HOME SELLER'S GUIDE
01
SECTION ONE
INTRODUCTION
Meet Your Real Estate Team
Imagine selling your home with a team that not only excels in real estate but also embodies a genuine commitment to making a positive impact. Welcome to our award-winning real estate team! We're not just passionate about property; we're dedicated to supporting our Military heroes, fostering vibrant communities, and championing the invaluable contributions of teachers Selling your home isn't just a transaction for us; it's an opportunity to be part of something bigger. With us, you're not just getting a real estate service, you're gaining a partner who cares deeply about people and community. Let's embark on this exciting journey together, where your home sale becomes a catalyst for positive change! www
(360) 930-9004 team@kelseyandjorge com
Closings for Classrooms™ is an innovative, multi-state initiative founded by our team that transforms every property transaction into a celebration of education! By adopting a Kitsap teacher and their classroom with each home we help buy or sell, we extend our commitment beyond real estate to fostering educational excellence. This exciting program builds on our annual "Teacher Supply Drive," collaborating with local businesses to equip North Kitsap teachers and students with vital supplies. Join us in this mission to empower educators and ignite futures, where every closing contributes to nurturing the minds and dreams of our children and revitalizing our community.
Let's build a brighter tomorrow together!
CAN HELP YOU "MOVE"
The Military Move initiative serves as an essential guide for military personnel undergoing Permanent Change of Station (PCS) moves. Designed to streamline the process, it offers an array of tips and resources to facilitate a smooth and stress-free relocation. Our site not only provides valuable information for both novices and experienced movers but also connects users with military-affiliated real estate agents located at their new bases. These connections help ensure that military families can find homes that offer both comfort and community. Additionally, we offer special housing credits to help alleviate financial burdens associated with moving. By choosing us, military families receive tailored support that meets the specific demands of military relocations, allowing them to transition into their new chapters with confidence and ease
What We Do for You!
seller Representation
Inthisprocessyouarethecaptainofthisboat,weareyourguidesthroughroughandsometimestorbulentwaterstohelpyoumakeyourhomebuyingjourney asuccess!!Thefollowingaresomeofthethingswedofrompre-homesearchto contracttothefinalcloseofthetransaction
Scheduleinitialandsecondarymeetings
Tourtheproperty
Discussinformationaboutthesellershome
Discussseller’sgoalsandtimelines
Determinefinancialsowedforsellersnetsheet
Explainagencyagreement
Researchcomparablesoldpropertiesforsellers
Researchcomparablependingandactivelistings
Researchseller’spropertytaxinformation
Researchsellersparcelinformation
Verifylegalnamesofowners
ObtainHOAbylaws
ResearchNeighborhoodCCRs(ifapplicable)
ResearchHOAfees
Confirmtypesofutilities
Presentthelistingpresentation
Discusspricingstrategy
Providesellerwithchecklistofto-dos
Discussrepairsorupgrades
Createexteriororlandscapingplan
Provideinformationaboutthecurrentmarket
Completethelistingagreement
Explainlistingagreement
Discussmarketingstrategies
Explainhomewarranties
Explaintitleinsurance
Openpreliminarytitle
Flagthepropertyforsign
Call8-1-1todetermineappropriatesignplacement
Scheduleforsigntobeplacedbysigncompany
Researchpreliminarytitleforunrecordedpropertyeasementsortitleissues
Describehowtopre-screenbuyersincaseofmultipleoffers
Discussdifferenttypesofbuyerfinancing
Discusshowanappraisalworksandoptions
Determineanytransferablewarranties
Verifyleasedandownedequipment
Verifyutilitycompanies
VerifyFIRPTAstatus
Verifyanytenantleases
Discusslead-baseddisclosure
Discusswirefraudandinstructions
Scheduletimelineforpreparinghouseandphotos
Scheduleappointmentforphotos
Meetphotographer(ifapplicable)
Providesellerwithvendorlistforanyinitialrepairs/cleaning
Determinestagingstrategy
Provideseller’swithForm17–Seller’sDisclosure
Completelistinginputsheet
Obtainextrakey
Installlockbox
EnterpropertyintoNWMLS
Createshowinginstructionsforbuyers
Agreeonshowingtimes(appointment,vacant,2hourwindows,etc)with sellers
Uploadformstothelisting(CCRs FIRPTA
Seller’sDisclosure)
Writedetailedmarketingremarks
Organizephotostotellastoryinlisting
Createmarketingmaterials
Havelistingproofread
Createsocialmediapostshighlightingprofile
ScheduleNeighborhoodVIP(NVIP)
CreateinvitationsforNVIP
DoorknockneighborstoinvitethemtoNVIP
Customizeindividualhomewebsite
Informallofficebrokersandlocalbrokeragesof newlisting
HostNeighborhoodVIPs
Providecoffeeandsnacks
PrepareNetSheetforalloffers
Reviewallofferswithsellers
Advisesellerondifferencesinoffers
Obtainbuyer’spre-approvalletter
Verifybuyerslender
Negotiatealloffersforseller
Helpdetermineclosingdate
Ensurefinancingrequirementshavebeenmet
Scheduleinspectiondate
Determineinspectionobjectiondeadline
Determineearnestmoneyterms
Sendcontractstotitlecompany
Verifybuyer’sagenthasreceivedallcopies
Verifyearnestmoneywasdepositedinescrow
ChangepropertystatusinMLS
Deliveranycontractaddendumstoclients
Discussinspectionreport
Negotiateinspectionresolutions
Getallrepairitemsinwriting
Refertrustworthycontractors
Keeptrackofrepairs
Providerepairreportstoescroworbuyer’sagent
Scheduleappraisal
Meetappraiserattheproperty
Createfeedbackforms
Followupwithopenhouseattendees(oragents)
Meetforofferreviewdate(s)
Holdbroker’sopen
Hostadditionalopenhousesasnecessary
Assistinshowingsand/orscheduleviaphone
Returnallcallsregardingproperty–including weekends
Createlistingpostcardsforneighborhood
Sendout“ForSale”post-cards
Recordandtrackshowingactivityforseller’s report
Advertiseanypricechange
UpdatetheNWMLSlistingasnecessary
Completemarketanalysisevery4weeksif needed
Communicatewithsellerweeklytoupdate
Providecomparablestoappraiserasnecessary
Negotiateanyunsatisfactoryappraisals
Makesurealldocumentsarefullysignedanddated
Coordinatesigningdatesandtimes
Coordinateclosingtimeandlocation
Solveanytitleproblemsbeforeclosing
Verifyallagreeduponrepairshavebeenmade
Remindsellersofutilitiesandtimelines
Remindsellerstoprepareforfinalwalkthrough
Reviewclosingdocuments
Providehomewarrantypaperwork(ifapplicable)
Providebuyerswithtransferrablewarranties
Providekeystobuyers
Providegaragedooropenerstobuyers
Uploadallsigneddocuments
ChangestatusinMLSandcloseoutseller’sfile
Send“JustSold”postcards
HOME OWNERSHIP
What Separates Us from the Rest?
When selling your home, there are lots of moving parts involved, from marketing to negotiations, to timelines and updates, we want you to feel like we are representing you and your best interest to the fullest. Here are some things that set us apart from other brokers in the industry.
Exclusive Seller representation
photography - Drone - Staging
If a buyer comes in unrepresented, we will direct them to a broker that can help them fill out and negotiate their offer for them We work for YOU and we feel representing both sides is a major conflict of interest We are not about making the most for ourselves but the most in your pocket. No matter your budget, your home will shine! With our all-in- one marketing plans we aim to draw attention to your home with professional photos, beautiful drone shots and staging Our goal is for people to fall in love with your home before they have had a chance to tour it.
Virtual selling
We know that handling a sale while moving or out of the area is a challenge We take over everything so that you can focus on always moving forward From arranging contractors, walking you through county ordinances and regulations, we ensure that the process is convenient and seamless like you were here.
Availability
Having two of us makes communication and availability second to none, we pride ourselves on being available when you need us and easy to get ahold of with a multitude of platforms and services: Phone, text, email, social media, WhatsApp you name it you can reach us there.
25 Step Marketing Plan
We understand the more exposure your home has the more likely it is to sell fast We have a detailed 25-step marketing plan that will make your home sale a success Let us explain how this plan comes into play when selling your home.
Local + Military life Experience
A local and a military kid/spouse We know what makes this area a great place to live and we know the moving and PCS process in and out With both our strengths we bring unparalleled service, whether you are in the area or not. We also know where the buyers are coming from to target those specialized areas
clear and concise communication
Never worry about missing a deadline or knowing how your transaction is going We provide live documents that change in real-time and keep you updated on the latest deadlines and updates
Education
With nearly 10 years in the education realm, understanding the process is one of our biggest priorities. We want to ensure that you know and are comfortable with the process We explain to you step by step each milestone in the transaction from start to finish
MAGGIE L. - POULSBO
REVIEWING
WesoldourhousethispastfallwithKelsey andJorgehelpingusthroughtheprocess Wefacedchangingtimelines,various inspections,andotherhurdlesandwere guidedthroughitallwithoutanydoubtsor hesitation.Thankyousomuch,Kelseyand Jorge!
RONALD O. - POULSBO
REVIEWING
Couldn’t of ask for a better team to sell our home. Kelsey & Jorge had incredible organization, communication, and transparency that made the sell of our home a pleasant and stress free transaction
JESS
D.
REVIEWING
- PORT ORCHARD
Kelsey and Jorge are an amazing team and we loved working with them! They helped us purchase a wonderful first home and the process was smooth from start to finish They were extremely responsive, knowledgeable about the area, kept all the moving pieces on track, and had an educational approach which was very helpful for us as first time homebuyers They are also kind and genuine people and we really felt supported throughout the whole process We are so happy with our home and we couldn't have done it without them If you are looking for a home in Kitsap I highly, highly recommend Kelsey and Jorge!
ALAN M. - POULSBO
REVIEWING
IworkedwithKelseyandJorgeonboth buyingahomeandsellingahome Icannot imagineanyonebeingmoreprofessionaland competentthanthesetwopeople Abig thumbsupandthankyousomuchKelsey andJorge.
RAVEN R. - POULSBO
REVIEWING
JorgeandKelseyaregreat theywentabove andbeyondmyexpectations.Wehadto leavetownbeforethehousewassold Jorge andKelseyorganizedallthethingswe couldn't.Theymadethewholeprocessready andstressfree Icouldn'trecommendthen more
ELIZABETH W. - BREMERTON
REVIEWING
We sold our house this past fall with Kelsey and Jorge helping us through the process We faced changing timelines, various inspections, and other hurdles and were guided through it all without any doubts and were so thankful to have Kelsey and Jorge as our Realtors for selling our home They made it so easy and took the time to explain everything which made selling our home easy and less stressful I really appreciated their honest feedback and advice prior to listing our home. Its no surprise that we had multiple offers and sold quickly at much higher than we anticipated If you need a Realtor go with this team. They will get you what you want and be there when you need them Thank you so much, Kelsey and Jorge!
COMPARATIVE MARKET ANALYSIS
THE IMPORTANCE OF STARTING ON THE RIGHT PRICE
A Comparative Market Analysis (CMA) is a report that real estate agents use to estimate the value of a property. It involves comparing the property in question to similar properties (known as "comps") that have recently sold, are currently on the market, or were listed but didn't sell in the same area. The CMA takes into account factors such as the property's size, location, condition, and features to provide a recommended listing price or offer price. It's a key tool for setting a competitive and realistic price in the real estate market.
YOURHOMEADDRESS
ZIPCODE,STATE
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A CMA is crucial when a buyer’s lender orders a financing appraisal. It insures the value aligns with what you’re asking. If the appraisal comes in too low, it can derail the sale, as the buyer might not be able to secure the necessary financing. By using a CMA to price your home accurately, you increase the chances of a smooth transaction, saving time, stress, and potentially thousands of dollars.
SELLER NET SHEET
UNDERSTANDING YOUR COSTS AND YOUR BOTTOM LINE
A seller net sheet is a document that estimates how much a home seller will make from the sale after all expenses are deducted. It includes costs like agent commissions, closing fees, loan payoffs, and any other expenses related to the sale. This helps the seller understand their potential profit and plan accordingly before the sale is finalized.
Here you will find your name and address
Depending on the close date, these values will vary. The Sale price is an estimation before accepting and offer
If you have any mortgage pay offs, we will add them to this section so your totals represent an accurate “take home” value.
Washington State had a tiered excise tax tax. Some of these fees will vary depending on your sales price and location, counties and cities can impose fees and would show in this section here.
As part of your closing costs, your compesation negotiated to real estate agents will showcase here.
Buyer compesation will show if you have choose to offer compensation on your home.
Each Title Company has its own fees and structures.
SELLER NET SHEET
UNDERSTANDING YOUR COSTS AND YOUR BOTTOM LINE
Escrow Closing fees depend on each company and have their own fee structure.
Here, we can account for additional items such as other liens, outstanding utilities, or work orders that will be deducted from your proceeds. This ensures you get an accurate estimate of your net balance. We typically take a conservative approach, often overestimating these costs. This way, if the final amount is lower than expected, you'll end up with a bit more money in your pocket after closing.
Here's the total amount of deductions to be subtracted from the list price, showing you exactly how much you'll have "in your pocket after closing."
Net sheets provide estimated calculations to help you plan for your future goals. Once the price, concessions, liens, and work orders have been finalized, escrow will provide a "Seller Settlement Statement," which presents the actual amount you will take home. This typically happens a few days before closing
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The Benefits of Offering a Buyer’s Agent Compensation
UNLOCK THE FULL POTENTIAL OF YOUR HOME SALE
Broaden Buyer Pool
Offering a buyer's agent compensation means more agents will be motivated to show your property, expanding its exposure to a wider audience of potential buyers
Attract Serious Buyers
Agents typically work with buyers who are pre-approved and serious about purchasing. By offering a compensation, you ensure these serious buyers are more likely to considerand make ofers on your home.
Speed Up the Sale
Homes with a compensation are often showcased more often and receive increased visibility, leading to faster sales and reducing the time your property stays on the market.
Minimize Deal Failures
Agents will use their extensive networks and marketing tools to promote your home reaching potential buyers through social media, email campaigns, and other channels
Increase Sale Value
More compensation and serious offers often result in a higher sale price and better contract terms, maximizing the financial outcome of your sale.
Increase Showings
A compensation incentivizes agents to schedule and conduct more showings of your property, increasing the opportunities for potential buyers to view your home.
Reduce Buyer Barriers
Offering a compensation makes your home accessible to buyers who might not afford to cover their agent's fee themselves, ensuring your property isn't ruled out due to affordability issues.
Strengthen Negotiation
Increased interest and multiple offers give you much more leverage to negotiate a higher sale price and better terms, enhancing your negotiating position and potentially leading to better terms for you
Minimize Deal Failures
Buyers represented by agents are generally more committed and less likely to back out, reducing the risk of deals falling through and ensuring a smoother transaction.
Is it Really Necessary to Offer Buyer Agent Compensation?
HERE ARE SOME FACTS TO CONSIDER
Offering a buyer's agent compensation is a strategic move that can significantly impact the success of your home sale. It incentivizes buyer's agents to prioritize your property, leading to increased showings and potentially faster offers. This approach can help your listing stand out in a crowded market, attract serious buyers, and ultimately lead to a quicker sale.
It's important to consider the additional costs involved. While a compensation can enhance visibility and attract more buyers, it adds to your overall selling expenses. Evaluate how this investment aligns with your goals and market conditions to make an informed decision about whether to offer a commission.
Appraisers take into consideration compensation to buyer’s agent when providing value. Your comparables could be paying compensation and provide a skewed valuation if no compensation is being paid on your home.
SECTION THREE
PRE-LISTING 03
GOALS AND EXPECTATIONS
WHAT ARE YOUR GOALS?
UNDERSTANDING YOUR NEEDS AND TIMEFRAME WHEN SELLING YOUR HOME
When it comes to selling your home, understanding your goals is crucial Whether you're downsizing, relocating, or simply looking to capitalize on the current market, your reasons for selling will significantly impact your approach and the outcome Here are three major points highlighting the importance of knowing your reasons for selling and how they can influence your decision-making process:
Clarifying Your Motivation Sets the Right Strategy
Your timeframe for selling is another critical factor that will shape your approach. If you need to sell within a specific period perhaps due to a new job or the start of a new school year this will affect your pricing strategy and how aggressively you market the property. Conversely, if you have more flexibility, you might opt to wait for the perfect offer or consider contingencies that align with your future plans Knowing your timeframe allows you to plan ahead, making the entire process smoother and less stressful
Aligning Your Goals with Market Conditions Maximizes Success
The real estate market is dynamic, and aligning your goals with current market conditions can make a significant difference in your selling experience If the market is hot, with high demand and low inventory, it might be an excellent time to sell quickly and at a premium. However, in a slower market, understanding your reasons for selling becomes even more critical. If you're not under pressure, you might choose to wait until the market improves, ensuring you get the best possible return. Alternatively, if selling sooner is a must, you can adjust your expectations and marketing tactics accordingly.
Selling your home is a significant decision, and understanding your goals is the first step in ensuring a successful transaction. By clarifying your motivation, determining your timeframe, and aligning your goals with market conditions, you can make informed decisions that lead to a smooth and rewarding selling experience Remember, the better you understand your reasons for selling, the more effectively you can navigate the complexities of the real estate market.
THE 8 SECOND RULE
Buyers decide in the first eight seconds of seeing a home if they’re interested in buying it. Get out of your car, walk in their shoes and see what they see within the first eight seconds.
Step Selling Process
Step 1. Choose a Listing Agent
A listing agent represents you and has a responsibility to look out for your best interests We hope to be the team for you
Step 2. Find Out Your Home’s Value
A seller's greatest mistake is often overpricing her home Keep your price in line with sold homes that have been identified in a comparative market analysis report.
Step 3. Get Your Home Ready for Sale
Prepare your home for sale by cleaning and decluttering it and improving curb appeal
Step 4. Market Your Home
Together we will identify the selling points of your home and choose the best advertising words to convey them
Step 5. Show Your Home
Showing your home means exposure and eager buyers - try to be flexible and patient
Step 6. Receive Offers and Negotiate
Be prepared to receive multiple offers if your home is priced right Don't ignore any offers, even if it seems too low Negotiate by making a counteroffer.
Step 7. Open Title and Escrow
We will open escrow and order a title policy for you to check if there are any clouds on liens recorded on the property
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Choose a Listing Agent
A listing agent represents you and has a responsibility to look out for your best interests. We want to position your home in the best light. This provides you with the best chance of success. With our knowledge of the market, experience with social media marketing, and our competitive yet collaborative nature, we make sure we negotiate on your behalf to make sure your home closes on time to help you achieve your goals
Step 2
Find Out How Your Home‘s Value
A seller's greatest mistake is often overpricing their home. Keep your price in line with sold homes that have been identified in a comparative market analysis report. Consider whether your market is hot, cold, or neutral and price the home accordingly.
Step 3
Get Your Home Ready for Sale
Prepare your home for sale by cleaning and decluttering it and improving curb appeal. A few colorful flowers, miniziming personal objects, and bringing lots of light into your home can have a drastic impact. If the home is vacant, discuss staging; otherwise, use the pieces you have and dress them up with throw blankets, pillows, and potted plants.
Step 4 Market Your Home
We are two proactive agents that market to both Kitsap, King, and surrounding counties. Not only will professional photos be taken, but we will market to all the popular online sites and harness social media to get your home sold. Open houses (in person or virtual) allow eyes to get on your property to maximize exposure.
Step 5
Show Your Home
Your home will have a lockbox, so we can track every agent that comes through your home. They will make appointments that you will approve. Some buyers will want to see the home on weeknights (after work) and all across the weekend. Be as accommodating as possible. Prepare for an open house, but use this approach sparingly. If you do one, be sure to ask for buyer feedback so you can adjust your price, condition, or marketing campaign accordingly.
If you’ve painted in neutral tones, add touches of color with accessories
Place fresh flowers where they’ll stand out
Open all doors and windows beforehand to circulate fresh air
Pick up toys, remove all clutter, ensure beds are made, put clothes away
Floors should be clean, carpets and rugs vacuumed
Trash and recycling bins should be tidy and odor-free
The kitchen and bathrooms should sparkle
If possible, bake cookies or put a pan of cinnamon in the oven to create a warm and inviting aroma
Ideally, pets should be unseen Pet areas should be clean and odor-free Not everyone may share your love of animals, and some may be allergic to them
Remove all cash, jewelry and small valuables from view
Step 6
Receive Offers and Negotiate
Be prepared to receive multiple offers if your home is priced right. Don't ignore any offers, even if it seems too low. Negotiate by making a counteroffer. Make sure to look at all the terms, not just price, earnest money, and closing date. We are skilled at comparing offers to determine the strongest. In this market, you should be looking at all contingencies to make sure they are competitive.
Step 7
Open Escrow and Order Title
We will open escrow and order a title policy for you The best part - you have nothing to remember We provide a full seller's timeline sheet so all the important dates are at your fingertips
Get your Home Show Ready
Windows
Light switches
Paint:
Paint/repaint rooms in neutral colors as needed
Other tasks:
Remove/pull back dark curtains
Lubricate squeaky door hinges
Clean ceiling fans
Check for cobwebs in all corners
Fix scratches in wooden floors
Chair rails
Carpets
Repair/replace broken flooring
Use area rugs, if needed
Empty wastebaskets
Make beds
Fluff or replace accent pillows
Keep dishes and food out of sight
Clean appliances
Sweep/Mop
Clean light fixtures
Test electrical outlets
Remove soap residue, mildew and mold from surfaces
Clean out cabinets; remove nonessentials
Keep fresh, clean towels on towel rack
Clean out area behind washer/dryer
Keep closets clean and free of clutter
Eliminate any signs of dampness
Eliminate cooking odors
Deodorize garbage disposal,dishwasher, and refrigerator
Clean cupboards and under sink
Replace garbage disposal gasket to reduce noise
Clean/lubricate shower door
Replace shower curtain
Clean exhaust fan, heater; replace if broken or noisy
Eliminate any mildew odors
Throw out or pack away nonessentials
Check for and eliminate cracks
Replace filter
Clean and unclutter
Adjust tension rod to eliminate sag from garage door
Put away tools
Clean intake vent
Clear any cobwebs
Remove oil/paint stains from floor
Lubricate/adjus
Replace, repair, paint any damaged:
Plaster
Wood siding
Trim
Rain gutters
Doors
Window frames
Clean:
Siding
Windows/Screens
Pet droppings
Outdoor BBQ
Pool/spa
Screens
Water spigots
Street numbers on house
Fences/gates
Outdoor lighting
Shutters
Service areas/trash cans
Haul away garbage/debris
Straighten woodpile
Test doorbell
Clean oil stains from driveway
SUCCESFUL NEGOTIATIONS BASIC PRINCIPLES FOR
Smart sellers proactively go above and beyond legal necessity to disclose all known defects to their buyers. Most states have property disclosure forms. Use them.
Offers may contain complicated terminology, sometimes three or more addenda. We can help to clarify.
When buyers make an offer, they are in the mood to buy. But moods change, and buyers are known to get buyers’ remorse. Don’t delay if you want the sale
SELLER DISCLOSURE STATEMENT
THE IMPORTANCE OF AN ACCURATE AND FULL DISCLOSURE
The NWMLS Seller Disclosure Statement, commonly known as Form 17 serves as a vital tool in ensuring a smooth and transparent real estate transaction, protecting both sellers and buyers from potential future disputes. It is not just a formality but a legal requirement in most real estate transactions in Washington State. Here’s why it’s so important:
Itensuresthatpotentialbuyersarefully informedabouttheproperty'scondition, helpingthemmakeaneducateddecision Transparency
Avoiding Delays
Disclosingknownissuesprotectssellers frompotentiallawsuitsfornondisclosure afterthesaleiscomplete Legal Protection
Incompleteorinaccuratedisclosurescanleadtodelaysorevenderail thesale.Ifundisclosedissuesarediscoveredlater,buyer’s havean automatic3daystoreviewchangesandhaveapotentialwayouteven afterothercontingecieshaveexpired.
Trust Building
Providingdetailedandaccurate informationfosterstrustbetweenbuyers andsellers,whichcanfacilitatea smoothertransactionprocess.
WashingtonStatelawrequiressellerstoprovidethisdisclosure, ensuringcompliancehelpsavoidlegalcomplicationsduringthe contractorinthefuture. Complying with law
Structural Issues: Any known problems with the foundation, roof, walls, or any part of the home’s structure.
Water Damage or Leaks: Past or present water damage, leaks, or drainage issues, including in basements or attics
Electrical and Plumbing Systems: Condition and history of the electrical and plumbing systems, including any repairs or upgrades.
Environmental Hazards: Presence of asbestos, lead paint, radon, or other environmental concerns
Appliances and Fixtures: Information about the condition and functionality of major appliances and built-in fixtures.
Neighborhood Problems: Any issues related to the neighborhood, such as noise, pollution, or problematic neighbors.
Legal Encumbrances: Easements, zoning violations, or other legal matters that may affect the property
Past Repairs and Renovations: Details of any major repairs or renovations, especially if they required permits.
SEPTIC & WELL
UNDERSTANDING THE REQUIREMENTS WHEN SELLING A HOME
If your home isn’t connected to a city sewer or water system, it likely relies on a septic system for waste management and a well for water. These systems work hard behind the scenes to keep your home running smoothly, but they do need a bit of attention when you're ready to sell.
Selling a home with a septic system and well might seem like an extra step, but it’s all about ensuring a smooth transition for you and the buyer. Plus, complying with county ordinances like the one in Kitsap County gives everyone peace of mind. And remember, we’re here to help you through every part of the process!
SECTION FOUR
UNDER CONTRACT
THE PROCESS - TIMELINES - CONTINGENCIES
REAL ESTATE TRANSACTION
TITLE AND ESCROW UNDERSTANDINGTHEIRROLL
TITLE
It verifies property ownership through a title search, issues title insurance to protect against ownership disputes, and ensures a clear title transfer by resolving any issues, preparing necessary documents, and facilitating the closing process.
TITLE SEARCH
they conduct an indepth search of public records to verify the property's ownership history and identify any existing liens, claims, or legal issues that could affect the property's title.
TITLE EXAMINATION
They examine the results of the title search, analyzing documents and records to confirm the property's rightful ownership and ensure there are no undisclosed issues that could impact the transaction.
CLEARING TITLE ISSUES
they conduct an in-depth search of public records to verify the property's ownership history and identify any existing liens, claims, or legal issues that could affect the property's title.
TITLE REPORT PREPARATION
They prepare a detailed title report that outlines the findings of the title search, including any issues or encumbrances, providing a comprehensive overview of the property's title status to all parties involved.
TITLE INSURANCE ISSUANCE
issues title insurance policies for buyers and lenders, protecting them from financial losses due to title defects, encumbrances, or disputes that were not identified during the title search.
FACILITATING CLOSING
The title company coordinates with all parties to facilitate a smooth closing process, ensuring that all title-related documents are accurate and properly executed, and that the title is transferred correctly.
TITLE AND ESCROW UNDERSTANDINGTHEIRROLL
ESCROW
They are the unbiased 3rd party They securely holds funds and documents, manages the transfer process, ensures all conditions of the sale are met, coordinates with all parties, disburses funds appropriately, and facilitates a smooth closing by handling necessary paperwork and compliance.
HOLDING FUNDS
They hold funds from the buyer, such as earnest money, in a secure account, ensuring that the money is safely managed and only disbursed according to the terms of the agreement.
MANAGING DOCUMENTS
They collect, manage, and verify all necessary documents, including contracts, disclosures, and title reports, ensuring that everything is in order and ready for the closing process.
COORDINATING WITH PARTIES
The escrow closer coordinates with all involved parties—buyers, sellers, lenders, and real estate agents—to ensure that all conditions of the sale are met and everyone is informed throughout the process.
DISBURSING FUNDS
Upon closing, the escrow company disburses funds to the appropriate parties, including the seller, real estate agents, and any other entities owed money, ensuring a smooth financial transaction.
ENSURING COMPLIANCE
They ensure that all contractual obligations and legal requirements are met before closing, including verifying that inspections, appraisals, and contingencies are completed satisfactorily.
FACILITATING CLOSING
The escrow company organizes the closing process, scheduling document signings, and ensuring that all paperwork is accurately completed and filed, enabling a successful transfer of ownership.
LOAN TYPES
MOST POPULAR LOAN PRODUCTS
If an offer is other than cash more than likely financing will be involved. There are different types of financing that you can get, however, there are four common loan types: FHA, Conventional, VA, and USDA Rural. we guide you through the pros and cons of each when you receive offers.
Allows those with low credit score options to qualify for loans with a high loan-to-value ratio (lower downpayment). Using an FHA loan, you must occupy the residence (or one unit of a multi-family home) that the loan is used to purchase. Allows more financing options with more
THE IMPORTANCE OF THE EARNEST MONEY
tsenraeehT rnestMoneydep |tisopedy
The earnest money deposit demonstrates the buyer's commitment to purchasing the property It signals that the buyer is serious about the transaction, reducing the likelihood of them backing out without cause
In Washington State, if the buyer defaults on the purchase agreement without a valid reason, the seller may be entitled to keep the earnest money as compensation for the time and effort spent on the transaction This offers financial security to the seller
The deposit encourages the buyer to conduct their inspections, appraisals, and financing arrangements within the agreed-upon timelines. It ensures that the buyer has "skin in the game," motivating them to follow through with the purchase
In competitive markets like Washington, a larger earnest money deposit can make a buyer's offer more attractive to sellers It shows that the buyer is financially stable and committed, which can make the difference in a multiple-offer situation.
By securing the earnest money deposit, the seller can feel more confident in the transaction progressing to closing. This deposit often serves as a prelude to the down payment, helping to ensure that the buyer has the necessary funds to finalize the purchase.
CONTINGENCIES EXIT DOORS AND PROTECTIONS
In a real estate transaction, contingencies are conditions that must be met for the sale to proceed to closing. These conditions protect both the buyer and the seller by allowing certain actions or outcomes before the final sale. These can be seen as exit doors through the contract where if not met by a certain timeline, the Earnest Money Deposit can be at play Common contingencies include:
Gives the buyer the right to have the property inspected within a specified period. If the inspection reveals significant issues, the buyer can negotiate repairs, a price reduction, or even withdraw from the sale.
Allows the buyer to back out of the deal if they cannot secure a mortgage. It also ensures that the property is valued at a minimum, agreed-upon amount. If the appraisal is lower than the sale price, the buyer can renegotiate or cancel the contract.
Allows the buyer to make the purchase contingent on selling their current home If the buyer cannot sell their home within a specified period, they can back out of the contract
Applicable for properties with septic systems and/or wells This contingency allows for inspections to ensure the septic system is functioning properly and the well water quality and quantity are satisfactory If issues are found, the buyer can negotiate repairs or cancel the sale
Various other contingencies may be included in a real estate transaction These can include ensuring the seller can provide a clear and marketable title, free of liens and encumbrances; allowing for an inspection of homes built before 1978 for lead-based paint and mandating remediation if lead is found; allowing the buyer to review Homeowners Association (HOA) rules, regulations, and financial statements to ensure they are acceptable We will guide you through the sea of contingencies so you can make a sound decision when purchasing your next home
INSPECTION VSAPPRAISAL
Home inspector: Home inspector:
Process:
Purpose:
To assess the condition of a property. Identifies potential issues or repairs needed
Conducted By: A licensed home inspector.
The inspector conducts a thorough examination of the home, including its structure, roof, foundation, plumbing, electrical systems, heating and cooling systems, and other components. Provides a detailed report on the condition of the home and any issues found.
Who Benefits:
Primarily benefits the buyer by providing detailed information about the home's condition. Can also help sellers identify issues to address before listing the property.
Outcome:
A detailed report that highlights existing or potential problems, necessary repairs, and maintenance issues.
aappraiser: ppraiser:
Purpose:
Determines the fair market value of a property. Identifies potential issues or repairs needed before funding.
Conducted By: A licensed appraiser.
Process:
The appraiser assesses the home based on its condition, location, size, and recent sales of comparable properties in the area. The appraisal is often required by lenders to ensure the loan amount is appropriate for the value of the property.
Who Benefits:
Primarily benefits the lender by ensuring the property's value justifies the loan amount. Also provides buyers with a value estimate to avoid overpaying.
Outcome:
A report that provides an estimated market value of the property.
In summary, a home inspection focuses on the physical condition of a home and identifies any potential issues, while an appraisal determines the home's market value. Both processes are important in a real estate transaction but serve different roles and provide different types of information.
TIME IS OF THE ESSENCE
TIMELINES AND DEADLINES
A contract is filled with deadlines in order for both parties to move forward in a timely manner. From beginning to end, we ensure you meet them all to keep you on the track and out of hot water.
Know your timelines and deadlines
Under NWMLS (North West Multiple Listing) contracts timelines expire at 9 pm the day of expiration.
if a deadline is 5 days or less they are counted as business days, If it's 6 days or more they are consecutive
Important timelines and deadlines
Earnest Money - 2 business days
Home Inspections - Up to 10 days or as agreed on contract
Home inspections Response - 3 business days each side
Lender financing - 5 days to make application
Home Insurance - Get binder after inspections negotiated
Other timelines - As needed
The Moving
c h e c k l i s t
Post Office
Bank
Credit card companies
Friends and relatives
Insurance companies Life, health, fire, auto
Automobile Transfer of car title registration, driver’s license
Utility companies Gas, light, water, telephone, cable
Arrange for any refunds of deposits
Arrange for service in new location
Empty freezers Plan use of foods
Defrost freezer/refrigerator
Have appliances serviced for moving
Contact utility companies to disconnect services Water,power, cable, trash, etc.
Stay in contact with your mover Confirm the following:insurance coverage, packing and unpacking labor, timeand date of scheduled move, details of payment
Leave all negotiated appliances
Everything attached to home stays (built-in bookcases, curtain rods, storage areas, etc.)
Leave all keys, garage openers, manuals in Kitchen drawer.
Keep grass cut until closing day
Home delivery Laundry, newspaper, magazine subscriptions
School records Ask for copies or transfer children’s school records
Medical records Medical, dental, prescription histories
Ask doctor and dentist for referrals Transfer needed prescriptions, x-rays, etc.
Church, clubs, civic organizations Transfer memberships and get letters of introduction
Carry currency, jewelry, and important documents yourself
Let a close friend or relative know route and schedule you will travel including overnight stops; use him/her as message headquarters
Double-check old closets, drawers, shelves to be sure they are empty
Leave insurance and utilities ON until closing
Sweep & wipe-down surfaces/appliances
Fill major holse/ touch up paint
MISCELLANEOUS SECTION FIVE
DEFINITIONS - VENDORS - NOTES
DEFINITIONS FREQUENTLY USED TERMS
PREAPPROVAL
Letter from a lender that states they have checked and approved your credit situation in order to purchase a home up to a specified amount.
Mutualagreement
When all parties have agreed to all the terms of the offer/counteroffer and a legal contract exists.
MLS
MLS stands for multiple listing service It is the housing for all listed transactions Each home is given a unique MLS number to identify it
Appraisal
An evaluation completed by the bank to ensure the home value and that the home is safe
An good faith upfront deposit that shows you are serious about the transaction that is credited towards closing costs or potentially given to seller in the event of a buyer breach escrowmoney
escrow
Third party who follows the contract and prepares the paperwork to transfer ownership from seller to buyer
All of the recorded documents against a property including vested ownership (who owns the property), CCRs, easements, etc title
titleinsurance
A one time expense at closing that pays for protection against unknown title discrepancies
contingency
Opportunities in the contract to further investigate and provide the ability to exit if unfavorable terms are found
signingandClosing
The day that you sign all county and loan documents to officially transfer ownership The day that the funds are transferred to seller and the deed is recorded in the buyer's name at the courthouse
offer
When a potential buyer creates a legal offering to a seller to purchase a property
encumberance
Something that burdens the property (a lien, a rental agreement, or a physical item such as a shop/barn/fence)
settlementstatement
A statement of credits and debits to show how much is owed or due back to buyer and seller to close the property transaction.
tidewater
A VA (veterans) loan term that indicates there was a low appraisal on the property and provides the opportunity to give the appraiser additional comps
easement
A legal point of access over a property It can be for ingress/egress (in or out), utilities, or personal access
underwriting
The process with the lender where the financial file gets a thorough verification of all documents provided with the loan application.
Covenants, conditions, and restrictions that are placed on a piece of property. Typically they are found in neighborhoods or tracts of land cc&rs
Comp
Another property that compares to the subject property in similar characteristics
VENDOR LIST
RECOMMENDED LIST OF CONTACTORS/ VENDORS
MortgageLENDERS
National Bank of Kansas City Kelsey Brahl - 913-302-7638 kelsey brahl@nbkc com
Crosscountry Mortgage
Shawn Guerrero - 360-990-0637 shawn guerrero@ccm com
Evergreen Home Loans
Amber Page - 360-731-1163 apage@evergreenhomeloans.com
Fairway Mortgage
Kerri Selby - 360-930-1694 kerris@fairwaymc com
HomeInspectors
Local Inspections
Bruce Hansen
360-865-2336
Local inspections@outlook com
Old Goat Home Inspection
David Brockmeyer
360-900-3286
Oldgoatinspections com
1889 Home Inspection
Paul Bruney 360-622-5417
1889homeinspections com
Pillar to Post Home Inspections
The Jarquin Team (Does Sewer Inspections)
360-919-6667
justin jarquin@pillartopost com
roofers
Cloise & Mike Roofing
360-769-0141
www cloiseandmike com
Port Orchard Roofing
Riley Ragan
360-649-7801
Rileyr@poroofing.com
Hanley Construction
800-593-7663 hanleyroofing.com
Residentialcleaners
Queen Bee Cleaning
360-868-7272
nikki@queenbeecleankitsap com
Details Cleaning Company*
360-260-9736
info@detailscleaningco com
White Rose Cleaning Services
360-620-2518
jacquiswhiterose@hotmail com
CarpetCleaners
Good Scents Carpet Cleaning
360-394-5326
Goodscentscarpetcleaning com
Centurion Carpet Cleaning
360-633-6789
www centurioncarpet com
His Touch Carpet Care and Detail Services
360-908-2153
Histouchcarpetcare com
Carpet Recovery
360-856-9829
www carpetrecoverykitsap com
HVACTechnicians
Dana’s Heating and Cooling
360-876-7670
happyday@danasheating com Danasheating com
Sullivan Heating & Air
360-405-0723
info@sullivanheating com sullivanheating.com
Peninsula Heating and Cooling
Nathan
360-613-5866 peninsulaheatingandcooling.com
Contractors
Kitsap Paint and Home Repair
360-271-6087 kitsappainting.com
Jefferson Fine Home Builders
206-842-1123
http://jeffersonfinehomebuilders com
West Sound Plumbing Services
360-697-9900
www westsoundplumbing com
Swift Plumbing and heating
360-297-9592 www swiftplumb com
MD Electrical - Poulsbo and surrounding areas
360-779-6388
http://www mdelectricalkitsap com/
Mathews Electric
360-598-1850
www mathewselectriccorporation com
Matias General Services, LLC
360-801-1192
Lic#MATIAGS777LT
Others
McClain Landscape Services*
Design - Build - Maintain
360-638-0888
www mcclainlandscaping com
Sweetwater Septic
360-930-2127
https://mysweetwaterseptic com/
Olympic Glass
206-880-7443 olyglass com
Kitsap Septic
360-871-5258
https://www kitsapseptic net/
*owner related to Broker, no financial interest
Can’t find what you need?
Call us at: 360-930-9004
