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:
- Meet with buyers and determine what they’re looking for in their home purchase.
- Research MLS properties that meets buyers’ search criteria requirements.
- Schedule showings and market updates with buyers.
- Keep buyers informed on an ongoing basis as new properties become available.
- 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:
- Represent and coordinate Offer-to-Purchase contracts submitted to sellers’ agent.
- Evaluate offer(s) with buyer and present to sellers’ agent.
- Counsel buyer on offers, explain merits and weakness of each component of the offer(s).
- Review Seller’s Disclosure with buyer prior to offer, if possible.
- Review buyer’s qualifications with sellers’ agents and discuss offer.
- Negotiate all offers on buyer’s behalf, setting time limit for loan approval and closing date.
- Prepare and convey any counteroffers, or amendments to sellers’ agent.
- Work with sellers’ agent to obtain contract and all addendums to ensure they deliver to closing attorney or title company.
- Coordinate receipt of Offer-to-Purchase Contract once signed by seller and then buyer. Provide copies to appropriate parties (lender, title company, etc.).
- Coordinate buyer's earnest money with sellers’ agent for escrow account.
- Provide credit report information to seller if property will be seller-financed.
- Assist buyer with obtaining financing, if applicable and follow-up as necessary.
- Coordinate with lender, ensure discount points are fixed to dates.
- Deliver unrecorded property information to buyer.
- Order septic system inspection if applicable.
- Coordinate with sellers’ agent to receive and review septic system report and assess any possible impact on sale.
- Coordinate with sellers’ agent to receive Well-Flow test report and copies.
- Verify termite inspection ordered.
- Verify mold inspection ordered, if required.
Tracking the Loan Process:
- Confirm verification of deposit and buyer's employment have been returned.
- Follow loan processing through to the underwriter.
- Contact lender weekly to ensure processing is on track.
- Relay final approval of buyer's loan application to seller.
- Coordinate buyer's professional home inspection with seller.
- Review home inspector's report.
- Explain sellers’ responsibilities with respect to loan limits and interpret any clauses in the contract.
- Work with sellers’ agent to ensure compliance with Home Inspection Clause requirements.
- Work with sellers’ agent to identify and negotiate required repairs.
- Oversee completion of all required repairs.
- Schedule appraisal with contractor and sellers’ agent.
- Follow-up and deliver appraisal.
- Assist buyer in review of appraisal, involve lender.
- Closing Preparations and Duties.
- Contract is signed by all parties.
- Coordinate closing process with sellers’ agent and lender.
- Ensure all parties have all forms and information needed to close the sale.
- Select location where closing will be held.
- Confirm closing date and time and notify all parties.
- Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining death certificates.
- Work with sellers’ agent in scheduling and conducting buyer's final walk-through prior to closing.
- Research all tax, HOA, utility and other applicable prorations.
- Request final closing figures from closing agent (attorney or title company).
- Receive and carefully review closing figures to ensure accuracy of preparation.
- Request copy of closing documents from closing agent.
- Coordinate receipt of title insurance commitment with sellers’ agent.
- Obtain "Home Owners Warranty" for availability at closing from sellers’ agent.
- Review documents with closing agent (attorney).
- Provide earnest money deposit check from escrow account to closing agent.
- Have a "no surprises" closing so that seller receives a net proceeds check at closing.
Follow Up After Closing
- Answer questions about filing claims with Home Owner Warranty company if requested.
- Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.
- Respond to any follow-up calls and provide any additional information required.