London Seller’s Guide

SELLER'S GUIDE

YOUR GUIDE TO SOLD

INTRODUCTION

Selling your home is one of the most important financial decisions you can make. It can be a tough decision as it’s likely you have an emotional investment in your home and selling involves a lot of moving parts.

However, if you know what to expect you can avoid a lot of common mistakes and ensure that things go as smoothly as possible. In this guide, we will cover what to consider when selling real estate in a step-by-step process.

Raven, China & Kim

about US With more than 40 years of combined experience, our family team is dedicated to making your real estate journey as smooth and enjoyable as possible. As four licensed REALTORS® — Kim, China, Raven and Terry — we bring a wealth of knowledge, strong relationships and a genuine commitment to helping clients feel supported from start to finish.

Each member of our team plays an important role. Kim, China and Terry are hands-on with clients, guiding them through showings, negotiations and every step of the buying and selling process. Raven is based in Victoria and licensed in both British Columbia and Ontario, expanding our reach to the West Coast while providing client care and support behind the scenes.

CLARKSONsupport of Sutton ELENA Group CLARKSON Behind us isELENA the outstanding Select Realty, led by our broker Dylan, ensuring our clients receive the Real Estate Manager Real Estate Manager highest level of service.

Over the years, we’ve had the privilege of helping more than 1,000 families find their perfect home or move on to their next chapter. Our team approach is thoughtful and sincere, focused on clear communication, trusted advice and a dedication to making the entire process as seamless and rewarding as possible.

RAVEN MULLAN

CONTACT US

Sales Representative Sutton Group Select 226.700.6452 homes@ravenmullan.com www.ravenmullan.com

CHINA CASARIN Sales Representative Sutton Group Select 519.871.0431

chinacasarin@gmail.com chinacasarin.ca

KIM MULLAN Broker Sutton Group Select 519.871.1775 kim@kimcan.ca kimcan.ca

@ravenmullanhomes @chinacasarin @kimcanhomes

The TEAM

RAVEN MULLAN

Kim Mullan

CHINA CASARIN

Real Estate Agent

Real Estate Broker

Real Estate Agent

With over a decade of experience in real estate, I help clients navigate meaningful moves with clarity and confidence — whether you’re buying your first home, relocating, or planning your next chapter.

I’m an award-winning Realtor® based in London, Ontario, dedicated to making your real estate journey as smooth and stress-free as possible. Whether you’re buying or selling, I’m here to guide you through the market, help you explore your options, negotiate the best value, and achieve top results.

I am a Realtor with Sutton Group Select Realty Inc., Brokerage in London Ontario and serve residents in and around the city.

Born and raised in London, I have a deep love for and knowledge of the city and take great pride in ensuring buyers and sellers are successful in their real estate endeavours here! Be it your first home, your dream home, downsizing, or business ventures, I take all of your real estate goals ELENA personally!

CLARKSON

Based on Vancouver Island, I focus on guiding clients across Southern BC, while supporting our Ontario business behind the scenes alongside Kim and China.

When I’m not working, you’ll find me exploring the coastline, discovering new neighbourhoods, or connecting with the community through dance and creative projects.

Over the past decade, I’ve been recognized as Sutton Group Select Realty’s top-producing agent for 12 consecutive years (2012–2023), earned multiple Platinum Achievement Awards, and received the prestigious SuttonCLARKSON National Award of ELENA Excellence.

With my “Platinum Listing Package” and hands-on approach, I strive to offer clients a true advantage — combining expert advice, clear communication, and unwavering support every step of the way.

Step 01

CHOOSING THE RIGHT AGENT

As your agent, it’s our goal to secure the full financial potential for your home and find the correct buyer. We will take the stress and paperwork out of selling your home for a seamless closing. Here are some ways we back our clients: GOALS We will meet with you to understand your needs and selling goals.

MARKETING We can talk you through some marketing strategies that will work for your property and establish a unique selling point for your home.

NEIGBOURHOOD KNOWLEDGE With expert neighbourhood and property knowledge, we will professionally price your home.

CONNECTIONS With connections in the industry, a long list of buyer agents, and dual licensure in both BC and Ontario, we can expose your property to a wider pool of qualified buyers — even across provinces.

PROJECT MANAGEMENT We will manage staging your home, create a marketing strategy, review buyers’ offers and do all the negotiating.

PAPERWORK Let us navigate the real estate contracts and educate you along the way so you know exactly what you are signing.

Step 02

ESTABLISH A PRICE

We will do a market analysis using data about recently sold properties in your location.

Factors that will determine the value of your home include: location, design, amenities, economic climate, local market.

Most home buyers view a lot of properties. They quickly understand the value of a property in a particular location. If your home is priced at fair market value, it will attract potential buyers quickly. We will price your home correctly the first time so that it will sell quickly.

Step 03

PREPARE TO LIST

Declutter, deep clean and schedule any repairs. Consider hiring a professional cleaner to save time.

EXTERIOIR Paint front door Consider a new door knocker

A clean and minimal appearance will help buyers imagine the house as their own.

Keep lawn neat and trimmed Remove old yard furniture Weed garden and patios

Follow our checklist of tips and things

Power wash drive

to prepare in advance of getting a

Clean windows

professional photographer in.

Exterior paint touch-ups Ensure doorbell works Clean gutters Add plants at entrance

INTERIOR Declutter Move excess items to storage Repair/fill holes in walls Ensure all windows close and open Ensure doors don't squeak Repaint with neutral colours Replace or clean carpets Clean closets Paint touch-upwalls, ceilings & trim Clean or replace fixtures Reduce pet areas in home Ensure all lighting works

Step 04

HOME STAGING

To showcase your home’s full potential, we often recommend staging. This may include removing excess furniture, depersonalizing, and adjusting the layout for better flow. In some cases, a professional stager may bring in select furniture pieces, artwork, or décor to create a warm, aspirational atmosphere.

Thoughtful staging helps buyers connect with the space and can significantly impact the final sale price. I’ll guide you through the process or coordinate a staging consultation as needed.

Step 05

PROFESSIONAL IMAGERY

Listing photos are the first thing a buyer sees when looking at your property.

A buyer will decide if they are interested in viewing your home just by looking at the photos which will determine getting a sale.

We will work with one of our professional photographers to show your home in the best light. A photographer knows how to use light to their advantage, make rooms look bigger and more attractive.

The content strategy is unique to each property and we will work together to decide the best content for showcasing your home.

OTHER CONTENT TO CONSIDER Arial photography This can be great if your property includes a lot of land or outdoor space such as terraces, balconies and swimming pools.

360 virtual tour This can be great to give buyers a true feel of your home if they purchasing from overseas or busy investors. We also need to consider whether it will deter viewers from attending a showing.

Professional videography This can be great to give buyers a true feel of your home. Video ads also get better results in digital marketing.

Step 06 MARKETING YOUR HOME Marketing your home plays an integral role in securing the full financial potential and finding the correct buyer.

EMAIL MARKETING We will feature your home in our newsletter to active buyers.

NETWORKING With connections in the industry & a long list of buyers agents, we will expose your house to a wide buying audience before it’s even on the market.

SIGNAGE We will place a yard sign on front of your house to advertise it's for sale & showings.

ONLINE We will market your home online and feature it on MLS and on various third party sites. You will also be featured in Homes and Land Magazine & on all of our websites.

SOCIAL MEDIA We will use a variety of social media networks to get exposure for your property including Facebook, YouTube, Instagram and any other suitable networks.

PRE-SHOWING PREP

CHECKLIST Install lockbox for the key The lockbox holds the keys to the home and is typically found at the front guarded by a security lock that only licensed agents have access to. This allows real estate agents access to show your home on appointment.

Stow away valuables Remove mail and personal documents Leavr all lights on for showings.

Only let scheduled appointments in Keep it clean for showings Remove trash before each showing Avoid cooking strong scented food Make sure room is a nice temperature Vacate - Seller should not be present

Step 07

OPEN HOUSES

WHY HOST A PUBLIC OPEN HOUSE? Public open houses are a great way to introduce your property to a wide audience of potential buyers. We’ll create an inviting, well-staged environment that encourages visitors to take their time exploring the space and imagining themselves living there. Someone from our open house team will be on-site to answer questions, highlight key features, and create meaningful connections with serious buyers.

AGENT OPEN HOUSES For certain listings, an agent open house may be part of the marketing strategy. These events invite local Realtors who may have qualified buyers seeking a home like yours.

When appropriate, they can be thoughtfully arranged with light refreshments or a distinctive theme to create a memorable experience and keep the property top of mind.

Step 08

OFFER CONSIDERATIONS

When a buyer wants to purchase your home, they will make an offer on the property. There are some factors to consider when looking at an offer.

OFFER PRICE -This is the amount the buyer is willing to pay for your home.

It may reflect market conditions, recent comparable sales, or how competitive the situation is.

DEPOSIT - The deposit is a good faith payment that demonstrates the buyer’s commitment to the purchase. In Ontario, it’s typically between 1% and 5% of the purchase price, and is most commonly delivered upon subject removal, once the offer becomes firm. The deposit is held in trust and applied toward the purchase on completion.

CONDITIONS - These are terms that must be satisfied for the deal to proceed. Common conditions include financing, home inspection and status certificate review (for condos/townhomes). Fewer conditions generally indicate a stronger offer with less risk of the deal falling through.

CASH OFFER - A buyer offering cash isn’t dependent on financing, which can speed up the process and reduce uncertainty. These offers are often more attractive to sellers.

POSSESSION DATE - This is when legal title transfers and when the buyer takes possession of the home. We’ll work to align this date with your ideal timeline.

Step 09

THE OFFER PROCESS

ACCEPT

REJECT

MAKE COUNTER-OFFER

If you accept the offer, the Agreement of Purchase and Sale is signed and you’re under contract. If conditions are included, the conditional period begins. Once those are removed, the deal is firm and binding.

You can reject the offer completely. This can happen if you feel the buyers offer is too far from the asking price or don't agree with the terms proposed.

A counter-offer is when the seller offers different terms. The buyer can then accept the offer, reject it or negotiate it.

Step 10

SUBJECTS & PRE-CLOSING

HOME INSPECTION If a home inspection is included in the offer, it usually takes place during the conditional period. If issues arise, the buyer may negotiate for repairs, a price reduction, or walk away before subject removal.

APPRAISAL If the buyer is securing a mortgage, the lender will order an independent appraisal to confirm the property’s value. If the appraisal comes in low, it could lead to renegotiation or additional financing requirements.

NEGOTIATIONS Depending on what the inspection or appraisal reveals, the buyer may ask for repairs or a price adjustment. We’ll guide you through these conversations to ensure your best interests are protected.

FINAL WALK-THROUGH Many buyers will request a walkthrough before completion to ensure the property’s condition matches what was agreed. If included in the contract, this typically happens 24–48 hours before possession.

Step 11 CLOSING Closing marks the official transfer of ownership from seller to buyer. A lawyer or notary manages the legal and financial aspects of the transaction, often with the support of a conveyancer behind the scenes.

WHAT HAPPENS Before the completion date, you’ll meet with your lawyer or notary to sign the necessary paperwork, including the transfer of title, statement of adjustments, and Direction to Pay. Once documents are signed and funds are transferred, the transaction is registered with the Land Title Office and the sale is complete.

TYPICAL SELLER COSTS Mortgage payout and discharge fees Real estate commission Legal or notary fees Property tax or utility adjustments Condo fee adjustments (if applicable) GST (if applicable) WHAT TO PREPARE Two pieces of government-issued ID Keys, remotes, and any access fobs Signed paperwork from your lawyer Any final receipts or documents agreed upon with the buyer

Congratulations

YOU HAVE OFFICIALLY SOLD YOUR HOME

Moving Checklist PREP

'OPEN FIRST' BOX

KEEP CLOSING DOCUMENTS

CLEANING SUPPLIES

CANCEL INSURANCE

LIGHTBULBS

BOOK TIME OFF WORK

TOOLS (KNIFE, SCISSORS)

BOOK CHILDCARE FOR MOVE

LIGHTBULBS

BOOK MOVING TRUCK

CHILDRENS TOYS

DONATE UNWANTED ITEMS

COFFEE, TEA, SNACKS

MAKE INVENTORY OF YOUR ITEMS

REMOTE CONTROL

TRANSFER PRESCRIPTION RECORDS

REGISTER AT NEW SCHOOLS TAKE CUTTINGS FROM PLANTS

PACK OVERNIGHT BAG

MEASURE FURNITURE

PYJAMAS & CLEAN CLOTHES

DEFROST FREEZER

TOOTHBRUSH & TOILETRIES TOILETPAPER

NOTIFY OF MOVING

MEDICATION PET FOOD & LEAD

POST OFFICE

TOWELS

EMPLOYER & PAYROLL

IMPORTANT DOCUMENTS

TELEPHONE, INTERNET

CASH & VALUABLES

CRA & GOVERNMENT SERVICES BANK & CREDIT UNION

MOVING DAY

HYDRO (IF APPLICABLE) DOCTOR

LEAVE MAILBOX KEYS

DENTIST

LEAVE GARAGE KEYS

LAWYER

LEAVE HOUSE KEYS

SUBSCRIPTIONS

PUT PETS SOMEWHERE SECURE

HEALTH & DENTAL INSURANCE

PROTECT PHONES AND CARPETS

LIFE INSURANCE

MAKE SURE BOXES ARE LABELLED

HOME & CAR INSURANCE

FINAL CLEAN & REMOVE TRASH

SERVICE ONTARIO

LEAVE OWNER MANUAL & RECEIPTS

NOTES

WE ARE ALWAYS HERE, EVEN AFTER THE ‘SOLD’ SIGN COMES DOWN.

Testimonials “ I have had the most amazing experiences with Kim Mullan as my real estate agent for over the past two decades. She is attentive, knowledgable, savvy and hardworking. Kim listens to the client and conducts herself with an integrity that I appreciate beyond words. I highly recommend her if you are considering buying or selling!”

- S.P.

“Thank you China, I appreciate your great work on the sale of my condo.”

- ROSALIE

“Trustworthy. Extremely competent, professional, dedicated. Excellent followthrough on all real estate issues both expected and unexpected. Highly recommend.

- Ingrid Beebalm

“We really enjoyed our experience with China over the last four to five months.

With our search for a new home, she was very accommodating with time for viewings. Writing late night offers, answering questions.

Not only from us but from Max’s parents as well. She definitely went above and beyond in helping us our perfect home!”

Kim sold our house in such a tough market and made what would have been a stressful process, actually a lot of fun.

She is professional and genuine, and her guidance and expertise kept us calm and excited. If you're looking to sell your house, we highly recommend Kim and her team. They are simply the best.

- MAX & ANNELIES

- A.O.