

Buyer Consultation
Introduction
Meet Your Advisor
The Value Of Your Representation
90 Ways We Serve You
Buying Process
Background & Preferences
Wants & Needs
Conducting Your Home Search
Process Overview
Expert Advice
Insurance
Home Inspection
Moving Checklist
27 Terms of Negotiation

Introduction
Meet Your Advisor

412.721.3496 (m) astacknick@piattsir.com
Aubre had an entrepreneurial spirit far before she began her first endeavor at the young age of 18. This yearning came from a long ancestry of talented, creative and motivated individuals. She spent many successful years as a business owner in both New Jersey and Pennsylvania building and designing custom homes.
Drive along with 20+ years of professional experience in business, construction, marketing, client relations, and project management prepared Aubre for her next entrepreneurial leap of faith, real estate. Inspired by her past successes and the exciting opportunities before her, Aubre realized that returning to her first love of real estate and development, suited her best.
Over the many years and thousands of clients, she has had the pleasure of working with whether in business, entertainment or the professional sports arena, she stayed true to her high standards, quality of service and conviction to under promise and over deliver.
Her love and professional experience in real estate, development, and rejuvenation of properties of all kinds sets her apart in an industry flooded with agents.
“In all things I endeavor to educate, over deliver and fight for my clients everystepoftheway.Thisisandhasalwaysbeenmytoppriority.Elevating the expectation for real estate agents and quality of professionalism clients receive were key factors in what drew me to Piatt Sotheby’s International Realty. My clients are my advocates, and it doesn’t get any better than that.

“I want to personally recommend Ms. Aubre Stacknick to address all of your real estate needs throughout all of Southwestern Pennsylvania.
Aubre is the consummate professional and over the many years of our dealings, you can count on Aubre Stacknick to get the job done in a timely manner while making sure her client’s short-term and long-term interests are protected.
You, too, will join the long list of extremely happy clients who have had the pleasure of working with Aubre.
— Gustavo Envela 2022 Presidential Candidate for The Republic of Equatorial Guinea
“She’s extremely focusd on every detail of the process.When our original buyers had to backout she wasted no time lining up new prospects and had the property resold at a higher price in literally two days!
She’s a true professional and excellent communicator.Easy to work with andwillprovideaprospectivesellerapositiveexperience.I’drecommend her to anyone selling their property.
The Value of Your Representation
It is important that you establish a formal buyer agency relationship with the professional you choose to work with to affirm that you have someone committed to representing you and your best interests as you pursue buying a home. By entering into a written buyer agency agreement together, I become your agent with a fiduciary duty to act with good faith, trust, and confidentiality, acting for your benefit. Without a buyer agency agreement, no one is looking out for your interests in a transaction.
Advocacy
• I prioritize and protect your interests at all times.
• I serve as your voice, standing up for your wants and needs throughout the transaction.
• I serve as your shield, so that you do not have to be personally involved with what are often difficult and uncomfortable negotiations.
• I am committed to work with honesty, integrity, and confidentiality.
Education
• I offer in-depth understanding of the buying process, market conditions, and potential risks and rewards.
• I offer valuable insights about comparable sales, neighborhoods, and other local amenities.
• I act with full transparency, ensuring you’re fully informed to make the best decisions.
• I am trained on the intricacies of the long and complex Agreement of Sale contracts and act to ensure that you understand all the terms and conditions of what you are signing.
Skilled Negotiation
• I am a skilled negotiator with a proven track record of helping my clients achieve the most favorable terms and price.
• I implement an objective, yet assertive approach to getting you the best deal possible.
Guidance
• I will walk you through each step of the home buying process, ensuring clarity and confidence, and help you steer clear of the many possible pitfalls common in the home buying process.
• I identify potential issues and resale challenges with properties to prevent costly mistakes.
• I make recommendations of other trusted professional service providers such as inspectors, insurance agencies, mortgage partners, and settlement companies who align with our commitment to your best interest.
• I help you interpret your home inspection findings and work to negotiate a fair resolution of your concerns.
Knowledge & Expertise
• As a full-time professional with years of experience, I offer profound knowledge and expertise of the selling process, providing you with a comprehensive understanding of the intricacies of our local market and anticipated trends.
• I have access to the latest tools, technologies, and databases for comprehensive property evaluation.
• In representing one of the finest brands in the world, I operate with standards ensuring that you are represented on the most professional level.
By choosing me and Piatt Sotheby’s International Realty, you are opting for an ally who will use their vast expertise and unwavering commitment to excellence to ensure you find the ideal property for you at the best possible terms.
90 Ways We Serve You
1. Schedule Time to Meet for a Strategy Session
2. Meet and Discuss Goals & Non-Negotiables
3. Prepare Guide & Presentation
4. Explain Agency Relationships
5. Discuss Different Types of Financing Options
6. Help Find a Mortgage Lender
7. Obtain Pre-Approval Letter from Lender
8. Provide Resources to Research Crime in Neighborhoods, School Ratings, etc.
9. Provide Overview of Current Market Conditions
10. Explain Company’s Value
11. Discuss Ernest Money Deposits
12. Explain Home Inspection Process
13. Educate About Local Neighborhoods
14. Discuss Foreclosures & Short Sales
15. Gather Needs & Wants of Next Home
16. Explain School Discticts Effect on Home Values
17. Explain Recording Devices During Showings
18. Learn All Goals & Make a Plan
19. Create Internal File for Records
20. Send Homes Within Their Criteria
21. Start Showing Homes as Requested
22. Schedule & Organize All Showings
23. Gather Showing Instructions for Each Listing
24. Send Showing Schedule
25. Show Up Early & Prepare First Showing
26. Look for Possible Repair Issues While Showing
27. Gather Feedback After Each Showing
28. Update When New Homes Hit the Market
29. Share Knowledge & Insight bout Homes
30. Guide Through Emotional Journey
31. Listen & Learn at Each Showing
32. Keep Records of All Showings
33. Update Listing Agents with Feedback
34. Discuss Homeowner’s Associations
35. Estimate Expected Utility Usage Costs
36. Confirm Water Source and Status
37. Discuss Transferable Warranties
38. Explain Property Appraisal Process
39. Discuss Multiple Offer Situations
40. Create Practice Offer to Help Prepare
41. Provide Updated Housing Market Data
42. Inform Showing Activity Weekly
43. Update on Any Price Drops
44. Discuss MLS Data at Showings
45. Find the Right Home
46. Determine Property Inclusions & Exclusions
47. Prepare Sales Contract When Ready
48. Educate on Sales Contract Options
49. Determine Need for Land-Based Paint Disclosure
90 Ways We Serve You
50. Explain Home Warranty Options
51. Update Pre-Approval Letter with Each New Offer
52. Discuss Loan Objection Deadlines
53. Choose a Closing Date
54. Verify Listing Data is Correct
55. Review Comps to Determine Value
56. Prepare & Submit Offer to Listing Agent
57. Negotiate Offer with Listing Agent
58. Execute A Sales Contract & Disclosures
59. Once Under Contract, Send to Escrow Company
60. Coordinate Earnest Money Wire Transfer
61. Deliver Copies to Mortgage Lender
62. Obtain Copy of Sellers Disclosures
63. Deliver Copies of Contract/Addendums
64. Obtain a Copy of HOA Bylaws
65. Keep Track of Copies for Office File
66. Coordinate Inspections
67. Meet Home Inspector at The Property
68. Review Home Inspection
69. Negotiate Inspection Objections
70. Get All Agreed Upon Repair Items in Writing
71. Verify Any Existing Lease Agreements
72. Check In with Lender to Verify Loan Status
73. Check On the Appraisal Date
74. Negotiate Any Unsatisfactory Appraisals
75. Coordinate Closing Times & Location
76. Make Sure All Documents Are Fully Signed
77. Verify Escrow Company Has Everything Needed
78. Reminder to Schedule Utilities Transfer
79. Make Sure All Parties Are Notified of Closing Time
80. Solve Any Title Problems Before Closing
81. Receive and Review Closing Documents
82. Review Closing Figures
83. Confirm Repairs Have Been Made by Sellers
84. Perform Final Walk-Through
85. Resolve Any Last-Minute Issues
86. Get CDA Signed by Brokerage
87. Attend Closing
88. Provide Home Warranty Paperwork, If Applicable
89. Facilitate Transfer of Keys & Accessories
90. Close Out File Piatt

Buying Process
Background & Preferences
Where are you living now?
Do you own your current home?
How long have you owned it?
Tell me a little bit about it.
About how many homes have you owned in your lifetime?
When you purchased your current home, what was the process you used to find that home?
How did you start looking?
How long did it take to find the home?
How did that process work for you?
Is there anything you would like to change for this purchase?
If you could have this purchase go just the way you want it, what would that look like?
What would be most important for you to see from me as your representative?
What is your preferred method of communication?
What would be the ideal timing for you to be in your new home?
Is there anyone else that you want to be part of your decision-making process?
Why? Wants & Needs
Conducting Your Home Search
Process of Elimination
Piatt Sotheby’s International Realty
Once I understand your budget and property preferences, I can provde you with:
Automatic Property Updates
As soon as a property that meets your desirable home criteria is posted on the MLS, I will send you an email alert directing you to that listing.
Property Tours
I will schedule walk-throughs (in-person or virtual, depending on the situation) of properties matching your preferences and needs. You may also review properties on piattsir.com, then contact me to schedule a private tour, should there be one that matches your needs.
Open Houses
If you wish to visit an open house on your own, please indicate as you enter that I am representing you so that there will be no confusion. In addition, you can give my business card to the listing agent to confirm your representation. If it is a home you wish to consider, do not offer any information to the hosting agent that may jeopardize your best interests.
New Construction
I am able to represent you in the purchase of new construction as well. If at any point you decide that you wish to consider a new constructed home or a home that is not yet built, let me know and I will schedule appointments for us to tour any development you want to see. In the event you stop by a new construction development unexpectedly, simply indicate immediately upon arriving that I am representing you.
I’ll
help you assess the pros and cons of the homes you’re considering and provide insights on comparable sales.
This information will ensure that we can make a strong
offer and negotiate effectively.
Process Overview

Phase One
Initial Consultation
• Assess wants and needs
• Review general market conditions
• Discuss budget and obtain mortgage pre-approval
My Value Added
• Review Representation – Go over fiduciary duties and review applicable paperwork, including compensation
• Understand Wants & Needs – Identify and discuss must-have features and deal-breakers for your new home
• Financial Review – Connect with mortgage advisors for pre-approval and assist with understanding budget considerations, including down payment and closing costs
• Market Education – Provide an overview of current market conditions and how they impact the purchase process
• Strategy Development – Tailor a search strategy based on the your timeline, market conditions, and inventory
• Communication Plan – Establish preferred methods and frequency to ensure you are kept informed at every step
Phase Two
Property Introductions
• Research homes for sale
• View homes of interest
• Evaluate wants and needs in coordination with budget
My Value Added
• Set up on RealScout search platform with customized criteria
• Alert you of exclusive company inventory as soon as it’s known (pre-MLS)
• Schedule Showings – Coordinate with sellers’ agents to schedule visits to properties that match your criteria
• Feature Assessment – Help to assess the condition of homes and discuss potential benefits or challenges
• Local Area Information – Supply information about the neighborhood, including schools and amenities
• Record Feedback – Identify and evaluate your likes and dislikes to refine future searches
Piatt Sotheby’s International Realty
Phase Three Contracts & Negotiations
• Review the intricacies of the terms and protective contingencies in the sales agreement
• Prepare an offer based on comparative market research, personal budget, and desired contingencies
• Make strategic presentation of offer and relevant information to listing agent to promote acceptance by sellers
• Engage in negotiations to reach mutually acceptable terms
My Value Added
• Offer Strategy – Provide guidance on creating an appropriate offer designed to get you the best price and terms
• Document Preparation – Draft and review all offer documents to ensure accuracy and protection
• Negotiation – Communicate with the listing agent to negotiate price, conditions, and terms on your behalf
• Contingency Planning – Discuss and include applicable contingencies like inspections, appraisals, and financing
• Offer Submission – Submit the offer and manage any counter-offer scenarios in writing
Phase Four Under Contract
• Settlement Company & Title – Inspections & Due Diligence
• Financing & Appraisal
My Value Added
• Facilitate opening of settlement file and title search order
• Arrange and attend home inspections and assist with negotiations for repairs or credits for issues that may arise
• Assist with inspection issues, logistics, due diligence, and follow up
• Provide names of applicable vendors as needed
• Assist with transaction coordination to ensure compliance with various contract timelines and terms
• Provide comparable properties for mortgage appraisal, if necessary
Phase Five Property Introductions
• Satisfaction of All Conditions & Contingencies – Clear to Close
• Final Walk-Through – Closing
• Transfer of Utilities
My Value Added
• Attend Final Walk-Through – Facilitate ensuring the property’s condition is as agreed upon, including any repairs
• Closing Coordination – Liaise with the settlement company, lender, and listing agent
• Confirm that insurance, utilities, and other services are set to transfer to the buyer upon closing

Expert Advice
Insurance
Home insurance should not be a last-minute decision made without looking at the broader picture of your overall needs. In partnership with HHM Insurors, we take the time early in the home buying process to get to know you and understand your specific insurance needs. They understand the significant coverage differences offered by insurance companies and will be sure that your policy is designed for you and your assets.
Process
Technology
Protection
In partnership with HHM Insurors, we take the time to understand individuals and their specific insurance needs. Our team sends you detailed questionnaires to determine appropriate asset value and coverage.
You will have 24-hour access to your insurance information and service requests with the HHM Insurance mobile app, providing our valued clients with the best in customer service and satisfaction.
We understand the significant coverage differences offered by insurance companies and their policies and are committed to not only getting our clients the best coverage, but helping them understand it.

Home Inspection
A home inspection generally takes two to four hours but may take more time depending on the size of the home. The inspector will ask for access to the lockbox from the listing agent and use it to enter the home. If you have elected for a radon test, the machine must be in the home for 48 hours. The inspector will arrange for drop off and pick up of the radon testing machine. We recommend you attend the inspection so you can explore your new home in detail and ask questions as you go.
Please note that the West Penn Multi List only allows those parties listed on the Agreement of Sale, along with the inspector or contractor to attend the inspection.
Home Inspection Checklist
The more access the inspector has to the home, the more comprehensive the final report will be. Within 24-48 hours you will received a full report from the inspection company to review. Here’s what the inspector will review, according to the America Society of Home Inspectors (ASHI) –
• Heating System
• Central Air Conditioning System
• Interior Plumbing & Electrical Systems
• Roof
• Attic, including Visible Insulation
• Walls
• Ceilings
• Floors
• Windows & doors
• Foundation
• Basement
• Structural components
What To Do With Home Inspection Results
Most reports list dozens, if not more, of defects. It is the home inspector’s job to provide you with a comprehensive report to outline specific defects they have found while inspecting the property. It is important to review the report carefully, ask questions of the inspector if you need clarification and to look for issues that could affect the overall structure of the home, ability to resell the home or the safety of those who will live there.
We recommend you look at the defects in terms of general maintenance issues, latent defects, health and safety concerns. These should be the focus for any requests for remediation or credits. Keep in mind that you have the right to request repairs or credits, but the seller may not agree or may only agree to a portion of the requests. I can assist with this process.
Moving Checklist
8 Weeks Before (or more)
Call moving company for estimates
Remove and dispose of unnecessary belongings
Start compiling an inventory of your belongings
Get a floor plan of your new home to decide which furnishings to keep
Make a file of moving-related papers and receipts
Locate schools, healthcare professionals and hospitals in your new location
Arrange to transfer your children’s school records and family medical records
6 Weeks Before
Secure off-site storage
Choose a mover and sign contract
Contact your homeowner’s insurance agent about coverage for moving
Contact insurance companies to arrange for coverage in your new home
4 Weeks Before
Notify utility companies of date to discontinue or transfer or establish services at your new home –also arrange for final readings of bills
Electric
Heating
Internet Services
Natural Gas
Telephone
Television
Trash Collection
Water & Sewer
4 Weeks Before (Continued)
Notify the following of your change of address
Post Office
Banks & Credit Card Companies
Relatives & Friends
Insurance Agent, Lawyer & Financial Advisor
Magazine & Newspaper Subscriptions
State Department of Motor Vehicles
If moving from an apartment, arrange for a security deposit refund
Discontinue additional home services
Start using up things you can’t move
Make a file of important documents, such as licenses, registrations, titles, records, and wills
3 Weeks Before
Make travel plans
Make arrangements to reserve elevator usage time if moving into or out of a high-rise building
Arrange to close existing bank accounts and open new accounts in new area
Arrange for childcare on moving day
2 Weeks Before
Arrange special transport for pets and plants
Contact your moving company and review arrangements for your move
1 Week Before
Pack moving-essential boxes – important documents, travel clothes and personal items
Confirm all final arrangements with your mover and other service providers
27 Terms of Negotiation
Inspection Report
Home Inspection Report
14. Other Inspection Reports (ie. Roof, Sewer/Septic, Rodent, Defensible Space)
15. Seller Rent Back
16. Home Warranty
17. Inspection Contingency
18. Appraisal Contingency
19. Home Repairs
20. Pest Clearance
21. Loan Contingency
22. Days Until Close of Escrow
23. Appliances
24. Government Requirements
25. Notice to Perform
26. Liquidated Damages
27. Arbitration of Disputes