Sellers Guide

Toronto-based, but living and working locally.

Stirling

Frankford

Wooler

Trenton

Belleville

Tyendinaga

Prince Edward County

Consecon

Wellington

Picton

Bloom eld

Tamworth

Roblin

Napanee

Camden East

Newburgh

Bath

Serving Prince Edward County, Belleville, Napanee and surrounding areas.

Selling Your Home

We know you have lots of questions about this complex and intimidating process so we’ll try to answer them all today including:

• WHAT ARE THE BENEFITS OF WORKING WITH A TEAM

• HOW ARE YOU GOING TO MARKET MY HOME?

• WHY RE/MAX AND OUR BROKERAGE

• WHAT FACTORS WILL AFFECT MY PRICE?

• WHAT CAN I DO TO MAXIMIZE MY SALE PRICE?

• WHAT DO I NEED TO DO IN THIS PROCESS?

• WHAT DO YOUR CLIENTS SAY ABOUT YOU?

We’ve designed this package to provide you with the necessary background on our company, team, and marketing approach. We’ll also show how we’re different from other real estate companies.

Meet Alexandra

Alexandra has grown up in the rural outskirts of Napanee where she currently resides. She has grown up with an expansive sense of how a rural household operates and has years of local connections and ties to not only Napanee but Prince Edward County & Quinte region. With extreme drive and motivation, she continues to grow her business by over 30% year to year. She has achieved many RE/MAX awards for her sales and is truly an industry leader.

In her “spare time” she enjoys being with her family and 2 children. Her hobbies include gardening, golfing, and cooking.

She is a Rotarian and believes in supporting the communities and the businesses that operate in them. She has a monthly draw giving back and supporting awareness of local businesses. As well as donating a portion of every sale to the Children’s Miracle Network.

Alexandra is very honest and transparent so if there is anything you want to know about her she will be sure to let you know!

ALEXANDRA GRANT REALTOR®

Why should you choose the AG Real Estate Team?

AG has made plenty of waves in the Prince Edward County, Napanee and Quinte market.

Helping 100’s of families buy and sell each year!

We are committed to bringing that knowledge and experience to the process of finding you a new home. That’s what you can expect when purchasing with AG.

Whether you’re a first-time homebuyer, a seasoned investor, or someone in between, our customized buying process ensures all your specific needs are met.

Everyone handles the buying process differently. And, we understand that.

We pride ourselves on our flexibility in remaining an objective third party. AG uses our hands-on experience to provide sound advice before, during, and after your purchase.

What Are The Benefits of Working with our Team?

We help you prepare your home for the market

Why AG Real Estate Group

Serving Prince Edward County, Napanee, and the Quinte region, the AG Real Estate Group is part of the Toronto-based RE/MAX Hallmark First Group Realty Ltd., the largest RE/MAX Canadian franchise. With over 1,700 franchise agents, our buyers and sellers further increase their listing awareness throughout the province, Canada, and Globally.

We believe customer service is essential, and that’s why our team includes Lead Agent Alexan dra Grant along with marketing, digital media, and admin personnel. We’re here to support you in your buying or selling process every step of the way.

What we offer

Our high-end marketing services sets our team apart from the rest, and the results show with 50+ homes sold in 2020. We specialize in preparing your home with Professional staging, Creative Photography, video tours, 3D Virtual tours, Print Advertising, out-of-area, estate planning, and Social Media marketing. We also provide a custom listing

AG Real Estate Group is part of a large brokerage that lives and operates locally. We give you major exposure from the GTA to Ottawa.

How Are We Going To Market Your Home?

Every Home and every buyer and seller is unique, which is why AG ensures every listing receives a personalize positioning review.

Alexandra, through consultation with the seller/client reviews goals and aspirations and uses this information to help formulate a positioning plan. Using all the visual and conversational data a custom marketing a positioning plan is developed. These plans includes a wide range of professional marketing and support solutions that AG customizes to each and every client.

A personalized listing sheet is produced for every home. This multipage listing sheet is hosted using a page turner online with digital links sent to our extensive buyers list and presented to potential buyers using digital and social marketing tools. Often these guides are printed for distribution to listing agents and key potential buyers so your home has concrete top of mind staying power.

How Are We Going To Market Your Home?

We help you prepare your home for the market

Professional Photography

Buyers start searching for homes online and first impressions are very important. Buyers will skip past a home that does not present well with good visual content. Professional photography will draw them in, and if the pictures meet their approval, they will seek further verification in the virtual tours, and the written content describing the property. A listing with poor visual content will sit on the market for a much longer time period.

Professional Cleaning

Hiring a professional to do a deep clean of your home prior to listing is a great option. We partner with a local company and offer this service under some circumstances. This includes washing windows, baseboards, bathrooms, kitchens, light fixtures, flooring etc. It is important that the house is show ready when it is first listed. This is when you get the most action/ viewings on your home and you want everyone to have positive things to say about it.

Professional Staging

We have a professional staging service available to dress up your home. This is an optional service but we highly recommend it. When you’re dealing with such a significant financial transaction, you don’t want to settle for a lower selling price. We provide consultation for arranging house hold Items and furniture / décor / accent pieces brought to your home.

How Are We Going To Market Your Home?

We help you prepare your home for the market

Pre-Inspection

It is very important to know any issues about your home prior to listing. It’s best to deal with them prior to listing, but if we can’t, then price the home accordingly and let the buyer be aware of any issues prior to viewing the home or submitting an offer. Buyers will often try to negotiate a much larger reduction in price than what is required to take care of problems. If we price the home accordingly, or fix known issues prior to listing, this can help provide you with a more seamless transaction.

Floor Plans with Accurate Dimensions

Custom Sign Installation

Sometimes, despite all the efforts we make online and on print media, the “old fashioned” sign on the lawn does the trick. I like to make this as visible as possible. I hire a professional installer to mount the sign on a wooden post which helps all traffic clearly see that the property is for sale.

How Are We Going To Market Your Home?

We help you prepare your home for the market

Aerial (Drone) Footage

Custom-Designed Feature Sheets

I create a custom feature sheet for your home that gives additional information about the home. I have these attached to all the listings online for the agent’s to download and are also left at the home for all buyers to take with them to remember the property.

Included are such items as:

• A list of upgrades to the home

• Features about the property that aren’t included on a standard MLS form.

• Community Knowledge & Amenities

• Survey and Floor Plans

• Dimensions

• Utility Costs

Online Exposure to Attract Out-ofTown Buyers

We use social media apps like Facebook and Instagram to advertise your listing, as well as Google Ads and Algorithms. With these platforms, we can target specific demographics, interests, locations and ages so ads are seen by the right buyers. The ads will automatically appear on a buyer’s newsfeed or on non-real estate sites that they are browsing. Why do we use this tool? For maximum exposure, all without having to “like” my pages or view my websites. I have sold many homes this way to buyers who were not even considering my area as an option to purchase in. Websites like realtor.ca offer only limited exposure since they are a map-based search… which means, if the buyer isn’t looking specifically in your area, they will miss your listing.

• google target ads

• facebook ads

• instagram ads

• homesforsaleinprinceedwardcounty

• remaxhallmark

• remaxglobal.com

• remax.ca

• Exposure to markets in Toronto, Ottawa, York, Durham, Barrie, Simcoe

• twitter

• facebook

RE/MAX Hallmark is a GTA-based brokerage which gives you exposure to this dynamic marketplace, but with local representation.

How Are We Going To Market Your Home?

We help you prepare your home for the market

Video / Virtual Tours / 3D Tours

Buyers want as much online information as they can possibly get before calling to book an appointment. Sometimes still-photos cannot represent the whole property well enough, so virtual tours are needed to show more content. We use 3D tours with floor plans so the buyer can virtually walk through the home, as well as video tours that allow the buyer to sit back and enjoy a tour without having to makes various directional “clicks”.

Virtual Video Tours are more often viewed than still photos and written content so this is an important marketing feature to capture as many views online as possible. It is also easier for someone to sit back and watch a video than it is to browse through pictures and read written content.

Videos give a better representation of a home’s size, location and features and helps to bring the right buyers to view your home. That’s why we hire a professional team to make sure the video content is onpoint to capture the Buyer’s attention.

403% More Inquiries for real estate listings that included a video than those without.

50X EASIER to have your listing ranked on a page 1 search on Google if it includes a video. Especially on Youtube since it is owned by Google.

88% MORE TIME: The average increase in the time a user spends on a website viewing a listing if it includes a video.

95% Viewers Retain 95% of a Message when they watch it on video.

1200% More likely to be shared on social media if it includes a video.

Why Our Brokerage?

Training and Support

The Brand

Buying or selling a home is likely the largest and most important transaction you’ll ever make. That’s why so many trust RE/MAX: the most widely recognized real estate brand in the world.

For more than 20 years, RE/MAX has been the leading real estate organization in Canada. By providing the best training, administrative and marketing support, brokers and agents are free to focus on what they do best: sell real estate.

Chances are, you would have a hard time finding someone who has never heard of “RE/MAX.”

With 100,000 Sales Associates in nearly 100 countries worldwide, the RE/MAX name—along with the iconic balloon—represents a professional organization that has become an industry leader.

RE/MAX also advertises through many mediums, in cluding: television, print, online and physical signs (such as NHL rink boards). This high level of expo sure will go to work for you when listing your proper ty. According to ComScore, RE/MAX Canada also leads other real estate brands with its significant traf fic to remax.ca.

Many RE/MAX Sales Associates are also affiliated with the Children’s Miracle Network, therefore, the sale of a RE/MAX Miracle Home will help support your local children’s hospital.

“In an uncertain market, consumers become less specu lative. Instead, they rely on proven brands to reinforce their efforts to manage one of their most important invest ments. They rely on the experience and expertise that has made RE/MAX one of the most recognizable brands in the real estate world.”

RE/MAX supports all of its Sales Associates with comprehensive training and ongoing support.

Our affiliates are highly skilled and educated, and they have the latest tools and technology at their fingertips. They are motivated to put this knowledge and experience to work for you!

Community Consciousness

At the heart of RE/MAX is a deep commitment to the communities where we operate. That’s why we developed our exclusive Miracle Home Program, which allows RE/MAX agents to directly donate a portion of their home sales toward quality healthcare for children. RE/MAX agents also contribute millions of dollars to the Children’s Miracle Network through various cause-marketing programs each year.

AG Real Estate Group is part a this large brokerage that lives and operates locally. We give you major exposure from the GTA to Ottawa.

Why RE/MAX?

When it comes to choosing a brand to help you sell your home, look no further than the RE/MAX balloon. RE/MAX is synonymous with professional. Our agents close more real estate transactions on average for their clients than anyone in the world.

We are able to bring that knowledge plus a network of over 104,000 agents to help you gain the best possible financial outcome.

• GLOBAL PRESENCE FOR LOCAL RESULTS

To maximize your financial outcome, it pays to have global visibility. RE/MAX has offices in 95+ countries and has a website that translates your listing into 40+ languages and almost 50 currencies.

• BRAND AWARENESS

The red, white and blue lawn sign and the RE/MAX Balloon are recognized around the world. In the US and Canada, RE/MAX is #1 in unaided brand awareness among real estate franchises.

RE/MAX THE VS

NATIONAL, FULL-SERVICE BROKERAGE BRANDS

Proven Results

Every 30 seconds, a RE/MAX agent helps someone find their perfect place. With over 7,000 offices worldwide, RE/MAX serves home buyers and sellers closer to home.

Global Reach

With a presence in over 100 countries and territories, the RE/MAX network’s global footprint is unmatched by any other real estate brand.

#1 in brand awareness

Source: MMR Strategy Group study of unaided awareness.

Market Share

RE/MAX agents worldwide sell more real estate than any other brand. As measured by residential transaction sides.

Remax.ca

The Go-To Resource for Buyers and Sellers. One of the industry’s most visited franchise sites, remax.ca has received over 131 Million visits since site launch*.*site launched April 2016, data as of July 2017, Google Analytics

Over 90% of consumers will search online to find their home

REMAX.CA ATTRACTS MORE CONSUMERS THAN ANY OTHER REAL ESTATE FRANCHISE WEBSITE.

111,915+ Associates | 7,400 Offices | 100 + Countries

WE HELP YOU CONNECT WITH THE ONE BUYER THAT IS PERFECT FOR YOUR HOME

What Factors Will Affect Your Price?

Many Factors affect the price of your home but the most important is finding the right agent.

Interview A Realtor

1. How long have you been in the business and what made you become a realtor?

Important to understand the motivation and passion your realtor has for this business.

2. Are you a full time or part time agent? Are you part of a team or a single agent?

How much effort is your agent putting forth to sell your home and how much time do they have to offer? Buyer’s want immediate assistant or they will move on to the next property of interest.

3. Would I be corresponding with you alone during the whole process?

It is important to know how their office structure works so you are not dealing with multiple, uncoordinated contacts for updates, concerns and general questions.

4. What is your average day on market for your listings for this year to date, and for last year. Provide proof.

This shows how accurate their pricing is, and more importantly, how well their marketing is working. Remember that some properties have pitfalls that make them hard to sell, no matter what.

5. What is your average list to sale ratio for your listings this year to date and for last year. Provide proof. This will help you understand how accurate the agent is with their evaluations when it comes to pricing. Is the agent trying not to offend you with a low price, or, taking the listing at your suggested price just to attract buyers to whom they will then sell a more realistically priced property? Where is the proof of pricing? All local agents have access to the same data base to track past sales history.

What other considerations do they take into account when pricing homes?

What Factors Will Affect Your Price?

6. How well do they study the market? Ask them the following to see how well they know your market: What homes typically sell the fattest and why?

What is the average sale price in my market?

What is the average Day on Market?

What is the most popular price range in my market?

What kind of buyers are looking in my area and where are they coming from if new to the area?

7. What do you charge for commission and what percentage of your commission will be spent on marketing my home?

It is important to be aware of where the money you are giving the agent is going. You want to know how much they spend on marketing and also if they are offering the normal commission rate for the buyer’s agent to receive.

8. What type of marketing do they employ and what makes it superior to what other agents are doing? Does their marketing strategy help in gaining the best price for your home, with a faster turnaround time? If there is interest from buyers from other regions, what marketing strategies are they using to attract them to this area and your home?

9. Do you have a list of recent testimonials from past sellers?

Everyone has good testimonials and reviews... but are they current and not years old? Ask them if they have ever had transactions fall apart and what they learned from those past experiences.

10. If there’s an offer on my property, what is the procedure for the following scenarios:

If your Listing Agent has their own buyer, what is their protocol for multiple representation? How do they stay impartial to both sides?

Does the listing agent inform all buyer’s agents who have recently shown the property, or expressed interest, that they have an offer in hand to allow for a competing offer?

What Factors Will Affect Your Price?

Understanding Market Conditions

Depending on the time of year, what the current economy is doing, interest rates, and attractions to the area, there can be different types of markets that you can experience throughout the year.

Balanced Market: The number of homes is equal to the number of buyers. What does this mean for you as a Seller? You may not sell right away but still within a reasonable amount of time. Typically not exceeding 6 months. The buyers will tend to be a little bit pickier about the general condition of the home and have more bargaining power.

Buyer’s Market: A buyer’s market occurs when the supply of homes on the market exceeds the demand. This can typically happen in a recession or when the area is not highly desired etc. What does this mean for you as a Seller? Your home could be sitting on the market for more than 6 months and its value isn’t as strong. Buyer’s will have more bargaining power. You will need to do something to home to make it more attractive than the competition.

Seller’s Market: This occurs when the number of buyers wanting to purchase homes exceeds the supply of available homes on the market. What does this mean for you as a Seller? Your home will typically sell for more money, bidding wars are more likely, fast turnaround time from list to sale, and Buyer’s cannot be as picky about the condition of your home and consequently have little to no bargaining power.

The Benefits of Proper Pricing

1. Faster Sale

When your home sells faster, you save carrying costs, mortgage payments, other ownership costs and is less stressful on your family.

2. Less Inconvenience

If you have moved before, you know the energy it takes to prepare for showing: keep the home clean, make child care arrangements and alter your lifestyle. Proper pricing reduces this.

3. Exposure To More Buyers

At market value, you open your home up to more people who can afford the price.

4. Increased REALTOR® Response

When REALTORS® are excited about a home and its price, they make special efforts to contact all their potential buyers.

5. Better Response From Advertising And Sign Calls

Ad calls and sign calls to REALTORS® turn into showings and sales when price is not a deterrent.

6. Attracts Higher Offers

When a home is priced right, buyers are less likely to come in with a low offer.

7. Means More Money To Sellers

If a home is priced right, the excitement of the market produces higher sale prices. You benefit more, both in terms of actual sale price and in less carrying costs.

Determining the Value of Your Home

How do Realtors value your home?

Real estate agents have a database of past sales history. They will look at a wide variety of different factors when considering value. What are the agents looking for when they compare another homes to yours?

1. Location

2. Size

3. Updates to the home

4. Recent Sale History & Market Conditions

5. What homes are competition against your home

6. Land Value

7. Plus Minus Strategy of Values you may have or don’t have in comparison to another home.

8. Age of Building & Systems to Operate it.

How do Appraisers determine Value?

Sales Comparison Approach

By far the most popular appraisal method, the sales comparison approach determines a home’s fair market value by comparing it to similar homes that have recently sold in surrounding neighborhoods. Professionals in the industry often refer to these properties as “comparables” or “comps.”

Because no two houses are exactly alike, the appraiser factors in price adjustments for all the differences between the comp homes and the house being appraised, which is referred to as the “subject property.” For example, if “comp A” has granite countertops and the subject property has laminate, the appraiser subtracts the value of the granite from the subject property’s total value. The appraiser continues to make adjustments for several comps, raising or lowering value based on differences in lot size, amenities, fixtures, appliances, finishes, and overall upkeep.

Determining the Value of Your Home

Cost Approach

The cost approach attempts to calculate the cost of replacing the entire home using local construction materials and labor. Using the following steps, the appraiser calculates what it would cost to rebuild the home from the ground up.

1. First, the appraiser determines the value of the lot.

2. Estimate the cost of reproducing the home.

3. Consider the home’s age and condition to calculate depreciation.

4. Subtracts the depreciation figure from the total replacement cost of a brand new structure.

5. Adds in any external improvements, such as pools, landscaping, storage sheds, and decks.

6. Adds the lot value to the total value of improvements and depreciated value to arrive at an accurate replacement cost.

Comparative Market Analysis vs. Home Appraisal

Home appraisals are sometimes confused with another form of real estate valuation called a Comparative Market Analysis (CMA). Although both ultimately put a price tag on a piece of property, a CMA is prepared by a real estate agent, whereas home appraisals are performed by licensed real estate appraisers. The two reports also vary in detail and preparation methods. Depending on an agent’s experience, a CMA might range from basic to very comprehensive. A home appraisal, on the other hand, will always include a detailed analysis of a home’s value using professional real estate appraisal methods. For homeowners looking to list their house for sale, a CMA is a way to estimate an accurate listing price. As the name implies, real estate agents assemble a CMA by comparing homes in the surrounding area and analyzing recent sales of similar properties. By contrast, mortgage lenders use home appraisals to approve financing for real estate purchases, so the value must be as accurate as possible. If you plan to buy a new house or refinance your current home, your lender will require a home appraisal before approving the loan. Some homeowners also go the extra step of hiring a licensed real estate appraiser to value their property so they know exactly how to price it on the real estate market.

Asking Price

Once you and your RE/MAX Hallmark REALTOR® have determined your home’s worth, you will determine the asking price. Our goal is a price that will attract a willing and able buyer, in a reasonable time, at the best price. The price should not exceed market value by more than 5%. If the price is set too high, it may deter prospective buyers. If the price is set too low, buyers may be skeptical and may offer less than asking price.

De-cluttering and Staging

Charming buyers into loving your home.

Your home might be beautiful. Maybe it is immaculate, stylishly appointed to suit your tastes or highly upgraded with the finest materials and features. Perhaps it is all of these things. But, unless you are one in a thousand, it is not “staged.”

Staging a home for sale is not a new concept, but it is a practice that has gained steam with our more challenging market.

I see many home sellers confuse staging with decorating and consequently resisting the process and the recommendations of the staging professional. But the reality is that the moment you commit to marketing your home for sale, you need to commit to transforming your home into a place that potential buyers can easily picture as their home. This means that you need to be prepared to emotionally detach.

Let your home speak to buyers.

Your home speaks to you, but what is it saying to your potential buyer? Most sellers tend to take the staging process personally, and this is precisely the point. Our homes are life-sized memory books of our travels, they trumpet our likes, our dislikes and our beliefs. They showcase all that stuff we have accumulated over time. The goal of staging is to make the home speak to everyone else, in a compelling and positive way. You are proud of your Hummel collection. Each piece has a special meaning, but to your buyer, it is a collection of your things which serves only to draw his attention away from the main event. Likewise the per-

sonal photos, the too-tall centerpiece, the overstuffed china cabinet and the bookcase filled with National Geographic magazines dating back to the Paleozoic Era—these are all treasures to be sure, but they serve only to sidetrack a buyer from the task at hand. Buyers tend to label the homes they see, as do agents. So, you can either be the “house with the beautiful arched doorways” or the “house with the Elvis throw rug and a bunch of office furniture where the dining room should be.” Both evoke emotional reactions, but unless the buyer is one who spends his annual vacations at Graceland, you will be far better served by eliminating distractions.

De-cluttering and Staging

Clutter may suggest your home doesn’t measure up.

Even the best of us will admit to some level of clutter: stacks of mail, car keys and loose change next to the telephone, your pets collection of throw pillows, and bathrooms with enough toiletries to groom an army. Clutter is a distraction. More importantly, your clutter may be sending a message that there is a lack of cabinet space to properly store everyday items. My own kitchen counter is home to a toaster, a toaster oven, a coffee pot, a butcher block of knives, a canister of utensils and a bowl of random fruit. It’s functional, but If I’m hoping that this buyer will consider my home, I need to clean up my act.

Don’t shoot the stager.

The primary goal of staging is not to transform your home into the eighth wonder of the world. Rather, the best stagers will work with what you have, rearranging and reallocating all of your belongings, in order to present the property in its best light. Sometimes this means relocating some of those belongings to the garage.

But don’t take the process personally. Staging is not a do-it-yourself activity; only a third party specialist can bring the neutrality and objectivity needed to accomplish the goal. That’s his/her job.

De-clutter:

Staging:

Make no mistake—professional staging is an inconvenience. Your daily routine will be turned, at least temporarily, on its head. And it can be unsettling as you watch your life rearranged to suit the tastes of others. But if selling your home in the shortest amount of time and for the most money is your goal, it is precisely those “others” who should be your focus.

Charming buyers into loving your home.

Everything You Need to Know About Purchase and Sales Contracts

Understanding the Terms of a Listing Contract

The Commission: The commission rate which you will be paying is subject to HST. A percentage of this commission (generally half) is given to the Buyer’s agent. Both listing and selling brokerages are paid out from the whole amount of commission paid. This is how over 90% of transactions are completed. The deposit given to the Listing brokerage by the Buyer, which is held in a trust account, is credited to the commission owed by you as a Seller. You will want to clarify what the “CSO” (commission is going to the Buyer’s agent). If this amount is lower than the normal, which is typically half of the whole rate of commission, your listing could be become boycotted by Buyer’s agents.

The Hold Over Period: It’s not uncommon that a listing agreement between a real estate brokerage and a seller include a “holdover period”. This clause states that the seller is liable to pay the commission to the real estate brokerage should the property sell within ‘x’ number of days after the listing agreement concludes, provided that the buyer was introduced to or saw the property during the listing period. An agent who puts in a lot of time and effort wants to be protected should a buyer decide to make an offer shortly after the listing agreement expires.

Multiple Representation

Scenario #1: When the Buyer and Seller are clients of the same brokerage, it’s known as multiple representation, which is sometimes referred to as dual agency. The term applies even if you are dealing with different representatives who work for the same brokerage.

Scenario #2: Multiple representation can also arise if two buyers are interested in purchasing the same property and they are represented by the same brokerage.

Scenario #3: The Buyer and Seller are represented by the same realtor. It is more common for there to be a multiple representation scenario like #1 or #2.

However if you have Scenario #3 occur you need to make sure your realtor is acting ethically. You can always ask your agent not to be representing both sides. Here are some scenarios to consider:

Marketing & Verification of Information:

You as the Seller allow the listing brokerage and the realtor you have hired to market the property in the way they see best fit. The realtor is allowed to collect information regarding your home including speaking with regulatory authorities, government agencies and mortgagees.

You also need to be honest with your realtor about any known negative issues with the home. You will go over a Data Input for with your agent in detail. Make sure all information is completely accurate prior to making advertising the home for sale.

Referral of Enquiries: You as a Seller agree that during the listing period you are obligated to advise your realtor if any buyers or Buyer’s agent directly contact them with interest in the property. It is best you let your realtor do the talking for you and not show the home yourself.

Everything You Need to Know About Purchase and Sales Contracts

Major Elements To Be Aware of In An Agreement of Purchase and Sale

Price: The first offer, unless in a bidding war situation, is usually just a starting point. Usually the Buyer wants to meet in the middle between the starting price & your asking. But there are other negotiation strategies to improve this scenario. This is why you need to make sure the realtor you hire has tactically and experienced negotiation strategies.

Deposit: Typically in this area the deposit amounts tend to be on the low end. However if it is a longer closing date you should try to obtain a minimum of 5% to protect your interest should the Buyer fail to close.

Conditions: During the “conditional period” the Buyer will do their own due diligence at their own cost to inspect the home, arrange for insurance, financing, lawyer’s approval of all documentation and any other conditions needed to satisfy them that this is the right purchase for them.

Statements: These are usually warranties, representations, or the items the Buyer is asking the Seller to complete at their cost prior to closing. Be cautious prior to giving any representation or warranties that you have complete confidence in the systems or terms you are representing and warrantying because even though most of these clauses don’t supersede the closing date you can still be held legally liable.

Inclusions & Exclusions: This where you list any appliances or “Chattels” that you would like to leave with the home. Exclusions are items you do not want left with the home. Be sure to ask your realtor the difference between a chattel and a fixture.

Final Walk Through: This is when the Buyers are allowed to come back to see the home. Typically, they will conduct 2. One for showing family members the home and to take measurements for ordering furniture etc. The 2nd is a couple days or the morning of closing to make sure the home has been left in the state they purchased it in and all inclusions as listed in the agreement are still there. If not the Buyer could ask their lawyer to conduct a hold back of funds.

Closing & Possession Date: Generally this is the day the title of the property is legally transferred to the new owners. As soon as this is completed at the lawyer’s office you will need to make sure you have vacated the property.

What Do I Need To Do In This Process?

Every seller wants their home to sell quickly and for a large profit, but it takes more than luck to make that happen. It involves careful planning and knowing how to professionally prepare your home to convince buyers to fall in love with it.

Letting go of your home can be difficult. You’ve lived there, possibly for years, and the house holds many memories. To detach from it emotionally, you must realize that without you in it, the house is just a shell to be filled by other occupants. This is probably the hardest and most important step in preparing your home to sell.

Packing up your personal photographs, family heirlooms, and other objects and clutter that might distract potential buyers and hurt a possible sale is difficult. You want to present buyers with an impersonal, clean environment so they can imagine the home perhaps decorated with their own photographs, furniture, and art objects but this process can be emotional and draining. Depersonalizing your home makes it easier for potential buyers to visualize how the home might look filled with their own items and is an important step to ensure your house sells quickly and for top dollar which is why we support you by bringing in professional support.

Documents Needed Prior to Listing Your Home

(If available & on file)

Taxes

Utility bills

Rental contracts & terms

Insurance amount

Survey

Well report & potable water testing

Septic report & last pump out

Age of furnace & ac

Age of windows

Age of roof

Chattels included

Chattels & fixtures excluded

Mpac report & zoning verification

Declaration & explanation of any environmentally protected land, restrictions, subdivision covenants, right of ways & easements.

Any defects or past issues that should be disclosed.

If an estate sale, proof of being the executor of the estate from lawyer and that probate has been started

A list of upgrades

Home Ready Checklist

Inside Your Home

Floor coverings

(carpeting, tile, linoleum, hardwood, etc.)

Dirt or stains?

Excessive wear or damage?

Area rugs clean and stain-free?

Walls and ceilings

Dirt, fingerprints or other stains?

Nail or thumb-crack holes, tape residue?

Cracks, chips, water damage?

Need for repainting or new wallpaper?

Neutral, light colours for roomy environment?

Doors

Dirt, fingerprints or other stains?

Need new paint?

Open/close easily without squeaks?

Latches/handles secure and working properly?

Windows

Glass sparkling clean/chip- and crack-free?

Open/close easily?

Latches/locks secure, working properly?

Dirt and fingerprints on frames or sills?

Screens clean and without holes?

Storm windows in good condition?

Window coverings (curtains, drapes, blinds, etc.)

Dirt or stains?

Excessive wear or sun damage?

Open/close easily, hardware working properly?

Lighting (lighting makes a room feel more inviting)

All bulbs working and proper wattage?

Broken switches, exposed wiring?

Table and floor lamps working properly?

Living room, dining room, bedrooms, den and study

Everything thoroughly vacuumed/dusted?

Excess furniture removed for roomier

atmosphere?

Remaining furniture clean and in good repair?

Wood and other surfaces clean and polished?

Bookshelves neat, organized and clutter-free?

Children’s games/toys stored neatly?

Fragile items removed and stored?

Smaller valuables removed/locked away?

Window coverings open for views and sunlight?

Mirrors clean and in good repair?

Ashtrays cleaned and kept out of sight?

Fireplace clean, logs/kindling stacked neatly?

Home Ready Checklist

Inside Your Home

Kitchen

Every surface sparkling clean?

Countertops organized, all but daily use appliances?

Refrigerator spotless inside and out?

Organized? Spoiled food discarded?

Frost removed? Light bulbs working?

(Buyers look!)

Oven/stovetop clean? Burner trays cleaned?

Sinks clean; faucets working properly and leak-free?

Garbage disposal in good working condition?

Cupboards/pantry spotless, organized?

Dishwasher clean and stain-free?

Bathrooms/powder room

Every surface sparkling clean?

Countertops organized, free of clutter?

Fresh soap?

Sinks spotlessly clean, faucets working properly?

Tub and shower surfaces clean?

Towels stain-free and hanging neatly?

Shower curtain clean and in good repair?

Toilet extra-clean and working properly?

Closets organized and clutter-free?

Medicine cabinet clean, “personal items” removed?

Basement, furnace room, garage, attic storeroom

Clean and well-organized?

Clutter and excess “junk” removed?

Remaining items stored/stacked neatly?

Everything thoroughly vacuumed/dusted?

Closets and storage areas

Clean and well-organized?

Clutter and excess junk removed?

Clothes hung neatly and not jammed together?

Shoes and boots neatly stored/stacked?

Home Ready Checklist

Outside Your Home

Entryways and hallways

Clean and free of clutter or obstructions?

Welcome mat(s) clean and inviting?

Pet areas

Clean, organized, odour-free?

Structures

Exterior surfaces clean, in good condition?

Front-door exterior clean, inviting?

Eavestroughs and downspouts clean, in good repair?

Gates open/close properly, hardware working?

Fences/decks in good repair, in good condition?

Sidewalks and walkways in good repair?

Driveway clean, in good repair?

Yard and environment

Driveways, sidewalks clear of snow, ice?

Lawns mowed/edged regularly?

Large bare spots repaired?

Leaves removed from lawns and flower beds?

Trees pruned, hedges trimmed?

Flower beds weeded and tidy; dead plants replaced?

“Junk” and scrap removed?

Lawn furniture clean, organized, good repair?

Bicycles, children’s toys stored neatly, out of way?

Firewood organized and neatly stacked?

Dog runs secure, yard free of “doggy deposits”?

STEP 1 - Early Prep: Be Ready For Moving Day

1. As soon as you have time, do a complete cleaning of your home. Use the opportunity to throw away any accumulated junk and pack away items that you rarely use... It’ll make it easier for you when the packing really starts.

2. Create a folder on your computer to store all the check lists, spreadsheets, estimates and such that you will work with during the preparation of your move. Being organized rules! Also, create a digital copy of all important documentations you have at home and save it there.

3. Make a list of large appliances and furniture you will need to move. You will need this to decide on a moving truck size or get a proper estimate for movers. It will also give you a better idea of the scope of the work. Inventory your belongings!

4. Identify any items that need special care such as firearms, paintings and fine art, glass or fragile cabinets, pool tables and pianos. You’ll need to gather adequate wrapping for these and inform your move

5. If possible, take measurements of the dimensions at your new address. It will help you plan your furniture placement.

6. Make a list of major pieces to give away or sell.

7. Rent storage space for any items you do not want to sell or give away.

8. Inform your boss in advance. In Canada, your employer is obliged to let you take the day off if you need it to move, but you have to tell him/her first!

Moving Checklist

9. Have a plan on how to make this day fun for the kids. They can be useful when it comes to packing their toys and moving small boxes.

10. Find someone to take care of your animal(s) on moving day. It is a stressful experience for your best friend!

STEP 2 - Book the best moving team

1. Book your movers or your truck in advance. When choosing a mover, evaluate the following:

2. Check BBB ratings, Google and Facebook reviews. Make sure the mover is an actual pro!

3. Compare at least three prices. You may be surprised by the difference between companies.

4. Make sure the estimate is comprehensive and realistic considering what you need to move. Some movers may quote a cheap price and charge extra on the moving date. Ask how many movers will be present.

5. Validate that moving insurance is included and that the moving company guarantees any items that may be broken during the move.

6. Have a backup plan. It may sound alarmist, but what happens if the mover does not show up or can not complete the job the same day? Make sure you have someone to call.

Preparation is the key to a stress-free move.

Moving Checklist

STEP 3 - Supplies for packing and moving

At this stage, you already know WHAT you will be moving (step 1 of the move checklist) and HOW you will be moving (step 2 of the move checklist). Hence, your should be able to evaluate the quantity required for each of the following items.

Don’t wait until the last minute only to find the stores have already closed.

1. Blankets for safe packing.

2. Order boxes online or get them used from groceries and stores. You can rent plastic boxes as well and get them delivered to your home!

3. Get some tape, bubble wrap and markers for your boxes.

4. Moving straps are essential if you plan on moving appliances with friends. Don’t break your back over ten bucks.

5. Get a dolly or rolling platform to move heavy items.

6. Cleaning products, broom, Swiffer, and garbage and recycling bags

7. Get everything you need for painting if necessary.

8. Pizza and beer (but that’s for later!

STEP 4 - Packing and preparing the house

This is a HUGE step to reaching your final destination. Plan well in advance to make sure you leave enough time to complete packing properly and without undue stress.

1. Clean and take pictures of your stuff to sell. You can do this in minutes with Facebook Marketplace and Kijiji/Craigslist apps. Do not underestimate that people WILL buy a

twenty-year-old fridge that works!

In the end, selling all that old furniture can add up! Just make sure you set the pickup date just prior to your moving date.

2. Label your boxes. This one is part of every moving checklist and sounds like a given, but do not underestimate its importance.

3. Take photos or videos of every complex electronic connection, such as your stereo, TV and home computer. Do the same for your washing machine, dishwasher, and other appliances. It will avoid headaches and uncertainties when reconnecting them.

4. It is easy to misplace documents such as passports, optical records, insurance coverage etc when moving. Place everything at risk in the same box and scan copies of important documents if possible. You can do so easily for free with the Dropbox app (which can also help you store all your moving-related documents).

5. Pack a bag containing some clothes and toiletries so that they’re easily accessible.

6. Clean the house for the new occupants; it’s common courtesy.

7. Empty your fridge and disconnect it at least 24 hours before you move it. Cook food for moving day!

Preparation is the key to a stress-free move.

STEP 5 - Update home services and advise all of address change

Moving is a great time to reevaluate your needs. You may be surprised at how much you can save on new contracts in your new neighborhood.

Yes, we might be biased! That said, MovingWaldo really is Canada’s go-to moving app to set up home services, transfer insurance premium, update your address and get an idea of things you’ll need to do.

1. Compare internet, TV and home phone offers and book installation in advance.

2. Cancel your old account if you switch provider. Schedule a time to return the TV box if you rent it.

3. Inform your utility provider of your move.

4. Get a few quotes for home insurance. You may want to bundle with your car insurance if you aren’t already.

5. Price security systems and book an installation.

6. Cancel your gym membership or find a local branch.

7. Inform any regular workers on your property, such as the lawn mower, pool cleaner, etc., of your move.

8. Ask your pharmacist to send your prescriptions to your new local branch.

9. Update your address with your magazine and subscription box providers.

10. Update your address with your rewards programs.

11. Inform your kid’s school of your move.

Moving Checklist

12. Tell your dentist, the librarian and your pet shop.

13. Inform your employer or the HR department at work. They’ll adjust it on your file, work insurance and union rep.

14. Inform your bank, credit cards and investment brokers.

15. Change your address on your driver’s license, government insurance program, ARC, CPP and such.

16. Have Canada Post forward your mail. If you don’t buy the mail forwarding service from Canada Post, you don’t have to inform the post office of your new address.

STEP 6 - Dont forget when moving

1. Return movie rentals and books to the library.

2. Get your clothes from the dry cleaner.

3. If you are a tenant, make arrangements to leave the key with your landlord.

4. Don’t leave your curtains behind! The shower mat is also yours, don’t leave anything behind.

5. Have cash on hand to tip the movers.

6. Water bottles and snacks for everyone on your crew.

7. The day before, reserve a parking spot for the truck at your current and new address.

Preparation is the key to a stress-free move.

Moving Checklist

Preparation is the key to a stress-free move.

STEP 7 - Moving Day; it’s time!

1. Start early. It’s best to allow time for unplanned events.

2. Leave the key as planned with your previous landlord. (See third point of step six of the moving checklist.)

3. Tip the movers.

4. Don’t get stressed!

STEP 8 - Setting up your new home

1. Don’t procrastinate, now is the best time to set up your curtains, paintings and furniture. The longer you wait, the less likely you are going to do it.

2. If you plan on painting, don’t unpack yet. Paint first.

STEP 9 - Exploring the neighbourhood

Discover the ins and outs of your new neighbourhood. Go out and see for yourself now that you actually live there. If you like going out for dinner, make sure you try several restaurants before you start sticking to that same one that you like best—you miss everything you don’t try!

One last thing: Introduce yourself to the neighbours. Go now!

What Do Our Clients Our About AG Real Estate Group?

We came to meet Alexa Grant through a referral. She came prepared at our initial meeting with all sorts of sales data and market research related to our particular location and property. Later that evening, she sent even more material to back up her suggested listing price. All this before we even decided to work with her. She and her two talented photographers pulled together excellent photography, drone photos, a video and feature sheets. Our property sold at asking price within 19 days. Alexa is incredibly hard-working and an absolute pleasure doing business with.

—Shawn Hiessler & Jack Bensimon

As first time home buyers we cannot be more grateful for Alexa! Great customer service and knowledgeable in all areas when it comes to buying, with connections to mortgage brokers, inspectors and lawyers to help make the process that much easier. Alexa was quick to answer any questions we had and listened to exactly what we were looking for to ensure we got the house we could call home. One of the qualities that stood out the most for us is her honesty. Alexa was not just trying to sell us on the first thing we saw, she was honest about if we would be getting our money’s worth or not. And wanted to make sure at the end of the day we would be happy with our purchase and we are! Thank you so much Alexa for all your hard work and dedication to your clients.

—Jenn Ramsdin

Alexa is a wonderful agent! She is honest, responsive and personable to work with! My husband and I are moving from Hamilton to Yarker and Alexa has made this transition for us to be a smooth and stress free as possible. I would absolutely recommend Alexa to anyone looking for a home!! She is a wonderful person and a great agent to have on your team!

—Sarah Palma

Alexa is an excellent real estate agent. She is very personable, professional, honest, and always puts the needs of her clients first. Alexa made our selling and buying process as smooth and nice as possible while getting us the best value for our home. This is the type of agent you want to have on your side.

—Andrew Pearce & Julie Pearce

We loved working with Alexa and were completely in sync from the beginning. We all agreed that potential buyers would likely come from a large urban centre like Toronto and Alexa set about developing a listing package with that in mind. She brought in a team of professionals to take photos, videos and even drone footage, and put together a spectacular multimedia package. We got an offer the first day the property was listed and accepted the offer from the buyer from Toronto at 99 percent of asking. Anyone would be fortunate to have Alexa as their agent.

—Norma & Jim

Alexandra has been showing me and my boyfriend homes for 2 years. She is always ready and willing to take us through any house we want to see and keeps us updated on what is on the market. She recently helped us purchase our first home. As first time home buyers we had many questions which she was always available and willing to answer. She is very professional and is great at her job. I cannot recommend her enough!

—Lisa McCracken

My husband and I met Alexa about a year ago while searching for a home. She came highly recommended to us by someone we trusted. I can’t say enough good things about her and our experience. Alexa makes home hunting fun and stress free like it should be. She is the main reason my husband and I are now in the house of our dreams. There really wasn’t a lot to choose from when we were looking but she knew exactly what we were looking for and didn’t stop until she found it. She obviously cares deeply about her client’s happiness. We were so lucky to have her as our agent. Thanks Alexa!!

—Joanna Lewis

ACCOMPLISHING MORE

The average RE/MAX agent helps more than twice as many homebuyers and sellers as other agents at large real estate brokerages. We’re good at finding and selling homes. We do it alot.

Experience + hard work. That’s the sign of a RE/MAX agent.

Did we blow your mind??

If your answer is yes, share us with a friend… it’s easy!

Fill CONTACT INFORMATION

out the form below and mail it in or use the QR Code to enter online.

Serving Prince Edward County, Napanee, Belleville and area.