sell

Whether you're preparing to sell your home in the next few months or just studying up for that possible event, there's no time like now to plan. If buying a house seems complicated, selling involves even more responsibilities and expenses. Here are some general steps to selling your home: 1. Arrange Your Home for Sale Well before you're ready to place in the ground that "For Sale" sign in your front yard, there is work to be done to get your home prepared for sale. Remember how keen your eye was to every little detail and imperfection in the houses you saw as a buyer? Now that door to your bathroom that never quite closed properly or that leaky faucet that you never got around to fixing will be seen by a potential buyer with that same keen eye. Start making the obvious repairs today — even if you don't plan to sell until a year from now. These repairs can cost money and take time. Plus fixing it now will allow you to enjoy the results before it's time to move out.

If you plan on doing some improvements before the sale, the best place to start is where the buyers start: at your curb. Prospective buyers base a large part of their judgment on a property's "curb appeal," so make yours shout something positive. That means a tidy front yard, a house with well-painted trim, a tidy driveway and a uncluttered, warm entryway.

Inside, the leading return on your investment continues to be improvements to the kitchen, followed closely by improvements to the master bedroom. If you're making these improvements shortly before selling the house, consider painting and decorating the rooms in neutral colors, the most pleasing choice to the greatest number of potential buyers.

Inside and outside, consider reducing the clutter. When it comes time to show your home, less will mean more. Prospective buyers don't want to see how your closets pour out with clothes, how every room feels overcrowded with furniture, or how the yard is difficult to maneuver with that rusty swing set in the way. So downsize now; it not only will make the preparation for showing your home easier, it also will make packing for your move faster.

2. Find a Real Estate Professional

If you've been in the course of the home-buying process, you already know how complex the real estate business can be. While you can opt to sell your home yourself, it can be time-consuming and often not worth the money saved on commissions.

However, if you do hire a real estate professional as your selling agent, do your homework. Ask friends and family for recommendations, interview several candidates, attend a few open houses and watch the professional in action. Do you think this person would present your house well to potential clients?

When interviewing Michael or another candidate, ask him or her to prepare a "comparative marketing analysis" for your house. Your real estate agent should be competent, understand the current marketplace, and have cutting edge marketing ideas that will get your home in front of a wide variety of buyers.

If you've decided to choose Michael Oliver or another real estate professional to assist in selling your home, you'll have to sign a contract stating that you'll work solely with them for a designated number of months, often between one and six months. This means no other real estate professional will be allowed to sell your home on your behalf during this time.

So put some thought into the professional you choose and if you make a decision to choose Michael Oliver, he will assist you in selling your home to a qualified buyer for the highest market price in the quickest, most convenient timeline.

3. Get Your Paperwork Together

After you sign the Listing Agreement with Michael, he will need a lot of documents from you to prepare your home for sale. Among the things he will want to see are:

• Pay-off Notice: A letter to the lender stating intention to payoff the mortgage.
• Assessments or Easements: If there's a tax assessment or easement on the property, documents stating such will have to be included in the purchase contract.
• Property Taxes: Proof of property taxes paid.
• Utilities: Provide a record of the past 12 months' utility bills.

You'll want to make it clear now which items in the home you want to take with you — the heirloom chandelier in the dining room, the washer and dryer set you just bought last month — and which can stay behind as part of the home sale. Michael will aid in showing you which items you should put away or replace before your house goes on the market.

4. Price Your Home

There are a number of factors that will influence the success of your home sale. They include: location of the home, interest rates, economic conditions, time of year, condition of the home, marketing the home, terms of the sale and accessibility to the home.

Some of these are not within your or Michael's control — location of the home, interest rates, economic conditions. The other factors are items you should discuss with Michael to determine what would benefit the sale of your property the most.

For example, marketing your property in more inventive ways, such as on an Internet site like this one, may broaden the pool of prospective buyers. Pricing the home accurately can make an enormous difference in whether a house is snapped up within the first several weeks of listing or sits on the market for more than a year.

To price a home accurately, Michael and yourself will have to study the local market, research comparable properties and consider current market conditions. This is where the "comparative marketing analysis" you requested when interviewing for a listing agent will come in handy as a place to start.

Now check around your neighborhood, your newspaper and Internet sites like this one for:

• Your competition: Are there many properties just like yours for sale in your area right now?
• Listing prices: What are other properties like yours listing for?
• Selling prices: What are other properties like yours selling for?

Based on these findings, Michael has the experience to help you price your property at the right price for a sale that benefits you. Michael has over 150 homes sold worth of experience to help you with getting your home sold for top dollar and enabling a smooth transfer from initial listing to close of escrow.

5. Market Your Home

Products that sell well typically have a high-quality marketing strategy. The same can be said for your home. Work with Michael to choose where you want to advertise. Will the house be advertised only with a yard sign? Do you want your house listed for sale not only in newspapers but also on Internet sites like this one? When can you make your home available for an "open house" showing?

When a prospective buyer arrives for an "open house" or drives by and sees the for sale sign, you'll want to provide a home profile handout that they can take with them. Decide what information should be included in the description of your home that will make it a must-see — and hopefully, a must-buy. Include one or more photos of the home to showcase the most attractive features of your property and help remind prospective buyers of what they saw as they visit home after home.

You may even want to have a few lines about benefits of moving to this property, such as good schools, convenience to mass transit and other desirable neighborhood features. Michael will work with you to talk about what the features and benefits of your property are.

6. Prepare Your Home for Showing (Your Job!)

Now that you've decided with Michael on the market price and how you will promote your home, there's little time left to get your house prepared for visitors.

Now is the moment to put on the finishing touches, just like that rapid housecleaning you do before company comes over for dinner.

Outside: Keep your lawn trimmed, the rose bushes pruned, the weeds controlled. Put away the garden hose and the tools. Make sure the bulbs in your home's exterior lighting fixtures are all in working order. Be alert about removing flyers, handouts and newspapers left on your front doorstep or driveway.

Inside: Brighten the rooms by opening the drapes, turning on the lights, cleaning the windows. Clear the clutter on the kitchen counter, bathroom sink, coffee table and couches. Make all the beds. Clean all your bathrooms and kitchen fixtures. Do a quick vacuuming of the whole house, being sure to catch any cobwebs in the corners along the ceiling. Last of all, take out the garbage.

If you have pets, find a secure place to keep them during a house showing: in the garage, in the basement or at a friend's house.

Now leave the work to Michael. Try to be absent from home during a showing, but if you happen to be home when the prospective buyers arrive, welcome them at the door then politely excuse yourself. Make yourself scarce or go take a walk. It's easier for a buyer to picture himself or herself living in the house when you're not there. This is your home's time to shine.

7. Respond to an Offer

Depending on market conditions, you may receive one or more offers for your property from interested buyers. Each offer will include the proposed offer price, proposed closing date, proposed move-in date, financing, and contingencies that may include an appraisal or sale of the buyers' current home. Let Michael help you sort through the variables to determine whether you should accept, counter-offer or reject the offer.

If there are multiple offers, each offer will be presented to you in the order registered. You don't need to come to a decision on anything until after you've viewed all offers. If you do accept or counter more than one offer, you are required to establish an order of precedence noting which is the primary offer, followed by the backups in order of when submitted. This will help you steer clear of selling the house to more than one buyer.

8. Complete the Settlement

Once you have accepted an offer to buy your house, expect to make your house accessible to a home inspector, a termite inspector, an appraiser and other inspectors. After seeing the results of the inspections, the buyer may request added work is completed before purchase, such as repairing a damaged roof or fixing a leaky faucet. You should consult with Michael on these important issues to determine whether to abide with the buyer's request, or jeopardize losing the offer.

During this flood of activity, attempt to keep your home in pristine condition. The deal has not closed and still may collapse, which may mean showing your home to more prospective buyers.

In the meantime, the buyer is working with a lender to secure a loan for the purchase. When the buyer has written loan approval, a closing date can be set.

There will be a final walk-through before all signatures are collected and the deed is recorded into the new buyer's name. The buyer will go room by room to check that everything is in functioning condition and, if you had agreed to do so, any added work requested after inspection is completed.

Now you can prepare for your own move, inform your utility companies of the date to transfer your account to a new address and start packing. Congratulations, you've sold your home!

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