Sellers

Seller's Representation Services

At iLotus Realty, we provide our seller clients with comprehensive, professional representation from the initial listing presentation through closing and beyond. The following outlines the full scope of services our Agents deliver to position your property for a successful sale.

Pre-Listing Activities

Contact the property owner and schedule the listing-presentation appointment, confirming details in advance.
Review pre-appointment questions to ensure a productive meeting.
Research a representative sample of comparable properties currently listed by type, price range, and location.
Analyze recent sales trends and activity (typically the past three to six months) using MLS and public records.
Determine the average days on market for similar property types, price ranges, and locations.
Download and review property tax roll information.
Verify public-record information regarding ownership, deed type, lot size, and dimensions.
Research and confirm the legal description.
Review the property’s land-use coding, zoning, current use, and any deed restrictions.
Determine whether lead-based paint disclosure is required.
Prepare a comparative market analysis to establish a broker’s opinion of value.
Assemble a complete listing-presentation package.
Conduct an exterior curb-appeal assessment of the subject property.
Verify public-school zoning and discuss its potential impact on market value.
Review a listing-appointment checklist to confirm all preparatory steps are complete.

Listing Appointment and Presentation

Present the broker’s and company’s credentials, accomplishments, and market position.
Provide an overview and projections of current market conditions.
Review market-analysis results, including sold comparables, current listings, and expired listings.
Recommend a pricing strategy based on professional judgment and current market conditions.
Discuss the seller’s goals to develop an effective marketing approach.
Explain the marketing power and benefits of the MLS.
Review available marketing options and their effectiveness.
Explain the work the brokerage performs behind the scenes and broker availability on weekends.
Explain how the brokerage screens calls for qualified buyers and protects the seller from curiosity seekers.
Present and discuss the strategic master marketing plan.
Share results of the curb-appeal assessment and suggest improvements to enhance saleability.
Verify city sewer or septic system details, including last inspection or pump-out date.
Confirm well status, depth, and output via a third-party well report (if applicable).
Verify availability of natural gas, along with supplier contact information.
Confirm security-system terms, ownership or lease status, and current service.
Verify any transferable termite bond and obtain a copy of its terms.
Discuss home-warranty program options with the seller.
Identify any rental units on the property and collect copies of leases for the listing file.
Verify all rents and deposits.
Assess interior décor and recommend changes to enhance appeal.
Prepare a seller’s net sheet.
Review the accuracy of current title information with the seller (obtaining copies of the deed, owner’s title insurance policy, and most recent survey when available).
Verify owner names as they appear in the county’s public property records.
Confirm whether there are any outstanding or expired construction permits, or unpermitted changes since purchase.
Obtain a copy of the current title insurance policy.
Complete the listing contract and addenda using ownership information as recorded, obtain all required signatures, and return signed copies to the seller.
Review standard closing costs and prorations typical to the HUD statement.
Obtain seller permission to install a lock box.
Measure interior room sizes and confirm lot dimensions from the certified survey when available.
Note any unrecorded property lines, agreements, or easements disclosed by the seller.
Obtain and review house plans, if available.

Post-Listing Activities

Compile and assemble a formal property file.
Obtain copies of the subdivision plat or complex layout.
Confirm there are no outstanding or expired construction permits.
Obtain the current title insurance policy.
Provide the seller with a blank sales contract for review in advance of any offer.
Notify tenants of the listing and coordinate showing procedures.
Arrange installation of the yard sign.
Have the seller complete the seller’s disclosure form.

Listing Activities

Order the plat map for retention in the property’s listing file.
Prepare showing instructions and agree on showing-time windows with the seller.
Install an electronic lock box programmed for the agreed-upon showing windows.
Obtain and verify current mortgage loan information with the lender.
Identify the homeowner association manager (if applicable) and verify fees, pending assessments, and any unpaid balances.
Research electricity availability and supplier contact information.
Prepare a detailed list of property amenities and assess their market impact.
Prepare a detailed list of inclusions and conveyances with the sale.
Compile a list of completed repairs and maintenance.
Explain homeowner-warranty benefits to the seller and assist with the warranty application.
Place the homeowner warranty in the property file for conveyance at closing.
Make extra lock box keys and a copy of the completed seller’s disclosure form for the file.
Arrange professional interior and exterior photography for the MLS listing.
Arrange creation of a virtual tour, if applicable.
Complete a new-listing checklist and enter the listing into office records.

MLS-Related Activities

Prepare the MLS profile sheet, ensuring quality control and accuracy.
Enter property data from the profile sheet into the MLS database.
Proofread the MLS listing for accuracy, including proper placement on the map.
Upload additional photos for MLS and flyer use.
Provide the seller with a copy of the MLS profile sheet.
Add the property to the company’s active listings.

Marketing and Showing Activities

Create print and internet advertisements with seller input and approval.
Provide “special feature” cards when applicable.
Submit ads to participating internet real estate sites.
Reprint and resupply brochures as needed.
Create QR codes to support marketing materials.
Prepare mailing and contact lists and generate mail-merge letters.
Order “just listed” labels and reports.
Prepare flyers and property marketing brochures for seller review.
Order an appropriate quantity of marketing brochures or flyers.
Email marketing materials to brokers and agents in the network.
Upload the listing to the company and broker’s internet sites.
Mail “just listed” notices to neighborhood residents.
Inform the Network Referral Program of the listing.
Coordinate showings with owners, tenants, and other Agents, returning all calls promptly — weekends included.
Provide showing feedback to the seller and recommend changes based on buyer comments.
Regularly review comparable MLS listings and market trends to ensure the property remains competitive.
Share marketing data with international relocation and referral networks.
Promptly communicate price changes to all internet groups and update the MLS.
Request feedback from buyers’ brokers after each showing.
Review weekly market study reports and discuss results with the seller.
Contact the seller weekly to discuss marketing and pricing.

Offer and Contract Activities

Verify proper licensure of the buyer’s broker and salesperson.
Obtain signed and dated verification that the escrow deposit has been delivered.
Receive and review all offers to purchase submitted by buyers or their brokers.
Evaluate offers and prepare a net sheet for each so the seller can make informed comparisons.
Review the merits and weaknesses of each offer with the seller.
Contact the buyer’s broker to review buyer qualifications and discuss the offer.
Provide the seller’s disclosure to the buyer or buyer’s broker upon request — ideally before the offer.
Confirm buyer pre-approval directly with the lender and obtain a copy of the pre-approval letter.
Negotiate all offers and counteroffers on the seller’s behalf.
Prepare and deliver counteroffers, acceptances, or amendments to the buyer’s broker.
Upon acceptance, deliver the signed contract to the buyer’s broker or directly to the buyer.
Verify that the contract is signed by all parties.
Provide copies of the contract and addenda to the closing attorney, title company, and lender.
Record and promptly deposit the buyer’s earnest money with the escrow agent.
Communicate under-contract showing restrictions as the seller requests.
Deliver fully signed contracts to the seller.
Advise the seller on how to handle additional offers received before closing.
Update the MLS status and listing file to “sale pending.”

Loan Process Activities

Contact the buyer’s lender weekly to confirm loan processing is on track.
Follow the loan through underwriting.
Communicate final loan approval to the seller.

Home and Termite (WDO) Inspection

Coordinate the buyer’s professional home and WDO inspections with the seller.
If the property is vacant, arrange for utilities to be turned on for the inspection.
Review the home and WDO inspection reports with the seller and discuss any issues or options.
Document inspection completion in the listing file.
Verify seller compliance with all repair requirements.
Recommend or assist the seller in identifying trustworthy contractors for any required repairs.
Obtain copies of repair invoices documenting completed work.
Coordinate buyer access to review completed repairs, if needed.

Appraisal Activities

Arrange appraiser access to the property.
Follow up to ensure timely completion of the appraisal.
Document appraisal completion in the listing file.
Review the appraisal report with the seller and discuss available options if needed.

Closing Preparation

Distribute signed contracts to all parties, including the buyer, seller, title company, lender, cooperating brokers, and closing agent.
Coordinate the closing process with the buyer’s broker and lender.
Maintain and update all closing forms and files.
Confirm the closing location, date, and time, and notify all parties.
Confirm with the closing agent that all title issues have been resolved.
Verify that the seller has the proper power of attorney or trust documents when required.
Work with the buyer’s broker to schedule and conduct the buyer’s final walk-through.
Confirm that all tax, HOA, utility, and other applicable prorations have been resolved.
Request and review final closing figures from the closing agent.
Review the HUD statement with the seller to verify accuracy.
Forward verified closing figures to the buyer’s broker and confirm review.
Confirm that the buyer and buyer’s broker have received the title insurance commitment.
Ensure the homeowner’s warranty is available at closing, if applicable.
Recommend a courtesy closing agent for absentee sellers when needed.
Review closing documents with the seller and their counsel.
Deliver the earnest money deposit from escrow to the closing agent, confirming proper reflection on the final HUD.
Coordinate this closing with the seller’s next purchase and resolve any timing concerns.
Confirm the seller’s net proceeds check at closing.

After-Closing Services

Provide Agent referral information for the seller’s relocation destination, when applicable.
Update the MLS status to “sold” with the sale date, price, and broker identifiers.
Close out the listing in company files.
Follow up with the seller to ensure continued satisfaction.