Your Guide to Selling and Buying Carolina Real Estate
Section 1 – The Home Buyer’s Guide
For those Buying and Selling.
General buying process
Bidding Wars – Ways to make your offer Stand Out from the rest of the crowd. Money due at Acceptance of Offer What is “Due Diligence”?
Section 2 – The Forms
Disclosures
Key Terms
Addendums
Due Diligence Fees by Example
Appraisals
Home Inspections
The Path to Closing Closing Day
Your Moving Checklist
Section 3 – Client Reviews
Section 4 – Our Contact Information
How Can We Help You?
Our objective is to help you in the sale of your current home, while working within the time frame that you want to have it all said and done by, as well as to maximize your financial gain and minimize your stress level associated with the sale and move to your new home. We are able to refer you to agents outside of our region, and help you find your next home (new or resale) within our market place.
♥ Schedule a Free Home Assessment. We conduct a home assessment to take a closer look at your home's condition, area sales, how much time it will take us to sell, and what price (and condition) would generate the most offers - without underpricing it. This will enable us to give you a Homeowner’s Net Sheet -which is an estimate of your equity earnings, once your home sells.
♥ Expert Home Prep: We recommend and help you manage the updates that will help your home sell for Top Dollar. Once completed, we will have (at our cost) the house measured, floor plans drawn & professional photos taken. If vacant, we can virtually stage the home. Best of all, we only charge you once your home sells.
♥ Avoid Double Mortgages and Double Moves: We will help you effectively gauge the timing of your new home purchase and your old home's listing, the sale and closing date. Whichever route you choose, we will help you get from one house to the next with as little stress as possible.
Buying a Home in The Carolina's
• Research areas you are targeting online
• Select an agent with experience in those areas
• Identify homes you’d like to see (your agent can set you up with a search)
• If your agent has a buyer’s home search app, download that to your phone
• Be prepared to visit new homes immediately as they come on the market
• Consider FaceTime tours for quick access, but understand due diligence fees are upfront and non-refundable once an offer is signed
• Line up financial resources & documentation to move quickly
Loans - Types, Rates, Definitions
What affects your home loan:
1. Creditscores
2. Homelocation
3. Homepriceandloanamount
4.Downpayment
5.Loanterm
6. Interestratetype
7.Loantype
• Conventional:The "traditional" loan... Low rates & lower cost mortgage insurance.
• FHA, Fannie Mae and Freddie Mac: Government backed loans
• Specialty Loans: First time Home Buyer; Teacher; Doctor Loans
• USDA: 100% Rural Home Loans. Not restricted to first-time home buyers.
• VA: Up to 100% loans for those serving (or having served) in the US Military.
• 80/10/10: Conventional financing, 10% down with no Mortgage Insurance combined with a piggyback 2nd mortgage.
• Jumbo Loans:Primary residence. ASK about max loan amount.
• Specialized Loans for Investment Properties,Vacation Properties and Second Homes.
• Borrowing Against a 401k for a Down Payment.
• Using Down Payment Gift Funds from a Family Member.
• Increasing Purchase Price to help cover Closing Costs.
Using a shorter term can also decrease your interest rate, but increase your monthly payment. Expect larger savings, by example:
To Those That Need to Sell First:
Many people don’t realize that it’s important to get approved for a mortgage on their next home before they even begin to sell their current house.
If you have enough cash to buy whatever you want, then you will just need to attain a "Proof of Funds" letter from your financial institute.
For those of you that will be using the proceeds of your current home to help you purchase your next property, you'll need to contact your mortgage lender, sooner rather than later.
o Learn how much you qualify for on your next home
o Mend any credit issues that could help you lower your finance fee as well as increase your purchasing power.
o Give yourself the peace of mind you need to move forward with any offers that come in on your house once you go on the market.
o Learn the mortgage loan options available to you today.
What If I Sell and I Can't Find Something to Buy?
The Dilemma:If you’re a homeowner, you might be torn on whether or not to sell your house right now. Maybe that’s because you don’t want to take on a higher mortgage rate on your next home or maybe it's because you haven't found your next home, yet.
If your biggest hurdle is the interest rate, perhaps understanding your equity (and how much you have) may help you feel more comfortable making your move.
Equity is the current value of your home minus what you owe on the loan.
Once you sell your house, you can use your equity to help with your next purchase. It could be some (if not all) of what you’ll need for your next down payment. It may even be enough to put a larger down payment on your next home, allowing for a smaller loan
Finding Your Next House:Has your lifestyle changed? Does it allow you to consider areas you hadn’t previously searched? If you can broaden your search; consider different home styles and sizes; shop both resale and new construction, you may be surprised when the perfect home shows up and that it wasn't even what you were looking for!
Even though a limited housing supply helps your house stand out to home buyers, it may also make you feel hesitant to sell because you don’t want the pressure of having to find something to buy quickly. Ideally you’d like to be able to combine the two sales; closing on your current home first and closing on your new home immediately thereafter. We get it.
Options Available to You: If you want to buy first and then sell, you could utilize Knock Mortgage's Cash Buyer program. You'd essentially work with them to present yourself as a cash buyer, then once we find a home for you, we'd go under contract with it, and immediately place your home on the market to get it sold within that same time frame of your purchase. The key here, is to have your home ready for market and on the market as soon as you're under contract with your purchase. Contact Knock Mortgage for the details. We've used it, it works.
Optional ways to handle a lagging purchase date: Plan on staying with family; book a short-term rental like an Airbnb, VRBO or an extended-stay hotel. You can also lease an apartment when building a new home. And, you could negotiate with the buyer to allow you to do a "short term lease-back" allowing you to stay in your current home while waiting to close on your next home.
Again, this isn’t to say that you’ll need to do this, but planning on the “what if” will put you in a better, stronger position as a seller and give you peace of mind while you explore the market.
Bottom Line: If you find a home you absolutely love, so will others. And, if they don't have to sell their house to buy... you lose. Sellers are NOT inclined to take a "contingency of sale offer" on their house. They will go with the most ready, willing and able buyer. Which, is the same thing you will do once you place your home up for sale.
Multiple Offers
• Get pre-approved, not just pre-qualified. Have your prequalification letter, cash or cash equivalents such as Knock Mortgage, or a "Proof of Funds" letter from a licensed financial advisor available for cash transactions.
• Ways to differentiate your offer
-Cash or Cash Equivalent (Knock Mortgage)
-Quick Closing Time Frame - One Favorable to the Seller
- Rent Back Option for Seller
-Short Due Diligence Period
- Waive Inspections as a buyer, they can get inspections – but, agreeing to "no repairs" means the buyer can still walk from the contract, but they have agreed not to ask for any repairs.
-Appraisal Waiver - this means more cash out of the buyer's pocket if it does not appraise or using a different type of loan package.
-High Due Diligence Fee and Strong Earnest Money Fee
-Quick wire/deposit option
-Can be split into two payments to “buy” days to inspect
• Be careful starting low, this can alienate a seller who gets another offer
• If you are the first offer in, confirm whether the list agent will call for highest and best if multiple offers received
• A seller does not have to:
-Allow a second chance on an offer or call for “highest and best”
-Disclose that there is a second offer
• If you “win,” Due Diligence fees will likely be due immediately upon acceptance
Offered, Signed, and Accepted
• Review terms of the offer to purchase disclosures, particularly fixtures section
Fees Due: Credited to Sales Price
• Due Diligence
Non-refundable to seller
• Earnest Money
Can be deposited at contract or another date
Refundable up to the end of Due Diligence Inspection Period
Due Diligence Period
• Buyer can cancel for any reason
• Due diligence fee
• Due within 24 hours of acceptance
• Non-refundable/payable to the seller
• Credit to the sales price at closing
• Earnest money
• Refundable until due diligence date expiration
• Credit to the sales price at closing
• Inspection period
• Schedule all inspections and survey immediately with your agent’s help
• Review HOA documents and review for potential assessments
• Secure any approvals or permits
• Due Diligence expiration is at 5 pm on the agreed-upon due diligence date: option to proceed to closing or cancel
• Earnest money may become non-refundable
• Submit the repair request, however, repairs are optional to the seller
The Due Diligence Fees (as shown below) are Non-Refundable. The Seller deposits the Due Diligence Fee into their bank account. If it doesn't close, the Seller Keeps the Money. If it closes, it is credited back to the buyer at closing. Real Examples Shown Below:
Today's Bidding Wars: Most contract winners have won by having the highest Due Diligence fee, coupled with other appealing conditions geared towards the seller's desire.
Representation: 87% of Home Buyers hire a Realtor (Buyer's Agent); 7% of Home Buyers will work directly with a builder's site agent; 90% of home sellers hire a Realtor.
*Stats are provided by the National Association of Realtors - Profile of Home Buyers and Sellers
Home Inspectors - A General Checklist
General
• Make sure all utilities are on
• Access is clear (and unlocked) to the electrical panel, crawl and attic space.
• Make sure there is access to see the garage walls - in case your boxes are in there.
• Make sure gas fireplaces are set to light up.
• Make sure to change your HVAC filters.
• Secure or remove pets.
Exterior
• Make sure water drains away from your house with downspouts and splash blocks under gutters.
• Fix any loose shingles or nail pops
• Clean out gutters and downspouts
• Check wood trim joints for softness and repair.
• Check steps for loose bricks or wood, repair as needed.
• Check handrails for looseness.
• Check deck for weathered wood and popped up nails.
• Check for fallen insulation or wood debris under the deck and crawl space
• Check hose faucets for leaks and loose fittings.
Garage
• Check automatic reverse on garage doors
• Check garage foundation for termite (mud) tubes on the wall.
• Check for damaged sheet-rock adjoining the living space to ensure proper fire rating.
Interior
• Check windows for opening, closing and locking.
• Check windows to ensure they stay up on their own.
• Check windows for broken seals, cracks
• Check all doors for rubbing, sticking when opening and closing.
• Check walls and doors for holes from the door handle or door stop.
• Check ceiling fans on all three speeds for wobbling.
• Check and replace all burned out light bulbs
• Check carpet for levelness - carpets may need stretching
• Check floors for safety issues
Kitchens and Bathrooms
• Fill all sink basins. Drain and check for leaks.
• Check disposal and run dishwasher.
• Check cabinets for rubbing and secured to open and close properly.
• Check that all burners and stove elements work as intended.
• Check the counters and back splash for any needed caulking.
• Check for loose tiles, cracked tiles, and missing grout.
• Check the toilet for cracks, loose/rocking toilets in need of new wax rings.
• Check supply lines, toilet shut-offs, to ensure they flush properly
• Check for faucets to ensure proper hot and cold plumbing installation.
• Check all faucets for water pressure, including showers.
• Check laundry connection for leaks.
• Check water heater for leaks & corrosion.
• Check for tripped, missing and unmarked breakers.
• Check GFCI's & AFCI's to ensure they work.
The Home Inspection Process
The home inspections are typically paid for by the home buyer - although you can have a pre-inspection done to make sure to catch any issues you are not aware of.
Prior to inspections, make sure all your systems are on as to not delay the process. This includes gas and water. Also, make sure that the electrical box and pipes under the sink can be accessed by the home inspector.
Miscellaneous inspections will likely take place after the General Home Inspection, and these would also be scheduled with you.
A typical inspection can last anywhere from 1.5 to 4 hours, depending on the scope of the inspection and the size of your house. More often than not, the buyers will attend the home inspection. You'll want to keep your pets secured during the inspections and the final walk-through.
The buyer will gather their reports together, and then they should send you a written request of repairs/ questions that they have. Many times they will include the inspection report along side the request.
Once that's in hand, see if there are things you would consider addressing, whether you'd rather give them money in lieu of repairs, and address items you won’t take care of.
Dealing With Repair Requests
Even though the contract might say "as-is", most home buyers will still hire a licensed home inspector to conduct structural, mechanical, termite, radon, and other types of inspections prior to closing on their new home. This should be completed during the "due diligence" period of the contract.
The buyers may ask you to take care of a few outstanding items, many of which you may have no idea existed. Most homeowners are not conducting an inspection in their crawl space or on their roofs or in their attics, and things generally will show up that aren't quite right.
You may feel inclined to address some (or none) of the issues, and others you may want to get a few written estimates on to see what the cost would be should you decide to offset the items in question, and let the buyer fix them once they own the home.
If you agree to do anything, make sure it is in writing and that all parties sign and date the agreement.
Beyond Inspections-Things Happen
Home Condition: Excellent. Under Contract at $750,000:Problem: The Master Bathroom shower had a leak behind the shower seat. Water traveled behind the shower seat, down the stair well, all the way to the basement. This resulted in damaged hardwood floors on the 2nd level, the stairwell as well as damaged drywall from the 2nd level, down to the basement. Repairs including tearing out and replacing the shower tile, giant blowers to dry the damage, mold retardant applied, new paint, and approval of new tile choices and job completion from the buyer and their agent.
Home Condition: Excellent. While Under Contract at $840,000: The Problem: The Master Bathroom Jacuzzi jet leaked behind the tub, down the wall, covering the garage ceiling and walls with water. Repairs including removing the jacuzzi, replacing it with a modern tub - tearing out and replacing the bathroom wall tile, giant blowers to dry the damage, mold retardant applied, new paint, and approval of new tile choices and job completion from the buyer and their agent.
For each of these sales, the buyer's agent and I (the seller's agent) held these contracts together and on track. I kept each of the buyer's agents engaged throughout each process as my client's and I gathered contractors, estimates, and had the work completed. Meanwhile, the buyer's agents kept their client's informed on each step taking place as the damage was repaired. Both incidents took place within a few weeks of closing. Both closed as scheduled.
As the seller's Realtor, it helps to have a solid list of list of top-notch professionals that will go the extra mile. We have such a list. It includes electricians, plumbers, designers, tile workers, painters and experts in just about every field imaginable.
The worst incident we've help our clients get through is one that involved arson. Our clients were in New York on a weekend visit when the Fire Department called. This was at 9:00 on a Friday night. I ran over to meet with the firemen. There were 4 trucks, they had busted through the roof, smoke was billowing out and the house was getting doused with water. As their home was under contract, this involved a buyer's agent, and buyers. For this situation, the house required a bit of help from a broad range of people, including the Fire and Police Department, smoke and water remediation companies, attorneys (as a lawsuit came forth from the buyer), the seller's insurance company, home builder, and a home designer. The seller was starting their new job up north, so they flew down intermittently through the rebuilding process. This property was rebuilt from the ground up, and we sold it to a new buyer for a $1oo,000 more. This process took over a year to complete. I worked as their boots on the ground from start to finish as they relocated to Connecticut.
I can go on and on with homes that have incurred an incident while under contract, and how the other agent and our team managed to keep the deal together all the way through closing Our goal is to handle all situations efficiently, effectively, and legally, so no lawsuit follows you after any such incident. In our world, a buyer wants to buy, and a seller wants to sell, and when the two are able to make that happen, it's a beautiful thing.
As your Realtors, we will work as your trusted advocate from morning to night. There is no on-the-job training when you hire a member of our team. If you are ready to start on your next move, we'd love to speak with you today!
The Forms
Disclosures
Disclosures - there are several disclosures, most notably the Residential Disclosure form and the Mineral, Oil and Gas disclosure. There are others, like the lead based paint disclosure.
The disclosures are one of those things you need to be aware of and should have ready to go for any prospects interested in buying your home. The disclosures will take you a few minutes to fill out, so it's best to have these completed once you decide to sell your home. You want to be accurate with your answers, as the disclosures will eventually become part of the contract.
The disclosures let the buyer know about any problems your house currently has that you are aware of.
If in doubt, disclose a problem as best you can. Telling buyers about issues doesn't necessarily mean they'll get scared away and not buy the house. Nor does it necessarily mean that you plan on fixing them, giving a credit for the repair, or accept a lower price for your home. It simply means these are the things you are aware of.
However, if you don't disclose something and they find out later about an issue that you covered up, then you have a legal problem on your hands.
Don't get sued. Disclose what you know, then sign and date the form. The buyer will need to sign and date it, too.
Dealing With The Appraisal
No matter if you got more than you hoped to get for your house, or less, you're not out of the woods, unless the buyer agreed to adding an addendum to the contract stating they would honor the price of the appraised "market value".
More home buyers get a mortgage loan, than pay cash. The mortgage company will require the buyer to have an appraisal completed. An appraiser is a third-party who will come in and look at your home, write a report, and give an opinion of value.
That value may match your agreed upon sales price. It may not.
If it comes in less than the agreed upon value, more negotiations would need to take place.
• Lower your sales price to match the appraised amount.
• Get the buyer to agree to make up the difference by bringing the cash needed between the appraised value and the contract value to cover the difference.
• Part ways and hope that the appraisal doesn't set off alarms for the next buyer purchasing with a loan.
Know the Key Terms of the Contract
What is“Due Diligence”? “Due Diligence” is the buyer’s opportunity to engage in a process of further investigation of the property and the transaction as described in the Offer to Purchase form within a period of time agreed to by the seller and buyer.
What might the buyerinvestigate during “Due Diligence”? The buyer will want to inquire about anything bearing on a decision to either move forward with the contract or to terminate it. Paragraph 4 of Form 2-T outlines many, but not all, common considerations of the “Due Diligence” process such as home, pest, and septic inspections, property survey, appraisal, title search, loan qualification and application, repair negotiation, etc.
How much time isallowedfor the “Due Diligence” Process? The amount of time is negotiable, but the period begins with the effective date of the contract. Buyers should be certain to negotiate enough time to fully complete their inquiries – especially as related to appraisal and loan approval and any repairs discovered during property inspections.
What isthe “Due Diligence” Fee?The fee, if any, is negotiated and paid by the buyer to the seller for the right to conduct “Due Diligence”. The amount of the fee may be influenced by such matters as the market for the property, number of days on the market, personal circumstances of buyer and seller, and the length of the “Due Diligence” period.
Isthere alimit tothe repair items the buyercanaskthe seller toperform? No. The buyer is free to ask for any number of things; however, the seller is not obligated to agree to any of them. Repairs, if any, are completely negotiable.
Ifthe buyer isnotsatisfiedwiththe seller’s response, orlackthereof, torepair requests, what can the buyer do? The buyer can terminate the contract or agree to move forward without the repairs.
Must the repairs becompletedbythe sellerbefore the end ofthe“Due Diligence” period? No, but the seller is required to complete any repairs in a good and workmanlike manner prior to the settlement date. Failure by the seller to complete the repairs could result in a breach of the contract.
Must theseller allow thebuyer toinspect the property toverifythe repairshave beencompleted even if the “Due Diligence” period has expired? Yes. The buyer has the right to verify the repairs have been completed satisfactorily, during or after the “Due Diligence” period. The buyer also has the right to do a final walk-through. The seller’s failure to permit the buyer to verify repairs or to do a final walk-through is a breach of the contract.
What happens atthe endofthe “Due Diligence” period? The buyer must make a decision to move forward with the contract or to terminate, so it’s a good idea to discuss progress with the buyer as the end of the period approaches. There is a “Warning” to the buyer advising termination if the seller does not agree to a requested extension of the “Due Diligence” period. The buyer’s loss of the right to terminate for any or no reason then places the earnest money at stake. To avoid any misunderstandings, provide any extension agreed to by the seller to the buyer in writing.
Ifthe buyer decidestoterminatethe contract underthe “Due Diligence” clause, must theseller agree? No. It is the buyer’s sole decision to make, assuming it is made during the “Due Diligence” period and not afterward. The termination is a notification to the seller, and must be in writing, but the buyer does not need the consent of the seller. It is a unilateral decision made by the buyer for any reason or no reason at all. The buyer typically gets back the “Earnest Money” but not the “Due Diligence” fee, unless otherwise negotiated.
It's not impossibleto sell a home on your own, 7% of recent home sales were FSBO sales this past year.
That being said, if you have questions along the way, please just give me a call. I can answer your questions, no charge, no obligation, that's even if you get an offer, you can reach out with questions you need answered. If you decide that you'd like to list your home with an agent, I would love to have an opportunity to apply for the job. We can discuss all your concerns and objectives during a free no-obligation homeowner consultation.
Keepingupwith the ever-changing contracts and attorney-drafted forms. (EXAMPLES POSTED BELOW)
Seller Lease Backs...with and without fees.
Term of Possession. Seller may remain in possession of the Property for a period of ___ days after the Closing (insert a number of days) until 5 p.m. on the last day (the entire period including any extension agreed to by Buyer and Seller in writing is referred to as the “Term”). TIME IS OF THE ESSENCE with regard to the end of the Term.
Appraisal Waivers
Purchaser has made an informed and educated decision to offer an amount greater than the list price of the property. Seller agrees to accept said offer under the following conditions: If the property does not appraise for the amount of the Offer, Purchaser acknowledges that s/he will be required to pay the difference of the appraisal and the purchase price in cash, notwithstanding any other lender requirements.
Personal Property Purchases
(1)Living Rm furniture: Two couches/Two chairs/Two end tables/ Wall art/ Rug and the basketball hoop.The Seller warrants that the property is being transferred to the Buyer free and clear of any liens and encumbrances. The above property is sold on an "AS IS" basis. The Seller makes no warranties, express or implied (except as specifically stated in this document).
MiscellaneousContract Items to Consider
Through the years, our contract and terminology has changed significantly, to include immediate transfer of the Due Diligence fee, the Due Diligence fee itself and what it entails, Earnest Money, Internet and Home Electronics, Personal Property vs. Real Property, AS-IS, Cash Offers, Proof of Funds, Lender Stipulations, Ribbon Backed Offers, Home Inspections, Due Diligence Repair Request, Time is of the Essence, CounterOffers, and What Stays with the Property-What doe not.
You may have hired an attorney to draft and oversee your contracts, but a home buyer will typically want to work with a lender, an attorney & a Realtor representing only their interests.
The Numbers
THE MARKET...
Crunching the Numbers
Who's Buying What and for How Much?
We will look at similar properties that fall into the following categories:
• Recently Sold within the neighborhood AND within a 3 mile radius of the home.
• Currently For Sale Properties are viewed as the seller's competition for the buyer
• Pricing Over Market Value Creates a LOSS of Time as well as missing the attention of the most Ready, Willing and Able Buyers currently out looking for their next home.
• Pricing TOO LOW Creates an influx of buyers, and a LOSS of YOUR EQUITY
• Fair Market Value produces a solid flow of Ready, Willing and Able Buyers, which allows for the fastest sale, the possibility of a bidding war, and the greatest gain of equity from your home.
Pricing a Home Correctly - From the Start
Increased Showing Appointments to Ready Willing and Able Buyers.
Better Response from Market correctly, your home will draw buyers within it's price range.
Higher Offers - When a property is priced right, buyers bid, rather than risk losing it..
Priced right, the excitement of the market produces a higher price in less time,and you will net more.
1.Fair market value is driven by what buyers will pay for perceived worth.
2.Seller hopes a higher initial price will draw a higher offer.
3.Market interest is highest for new listings and wanes after two to four weeks.
4.As listings become "stale," market psychology reduces the salable price.
5.Price reductions are necessary to attract buyers back to the "stale" listing.
6.The actual list price corresponds with the current salable price.
7.As counterintuitive as it seems, properties initially priced above fair market value tend to sell for less than they could have if their original prices had looked more attractive to buyers.
TIMING
Timing is extremely important in the real estate market. A property attracts the most activity from the real estate community and potential buyers when it is first listed. It has the greatest potential to sell when it is new on the market. 12345678
WEEKS ON MARKET
From Contract to Close
Closing Day Details
show the transfer of funds on the Settlement Statement.
Escrow Accounts: If you have been escrowing taxes & insurance, you should receive the excess proceeds within a month to six weeks past the closing date.
Property Insurance: Do not cancel any homeowner’s insurance policies until the deed is recorded and you receive the proceeds from the sale of your home. You should receive a refund from your insurance agent if you paid a year in advance.
Attorney: Anyinvoices(repairs,homewarranty,etc.)willneedtobesenttothe attorneypriorto closing. Homeowner’s Association fees will be pro-rated.
Final Walk-Thru:
The buyer(s) will typically schedule this just a day or two before closing -sometimes even right before closing. Set aside a place (safely away from movers) for extra keys, remotes, appliance warranties or any house information for the new owner. A kitchen cabinet usually works out fine. Leave any personal property (negotiated with the sale) behind.
Your Moving Check List
Six Weeks Prior To Moving:
1. Room by Room, Make an inventory of everything to be moved.
2. Collect everything not to be moved for a garage sale or charitable donation.
3. Contact the charity for date/time of pickup. Save receipts for tax records.
4. Select mover, arrange for exact form of payment at destination (cash, check). Get cartons and packing materials to start packing NOW, unless you have packing services.
5. Contact insurance agent to transfer/cancel insurance coverage Do Not Cancel your home insurance policy until after the home is closed.
6. If your employer is involved in your move, check with them to find out what moving expenses they will pay. They will need our contact information to place in their file.
Four Weeks Prior to Moving:
1. Notify all magazines of change of address – directly with the magazine - not USPS. The USPS does not forward magazines.
2. Fill out a change of address form on line at http://www.usps.com/
3. Check with veterinarian for pet records and immunizations.
4. Contact utility companies for refunds of deposit, set turn-off date, again, schedule this for a few days after the closing…just in case!
5. Set up utility turn-on date. We will provide you with all the contact numbers. Typically, the companies will require a minimum of 48 hours for scheduling you. Call accordingly.
6. Dry clean clothes to be moved, pack in protective wrappers.
7. Make a list with stragglers. Collect everything you have loaned out and return everything you have borrowed.
8. Service power mowers, boats, etc. draining all gas/oil to prevent fire in moving van.
9. Check with doctors and dentist for all family records and prescriptions
10. Get children's school records.
11. Check freezer and plan to use of food over next 2-3 weeks.
12. Remove all jewelry and valuables to a safe deposit box to prevent loss during move.
13. Give away or arrange for transportation of house plants (most moving companies will not move plants).
14. Schedule a check up for your pet just to make sure they are in good health and have what they need when you arrive…also, check for hotels that allow pets, and any traveling issues that you need to take care of for your pets…carriers, etc. before leaving town.
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One Week Prior to Moving:
1. Transfer or close checking and savings accounts. Arrange for cashier's check or money order to pay moving company on arrival to new community.
2. Have automobile serviced for trip.
3. Check and make inventory of all furniture for dents and scratches, notify moving company of your inventory and compare on final day.
4. Dispose of all combustibles and spray cans (spray cans can explode or burn).
5. Pack a separate carton for cleaning materials and tools.
6. Separate cartons and luggage you need for personal travel.
7. Organize at least one room in the house for packers and movers to work freely.
8. Cancel all newspapers, garden service, snow removal, etc.
9. Review the entire list to make certain that you haven't overlooked anything. Check and doublecheck everything you have done before it's too late (behind doors, in cabinet & drawers)
10. Anytime before the move... hair cuts, family and pets.
Moving Day:
1. Check all rooms and each closet and cabinet. Lock all doors and windows.
2. Advise your Realtor and neighbors that the house is empty.
3. Make sure to get a contact cell phone number for the driver of your moving truck
4. Give the mover your cell phone number.
5. Confirm the address and directions to your new home with your driver.
What’s the difference between selling your home or failing to do so? The Details!
Whether it’s our proven sales approach, effective marketing campaigns, or utilizing our extensive network, no detail is overlooked.
We pride ourselves in the use of technology and innovation to maximize the exposure of your home.
We created this guide to help educate you as a Seller, and empower you to make the right decision when selecting the best agent to market and sell your home.
When we say we are “redefining service in real estate,” we mean it! Our clients come first.
We will educate you on what needs to be done to have a successful sale of your home. There are many components to a successful real estate transaction; you can count on us to be there every step of the process and make sure no detail is overlooked.
With a proven track record, the right skill set, and 20+ years of experience, we have the right tools to successfully sell your home.
If you’re serious about selling your home, we’re serious about getting the job done! Now more than ever, who you work with matters!
A Map of Homes We've Sold Throughout the Charlotte Region
I'm Jane Francis Cross. I have 20+ years in the real estate industry. I am a loyal advocate, a patient and attentive listener and hard-working professional. I am married, I have four adult children, one grandson, two dogs and a great husband and I have lived in Charlotte since 1987, and know this market very well. I have helped hundreds of people buy and sell homes throughout the Charlotte region from Lake Norman to Lake Wylie, in every price point and style and I'd be happy to help you, too:) Helping clients to achieve their goals is the foundation of my business. My promise is to deliver top service and results to you, should we have the pleasure of working together.
Client Testimonials
From Michael and Reba L.
Jane is the consummate professional. She restored our trust in the real estate profession after some very bad experiences with other agents. She works confidently and takes a very calming approach to her work. She is never pushy and I never worried about her representing our interests. Jane knows the market. She exhibited broad and deep knowledge of the market and applied a tried-and-true process for selling houses. Did I mention that she knows the market? She steadfastly and tirelessly represented our interests from the beginning of the process, as well as before, during after closing. She knows who to contact to get things done and anticipates the things that could hold up a sale. She exhibits extraordinary organization agility. We had high expectations but through this process and she exceeded all of them. We have a profound respect for Jane, her commitment to us was well beyond what we believe that other Realtors are capable of delivering.
From Jake and Kim F.
Jane is by far the best Realtor with whom we have ever worked. She and her team know the market well and helped us with every step of selling our home and then purchasing our new home. Jane was attentive to our needs while we worked through each step of the process. She and her team went above and beyond what we expected from a Realtor, including referrals to different contractors, service providers, lenders, and others that made our selling and buying go more smoothly. We highly recommend Jane Cross and her team if you are looking to buy or sell.
From Sarah G. and Ryan B.
Jane is awesome!!! She got us above asking and we couldn't be happier. Jane made a the experience easy and painless, and I couldn't imagine hiring anyone but her if you are in the Charlotte area.
FromLynn and Lyn A.
Jane Cross listed our house and did a phenomenal job. She made the listing process simple and easy to understand. She clearly explained what to expect and how it would go and what we should do to make it go smoothly. Her stager and photographer did a great job making our home look inviting and attractive to potential buyers. Her marketing materials were very professional and on point without wasting time and energy on useless items. Even in a hot market, she marshaled about 40 potential buyers through our home in less than 72 hours and had above asking price offers in less than 24 hours. She helped us evaluate and compare the offers and maximize our return even as we selected an offer that wasn't the highest because another offer had better terms that increased the certainty of closing and on our time frame. I couldn't recommend a realtor higher. She was there throughout the process and after to help make our sale and move as stress free as possible.
FromLeianne B.
I can't say enough about how INCREDIBLE Jane and her team are to work with! Jane is on top of it at all times, and takes efficiency, communication, and promptness to the next level! From day 1, she made the selling process of our home simple and stress free. We went under contract without a single showing, and got even more than list price (which she predicted). Jane without a doubt knows the Charlotte market, and what buyers are looking for. You will not be disappointed with Jane and her team!!!
FromRich and Julie C.
Jane was highly recommended to us by our friends who recently sold their house in our neighborhood.We're so happy she was our agent . Her knowledge of the current market helped us price our house accordingly . Besides selling our house in two days, she was key in working through all the negotiations for a smooth transition . I would definitely recommend Jane Cross!
From Masoud and Parishka M.
Jane has been my agent for over 18 years.I have sold and purchased around 10 properties with her by my side. This includes land, investment homes, working with me on selling 3 luxury spec homes, and my primary residence. She has advised me well every time. For any future real estate endeavors, I will always include Jane as my realtor as I trust her.
From Mike T.
Jane was the consummate professional in assisting me through the process of selling my home. Her ability to consult, recommend and ensure that the process was a success was most appreciated. She encouraged me to have the house staged, and the compliments that I received from the staging, pictures, and the video especially the drone view of the property drove traffic through a slow period when there was little to no activity going on during the holidays for other homes. Any time I needed something done her knowledge of local contractors to assist at reasonable prices was also most appreciated. What I appreciated the most was her responsiveness and ability to negotiate. Jane was a pleasure to work with, and I highly recommend her.
From Rob and Rebecca T.
We have used Jane over the last 6 years to buy 4 properties and sell.It was so helpful to have her as we were out of town for almost all of it! She has always been super responsive, accommodating, knowledgeable and works over and above what realtors would be expected. She is also very fun to work with! Definitely plan on using Jane for any other real estate needs!
Here's a little information about me:
I'm Claude Cross. Married to Jane and together we have four children, one grandchild, and two dogs. I come from a military family based more out of Charleston than any other city. My background is in building which gives me a tendency to keep a keen eye on what's going on around our market including the infrastructure and commercial growth. If you are looking to sell, buy, invest or seek opportunities in the commercial market, I can help you succeed with your mission.
Client Testimonials
From - Don and Nanci
When we started looking for a realtor to help sell our home, Claude and his team were recommended to us by a friend. After meeting Claude, I was immediately impressed with his extensive knowledge of homes, inside and out. As we began to list our home, surprises came up (as they always do) and Claude handled it all like a pro! He and his team quickly addressed all questions, small or large. And his marketing is second to none!! We had multiple offers on our home, at or above asking price, the day it was listed. If you're looking to get your house sold....Claude is your man! Don't settle for just one person when you can have Claude & his whole team dedicated to getting your house sold! I recommend Claude to anyone serious about selling their home. Thanks Claude!!
From Paul and Mary - I was very hesitant to use a long-time friend of mine as my real estate agent. What if things went bad? Would I not be honest with him if there was something I didn't like and vice versa? Right up front, Claude put all those worries aside! I came to realize that he was on our side and not just out to make a quick buck! Within all of a month he helped my family find a house, get a loan and get all moved in!! We had no idea what we were doing, and he held our hand the whole way! My husband and I along with our 3 children could not be happier with the whole experience! I would recommend Homes by Cross to any new or experienced home buyer. We will be forever grateful and when the time comes to get a bigger and better home, Claude will be the first person we call!
From Patrick - It is with absolute confidence that I recommend Claude Cross as a Realtor. He was my Realtor for the sale of my home and purchase of my current home. Character traits that come to mind immediately when I think of Claude are: Trustworthy, Hard Working, Diligent, Accountable, Thoughtful, Honest, Practical, Knowledgeable, and Forthright. If I put into words the positive experiences I had with Claude during this stressful time it would fill pages, more pages than you might be inclined to read. Just know that all of the aforementioned are true. He will work with you and for you like so few others will these days. I do not attach my name and reputation to another lightly. I stand by what I say and would refer him to anyone and have already done so with many close friends. All of whom have had a similar professional experience with him as I have. With my profound appreciation.
From Colin and Barb - I interviewed 6 realtors, 4 of which were friends, but Claude Cross remained my first choice. My home was under contract in 6 days! I chose well. Since then, we have hired Claude to purchase a total of four homes and sell three. I recommend him and his team because of their dedication these are not part timers they are on 24/7 to help you no matter which part of the deal you are, buy sell upgrade downsize they are there for you. Love them and will use them again. Five stars is not enough!
From Christina - Claude, thank you so much for getting this taken care of so quickly! If I were a filthy-rich woman, I would hire you and pay you very good money to be my personal assistant for everything needing attention and coordination in my life. Really!
Andreas and Laura Lee - Claude, it has been such a pleasure working with and getting to know you. I can't tell you how amazed I still am at how quick and smooth our home purchase here in Charlotte went. You helped us find and purchase a great home in a great neighborhood in such a very short time frame. Claude, you were really excellent at learning about us, our friends and our wants in order to help us find our place here in Charlotte. You also made it a lot of fun! Thank you for always being available to answer my many questions. Andreas and I are very grateful to you!
From Sheila - One thing that I have learned not to take for granted is excellent customer service. Lucky, I heard about Claude! He was there not only to negotiate and sign the contract, but also for the meetings with the builders, the inspectors, and even the options and finishes. Claude’s expertise and advice on what consumers in my price range would be looking for come time for re-sale, simplified the process. He took all my doubts and fears of building a home in a different state, off of my shoulders. Now, I am settled in my new home and couldn't be happier!
From Scott and Patty - Of all the challenges and obstacles we had to overcome in our relocation to Israel, the selling of our house in Charlotte was the easiest and least problematic. In fact, there were no problems for us at all because Claude Cross took care of everything!
Patty and I express our sincere thanks and gratitude. Claude handled the communication difficulties due to our 7 hour time difference and the closing in our absence like a true professional. Let us not overlook the fact that he had the house under contract in two weeks! When we return to the States in a few years, we hope it is in an area where we can use his services again. If not, Claude has set a standard for service and care for which we will judge all our future Realtors.
From Tim - This was the second time I had the opportunity to work with Claude. As always, Claude was excellent across the board. He is there to assist in any way that he can, he is quick to respond and help throughout the entire process. As we went through the process of listing, he gave me good advice about what I should do to help my home sell quickly. Once listed the home sold quickly and smoothly. I would recommend Claude to any prospective buyers and sellers and would guarantee that you would have a similar experience that I had with him.
From Eugene and Carol - The experience we had with Claude Cross was nothing short of top shelf, as he was always on our team, extremely responsive to any question or feedback, educated on the market and negotiations and great at managing emotions through such a major decision in our lives. If you are seeking a real estate agent who is truly the best I've ever dealt with, Claude Cross is the one for you.
I'm John Casella. Originally from the New York Metro area, I relocated to Charlotte in 2013. Prior to that, I had worked for 18 years in an Equity Trading position on Wall Street. My observation of the economic expansion and opportunities led my decision to make the move. I started buying a few properties, first for my family, then as investments. I became a full time Realtor in 2014, and have had a great deal of success with it. I am a family man with three children. I love teaching them how to make great Italian food and keeping up with every aspect of their lives. If you choose to work with me as your Realtor, my promise to you is that I will provide you with honest, insightful advice and the results you want to achieve with your next real estate transaction, whether you are selling or buying.
ClientTestimonials
From - Katie B.
This is the third house I've either bought or sold with John and there's a reason why: John is the kind of guy that will go the extra mile every time from driving papers to where you are instead of making you come to him from working tirelessly to getting you the best deal from being responsive and getting back to you quickly from never losing his cool when he's had to ask you to get him something he needs to close your deal a few times (or more) from being empathic- selling or buying a house is emotional from being trustworthy and giving you honest answers from just being an all-around class act. I am so lucky I called him the first time. There is zero reason for ever having to use anyone else.
From Roger S.
John was wonderful. He did just what he said he would do and was very honest and professional. We enjoyed working with him and he kept us informed of every showing feedback he received was very courteous and checked on us frequently to see if we had any questions or needed anything. I would definitely recommend him to anyone looking to sell your home.
From Nora S.
We are very happy with Mr Casella's services. We purchased our new house through him. He really works for the best of his client. He is efficient and and really gets things done. He gets things accomplished instead of making empty promises like some realtors do. In fact we were so happy with his services that we hired him to sell our old house too. The best realtor!!! He is honest straightforward hardworking and available. We cannot say enough good things about this man. This was our third time doing business with him.
From Jonathan G.
John is the best realtor I have used over the last 40 years. Best is an understatement as John is exceptional in his customer orientation. knowledge negotiation skills and financial savvy. He is characterized by high energy always fully present for you and your questions and needs. Additionally he is an excellent listener and provides options for you to consider and is honest about the upsides and downsides of homes and properties. My wife and I found him to be easily accessible any time we needed him and his advice was sound. He takes and verbalizes the approach of : " I work for you"! He proved that time after time as he helped us navigate the purchase of a new home that had come back on the market in a very desirable over 55 area in Fort Mill SC. The purchase required a bidding situation and a rapid deadline close coupled to financial dexterity. John was ever so present at every step of the process right through the purchase. Examples: John did research on what price offer would most likely purchase the home; consulted on a closing date that coordinated the closing date/sale of our NJ home; built and maintained needed relationships with the development realtor and builder; walked through the home inspection with the builder and the home inspection outside firm we contracted with; and even pointed out things that needed attention and "blue taped" areas that needed touch up. While he did that we focused on our NJ closing and needed repairs. Constant contact via text e mail and phone throughout our team process kept both of us up to date and to make adjustments/tweaks as needed. John was always asking: "What else can I do for you or is there anything else that we should be talking about?" He has a delightful sense of humor and positive attitude coupled with the skill of multitasking. He's with you every step of the way. Even when we purchased the home he made sure that we were contacting utilities on both our NJ and SC home and brought up details often overlooked when selling and/or purchasing a home. We were dong both. John is a decent person who provides needed support even when you are not aware that you need it. As he says "I have your back!" and he did over and over. John is consciously competent. He is intentional in his behavior ethical and congruent in word and action. If there is a next time and I hope I am done moving I know that I am going directly to John and say: "I'm back".
From Lou D.
I have done several transactions over the past 2 years with John. He and his staff are the best!!!!! Very professional in every way!
From Tracy J.
John was our selling and buying agent and was very knowledgeable. Whenever we had questions he was able to answer them and or get the answers we needed. I would highly recommend John and his team.
From Sarah W.
John helped me and my family find and purchase our dream home in Fort Mill SC. HE He's helped us buy an investment town home helped my folks buy an amazing home in Tega Cay SC. Sadly we had to move out of state for work. John again helped us sell our dream home. Highly recommended.
From Todd M.
What can I say about John he definitely makes each client feel like they are his only client. He cares about everything in the process and is incredibly knowledgeable about all aspects of real estate. John should be your next realtor.
From Amy G.
Working in the mortgage industry it's always been difficult for me in any mortgage situation but John was so professional and knew exactly what he was doing. I never felt like I had to lead the transaction. He was always on top of everything and was a great communicator. I'm an Mortgage Underwriter and 200% would recommend John to anyone.
