Buyer’s Agent Responsibilities

There are many moving parts to a full Real Estate transaction. These are some items that we manage so you don’t have to.

REPRESENTING BUYERS

  • Provide fiduciary responsibilities to our buyers through agency laws
  • Understanding Real Estate contracts and contract law
  • Stay on top of market trends, statistics and changes to bring valuable information to our buyers
  • Manage all details of the transaction protecting buyers’ timelines, deadlines and contingencies
  • Financial & time investments up front for researching and viewing properties for sale
  • Protecting buyers’ interests so they are not in default of contract
  • Handling potential issues that may arise from liabilities on the premises
  • Understanding all state and federal Real Estate, Equal and Fair Housing laws
  • Understanding ongoing changes to tenants’ rights and applicable laws
  • Manage buyers’ responses to health issues, expectations, disappointments, feelings and moods as they change
  • Manage family, partner, and other influential relationships including challenging emotional experiences
  • Manage the difficult transitions between simultaneously selling and buying by protecting buyers’ interests
  • Manage sensitive personal situations including marriage, divorce, bankruptcy, job loss & transitions
  • Balance the fact that sometimes we have multiple clients that we have a fiduciary duty to that pursue the same property.
  • Work outside of normal working hours because ‘time is of the essence’
  • Work on short notices because ‘time is of the essence’
  • Work on the contingency that the transaction will close as competing clients must agree on the terms and conditions
  • When transactions fail, start over from the beginning while encouraging positivity and managing buyers’ emotions
  • Consult with buyers to learn their goals and interests
  • Discuss Agency Relationships and Buyer Broker Agreements
  • Qualify buyers with their abilities to purchase
  • Discuss the home buying process and funnel process
  • Discuss the purchase contracts and addenda
  • Discuss all buyer contingencies and protections
  • Consult with any listing agents to try to gather as much information to position the buyers in the best light
  • Discuss strategies to craft the best offer specifically for the sellers and property that buyers are interested in
  • Discuss offer strategies to protect buyers interests taking into consideration the proper process of paying for inspections and appraisals
  • Consult with buyer’s lender to ensure the proper verbiage is used in crafting offer for buyers
  • Advised by lender to take into account any important and confidential information to protect buyers interests
  • Consult with lender to understand buyer’s lending guidelines and restrictions
  • Consult with buyer over their lender’s estimate
  • Search through the many properties in buyer’s given criteria to find the most suitable for buyers
  • Network with other agents to identify off market properties or coming soon pocket listings
  • Tour potential properties with buyers
  • Perform a market analysis on interested property to ensure value
  • Research property’s ownership and deed type
  • Research property’s public record information for lot size and dimensions
  • Research and verify legal description
  • Research property’s current use and zoning, deed restrictions
  • Consult with surveyor if needed
  • Verify legal names of owner(s) in county’s public property records & deed of trust or contract
  • Craft offers with respect to the fiducial responsibilities to the buyer’s interests
  • Understand the many lending guidelines ahead of time that would prohibit buyers to purchase certain properties
  • Discuss the specific items that appraisers are looking for that would be problematic for buyers
  • Discuss certain limitations that are revealed through CC&Rs that may be burdensome to buyers
  • Ensure that any credits from the seller are allocated to the buyer and not wasted
  • Ensure the listing side has all signed documents and signed disclosures
  • Ensure buyers have submitted proper earnest money so they are not in default
  • Research any geotechnical, slide or flood plain issues
  • Advise researching against any insurance CLUE reports
  • Schedule all inspections including full home, pest & dry rot, termite, lead based paint, sewer or septic, asbestos, radon, mold, foundation & well system inspections, if applicable within the timeframes allowed
  • Assist all inspectors to fully inspect all areas of concern for the buyer
  • Advise buyer on further specialty inspections 
  • Ensure seller’s compliance with some inspection processes
  • Receive all property disclosures and consult with buyer any areas of concern
  • Negotiate any repair issues on buyer’s behalf
  • Confirm all repairs are completed by licensed & bonded contractors as applicable by law
  • Understanding Oregon Contractor Control Board rules and laws within Real Estate transactions
  • Confirm buyers are satisfied with repairs through reinspection process
  • Examine preliminary title report to ensure there are no clouds unacceptable to buyers
  • Coordinate the appraisal inspection
  • Advocate for the buyer if there are any lender or appraisal issues
  • Manage any transactional details for land sales contract, if applicable
  • Prepare a utility sheet for buyers information
  • Ensure buyer’s insurance agent has issued insurance binder
  • Ensure seller is not a foreign investor to protect buyers potential tax penalty
  • Consult with buyer regarding the closing disclosure documents
  • Schedule closing appointment with buyers and escrow closing officer
  • Ensure the closing statement is accurately calculated for buyer
  • Ensure buyer brings in the correct amount of funds at closing and in the proper form
  • Guide buyer to location of signing and preparing them for the expectations for closing
  • Present utility information sheet to buyers
  • Present keys and possession to the buyers
  • Ensure sellers leave all fixated and personal property included in the transaction for buyers
  • In the case of a rental, ensure the rent rolls and deposits have been transferred to the buyer
  • If rental, ensure sellers understand current landlord/tenant laws to ensure proper transfer of possession
  • Ensure the property is in expected condition upon possession
  • Follow up with buyers to ensure there are no surprises and help facilitate closure to any challenges
  • Ensure buyers receive their Title Insurance Policy
  • Follow up consistently to provide education, contractors, market updates and other resources that benefit our clients

We understand that the services for good Real Estate Professionals can be expensive. Here is an explanation as to why the costs have traditionally been based on a contingency fee.

Seller’s Real Estate Agent Responsibilities

There are many moving parts to a full Real Estate transaction. These are some items that we manage so you don’t have to.

REPRESENTING SELLERS

  • Provide fiduciary responsibilities to our sellers through agency laws
  • Understanding Real Estate contracts and contract law
  • Stay on top of market trends, statistics and changes to bring valuable information to our sellers
  • Manage all details of the transaction protecting clients timelines, deadlines and contingencies
  • Vetting potential buyers to ensure the safety of sellers & their property
  • Protecting clients’ interests so they are not in default of contract
  • Handling potential issues that may arise from liabilities on the premises
  • Understanding all state and federal Real Estate, Equal and Fair Housing laws
  • Understanding ongoing changes to tenants’ rights and applicable laws
  • Negotiating to bring fiduciary value to our sellers based on their interests
  • Manage clients’ responses to health issues, expectations, disappointments, feelings and moods as they change
  • Manage family, partner, and other influential relationships including challenging emotional experiences
  • Manage the difficult transitions between simultaneously selling and buying by protecting clients interests
  • Manage sensitive personal situations including marriage, divorce, bankruptcy, short sales and foreclosure
  • Work outside of normal working hours because ‘time is of the essence’
  • Work on short notices because ‘time is of the essence’
  • Work on the contingency that the transaction will close as competing clients must agree on the terms and conditions
  • When transactions fail, start over from the beginning while encouraging positivity and managing sellers’ emotions
  • Research listing packet including deed, tax history and plat/tax assessor maps
  • Research sales activity from Local MLS Broker Marketplaces and public records databases
  • Research absorption rates for property of this type, price range, and location
  • Research property’s ownership and deed type
  • Research property’s public record information for lot size and dimensions
  • Research and verify legal description
  • Research property’s current use and zoning, deed restrictions
  • Verify legal names of owner(s) in county’s public property records & deed of trust or contract
  • Perform exterior Curb Appeal & Neighborhood Assessment of subject property
  • Confirm current public schools and explain impact of schools & neighbors on market value
  • Tour property & present staging consultation and/or staging services to seller
  • Manage any pre listing repairs, updates or maintenance issues
  • Review agent’s and company’s credentials and accomplishments in the market
  • Present company’s profile and position or niche in the marketplace
  • Present preliminary CMA to seller, including comparable properties, sold properties, current listings, and expired listings
  • Meet with seller & present listing presentation
  • Offer pricing strategy with updates to CMA based on tour of home and updates, upgrades, professional judgment, and current market conditions
  • Discuss goals & motivation with seller to market effectively
  • Discuss marketing of MLS systems, Internet Data Exchanges and other Real Estate websites
  • Screen to qualify buyers and protect seller from curiosity seekers or dangerous individuals
  • Prepare for listing presentation including studying market analysis and absorption statistics
  • Present and discuss strategic marketing plan
  • Discuss service plan
  • Discuss transaction process and agency brokerage relationships
  • Review and explain clauses in listing contract and addendums
  • Gather square footage, measure rooms and overall heated square footage as required
  • Discuss any unrecorded property liens, agreements or easements
  • Obtain house plans, if applicable and available
  • Discuss showing instructions for buyers’ agents and showing times with seller
  • Discuss possible buyer financing alternatives and options with seller
  • Review current appraisal if available
  • Gather Home Owner Association information,  if applicable
  • Order copy of HOA bylaws, if applicable
  • Gather all utility service and cost information
  • Gather Well Report, if applicable
  • Verify security system, current terms of service and whether owned or leased
  • Discuss implications for the Federal Lead-Based Paint disclosure law
  • Discuss the state requirements for smoke and carbon monoxide detectors
  • Prepare detailed list of property amenities and assess marketability 
  • Confirm detailed list of property’s inclusions and conveyances with sale
  • Compile list of completed and future repairs and maintenance items
  • Explain Homeowner Warranty options to clients
  • Have extra key made for lockbox and one for file
  • Verify if property has rental units involved.  FHA guidelines for condos
  • If the property is rented, make copies of all leases and prepare seller for tenant legal protections
  • Verify all rents and deposits
  • Inform tenants of listing and discuss how showings will be performed
  • Installation of yard sign and lockboxes
  • Load listing into transaction management software program
  • Submit all listing paperwork and disclosures to company for broker review and approval
  • Enter property data from Profile Sheet into Local MLS Broker Marketplaces Database
  • Create property Virtual Tour web site platform page
  • Add property to company’s web site
  • Provide seller copies of the listing agreement 
  • Pay for, schedule & manage staging event
  • Pay for & schedule photo and video shoots
  • Upload all media to MLS and websites
  • Create all marketing ads complying with all state and federal equal and fair housing laws
  • Coordinate showings with owners, tenants, and other agents.
  • Return all prospecting calls including filtering scam callers, fraudsters and phishing expeditions
  • Prepare mailing and emailing marketing campaigns
  • Order & mail Just Listed postcards and marketing materials to network and neighborhood residents
  • Prepare fliers and feedback reports
  • Review comparable Local MLS Broker Marketplaces regularly to ensure property remains relevant
  • Order property counter display brochures
  • Order exterior fliers for front of property 
  • Present property to other agents within networking events
  • Advertise on social media, magazine, and other means as per marketing plan
  • Ensure listing has syndicated on web sites
  • Upload specific documents to the MLS documents section
  • Schedule & advertise Open Houses, if applicable
  • Manage showings and provide marketing data to potential buyers
  • Provide Special Feature displays for marketing, if applicable
  • Manage price changes and other change orders
  • Reprint or order supply marketing materials as needed
  • Gather and present feedback from buyers’ agents after showings
  • Discuss with sellers any feedback from showings to determine if changes are needed
  • Review weekly market studies, competition reports and seller’s strategy
  • Send marketing and exposure reports to sellers
  • Regular communication with seller to discuss interest, marketing and pricing
  • Manage changes in system databases
  • Review, present and explain all details of Offers to Purchase contracts submitted 
  • Evaluate offer(s) and prepare a net sheet for the sellers for comparison purposes
  • Explain merits and weakness of each offer to sellers based on research of buyers
  • Contact buyers’ agents to review buyer’s qualifications and discuss buyer’s motivation & potential red flags
  • Contact buyers’ lenders to qualify buyers’ abilities
  • Deliver Property Disclosures to buyer’s agent or buyer
  • Open Escrow and order Title Report
  • Confirm buyer’s earnest money deposit in escrow account so there’s no breach of contract
  • Communicate under-contract showing restrictions as seller requests
  • Deliver copies of fully signed Offer to Purchase contract to seller
  • Confirm copies of Offer to Purchase contract delivered to lender
  • Submit signed contracts for office broker review and approval
  • Negotiate all offers per seller’s direction on seller’s behalf
  • Prepare and convey counteroffers, acceptance or amendments to buyer’s agent
  • Provide copies of contract and all addenda to the closing title company
  • Ensure buyer’s agent has all signed documentation
  • Keep status updated in all MLS and web site systems
  • Update transaction management program as needed throughout the process
  • Manage any transactional details for land sales contracts, if applicable
  • Communicate with lender & follow loan processing through to the underwriter process
  • Advocate for sellers if there are any buyer’s appraisal issues
  • Constantly communicate with buyer’s lender to ensure there are no surprises
  • Review Preliminary Title Report and identify any clouds that may affect the sale
  • Manage entry for all inspection appointments
  • Receive and review all inspection reports, if requested by seller, and discuss with client
  • Discuss sellers and buyers responsibilities & expectations regarding inspection appointments
  • Ensure seller’s compliance with some inspection processes
  • Assist seller with identifying licensed contractors to perform any repairs and compliance of repairs
  • Understanding Oregon Contractor Control Board rules and laws within Real Estate transactions
  • Negotiate payment, and oversee all required repairs on seller’s behalf, if needed
  • Schedule & facilitate appraisal appointment
  • Provide to appraiser any comparable sales used in market pricing
  • Confirm closing process with buyer’s agent and lender
  • Schedule final signing and closing steps
  • Assist sellers with understanding closing documents
  • Meet with seller and escrow officer to sign closing documents
  • Assist in solving any title problems or in obtaining trust documents and death certificates
  • Scheduling buyer’s final walk-thru prior to closing, if applicable
  • Double check all tax, homeowners’ association dues, utility, and applicable prorations
  • Review & approve final closing figures from closing escrow agent
  • Confirm buyer and buyer’s agent have received title insurance commitment
  • Provide homeowners warranty information, if applicable
  • Ensure all parties have all documents to close their files
  • Manage any and all transitory situations with clients between simultaneously buying and selling
  • Ensuring seller receives a final net-proceeds check at closing
  • Update sold details to all MLS and Website marketplaces 
  • Enter completion into transaction management program
  • Follow up with any warranty paperwork for claims in the future
  • Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
  • In the case of rentals, verify all deposits and prorated rent rolls are reflected accurately on the closing statement and transferred appropriately
  • Transfer of keys, codes and any other pertinent information to the buyers
  • Communicate with buyer’s agents to work through any surprises or challenges after closing.
  • Follow up consistently to provide education, contractors, market updates and other resources that benefit our clients

We understand that the services for good Real Estate Professionals can be expensive. Here is an explanation as to why the costs have traditionally been based on a contingency fee.

April Monthly Market Check In

Activity is always expected to pick up in the Springtime, however this year it appears to be either delayed for the most part, or we won’t see the big activity increase like we typically do.  We are seeing the number of sales increase a little, however with it being an election year and interest rates as high as they are comparable to over the last 15 years, it wouldn’t be surprising if our Spring and Summer selling seasons were pushed down a bit.  We will probably see a selling season similar to last year.The CPI Report that came out yesterday shows inflation rose .04% in March and 3.5% from this time last year, which is higher than the FED was hoping for.  The PCE, another factor considered by the FED, rose 2.5% in February.  This data is more than likely supporting the expectation that the FED won’t make any rate cuts anytime soon; thus delaying relief for many home buyers.  Mortgage News Daily is reporting the average 30 year fixed mortgage rate at 7.34% at the time of this writing.  Many buyers who are waiting on the fence for rates to come down might be waiting there longer than they expected.  Unfortunately homeownership costs continue to increase with the recent changes required by the NAR Settlement Agreement allegedly coming in June of this year.  If you missed our response to this and all of the media reporting, 

you can read it here.  Fortunately we are finding ways around some of the challenges for the benefit of buyers.  Stay tuned, though because the Department of Justice will weigh in to influence the direction that the industry will ultimately take.
Homeownership continues to see new challenges, but we are doing everything we can to promote this amazing privilege that creates healthy & stable families and encourages wealth for all.  In the midst of it all, people are still moving around as we saw over 600 transactions last month.  Pending listings are up and we are experiencing more showings throughout the market.  Warmer weather is on the way and us Oregonians will get tired of being cooped up from the rain.
We continue to strive to bring the highest level of knowledge, service and professionalism.  We go the extra mile to take care of the people you care about.  There are a lot of moving parts and we are happy to spend the time discussing everything in further detail. Let us know if you have any questions or need any additional information.

Current Active Listings (All Types)2320Up 3.5% from last month & up 16.7% from this time last year
Current Pending Listings1073Up 16% from last month & up 5.6% from this time last year
Sold Listings Last Month622Up 15% from last month & down 16% from this time last year
New Listings Last Month1129Up 28.5% from last month & up 14% from this time last year
Months of Inventory3.46Up 5% from last month & up 35% from this time last year
% List to Sold Ratio98.16%Down 0.2% from last month & down 0.5% from this time last year
Absorption Rate
*Based on current active listings vs sold listings for the past month
27%*Up 11.7% from last month & down 31% from this time last year
Average Sales Price in All Categories$456,000Down 0.2% from last month & up 2.7% from this time last year
Average Residential Sales Price
**Based on Willamette Valley Multiple Listing Statistics
$487,000**Even from last month & up 1.7% from this time last year
Average Owner Occupied Interest Rates
***Based on Freddiemac.com Statistics of 30 year fixed mortgage
6.82%***Down 0.9% from last month & up 8.2% from this time last year
Consumer Price Index (CPI)
**** FED’s Goal is 2%
3.5%****Up 9% from last month & down 35% from this time last year

+Some numbers are rounded

What do Real Estate agents do?

What We Do

There are many moving parts to a full Real Estate transaction. These are some items that we manage so you don’t have to.

GENERAL REPRESENTATION

  • Provide fiduciary responsibilities to our clients through agency laws
  • Understanding Real Estate contracts and contract law
  • Stay on top of market trends, statistics and changes to bring valuable information to our clients
  • Manage all details of the transaction protecting clients timelines, deadlines and contingencies
  • Financial & time investments up front for marketing and exposing properties for sale
  • Vetting potential buyers to ensure the safety of sellers & their property
  • Protecting clients’ interests so they are not in default of contract
  • Handling potential issues that may arise from liabilities on the premises
  • Understanding all state and federal Real Estate, Equal and Fair Housing laws
  • Understanding ongoing changes to tenants’ rights and applicable laws
  • Negotiating well to bring fiduciary value to clients based on their interests
  • Manage clients’ responses to health issues, expectations, disappointments, feelings and moods as they change
  • Manage family, partner, and other influential relationships including challenging emotional experiences
  • Manage the difficult transitions between simultaneously selling and buying by protecting clients interests
  • Manage sensitive personal situations including marriage, divorce, bankruptcy, short sales and foreclosure
  • Balance the fact that oftentimes we have multiple clients that we have a fiduciary duty to that pursue the same property.
  • Work outside of normal working hours because ‘time is of the essence’
  • Work on short notices because ‘time is of the essence’
  • Work on the contingency that the transaction will close as competing clients must agree on the terms and conditions
  • When transactions fail, start over from the beginning while encouraging positivity and managing clients’ emotions

REPRESENTING SELLERS

  • Research listing packet including deed, tax history and plat/tax assessor maps
  • Research sales activity from Local MLS Broker Marketplaces and public records databases
  • Research absorption rates for property of this type, price range, and location
  • Research property’s ownership and deed type
  • Research property’s public record information for lot size and dimensions
  • Research and verify legal description
  • Research property’s current use and zoning, deed restrictions
  • Verify legal names of owner(s) in county’s public property records & deed of trust or contract
  • Perform exterior Curb Appeal & Neighborhood Assessment of subject property
  • Confirm current public schools and explain impact of schools & neighbors on market value
  • Tour property & present staging consultation and/or staging services to seller
  • Manage any pre listing repairs, updates or maintenance issues
  • Review agent’s and company’s credentials and accomplishments in the market
  • Present company’s profile and position or niche in the marketplace
  • Present preliminary CMA to seller, including comparable properties, sold properties, current listings, and expired listings
  • Meet with seller & present listing presentation
  • Offer pricing strategy with updates to CMA based on tour of home and updates, upgrades, professional judgment, and current market conditions
  • Discuss goals & motivation with seller to market effectively
  • Discuss marketing of MLS systems, Internet Data Exchanges and other Real Estate websites
  • Screen to qualify buyers and protect seller from curiosity seekers or dangerous individuals
  • Prepare for listing presentation including studying market analysis and absorption statistics
  • Present and discuss strategic marketing plan
  • Discuss service plan
  • Discuss transaction process and agency brokerage relationships
  • Review and explain clauses in listing contract and addendums
  • Gather square footage, measure rooms and overall heated square footage as required
  • Discuss any unrecorded property liens, agreements or easements
  • Obtain house plans, if applicable and available
  • Discuss showing instructions for buyers’ agents and showing times with seller
  • Discuss possible buyer financing alternatives and options with seller
  • Review current appraisal if available
  • Gather Home Owner Association information,  if applicable
  • Order copy of HOA bylaws, if applicable
  • Gather all utility service and cost information
  • Gather Well Report, if applicable
  • Verify security system, current terms of service and whether owned or leased
  • Discuss implications for the Federal Lead-Based Paint disclosure law
  • Discuss the state requirements for smoke and carbon monoxide detectors
  • Prepare detailed list of property amenities and assess marketability 
  • Confirm detailed list of property’s inclusions and conveyances with sale
  • Compile list of completed and future repairs and maintenance items
  • Explain Homeowner Warranty options to clients
  • Have extra key made for lockbox and one for file
  • Verify if property has rental units involved.  FHA guidelines for condos
  • If the property is rented,, make copies of all leases and prepare seller for tenant legal protections
  • Verify all rents and deposits
  • Inform tenants of listing and discuss how showings will be performed
  • Installation of yard sign and lockboxes
  • Load listing into transaction management software program
  • Submit all listing paperwork and disclosures to company for broker review and approval
  • Enter property data from Profile Sheet into Local MLS Broker Marketplaces Database
  • Create property Virtual Tour web site platform page
  • Add property to company’s web site
  • Provide seller copies of the listing agreement 
  • Schedule & manage staging event
  • Schedule photo and video shoots
  • Upload all media to MLS and websites
  • Create all marketing ads complying with all state and federal equal and fair housing laws
  • Coordinate showings with owners, tenants, and other agents.
  • Return all prospecting calls including filtering scam callers, fraudsters and phishing expeditions
  • Prepare mailing and emailing marketing campaigns
  • Order & mail Just Listed postcards and marketing materials to network and neighborhood residents
  • Prepare fliers and feedback reports
  • Review comparable Local MLS Broker Marketplaces regularly to ensure property remains relevant
  • Order property counter display brochures
  • Order exterior fliers for front of property 
  • Present property to other agents within networking events
  • Advertise on social media, magazine, and other means as per marketing plan
  • Ensure listing has syndicated on web sites
  • Upload specific documents to the MLS documents section
  • Schedule & advertise Open Houses, if applicable
  • Manage showings and provide marketing data to potential buyers
  • Provide Special Feature displays for marketing, if applicable
  • Manage price changes and other change orders
  • Reprint or order supply marketing materials as needed
  • Gather and present feedback from buyers’ agents after showings
  • Discuss with sellers any feedback from showings to determine if changes are needed
  • Review weekly market studies, competition reports and seller’s strategy
  • Send marketing and exposure reports to sellers
  • Regular communication with seller to discuss interest, marketing and pricing
  • Manage changes in system databases
  • Review, present and explain all details of Offers to Purchase contracts submitted 
  • Evaluate offer(s) and prepare a net sheet for the sellers for comparison purposes
  • Explain merits and weakness of each offer to sellers based on research of buyers
  • Contact buyers’ agents to review buyer’s qualifications and discuss buyer’s motivation & potential red flags
  • Contact buyers’ lenders to qualify buyers’ abilities
  • Deliver Property Disclosures to buyer’s agent or buyer
  • Open Escrow and order Title Report
  • Confirm buyer’s earnest money deposit in escrow account so there’s no breach of contract
  • Communicate under-contract showing restrictions as seller requests
  • Deliver copies of fully signed Offer to Purchase contract to seller
  • Confirm copies of Offer to Purchase contract delivered to lender
  • Submit signed contracts for office broker review and approval
  • Negotiate all offers per seller’s direction on seller’s behalf
  • Prepare and convey counteroffers, acceptance or amendments to buyer’s agent
  • Provide copies of contract and all addenda to the closing title company
  • Ensure buyer’s agent has all signed documentation
  • Keep status updated in all MLS and web site systems
  • Update transaction management program as needed throughout the process
  • Manage any transactional details for land sales contracts, if applicable
  • Communicate with lender & follow loan processing through to the underwriter process
  • Advocate for sellers if there are any buyer’s appraisal issues
  • Constantly communicate with buyer’s lender to ensure there are no surprises
  • Review Preliminary Title Report and identify any clouds that may affect the sale
  • Manage entry for all inspection appointments
  • Receive and review all inspection reports, if requested by seller, and discuss with client
  • Discuss sellers and buyers responsibilities & expectations regarding inspection appointments
  • Ensure seller’s compliance with some inspection processes
  • Assist seller with identifying licensed contractors to perform any repairs and compliance of repairs
  • Understanding Oregon Contractor Control Board rules and laws within Real Estate transactions
  • Negotiate payment, and oversee all required repairs on seller’s behalf, if needed
  • Schedule & facilitate appraisal appointment
  • Provide to appraiser any comparable sales used in market pricing
  • Confirm closing process with buyer’s agent and lender
  • Schedule final signing and closing steps
  • Assist sellers with understanding closing documents
  • Meet with seller and escrow officer to sign closing documents
  • Assist in solving any title problems or in obtaining trust documents and death certificates
  • Scheduling buyer’s final walk-thru prior to closing, if applicable
  • Double check all tax, homeowners’ association dues, utility, and applicable prorations
  • Review & approve final closing figures from closing escrow agent
  • Confirm buyer and buyer’s agent have received title insurance commitment
  • Provide homeowners warranty information, if applicable
  • Ensure all parties have all documents to close their files
  • Manage any and all transitory situations with clients between simultaneously buying and selling
  • Ensuring seller receives a final net-proceeds check at closing
  • Update sold details to all MLS and Website marketplaces 
  • Enter completion into transaction management program
  • Follow up with any warranty paperwork for claims in the future
  • Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
  • In the case of rentals, verify all deposits and prorated rent rolls are reflected accurately on the closing statement and transferred appropriately
  • Transfer of keys, codes and any other pertinent information to the buyers
  • Communicate with buyer’s agents to work through any surprises or challenges after closing.
  • Follow up consistently to provide education, contractors, market updates and other resources that benefit our clients

REPRESENTING BUYERS

  • Consult with buyers to learn their goals and interests
  • Discuss Agency Relationships and Buyer Broker Agreements
  • Qualify buyers with their abilities to purchase
  • Discuss the home buying process and funnel process
  • Discuss the purchase contracts and addenda
  • Discuss all buyer contingencies and protections
  • Consult with any listing agents to try to gather as much information to position the buyers in the best light
  • Discuss strategies to craft the best offer specifically for the sellers and property that buyers are interested in
  • Discuss offer strategies to protect buyers interests taking into consideration the proper process of paying for inspections and appraisals
  • Consult with buyer’s lender to ensure the proper verbiage is used in crafting offer for buyers
  • Advised by lender to take into account any important and confidential information to protect buyers interests
  • Consult with lender to understand buyer’s lending guidelines and restrictions
  • Consult with buyer over their lender’s estimate
  • Search through the many properties in buyer’s given criteria to find the most suitable for buyers
  • Network with other agents to identify off market properties or coming soon pocket listings
  • Tour potential properties with buyers
  • Perform a market analysis on interested property to ensure value
  • Research property’s ownership and deed type
  • Research property’s public record information for lot size and dimensions
  • Research and verify legal description
  • Research property’s current use and zoning, deed restrictions
  • Consult with surveyor if needed
  • Verify legal names of owner(s) in county’s public property records & deed of trust or contract
  • Craft offers with respect to the fiducial responsibilities to the buyer’s interests
  • Understand the many lending guidelines ahead of time that would prohibit buyers to purchase certain properties
  • Discuss the specific items that appraisers are looking for that would be problematic for buyers
  • Discuss certain limitations that are revealed through CC&Rs that may be burdensome to buyers
  • Ensure that any credits from the seller are allocated to the buyer and not wasted
  • Ensure the listing side has all signed documents and signed disclosures
  • Ensure buyers have submitted proper earnest money so they are not in default
  • Research any geotechnical, slide or flood plain issues
  • Advise researching against any insurance CLUE reports
  • Schedule all inspections including full home, pest & dry rot, termite, lead based paint, sewer or septic, asbestos, radon, mold, foundation & well system inspections, if applicable within the timeframes allowed
  • Assist all inspectors to fully inspect all areas of concern for the buyer
  • Advise buyer on further specialty inspections 
  • Ensure seller’s compliance with some inspection processes
  • Receive all property disclosures and consult with buyer any areas of concern
  • Negotiate any repair issues on buyer’s behalf
  • Confirm all repairs are completed by licensed & bonded contractors as applicable by law
  • Understanding Oregon Contractor Control Board rules and laws within Real Estate transactions
  • Confirm buyers are satisfied with repairs through reinspection process
  • Examine preliminary title report to ensure there are no clouds unacceptable to buyers
  • Coordinate the appraisal inspection
  • Advocate for the buyer if there are any lender or appraisal issues
  • Manage any transactional details for land sales contract, if applicable
  • Prepare a utility sheet for buyers information
  • Ensure buyer’s insurance agent has issued insurance binder
  • Ensure seller is not a foreign investor to protect buyers potential tax penalty
  • Consult with buyer regarding the closing disclosure documents
  • Schedule closing appointment with buyers and escrow closing officer
  • Ensure the closing statement is accurately calculated for buyer
  • Ensure buyer brings in the correct amount of funds at closing and in the proper form
  • Guide buyer to location of signing and preparing them for the expectations for closing
  • Present utility information sheet to buyers
  • Present keys and possession to the buyers
  • Ensure sellers leave all fixated and personal property included in the transaction for buyers
  • In the case of a rental, ensure the rent rolls and deposits have been transferred to the buyer
  • If rental, ensure sellers understand current landlord/tenant laws to ensure proper transfer of possession
  • Ensure the property is in expected condition upon possession
  • Follow up with buyers to ensure there are no surprises and help facilitate closure to any challenges
  • Ensure buyers receive their Title Insurance Policy
  • Follow up consistently to provide education, contractors, market updates and other resources that benefit our clients

We understand that the services for good Real Estate Professionals can be expensive. Here is an explanation as to why the costs have traditionally been based on a contingency fee.

What our Real Estate Brokers experience on a daily basis and how this affects you.

Experience Matters

With over 3400 brokers in our Mid Willamette valley, where everyone knows a Real Estate agent, why would it be important to choose your representation wisely?  At Paramount Real Estate; we specialize in understanding contracts, are professional negotiators, and take special care of our clients interests.  Here are just a few situations that we experienced which left people exposed and vulnerable.  

Details matter.

We often do our due diligence in attempting to find out as much information as we can to represent our clients. It amazes us how often the other side willingly gives up confidential information that puts their clients in a negative negotiating position. It is our fiducial responsibility to represent our clients so any information that is not protected is presented for negotiation purposes. Unfortunately many buyers and sellers are not in great hands because of the work that their inexperienced or compromised agent says.

Experiences like this happen often. There are significant due diligence contingencies that protect a buyer’s earnest money. In order to terminate properly, certain steps need to be taken within the contingency periods. Some agents appear to be asleep at the wheel and miss their contingency deadlines to protect their clients. It is then up to our clients to decide what is best for them, however we have been in multiple situations where our clients have been awarded the buyer’s earnest money because they did not perform. It can be costly to be found in default.

We experienced a transaction where a seasoned buyers agent from another company used the wrong form to terminate a transaction for his buyer.  A simple mistake like this put $10,000 of the buyers earnest money at risk as well as having to deal with litigation proceedings that dragged on.  We often see buyers agents send over termination forms within contingency periods thinking they are representing their clients well.  There are additional specific forms that need to be used depending on the contingency that accompany a termination agreement. Some brokers do not understand these details and leave their clients exposed because they do not use the correct forms.

One client of ours was buying a new townhome in the area from a big national builder.  The wrong CC&Rs were recorded with many mistakes in it. The builder/developer used a template from another state for convenience.  We fought to get those changed and updated CC&Rs recorded that protected our client before closing escrow.

During one transaction, we found that the seller had many judgments on record which seized the sale. We notified our buyer immediately so they could terminate within the contingency period and therefore protect their earnest money, as well as save them from spending money on further due diligence issues before realizing that we were faced with a dead end.

Years ago we represented a seller and found that the buyers were not going to be able to perform to close the transaction by the agreed upon closing date.  The buyers agent failed to present an extension addendum to secure the transaction past the close date, and therefore the sellers were able to call the buyers in breach of contract.  Our seller chose not to extend the closing, causing the buyer to lose their earnest money and the sale of the house. These deadlines are critical to meet and many brokers are not paying close enough attention in keeping their clients out of trouble.  This can be especially true in an environment where a seller may be looking for a way out of the contract to be able to sell to a higher paying buyer, or one with more favorable terms.

Buying or selling? We can help!

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Paramount Oregon Paramount Oregon
1008 12th St. SE Salem OR 97302
(503) 385-1518
© 2024 Paramount Real Estate Services
Principal Brokers & Brokers Licensed in the State of Oregon