MEET OUR TEAM
It is an honor that most of our clients are referred to us by their friends, family, and colleagues whom we have helped.
MARIEL G. WEISS
Realtor®
/ CEO
Mariel is the lead agent and CEO of our team, and she’s been licensed in real estate since 2005. She holds broker’s licenses in both Pennsylvania and North Carolina and has helped hundreds of clients buy, sell, rent, invest, and build. Bevond real estate, Mariel is an investor, business coach, wite, and mom who genuinely loves helping people reach their potential- both in business and in life-through smart real estate decisions. She believes organization and open communication are the foundation of a great client experience (all while enjoying the ride!). Today, she’s focused on growing our team and supporting our clients with strategic guidance every step of the way.
RYAN GODSHALL
R ealtor® / Director of Sales
Ryan is a third-generation Realtor and has been licensed since 2005. He has sold and assisted in the sale of hundreds of residential, commercial, and farmland properties in Montgomery and Bucks Counties. His experience with various property types and commitment to customer service make him invaluable to his clients. He consistently receives Philadelphia Magazine’s “5 Star Service” award and believes in building solid relationships with his clients to make their process not just smooth, but enjoyable-with a chuckle or two!
BECKI DOUGHERTY
Transaction
Coordinator
Becki has worked in a support role within the real estate industry for more than 7 years. Within our team, she interacts with every client to make their process as smooth as possible and is responsible for ensuring a neat and orderly file-and that closing happens as planned. She enjoys the great outdoors with her family and cozying up with a good book. She cares about others and pushes them to achieve their goals, making her a great asset to our team.
LAURA LANGLEY
Marketing & Operations Manager
Laura is a skilled content creator, video editor, and marketing and operations professional and is thrilled to be working with such a prestigious and talented team. Before stepping into the marketing world, Laura toured both nationally and internationally with top theatres and The Walt Disney Company as a proud member of the Actors’ Equity Association. Creativity runs deep in her world-both professionally and at home, where life is always lively with her musician husband and energetic young sons. And she wouldn’t have it any other way.
CERTIFICATIONS and Accolades
It only takes 100 hours of classroom education to obtain a real estate license in North Carolina. Our team goes above and beyond to obtain additional training and certifications so that we can better serve you. To earn these require an extra commitment to our craft plus additional training and achievements. We’re honored to be recognized for the work we do.
ABR Accredited Buyer Specialist
CDPE
CNE
Certified Distressed Property Expert
Certified Negotiation Expert
CNHS Certified New Home Specialist
RCC
Residential Construction Certified
SRES Senior Real Estate Specialist
SRS Seller Representative Specialist
CLHMS Certified Luxury Home Marketing Specialist
CPS Certified Probate Specialist
RESULTS DRIVEN
LESS “DAYS ON MARKET”
We sell homes faster than other agents.
HIGHER THAN AVERAGE
“SOLD
PRICE”
50 years+ combined experience within the real estate industry.
HIGH PERCENTAGE OF
“ACCEPTED OFFERS”
Buyers had to make fewer offers before one was accepted under our guidance.
YOUR OPTIONS
1 2 3
You don’t have to do anything. We will do all we can to give you information you need. If you’re not ready to make a decision yet, that will be fine.
You can do this on your own or work with a traditional agent.
Every year people make a move on their own or select an agent who discounts their fees and thereby their services. If you prefer to go that route, please let us know.
You choose to work with us.
You choose to work with us. You believe we are your best option. You appreciate that most of our business comes from referrals because that is a true measure of our performance. It gives you confidence that our proficiency will get you the best results possible so that you, too, would recommend us if asked.
OUR PURPOSE
Our goal is that you are so outrageously happy with the help we give you that you gladly refer the team to your family, friends, neighbors and anyone you care about who needs real estate consulting.
We always do what is in the best interest of our clients and strive to treat you like family.
YOUR CONSULTANTS
n Will ask you profound, thought-provoking questions. Experience shows skilled consultants like us will ask you intelligent questions because discovering what is important to you, is important to us.
n Lead you through clarifying your values so you can make good, easy decisions.
n These days, information is readily available. However, without context or under- standing, information alone causes confusion- that’s where we come in. We will analyze the data and connect the dots for you.
n Will take the time to explain your options- simply and effectively.
n Like a doc tor or a lawyer, we are experts that will give excellent advice, not perfect advice. Adjustments may need to be made as we go along.
n Keep you informed every step of the way.
YOUR NEGOTIATORS
n We treat your money like our own.
n Money is an emotional issue. To represent yourself is like per forming surgery on yourself. You’d never do that, would you? You’d delegate to someone you trust.
n Properly set up a successful negotiation from even before the first showing.
n Will fight for the best price possible for the home you want to purchase, along with your desired settlement date, inspec tion contingencies and other terms.
OVERSEER OF DETAILS
n Coordinate everything with all parties (seller, mortgage company, township, title company and more) to ensure nothing is missed.
n Handle other details and issues behind the scenes so you have a smooth settlement day!
CUSTOMER Testimonials
Now that you have begun the process of hiring a real estate agent to help you purchase a home, you will start to notice other people looking to buy or sell too—be sure to send them our way. Perhaps you and they will have a story similar to some of our other past clients.
Working with [the team] was amazing from day one. My husband and I had been communicating with them for several months in preparation of looking to buy our first home. The home we ultimately fell in love with was amazing. The seller of the home was not. Mariel is fantastic at negotiating and working with both the sellers and the buyers. You could not find a better Realtor to work with! –Ted & Amy
We are very happy with the home and really happy with her full service. She did a great job sitting down with us [first time home buyers], to understand what we were looking for and explaining the process as well as answering our questions. She has a great personality, seemed to genuinely care, and made house hunting fun. I wouldn’t hesitate to recommend her—she’s the best! –Thomas & Nirmala
I highly recommend Mariel. She made my home purchasing process run smooth and with no stress. Every call, text, or email with questions to Mariel was answered quickly and efficiently. The process of buying a home could not have been any easier having Mariel as my agent! –L.J. & Erin
To read more of our client reviews, please visit our website or Zillow®
WHY HIRE A REALTOR?
You will receive...
n A highly skilled team who will provide not only information, but an analysis and understanding of it.
n A very skilled negotiator who will fight for what is in your best interest.
n Someone with the capability to oversee all the details
n A cutting-edge marketing plan based on strategic preparation, presentation and pricing.
n The benefits of working with a top team with a stellar reputation in the industr y.
n Excellent service and support.
WHAT DOES IT COST?
The best part is that we are typically able to negotiate for the seller of the property you purchase, to pay our fee. There is a small administrative fee our office charges which is due at closing, but not before. We self-fund our efforts to help you, and don’t get paid until or unless you complete your purchase.
If you want our help, the law says you have to officially hire us. There are a few pieces of paperwork that we have to complete which show that we are committing to work with you, and you are committing to work with us. Keep in mind we do not get paid until you move into your new home, so you can rest assured that we won’t just sit around on our laurels. We will be here every step of the way to communicate with you and find you a home that you love.
We won’t push you into a home, either. When we choose to work together, it’s a 2-way street of communication. We’ll always give you honest advice. In return, we ask that you are loyal to working with us throughout the process. If you decide to postpone your home search, that’s fine too. We will invest my time and money into helping you, regardless of when you end up moving into a home.
WHAT’S IMPORTANT to you about buying a home?
Before we get into the details of what you want in your target property, help us understand why this move is important to you. What do you hope to gain in your life with this move? What does it symbolize for you?
FIND YOUR WHY
Defining the reason why you are moving will help you make good decisions in finding the new home that is right for you and the major changes in your life.
A GROWING FAMILY
If your family and budget size are changing soon, consider how a new home can help you:
Better Budget – Find a new home that will better fit your new budget.
Living Space – Your family is growing and you will need more space.
NEW JOB OR PROMOTION?
Consider how a new house can benefit you with the following: Improve Your Location – Reduce your work travel time by finding a new home closer to your work location.
Invest in Your Future – Use the pay increase from your new position to invest in upgrading into your new home.
IMPROVE LIVING
Find a new house that will better fit your needs and wants in life.
Financial Future – Trade in your rental lease for a monthly mortgage payment to invest in yourself and your financial security.
Better Neighborhood – Parks, school districts and lower crime rate. We
BUYER QUESTIONNAIRE
Budget
To determine what price range we should consider, we will ask you some qualifying questions similar to what a loan officer would ask you. Rest assured this information is kept confidential between you, me and your mortgage lender. From there, we can:
n Pre-qualify you and help you obtain pre-approval with an experienced mortgage lender.
n Determine how much you can afford by known mortgage qualifying guidelines and various financing programs.
n Help you determine your monthly payment comfort levels.
n Determine what price range we should use for our search based on this information and local tax and association fees.
Questions to Consider:
We will review a sample of closing costs. Feel free to take notes in the space below: 1 2 3 4
How much do you want to pay each month for your mortgage payment based on your personal budget? What does that include?
How much money you have to work with for down payment and closing costs?
What price range is in line with your long-term goals?
How much do you pay now in rent or mortgage and how much are you able to put into savings each month?
Sample Closing Costs
The Details
Consider the following factors as well. Discuss them with us and each other, and do remember to think about not just what you want by why you want it.
Time frame & Area
n What is your target move-in date? Why is that good for you?
n Where do you commute to most often for work and/or play?
n Where are friends/family/favorite restaurants?
n What is important to you? (nearby parks, shopping, train, public transportation)
n What are the taxes like in that area?
n What school districts/townships are important to you?
Exterior & Interior
n What type of home? (Single/Town/Twin/Condo)
n Do you want to live in a homeowner’s association?
n Do you want or need a yard? What size?
n What type of neighborhood do you see yourself living in and why?
n What # of bedrooms and bathrooms do you need? Why?
n Do you want or need a basement?
n Do you want or need a family room? What level?
n Do you want or need a garage?
n What other living spaces are important to you?
n Are other factors important to you (type of heating/cooling, fire- place, level of updates)? We serve as marketers, consultants, negotiators and overseers of all details. | www.MGWTeam.com
DO YOU OWN A HOME AND WANT TO MOVE TO ANOTHER?
Can you qualify for both homes on paper? Do you want to be a landlord?
1) Keep the current home, turn it into a 2nd home or rental and become a landlord. We can help you determine the rental value and write the lease.
2) Sell the current home first—pretend like you aren’t moving anywhere new. Sell it, then start the home buying process as a non contingent buyer with your sale proceeds in the bank.
3) Sell your home and lease it back for up to two months, allowing you to access cash while still enjoying the convenience of staying put.
MOST COMPETITIVE: Non Contingent Offer
STEP 1
Get prequalified to determine financing and options. You choose when you would like to sell the current home. At the time of your choosing, we prepare your current home to the market and get all the marketing materials ready so with the flip of a switch, we can enter the market and line up the closings.
STEP 2
We begin looking at homes right away.
CONSIDERATIONS
• You may or may not carry both home payments, remember one month delay in new home payment.
• If you ultimately plan to sell the current home, you need to factor the risk of buying before knowing your ultimate sales proceeds.
• Consider the use of pre- and post-settlement possession addendum’s (rent backs).
RISK
• If you ultimately plan to sell the current home, you need to factor the risk of buying before knowing your ultimate sales proceeds.
OTHER POINTS
• Do the math through the entire equation to make sure proper expectations are set.
• Make sure you are working with a trusted lender of ours.
The Mariel Gniewoz-Weiss Team at Keller Williams Real Estate
COMPETITIVE: Home Settlement Contingency Offer
STEP 1
Get prequalified to determine financing and options.
We prepare your home for the market before you start house hunting. Once your home is ready, we list it for sale and obtain a buyer with typically a 60-90 day closing.
STEP 2
Once your home is under contract and ideally through inspections/appraisal, we start in-person showings for your new home.
We then place an offer contingent on the settlement of the current contract.
CONSIDERATIONS
• The seller of the home you are purchasing will want to see the offer details for the buyer of your home.
• Not good if you are picky about homes or if inventory for what you want is lacking.
RISK
• Not good if you are picky about homes, or if the inventory is lacking.
OTHER POINTS
• Consider looking at what has sold recently that fits your criteria to see how difficult it will be to find what you want.
LEAST COMPETITIVE: Home Sale & Settlement Contingency Offer
STEP 1
Get prequalified to determine financing and options. Only showing homes on market ≥ 30 days.
We start searching for a new home and make offers that either take the property off the market, allow the owner to continue marketing, or grant the seller a right of first refusal. Once an offer is accepted and inspections are done, we can market your current home, focusing on properties listed for over two weeks.
STEP 2
We list your home for sale.
CONSIDERATIONS
• The seller of the property you want to buy gets to review/approve any buyer for your home.
• If you cannot sell your home in a set amount of time, this allows you to back out of the contract or for the seller to terminate.
• Not viable on newly listed properties.
RISK
• You spend time, energy and money inspecting a property and then you cannot complete the purchase. No reimbursement.
• Someone with a more favorable offer may be able to buy the house from underneath you.
OTHER POINTS
• Necessary to prepare your home while looking at homes.
• Least likely to be accepted because it exposes the seller to risk.
STEPS WHEN VIEWING HOMES Creating Your Customized Search
We will set up a customized search for you based on what we discussed today. Together, let’s decide what criteria we are including in our search to maximize your housing options in your price and area range. We will then save the auto-search so you will receive updates as soon as a new house meeting your criteria comes on the market.
Availability for Showings
Our team does its best to be available. It’s important to remember, though, that the decision makers need to be present at the showing.
Remember The Following
Are you looking at New Construction or a For-Sale-By-Owner (FSBO)?
Please remember that we must call first before you see the property.
What if you see a sign for an Open House?
Feel free to attend open houses. Let us know you are going and sign in with our name/card so the agent knows you are working with a real estate agent.
What if I see a home that wasn’t emailed to me in my customized search?
If you see a home that was not emailed to you in your search, it is most likely because it is either under contract or does not fit your criteria. However, send us the address and we will check into it!
What To Focus On
n Keep in mind that the pictures in the listing can be misleading. Sometimes you may not like the way a house looks in the pictures, but you do like it in person.
n Focus on the age of mechanicals, windows, roof and big ticket items.
n Make note of floor plan and structural items that would be hard to change.
n Try not to focus on things can be easily changed, like paint color and counter tops.
n How do you know you have found the right one?
You’ve found the right one when you get a certain feeling. A feeling that you would be upset if someone else bought this house, thus forcing you to live in one of the other ones you’ve viewed.
PROCESS OF PURCHASING Submitting an Offer
You will need the following:
n Mortgage pre-approval, not just prequalification.
n Non-refundable due diligence fee (a topic of negotiation).
n Escrow deposit.
Together, we will:
n Review and analyze the market data and comparable properties to determine a reasonable asking price. We will consider:
3 Market data and comparable properties.
3 Work that is needed or recent updates to the property.
3 O ther items that affect value (location, functionality, etc).
n Get an updated pre-approval and closing cost estimate from your lender.
n Remember that your estimate is based on an interest rate that is not locked in until you lock it in with your lender, and therefore it could change. Most locks run about 65 days. This is important when deciding on other terms of the contract like closing date.
n Decide on other terms of the contract such as the closing date, seller ’s assist, inspection contingencies, 2nd check due date, etc.
n Complete the Purchase Agreement paperwork with all of these terms and collect your signatures.
n We negotiate with the listing agent and the seller until all parties agree and sign the updated paperwork, then all parties receive signed copies.
n Get utility costs so you can work them into your budget.
n Review the seller disclosure to learn more about the property.
YOUR OFFER IS ACCEPTED Things To Do
n Make sure your due diligence and escrow funds are available, as they will be needed immediately.
n Put all the deadlines stated in your Purchase Agreement into your calendar so you do not miss any of them. If you miss a deadline, you are considered in default.
n Immediately schedule your inspections and let me know so I can inform the listing agent. They need to occur several days before the inspection due date.
n Call your mortgage lender to start the process of finalizing your loan details and get a list of documents they will need. Remember to be patient. Lending is very strict these days, and the mor tgage companies can and will ask you for every little detail in documentation. Everyone must do this, so don’t let it stress you out.
n Coordinate purchase of your homeowner’s insurance with your lender.
n Do not purchase furniture, appliances or anything for the house without asking your lender first! This can affect your ability to get the mortgage.
We’ll Take Care of the Following
n Immediately send a copy of the Purchase Agreement to your mortgage lender so they can begin to finalize your mortgage program.
n Make sure we are meeting the deadlines in the Purchase Agreement such as the escrow deposit, inspec tion and appraisal contingencies, mortgage commitment, settlement date.
n Coordinate access for the inspectors to the house during the inspection time you have scheduled.
n Stop by the inspections to assist and oversee any questions or concerns.
n Review the inspection report with you to determine if there are any major items we need to ask the seller to repair.
n Negotiate for the requested repairs/credits.
n Coordinate with closing attorney to do a title search and prepare for settlement.
n Work with your mortgage lender to ensure a smooth settlement!
Preparing for Closing
We will schedule your walk-through of the property.
n Typically done before closing or the night before.
n The house should look as it did when you purchased it and free of personal items.
n Any required repairs should have been made by this time.
On the day of closing, you will need to bring:
n Two (2) forms of ID.
n Any other documents requested by lender (proof of insurance, settlement sheet from previous house sale, etc).
n Certified check from the bank for the balance of your down payment/closing costs. Your lender will provide you with this number the day before closing.
PLEASE NOTE: Due to federal lending guidelines, this number must be issued before closing and it cannot vary much from the estimated costs given to you by the lender. Because of this, you will know at least 3 days before closing what the absolutely total is that you will need on closing day. It should not vary much from the estimates you are given. If you bring more money than necessary, you will get a check that day for the remainder of what you did not use.
THE HOME BUYING PROCESS
PREPARING FOR CLOSING
You will be finalizing your loan, reviewing documents and discussing the findings from the inspection. Your agent will be managing this entire process for you.
MEET WITH A REAL ESTATE
PROFESSIONAL
CLOSING
This is the transfer of funds and ownership. A title company or an attorney typically acts as an independent third party to facilitate the closing.
Discuss the type of home you’re looking for, including style, price, and location.
THE BUYER’S ADVANTAGE
As the home buyer, your agent’s commission is paid by the seller of the home in almost all circumstances. This means your representation costs you nothing.
GET PRE-APPROVED
You will need pay stubs, W2s, and bank statements. Knowing what you can afford is critical to a successful home shopping experience.
FINAL DETAILS
Perform due diligence, order the appraisal, conduct an inspection, and review terms with the lender.
SEARCH FOR HOMES
The fun part! Your agent will schedule showings and help you find the perfect home.
UNDER CONTRACT
You and the seller have agreed to the price and terms. The home is effectively held for you until closing.
THE CONTRACT
In most cases the contract provides you with timeline to obtain financing as well as time to inspect the physical condition of the home. Your real estate professional will inform you of all your rights and responsibilities related to the contract.
MAKE AN OFFER
Your agent will prepare the offer based on your price and terms you choose.
NEGOTIATION AND CONTRACT
It may take a few tries to get it just right, but hang in there. You’re on your way!
ADVANCED SEARCH
Not all real estate websites are the same. Your real estate professional has tools and systems to ensure you see every available home that meets your criteria.
MARKET STRATEGY SHEET
Before Scheduling a Showing
AGENT WILL
• Refer a lender
• Send paperwork
• Review agent notes
• Obtain financing estimate
• Determine urgency
LISTED MORE THAN 7 DAYS/NO OFFERS YET
• Schedule a showing on the property
• Review relevant properties to determine value
• Obtain revised estimate & pre-approval from lender
• Determine strategy (at or below list price, seller assist)
• Prepare offer paperwork
• Consider asking for seller assist
• Consider electing inspection contingencies
• Negotiate to mutual agreement
CONSIDER THESE SELLER INCENTIVES:
• Price escalation addendum
• Cover part or all of the appraisal gap
• Large earnest money deposit
• Limit contingencies (inspections)
• Agree to handle repairs required by lender
• Agree to handle U&O required repairs (check list)
• Favorable settlement date
• Tiered offer based on response time
BUYER WILL
• Obtain pre-approval
• Complete paperwork
• Review seller’s disclosure
• Review aerial map
• Drive by
LISTED LESS THAN 7 DAYS/ POSSIBLE MULTIPLE OFFER SCENARIO
• Review relevant properties to determine value
• Speak to listing agent: What is important to seller?
• Schedule inspector to come to showing (get approval)
• Obtain Financing Estimate for competitive offer
• THEN schedule a showing on the property
• Write offer & apply seller incentives (see below)
• O ften a highest & best scenario
• Rent back to seller (less than 60 days, free or minimal cost)
• Non-refundable deposit
• Cover seller transfer tax
• Cover seller fees
• Provide bank statements
• Shor tened timelines
