Selling a home - caveats towards listing it

Hi,

I am a 58-year widowed homeowner just looking for some information or
guidelines. I hope you can help me. Is there is anything I should be aware
of generally-speaking when signing a contract with the listing agent for the
sale of a home. There must be caveats when a seller is listing their home
with an agent ... what are they? For example, I want to make sure if I
decide for whatever reason to take the house off the market I have the
ability to do so. Also, if it turns out the broker is not advertising the
house well enough can I change to another agency i.e., from Century 21 to
Blue Horizon etc. Are there any pot holes on this road I am on that I need
to be aware of ... an informed seller has the power! Let me know your
thoughts.

--
Spinster

Re: Selling a home - caveats towards listing it

You have touched on some of the important points below such as advertising,
changing agencies for non-performance etc. That is good. I would add the
following:

1. Get a referral for an agent that works the listing and not just list
the property. Ask the prospective agent to explain how do they intend to
market the property and to incorporate the marketing plan into the listing
agreement. Ask questions related to the market in your area and compare the
responses. This will tell you which agents are keeping up with market and
which ones don't. Some of the questions to ask are:

1. How many properties similar to your are on the market now?
2. What is the average number of days on the market for a property to
sell?
3. What are some of the recommendations for cosmetic preparations you can
make to get the property ready for sale?






"Spin" <> wrote in message
news:
> Hi,
>
> I am a 58-year widowed homeowner just looking for some information or
> guidelines. I hope you can help me. Is there is anything I should be
> aware of generally-speaking when signing a contract with the listing agent
> for the sale of a home. There must be caveats when a seller is listing
> their home with an agent ... what are they? For example, I want to make
> sure if I decide for whatever reason to take the house off the market I
> have the ability to do so. Also, if it turns out the broker is not
> advertising the house well enough can I change to another agency i.e.,
> from Century 21 to Blue Horizon etc. Are there any pot holes on this road
> I am on that I need to be aware of ... an informed seller has the power!
> Let me know your thoughts.
>
> --
> Spinster
>
>

Re: Selling a home - caveats towards listing it

CalNeva wrote:
>
> You have touched on some of the important points below such as advertising,
> changing agencies for non-performance etc. That is good. I would add the
> following:
>
> 1. Get a referral for an agent that works the listing and not just list
> the property. Ask the prospective agent to explain how do they intend to
> market the property and to incorporate the marketing plan into the listing
> agreement. Ask questions related to the market in your area and compare the
> responses. This will tell you which agents are keeping up with market and
> which ones don't. Some of the questions to ask are:

Also note that there are sellers agents and buyers agents. If
you used an agent in your search to buy your house and liked
the service that's a very poor reason to go to that individual to
sell your house. They are different specialties.

> 1. How many properties similar to your are on the market now?
> 2. What is the average number of days on the market for a property to
> sell?

Both speak to setting performance expectations that are realistic.

> 3. What are some of the recommendations for cosmetic preparations you can
> make to get the property ready for sale?

HGTV have shows that specialize in this. What they do is far in
excess of what is typically needed but you can take some of the
basics: Cut back most of the plants, scrub the place until it is
spotless, reduce clutter so rooms have under half the items you
would normally put in them, where your personal tastes run
agains tthe common go with the common not with your preference.

Re: Selling a home - caveats towards listing it

"Doug Freyburger" <> wrote in message
news:
> CalNeva wrote:
>>
>> You have touched on some of the important points below such as
>> advertising,
>> changing agencies for non-performance etc. That is good. I would add
>> the
>> following:
>>
>> 1. Get a referral for an agent that works the listing and not just
>> list
>> the property. Ask the prospective agent to explain how do they intend to
>> market the property and to incorporate the marketing plan into the
>> listing
>> agreement. Ask questions related to the market in your area and compare
>> the
>> responses. This will tell you which agents are keeping up with market
>> and
>> which ones don't. Some of the questions to ask are:
>
> Also note that there are sellers agents and buyers agents. If
> you used an agent in your search to buy your house and liked
> the service that's a very poor reason to go to that individual to
> sell your house. They are different specialties.
>
>> 1. How many properties similar to your are on the market now?
>> 2. What is the average number of days on the market for a property to
>> sell?
>
> Both speak to setting performance expectations that are realistic.
>
>> 3. What are some of the recommendations for cosmetic preparations you
>> can
>> make to get the property ready for sale?
>
> HGTV have shows that specialize in this. What they do is far in
> excess of what is typically needed but you can take some of the

Good point.



> basics: Cut back most of the plants, scrub the place until it is
> spotless, reduce clutter so rooms have under half the items you
> would normally put in them, where your personal tastes run
> agains tthe common go with the common not with your preference.
>

Re: Selling a home - caveats towards listing it

I have valued both of your inputs.

--
Spinster

"CalNeva" <> wrote in message
news:2OSwf.4973$
>
> "Doug Freyburger" <> wrote in message
> news:
>> CalNeva wrote:
>>>
>>> You have touched on some of the important points below such as
>>> advertising,
>>> changing agencies for non-performance etc. That is good. I would add
>>> the
>>> following:
>>>
>>> 1. Get a referral for an agent that works the listing and not just
>>> list
>>> the property. Ask the prospective agent to explain how do they intend
>>> to
>>> market the property and to incorporate the marketing plan into the
>>> listing
>>> agreement. Ask questions related to the market in your area and compare
>>> the
>>> responses. This will tell you which agents are keeping up with market
>>> and
>>> which ones don't. Some of the questions to ask are:
>>
>> Also note that there are sellers agents and buyers agents. If
>> you used an agent in your search to buy your house and liked
>> the service that's a very poor reason to go to that individual to
>> sell your house. They are different specialties.
>>
>>> 1. How many properties similar to your are on the market now?
>>> 2. What is the average number of days on the market for a property to
>>> sell?
>>
>> Both speak to setting performance expectations that are realistic.
>>
>>> 3. What are some of the recommendations for cosmetic preparations you
>>> can
>>> make to get the property ready for sale?
>>
>> HGTV have shows that specialize in this. What they do is far in
>> excess of what is typically needed but you can take some of the
>
> Good point.
>
>
>
>> basics: Cut back most of the plants, scrub the place until it is
>> spotless, reduce clutter so rooms have under half the items you
>> would normally put in them, where your personal tastes run
>> agains tthe common go with the common not with your preference.
>>
>
>

Re: Selling a home - caveats towards listing it

"Spin" <> wrote in message
news:

> I am a 58-year widowed homeowner just looking for some information or
> guidelines. I hope you can help me. Is there is anything I should be
> aware of generally-speaking when signing a contract with the listing agent
> for the sale of a home. There must be caveats when a seller is listing
> their home with an agent ... what are they? For example, I want to make
> sure if I decide for whatever reason to take the house off the market I
> have the ability to do so. Also, if it turns out the broker is not
> advertising the house well enough can I change to another agency i.e.,
> from Century 21 to Blue Horizon etc. Are there any pot holes on this road
> I am on that I need to be aware of ... an informed seller has the power!
> Let me know your thoughts.

Insist on exclusive representation by your agent. Do not agree to a "dual
agency" arrangement wherein the agent has some fiducially responsibility to
buyers as well as yourself. Take time and shop around. You will have to
agree to be represented by one brokerage for a fixed time period, and you
will not be able to switch to a new agent during that period. They will try
to get you to sign up for six months. Do not sign up for longer than 3
months.

Re: Selling a home - caveats towards listing it

I have been a REALTOR for a few years. There are only 2 or 3 agents that I
know(of hundreds) that I would like to list my house! It is hard to tell who
is a hack and who is not. Here is how *I* would weed out the bums....

1) Make an appointment to show the agent your home. Let him/her look at it
completely and then ask what they would do to present it best.

2) Ask a price and find out why they think. Great agents may not bring a big
list of comps... they know the area and don't have an hour to print a bunch
of BS every time they do a listing appointment. Comps are good, but a guy
that sells 2 houses a week may not do them. Kick around a price and ask how
fast you expect to sell if you overprice a little. A bad agent will kiss
your butt and overprice your home just get get a listing. Good agents that
sell listing won't bother to waste their time and advertising space.

************************
NOTE: Many sellers are delusionally high on their price. That is why houses
sit forever. It has nothing to do with advertising or the agent. Take an
HONEST look at your home and ask what you would pay. Is that finished
basement really worth that much? Is your new driveway really worth that
much? Many buyers have to go through a period delusion and expired listings.
The buyer will then go with another agent and blame the old ones. A strong
agent will tell it the way it is. Combined with the time pressure, most
buyers will finally understand that nobody will buy an overpriced home.
************************

3) I would "test" the agent with some objections. The true salesman does not
give up on the first "No thanks, not signing today". I would let the agent
do the listing presentation and then close on signing an listing agreement.
I would then say "Oh, you are good. I had better think this over for a few
days, you see me and my wife always wait 48 hours before we sign something."
If the agent just agrees and leaves - bad agent!! How can this turkey sell
your house if he won't even handle your simple objection???
A good agent will say "Oh, I would not sign anything unless I understood the
contract. Is there something specific about the listing agreement that
troubles you?" A good agent can't afford to drive around and then walk away
with a maybe. Good sales people get a yes or a no. So rattle her with a few
roadblocks and see how it is handled.

I hope this helps.

"Spin" <> wrote in message
news:
> Hi,
>
> I am a 58-year widowed homeowner just looking for some information or
> guidelines. I hope you can help me. Is there is anything I should be
> aware of generally-speaking when signing a contract with the listing agent
> for the sale of a home. There must be caveats when a seller is listing
> their home with an agent ... what are they? For example, I want to make
> sure if I decide for whatever reason to take the house off the market I
> have the ability to do so. Also, if it turns out the broker is not
> advertising the house well enough can I change to another agency i.e.,
> from Century 21 to Blue Horizon etc. Are there any pot holes on this road
> I am on that I need to be aware of ... an informed seller has the power!
> Let me know your thoughts.
>
> --
> Spinster
>
>

Re: Selling a home - caveats towards listing it

On Wed, 25 Jan 2006 21:44:10 -0800, "corky" <>
wrote:

>I have been a REALTOR for a few years. There are only 2 or 3 agents that I
>know(of hundreds) that I would like to list my house! It is hard to tell who
>is a hack and who is not. Here is how *I* would weed out the bums....
>
>1) Make an appointment to show the agent your home. Let him/her look at it
>completely and then ask what they would do to present it best.
>
>2) Ask a price and find out why they think. Great agents may not bring a big
>list of comps... they know the area and don't have an hour to print a bunch
>of BS every time they do a listing appointment. Comps are good, but a guy
>that sells 2 houses a week may not do them. Kick around a price and ask how
>fast you expect to sell if you overprice a little. A bad agent will kiss
>your butt and overprice your home just get get a listing. Good agents that
>sell listing won't bother to waste their time and advertising space.
>
>************************
>NOTE: Many sellers are delusionally high on their price. That is why houses
>sit forever. It has nothing to do with advertising or the agent. Take an
>HONEST look at your home and ask what you would pay. Is that finished
>basement really worth that much? Is your new driveway really worth that
>much? Many buyers have to go through a period delusion and expired listings.
>The buyer will then go with another agent and blame the old ones. A strong
>agent will tell it the way it is. Combined with the time pressure, most
>buyers will finally understand that nobody will buy an overpriced home.
>************************
>
>3) I would "test" the agent with some objections. The true salesman does not
>give up on the first "No thanks, not signing today". I would let the agent
>do the listing presentation and then close on signing an listing agreement.
>I would then say "Oh, you are good. I had better think this over for a few
>days, you see me and my wife always wait 48 hours before we sign something."
>If the agent just agrees and leaves - bad agent!! How can this turkey sell
>your house if he won't even handle your simple objection???
>A good agent will say "Oh, I would not sign anything unless I understood the
>contract. Is there something specific about the listing agreement that
>troubles you?" A good agent can't afford to drive around and then walk away
>with a maybe. Good sales people get a yes or a no. So rattle her with a few
>roadblocks and see how it is handled.
>
Why would ANYONE sign a contract without having a lawyer look it over
first?

>I hope this helps.
>
>"Spin" <> wrote in message
>news:
>> Hi,
>>
>> I am a 58-year widowed homeowner just looking for some information or
>> guidelines. I hope you can help me. Is there is anything I should be
>> aware of generally-speaking when signing a contract with the listing agent
>> for the sale of a home. There must be caveats when a seller is listing
>> their home with an agent ... what are they? For example, I want to make
>> sure if I decide for whatever reason to take the house off the market I
>> have the ability to do so. Also, if it turns out the broker is not
>> advertising the house well enough can I change to another agency i.e.,
>> from Century 21 to Blue Horizon etc. Are there any pot holes on this road
>> I am on that I need to be aware of ... an informed seller has the power!
>> Let me know your thoughts.
>>
>> --
>> Spinster
>>
>>
>

Re: Selling a home - caveats towards listing it

<
> On Wed, 25 Jan 2006 21:44:10 -0800, "corky" <>
> wrote:
>
>>I have been a REALTOR for a few years. There are only 2 or 3 agents that I
>>know(of hundreds) that I would like to list my house! It is hard to tell
>>who
>>is a hack and who is not. Here is how *I* would weed out the bums....
>>
>>1) Make an appointment to show the agent your home. Let him/her look at it
>>completely and then ask what they would do to present it best.
>>
>>2) Ask a price and find out why they think. Great agents may not bring a
>>big
>>list of comps... they know the area and don't have an hour to print a
>>bunch
>>of BS every time they do a listing appointment. Comps are good, but a guy
>>that sells 2 houses a week may not do them. Kick around a price and ask
>>how
>>fast you expect to sell if you overprice a little. A bad agent will kiss
>>your butt and overprice your home just get get a listing. Good agents that
>>sell listing won't bother to waste their time and advertising space.
>>
>>************************
>>NOTE: Many sellers are delusionally high on their price. That is why
>>houses
>>sit forever. It has nothing to do with advertising or the agent. Take an
>>HONEST look at your home and ask what you would pay. Is that finished
>>basement really worth that much? Is your new driveway really worth that
>>much? Many buyers have to go through a period delusion and expired
>>listings.
>>The buyer will then go with another agent and blame the old ones. A strong
>>agent will tell it the way it is. Combined with the time pressure, most
>>buyers will finally understand that nobody will buy an overpriced home.
>>************************
>>
>>3) I would "test" the agent with some objections. The true salesman does
>>not
>>give up on the first "No thanks, not signing today". I would let the agent
>>do the listing presentation and then close on signing an listing
>>agreement.
>>I would then say "Oh, you are good. I had better think this over for a few
>>days, you see me and my wife always wait 48 hours before we sign
>>something."
>>If the agent just agrees and leaves - bad agent!! How can this turkey sell
>>your house if he won't even handle your simple objection???
>>A good agent will say "Oh, I would not sign anything unless I understood
>>the
>>contract. Is there something specific about the listing agreement that
>>troubles you?" A good agent can't afford to drive around and then walk
>>away
>>with a maybe. Good sales people get a yes or a no. So rattle her with a
>>few
>>roadblocks and see how it is handled.
>>
> Why would ANYONE sign a contract without having a lawyer look it over
> first?
>

You missed the point. ALL realtors are going to yell about how much
advertising they have and how many deals they do. Only a few % of realtors
are strong closers and objection handlers. This is the BIGGEST distinction
between a crappy salesman and a good one.

Object a lot and see what he does. So I suggest saying the most common
objections like:
I want to think it over.
I will call you in 2 days.
I'm thinking about marketing my FSBO for another week.
I want to talk to one more realtor
I want to talk to my father about it...
just make up a few.

This is just testing to see if the REALTOR has any game. Sign the contract
whenever you want, of course.