetings. At minimum we will communicate about anything pertaining to the house. If we email you something of great importance, we will also text you to let you know it's there. We know how emails can get overlooked. Some examples include: setting up inspections, conveying information about closing, making sure you feel comfortable with the purchase of the property, and being a messenger between every party with a vested interest in the contract.

  • To buy a house any buyer would need to: get pre-approved for a loan/make sure they have enough funds to purchase a property in cash (it's more than just the downpayment), find the house/property that will best suit their needs, negotiate the contract through the preferred Realtor®, go under contract, get on the attorney's schedule to close on the contracted date, inspect the property, negotiate any requested repairs, attend closing, and get the deed recorded in the correct county! Easy peasy!

  • North Carolina is an Attorney State instead of a Title State. This means that any property sale must be done through a real estate attorney instead of a title company handling the closing. Attorneys still work closely with title companies in North Carolina to make sure that every title/deed transfer is “free and clear” of any parties that are not immediately involved in the current transaction. The attorney usually recommends the buyer purchase title insurance just in case something shows up after closing that could affect the title.

  • Earnest Money is a fee (historical evidence suggests a median amount of around 1% of the purchase price that is negotiable within the Offer To Purchase form) paid to the attorney/escrow agent at the beginning of the contract. This fee is held for the seller of the property after the Due Diligence Period has ended as a pseudo “promise to close” while the property is pending. This is deducted from the money a buyer is responsible to bring to closing as a credit for already being paid out and NOT an additional fee on top of the purchase price. Additionally, the Earnest Money Deposit can go back to the buyer if they elect to withdraw from the contract during the Due Diligence Period for any or no reason.

  • Similar to the Earnest Money Deposit, the Due Diligence Fee is a fee paid directly from the buyer to the seller. It historically hits at around the 1% range of purchase price offered and is a negotiation point in the Offer. Unlike the Earnest Money Deposit, however, the Due Diligence Fee is almost never refundable to the buyer. In some instances of gross misrepresentation the funds can be released back to the buyer, or the buyer can sue the seller in civil court for the funds back. An example PMR experienced was a seller who had knowingly hidden the evidence of fire damage, a material fact, and the buyer took them to court to gain back the money they paid for Due Diligence and some other incurred fees. In this case the buyer won and the seller had to pay back funds and expenses.

  • Absolutely! Part of our professional services is to work closely with different service providers so we can make the best recommendations for you! At PMR we reject any notion of kick backs, so our recommendations are the best of the best for who we have found! We value your insight into our ever changing list of providers so if you know someone we don't we would love to learn their names, and if you have a bad experience with one of our recommended providers we want to hear about it so we can update our list based on their performance.

  • In short, a Buyer's agent is responsible for walking with the buyer every step of the way on their journey to find a great house or property! From scheduling showings, finding property that meets your specific needs, researching houses that match your secret list of needs that only appears after you start searching for a property, to getting your dream property closed and the deed in your hands! There are a million and two other things a buyer's agent does for you in the real estate process, which you can learn in full detail.

  • Similar to the duties of a buying agent in North Carolina, the duties of a listing agent are too long to list and can be found in better detail. However, the short of it is a listing agent duties includes: conducting research into the projected fair market value of your property, getting the property professionally measured, getting the property professionally photographed, inputting the property into the local Multiple Listing Service (MLS) so it can be dispersed into the third party vendors (Realtor.com, Zillow, etc.), helping you negotiate the contract that will make you happy, monitor all inspections coming in, help negotiate a Due Diligence Repair Request if it comes in, go over the Closing Disclosure with you, and sit through closing to make sure there are no surprises!

  • North Carolina is an “as-is” sale state. That means that the house you put an offer in on is the house you are willing to purchase in its as-is condition. However, most sales in North Carolina also encounter a Due Diligence Request form, which is the form detailing any unknown, unseen details with the property you might want addressed. This request form is another negotiation point for the buyer and the seller to come to an agreeable solution to whatever problems may be there.

  • Material Facts are facts about the property in question that would effect the buyer's interest in the property. Some examples of material facts are: fire damage, structural damages, foundation cracks, known high levels of radon, if drugs were made within the structure, etc. Notably, some common thoughts about houses are not material and would not need to be disclosed such as someone dying within the house or the presence of suspected ghost activity. In short, Material Facts are things a buyer may not automatically see in the structure, but have or had a great impact on the property.

  • 1. Listen to your goals and advise you on specific ways to meet them in today's market
    2. Provide names of lenders who are reputable, competitive, and creative
    3. When requested, provide a list of questions to ask when shopping for lenders
    4. Work with you and your lender to find the right loan program
    5. Review good faith estimates and help compare costs and monthly payments
    6. Make appointments to see homes in a efficient manner at times convenient to you
    7. Call "For Sale By Owners" that we find to see if their property would meet your needs
    8. Attempt to negotiate commissions with "For Sale By Owners" so that you may buy the house with representation for the lowest cost
    9. Reach out to owners of houses that are not on the market, but may be of interest to you
    10. Explain the home buying process from start to finish
    11. Provide out of town buyers with a relocation package
    12. Call listing agent on properties of interest to ensure properties are available prior to showing
    13. Frankly discuss resale potential of houses of interest
    14. Arrange to have a licensed agent work with you when we are out of town or unavailable
    15. Check MLS listings daily and communicate new listing information to you
    16. Provide a list of home inspectors who have received high marks from previous buyers
    17. Provide recommendations on first time buyer books, and other timely topics
    18. Allow other real estate agents to see your home preferences for reverse prospecting
    19. When requested, provide detailed information on market preferences for floor plans/area
    20. Provide information/resources on current issues (e.g., oil tanks, lead paint, and radon gas)
    21. Provide access to properties for sale at times convenient to you
    22. Look carefully at properties which we tour to point out details which may be overlooked
    23. Arrive on time to appointments and showings. We pride ourselves on timeliness
    24. Pursue continuing education yearly to obtain the latest information and fine tune our skills
    25. Attend regular sales meetings to keep up on latest market and industry information
    26. Network with hundreds of agents to get leads on new listings which might fit your needs
    27. Carry Error and Omission insurance to help protect you from human error
    28. Carry business coverage on our automobiles
    29. Belong to Winston Salem Regional Association of Realtors, North Carolina Realtors Association, and National Association of Realtors
    30. Belong to Multiple Listing Service
    31. Attend seminars on current topics
    32. Use our experience every day
    33. If needed, provide list of questions to ask other Realtors if you are still selecting a Realtor
    34. Provide a map of city neighborhoods
    35. Provide information on dispute resolution process used in real estate transactions
    36. Provide our objective and honest opinion to questions
    37. Carefully guard confidential information about you and your position
    38. Preview properties to see if they would be desirable
    39. Keep informed about the areas in which you are looking
    40. Provide “neighborhood orientation” tours for relocating buyers
    41. Educate buyer as to today's market conditions
    42. Provide flashlight and measuring tape if needed when viewing houses
    43. Use the latest technology to communicate and find information
    44. Provide information on inspection options
    45. Keep an even temper, even in times of adversity
    46. Care about our client's comfort and best interest
    47. Have fun!

  • 48. Pull tax records on property of interest
    49. Provide, when requested, property archive report on property of interest
    50. Provide resources for information on school performance
    51. Confirm with city that the property is on sewer
    52. Pull septic records for homes on septic
    53. Pull permits on file for properties of interest
    54. Use sales agreement forms drafted and continually updated by Association of Realtors
    55. Provide disclosure forms to seller to assure representations to you are made in writing
    56. Timely present offer to seller or seller's agent
    57. Provide information to you on seller, whatever may be known
    58. Provide you with specific market data for property of interest (i.e.: comparable sales, average days on market, what the seller paid for property and when, current mortgage information)
    59. Follow up on questions with listing agents regarding houses of interest and report back promptly when you want us to
    60. Provide information on price appreciation in the defined areas
    61. Provide assistance in reviewing nonstandard forms which may need to be signed
    62. Help to determine the value of a property prior to your making an offer
    63. Help to inform you of standard procedures or practices in current market
    64. Discuss standard contingencies
    65. Show you amenities found in neighborhoods of interest (restaurants, community centers, etc.)

  • 66. Make appointment for home inspections
    67. Work with lender to order the appraisal
    68. Provide, when requested, utility cost information on properties of interest
    69. Provide list of utility companies for home purchased
    70. Attend home inspection and any other inspections necessary
    71. Provide names and numbers of reputable contractors for bids or information
    72. Call lender on a regular basis to make sure the loan process is going smoothly
    73. Attend appraisal (unless drive by only)
    74. Provide information to appraiser as needed
    75. Provide property access to contractors to get bids on repairs if necessary
    76. Negotiate your position strongly and effectively
    77. Review inspection report and help you prioritize items
    78. Thoroughly read all disclosures provided by seller and help identify potential red flags
    79. Deliver paperwork and information quickly to all parties
    80. Deliver the Due Diligence Fee to seller's agent
    81. Deliver the Earnest Money to closing attorney with all necessary paperwork
    82. Work with closing attorney and communicate any concerns promptly
    83. Attend signing of papers to explain paperwork
    84. Review closing statement to make sure it is accurate and correct
    85. Perform walk through inspections with you to ascertain that conditions of sale are met
    86. Provide measurements of rooms for planning furniture, etc.
    87. Coordinate appointments to sign documents
    88. Coordinate exchange of keys
    89. Coordinate access to property by contractors prior to closing
    90. Provide buyer with a copy of all documents signed by buyer
    91. Provide sales agreement to lender to complete loan process
    92. Review sales agreement with buyer so that all terms are familiar
    93. Put the home inspection report in context for seller and listing agent, and help them understand our requests for repairs
    94. Coordinate re-inspection of repairs by lender if necessary
    95. Provide complimentary market analysis on home for tax appeals, PMI removal appeals, and financial planning
    96. Answer questions that might arise after the sale is closed
    97. Maintain a file in our office with all pertinent information should you need info or copies in the future

  • 1. Make appointment with seller for listing presentation
    2. Send seller a written or e-mail confirmation of listing appointment and call to confirm
    3. Review pre-appointment questions
    4. Research all comparable currently listed properties
    5. Research sales activity from Local MLS Broker Marketplaces and public records database
    6. Research Average Days on Market for property of this type, price range, and location
    7. Download and review property tax roll/assessor information
    8. Prepare preliminary Comparable Market Analysis (CMA) to establish fair market value
    9. Obtain copy of subdivision plat/ complex lay-out
    10. Research property's ownership and deed type
    11. Research property's public record information for lot size and dimensions
    12. Research and verify legal description
    13. Research property's land use coding and deed restrictions
    14. Research property's current use and zoning
    15. Verify legal names of owner(s) in county's public property records
    16. Prepare listing presentation package with above materials
    17. Perform exterior Curb Appeal Assessment of subject property
    18. Compile a formal file on property
    19. Confirm current public schools and explain impact of schools on market value
    20. Review listing appointment checklist to ensure all steps and actions are completed
    21. Review Obsolete Property Rehabilitation Act (OPRA) Report from Township for all permitted records
    22. Add client into your database
    23. Give seller an overview of current market conditions and projections
    24. Tour property
    25. Review agent's and company's credentials and accomplishments in the market
    26. Present company's profile and position or niche in the marketplace
    27. Present preliminary CMA to seller, including comparable properties, sold properties, current listings, and expired listings
    28. Offer pricing strategy with updates to CMA based on tour of home and updates, upgrades professional judgment, and current market conditions
    29. Discuss goals with seller to market effectively
    30. Explain market power and benefits of Local MLS Broker Marketplaces
    31. Explain market power of web marketing, IDX and REALTOR.com
    32. Explain the work you do behind the scenes and your availability on weekends
    33. Explain role in screening for qualified buyers and protect sellers from curiosity seekers
    34. Present and discuss strategic master marketing plan
    35. Explain transaction/agency brokerage relationship
    36. Review and explain all clauses in listing contract and addendum, then obtain seller's signature once property is under listing agreement
    37. Review current title information
    38. Gather square footage/measure overall and heated square footage as required
    39. Measure interior room sizes
    40. Confirm lot size via owner's copy of certified survey, if available
    41. Note all unrecorded property liens, agreements, easements
    42. Obtain house plans, if applicable and available
    43. Review house plans and make copy
    44. Prepare showing instructions for buyers' agents and showing times with seller
    45. Discuss possible buyer financing alternatives and options with seller
    46. Review current appraisal if available
    47. Identify Homeowner Association manager if applicable
    48. Verify Homeowner Association Fees with manager—mandatory or optional, plus fees
    49. Order copy of Homeowner Association bylaws, if applicable
    50. Research electricity availability, supplier's name, and phone number
    51. Have utility companies provide average utility usage from last 12 months of bills
    52. Research and verify city sewer/septic tank system
    53. Calculate average water fees or rates from last 12 months of bills
    54. Confirm well status, depth and output from Well Report
    55. Natural Gas: Research/verify availability, supplier's name, and phone number
    56. Verify security system, current terms of service and whether owned or leased
    57. Verify if seller has transferable Termite Bond
    58. Ascertain need for lead-based paint disclosure
    59. Prepare detailed list of property amenities and assess market impact
    60. Prepare detailed list of property's inclusions and conveyances with sale
    70. Compile list of completed repairs and maintenance items
    71. Send vacancy checklist to seller if property is vacant and register the property with the township if it is vacant or a rental home
    72. Explain benefits of Homeowner Warranty to seller
    73. Assist sellers with completion and submission of Homeowner Warranty Application
    74. Place Homeowner Warranty in property file for conveyance at time of sale
    75. Have extra key made for lockbox and one for your file
    76. Verify if property has rental units involved
    77. If the property does have rental units, make copies of all leases for retention in listing file
    78. Verify all rents and deposits
    79. Inform tenants of listing and discuss how showings will be handled
    80. Arrange for installation of yard sign
    81. Complete new listing checklist
    82. Review curb appeal assessment and provide suggestions to improve saleability
    83. Review interior décor assessment and suggest changes to shorten time on market
    84. Load listing into transaction management software program
    85. Prepare Local MLS Broker Marketplaces Profile Sheet
    86. Enter property data from Profile Sheet into Local MLS Broker Marketplaces Database
    87. Proofread Local MLS Broker Marketplaces database listing for accuracy— including proper placement in map
    88. Add property to company's active listings list
    89. Provide seller copies of the listing agreement and Local MLS Broker Marketplaces Profile Sheet within 48 hours or within the time period of Local MLS Broker Marketplace guidelines
    90. Take additional photos for upload into Local MLS Broker Marketplaces and use in fliers
    91. Create print and internet ads with seller's input
    92. Coordinate showings with owners, tenants, and other agents
    93. Return all calls
    94. Install electronic lock box if authorized. Program agreed-to showing times
    95. Prepare mailing and contact list
    96. Generate mail-merge letters to contact list
    97. Order Just Listed labels and reports
    98. Prepare fliers and feedback reports
    99. Review comparable Local MLS Broker Marketplaces regularly to ensure property remains competitive
    100. Prepare property marketing brochure for seller's review
    101. Arrange for printing or copying of marketing brochures or fliers
    102. Place marketing brochures in all company agent mailboxes
    103. Upload listing to company and agent Internet site, if applicable
    104. Mail out Just Listed notice to all neighborhood residents
    105. Advise network referral program of listing
    106. Provide marketing data to buyers through international relocation network buyers
    107. Provide marketing data to buyers coming from referral network
    108. Provide Special Feature cards for marketing, if applicable
    109. Submit ads to company's participating internet real estate sites
    110. Price changes conveyed promptly to all internet groups
    111. Reprint/supply brochures promptly as needed
    112. Feedback e-mails sent to buyers' agents after showings
    113. Review weekly market study
    114. Discuss with sellers any feedback from showings to determine if changes are needed
    115. Set up marketing reports on showing-time application and company website
    116. Place regular weekly update calls to seller to discuss marketing and pricing
    117. Promptly enter price changes in the Local MLS Broker Marketplaces database

  • 118. Receive and review all Offer to Purchase contracts submitted by buyers' agents
    119. Evaluate offer(s) and prepare a net sheet for the owner for comparison purposes
    120. Explain merits and weakness of each offer to sellers
    121. Contact buyers' agents to review buyer's qualifications and discuss offer
    122. Deliver Seller's Disclosure to buyer upon request and prior to offer if possible.
    123. Upload to the Local MLS Broker Marketplaces additional documents at time of listing
    124. Confirm buyer is pre-qualified by calling loan officer
    125. Obtain buyers' pre-qualification letter from loan officer if not submitted with offer
    126. Negotiate all offers per seller's direction on seller's behalf, set time limit for loan approval and closing
    127. Prepare and convey counteroffers, acceptance or amendments to buyer's agent
    128. Create excel spreadsheets for easy review on multiple bids
    129. Email or send copies of contract and all addendum's to the closing attorney or title company
    130. When Offer to Purchase contract is accepted, deliver to buyer's agent

  • 131. Record and promptly deposit buyer's earnest money in escrow account
    132. Disseminate under-contract showing restrictions as seller requests
    133. Deliver copies of fully signed Offer to Purchase contract to seller
    134. Deliver copies of Offer to Purchase contract to lender
    135. Provide copies of signed Offer to Purchase contract for office file
    136. Advise seller of additional offers submitted between contract and closing
    137. Change status in Local MLS Broker Marketplaces to Sale Pending
    138. Update transaction management program to show Sale Pending
    139. Provide credit report information to seller if property will be seller financed
    140. Assist buyer with obtaining financing, if applicable, and follow-up as necessary
    141. Coordinate with lender on discount points being locked in with dates

  • 142. Deliver unrecorded property information to buyer
    143. Order septic system inspection, if applicable
    144. Receive and review septic system report, and assess any possible impact on sale
    145. Deliver copy of septic system inspection report lender and buyer
    146. Deliver Well Flow Test Report copies to lender and buyer, and property listing file
    147. Verify termite inspection ordered
    148. Verify mold inspection ordered, if required
    149. Confirm verifications of deposit and buyer's employment have been returned
    150. Follow loan processing through to the underwriter
    151. Add lender and other vendors to your management program so agents, buyer, and seller can track progress of sale
    152. Contact lender weekly to ensure processing is on track
    153. Relay final approval of buyer's loan application to seller
    154. Coordinate with seller for buyer's professional home inspection
    155. Review home inspector's report
    156. Enter completion into transaction management tracking program
    157. Explain seller's responsibilities, and recommend an attorney interpret any clauses in the contract

  • 158. Ensure seller's compliance with Home Inspection Clause requirements
    159. Assist seller with identifying contractors to perform any required repairs
    160. Negotiate payment, and oversee all required repairs on seller's behalf, if needed

  • 161. Schedule appraisal
    162. Provide to appraiser any comparable sales used in market pricing
    163. Follow-up on appraisal

  • 164. Enter completion into transaction management program
    165. Assist seller in questioning appraisal report if it seems too low
    166. Get contract signed by all parties
    167. Coordinate closing process with buyer's agent and lender
    168. Update closing forms and files
    169. Ensure all parties have all forms and information needed to close the sale
    170. Select location where closing will be held
    171. Confirm closing date and time, and notify all parties
    172. Assist in solving any title problems or in obtaining death certificates
    173. Work with buyer's agent in scheduling buyer's final walk-thru prior to closing
    174. Double check all tax, homeowners' association dues, utility, and applicable prorations
    175. Request final closing figures from closing agent (attorney or title company)
    176. Receive and carefully review closing figures to ensure accuracy of preparation
    177. Confirm buyer and buyer's agent have received title insurance commitment
    178. Provide homeowners warranty for availability at closing
    179. Forward closing documents to absentee seller as requested
    180. Review documents with closing agent (attorney)
    181. Coordinate closing with seller's next purchase, and resolve any timing problems
    182. Have a no-surprises closing so seller receives a net-proceeds check at closing
    183. Refer sellers to one of the best agents at their destination, if applicable
    184. Change Local MLS Broker Marketplaces status to Sold. Enter sale date, price, selling broker, etc.

  • 185. Share the warranty paperwork for claims in the future
    186. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
    187. Respond to any calls and provide any information required from office files
    188. If a rental, verify all deposits and prorated rents are reflected accurately on the closing statement
    189. Close out listing in your management program

    • "OTP" is the "Offer To Purchase And Contract" standard form 2-T from the North Carloina Realtor and Bar association. It is the main document used during the home buying process for existing residential property. It has some variations for Vacant Land (Form 12-T) and New Construction (Form 800-T), but they all get the job done!

    • "DD" is the abbreviation used for "Due Diligence." Due Diligence is the process of doing any and all inspections the buyer may want done to the house to make sure they are getting into a worthwhile investment.

    • "EM" is the abbreviation for "Earnest Money Deposit" which is the money paid to an escrow agent at the beginning of a contract to show good faith that the buyer will close on the house after the DD period.

    • "MLS" is the abbreviation for the Multiple Listing Service. There are many MLS systems throughout the state of North Carolina, but they all serve the same function. Locally, we subscribe to the Triad MLS to get listing updates in Winston Salem, High Point, Thomasville, Lexington, even up to Surry county! The Charlotte area and western part of the state subscribe to Canopy MLS, and the Triangle area and eastern side of the state subscribe to Triangle MLS.

    • "Material Facts" are any facts dealing with the structure of the property that may or may not be immediately visible to a customer or agent. Examples could include fire damage, foundation cracks, high levels of radon and more.

    • "CS/Closing Disclosure" is the final form you will see before closing from the attorney. It has all of the monies exchanged within the contract so buyers and sellers know what they will have to bring to the closing table. It will outline lender costs, lawyer costs, county recording costs, taxes and agent compensation where applicable so both parties within the transaction can see exactly where everything falls into place.

    • "Closing" is the process of signing all the final paperwork at the attorney's office. This will often consist of a buyer signing all the final loan documents, signing the new deed iinto the buyer's name, signing off on the final CD, and a slew of other legal documents needed by the state and/or county to record the new deed.

    • "Recording" is the process immediately after closing. This is when the lawyer communicates with the local county government to get the deed and bill of sale recorded in the county records office. Once the deed is recorded with the county, the buyer officially owns the property and can move in!

    • "Realtor®" is a licensed real estate agent who has agreed to join the National Association of Realtors to bring about a higher level of ethical discipline for their clients. Joining NAR also lets your Realtor have access to the standardized forms created by your state's NAR association and the state Bar association so every real estate deal will look the same within your state. Plus, with regular updates to the forms, they are able to keep all realtor clients as safe as possible within a contract period.

    • "Real Estate Agent" is a person who has taken the required 75 hour course, passed the class test, passed the state and national test. They are then a licensed real estate agent for the state in which they tested/reside on a provisional status. It's similar to getting your learners permit to drive and needing someone to be in the car with you. They then have to complete an additional 90 hours of post-licensing courses to become a full broker.

    • "Radon" is a scentless invisible gas that naturally occurs throughout North Carolina and other states. In homes where there are elevated levels of radon, over 4 picocuries per liter (pCi/L) on average, it can lead to the development of lung cancer. However, radon mitigation systems exist to ensure radon is not a harmful substance in a home with high levels of radon. If a home does not have a radon mitigation system in place, it would be important for a buyer to test for radon levels during their routine home inspeciton.