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Why Use a Realtor?

All of Breckenridge Associates Real Estate Broker/Partners are certified  REALTORS®.

Before selecting a broker to represent you as a buyer, you should know not every real estate agent or broker is a REALTOR®. This term and the familiar Block “R” logo are trademarked by the National Association of REALTORS® and can only be used by REALTOR® members through their local association of REALTORS®.

All REALTORS® are state-issued licensees as agents or brokers, but the major difference between a “real estate licensee” and a REALTOR® is that REALTORS® have taken an oath to subscribe to a stringent, enforceable Code of Ethics with Standards of Practice that promote the fair, ethical, and honest treatment of all parties in a transaction. Non-member licensees have taken no such oath and are not morally bound to the ethical practices and principles set forth in the REALTOR® Code. We think this simply adds a little peace of mind for our clients because every broker/partner at Breckenridge Associates Real Estate is a licensed REALTOR®.

The Critical Role of the REALTOR® Representing the Buyer

What will a Breckenridge Associates REALTOR® do for you?

The Property Search Process:

  1.  Meet with buyers and determine what they’re looking for in their home purchase.
  2.  Research MLS properties that meets buyers’ search criteria requirements.
  3.  Schedule showings and market updates with buyers.
  4.  Keep buyers informed on an ongoing basis as new properties become available.
  5.  Assist buyers with and/or recommend pre-qualification contractors/loan officers and obtain pre-qualification documentation. Some may help you apply for a credit report.

The Offer and Contract:

  1. Represent and coordinate Offer-to-Purchase contracts submitted to sellers’ agent.
  2. Evaluate offer(s) with buyer and present to sellers’ agent.
  3. Counsel buyer on offers, explain merits and weakness of each component of the offer(s).
  4. Review Seller’s Disclosure with buyer prior to offer, if possible.
  5. Review buyer’s qualifications with sellers’ agents and discuss offer.
  6. Negotiate all offers on buyer’s behalf, setting time limit for loan approval and closing date.
  7. Prepare and convey any counteroffers, or amendments to sellers’ agent.
  8. Work with sellers’ agent to obtain contract and all addendums to ensure they deliver to closing attorney or title company.
  9. Coordinate receipt of Offer-to-Purchase Contract once signed by seller and then buyer. Provide copies to appropriate parties (lender, title company, etc.).
  10. Coordinate buyer's earnest money with sellers’ agent for escrow account.
  11. Provide credit report information to seller if property will be seller-financed.
  12. Assist buyer with obtaining financing, if applicable and follow-up as necessary.
  13. Coordinate with lender, ensure discount points are fixed to dates.
  14. Deliver unrecorded property information to buyer.
  15. Order septic system inspection if applicable.
  16. Coordinate with sellers’ agent to receive and review septic system report and assess any possible impact on sale.
  17. Coordinate with sellers’ agent to receive Well-Flow test report and copies.
  18. Verify termite inspection ordered.
  19. Verify mold inspection ordered, if required.

Tracking the Loan Process:

  1. Confirm verification of deposit and buyer's employment have been returned.
  2. Follow loan processing through to the underwriter.
  3. Contact lender weekly to ensure processing is on track.
  4. Relay final approval of buyer's loan application to seller.

Home Inspection:

  1. Coordinate buyer's professional home inspection with seller.
  2. Review home inspector's report.
  3. Explain sellers’ responsibilities with respect to loan limits and interpret any clauses in the contract.
  4. Work with sellers’ agent to ensure compliance with Home Inspection Clause requirements.
  5. Work with sellers’ agent to identify and negotiate required repairs.
  6. Oversee completion of all required repairs.

The Appraisal

  1. Schedule appraisal with contractor and sellers’ agent.
  2. Follow-up and deliver appraisal.
  3. Assist buyer in review of appraisal, involve lender.
  4. Closing Preparations and Duties.
  5. Contract is signed by all parties.
  6. Coordinate closing process with sellers’ agent and lender.
  7. Ensure all parties have all forms and information needed to close the sale.
  8. Select location where closing will be held.
  9. Confirm closing date and time and notify all parties.
  10. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining death certificates.
  11. Work with sellers’ agent in scheduling and conducting buyer's final walk-through prior to closing.
  12. Research all tax, HOA, utility and other applicable prorations.
  13. Request final closing figures from closing agent (attorney or title company).
  14. Receive and carefully review closing figures to ensure accuracy of preparation.
  15. Request copy of closing documents from closing agent.
  16. Coordinate receipt of title insurance commitment with sellers’ agent.
  17. Obtain "Home Owners Warranty" for availability at closing from sellers’ agent.
  18. Review documents with closing agent (attorney).
  19. Provide earnest money deposit check from escrow account to closing agent.
  20. Have a "no surprises" closing so that seller receives a net proceeds check at closing.

Follow Up After Closing

  1. Answer questions about filing claims with Home Owner Warranty company if requested.
  2. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.
  3. Respond to any follow-up calls and provide any additional information required.