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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 for 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 licenced 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 buyer with and/or recommend pre-qualification contractors/loan officers and obtain prequalification documentation. Same may apply help you apply for a credit report.

The Offer and Contract

6)   Represent and coordinate Offer-to-Purchase contracts submitted to sellers’ agent;

7)   Evaluate offer(s) with buyer and present to sellers’ agent

8)   Counsel buyer on offers, explain merits and weakness of each component of

       the offer(s);

9)   Review Seller’s Disclosure with buyer prior to offer, if possible;

10) Review buyer’s qualifications with sellers’ agents and discuss offer;

11) Negotiate all offers on buyer’s behalf, setting time limit for loan approval and closing date;

12) Prepare and convey any counteroffers, or amendments to sellers’ agent;

13) Work with sellers’ agent to obtain contract and all addendums to ensure they deliver to closing attorney or title company;

14) Coordinate receipt of Offer-to-Purchase Contract once signed by seller and then buyer. Provide copies to appropriate parties (lender, title company, etc.);

15) Coordinate buyer's earnest money with sellers’ agent for escrow account;

16) Provide credit report information to seller if property will be seller-financed;

17) Assist buyer with obtaining financing, if applicable and follow-up as necessary;

18) Coordinate with lender, ensure discount points are fixed to dates;

19) Deliver unrecorded property information to buyer;

20.) Order septic system inspection if applicable;

21) Coordinate with sellers’ agent to receive and review septic system report and assess any possible impact on sale;

22) Coordinate with sellers’ agent to receive Well-Flow test report and copies;

23) Verify termite inspection ordered;

24) Verify mold inspection ordered, if required;

Tracking the Loan Process

25) Confirm verifications of deposit and buyer's employment have been returned;

26) Follow loan processing through to the underwriter;

27) Contact lender weekly to ensure processing is on track;

28) Relay final approval of buyer's loan application to seller;

Home Inspection

29) Coordinate buyer's professional home inspection with seller;

30) Review home inspector's report;

31) Explain sellers’ responsibilities with respect to loan limits and interpret any clauses in the contract;

32) Work with sellers’ agent to ensure compliance with Home Inspection Clause requirements;

33) Work with sellers’ agent to identify and negotiate required repairs;

34) Oversee completion of all required repairs

The Appraisal

35) Schedule appraisal with contractor and sellers’ agent;

36) Follow-up and deliver appraisal;

37) Assist buyer in review of appraisal, involve lender;

Closing Preparations and Duties

38) Contract is signed by all parties;

39) Coordinate closing process with sellers’ agent and lender;

40) Ensure all parties have all forms and information needed to close the sale;

41) Select location where closing will be held;

42) Confirm closing date and time and notify all parties;

43) Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining death certificates;

44) Work with sellers’ agent in scheduling and conducting buyer's final walk-through prior to closing;

45) Research all tax, HOA, utility and other applicable prorations;

46) Request final closing figures from closing agent (attorney or title company);

47) Receive and carefully review closing figures to ensure accuracy of preparation;

48) Request copy of closing documents from closing agent;

49) Coordinate receipt of title insurance commitment with sellers’ agent;

50) Obtain "Home Owners Warranty" for availability at closing from sellers’ agent;

51) Review documents with closing agent (attorney);

52) Provide earnest money deposit check from escrow account to closing agent;

53) Have a "no surprises" closing so that seller receives a net proceeds check at closing;

Follow Up After Closing

54) Answer questions about filing claims with Home Owner Warranty company if requested;

55) Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied;

56) Respond to any follow-on calls and provide any additional information required