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1. Show Homes & Connect your buyer with the lender.
A buyer must have a pre approval letter prior to submitting an offer. You attach this letter with the offer. Be sure they get the letter in a timely manner because if they don’t have a letter and want to make an offer, they may be waiting a day or two on the lender and in this market a day or two is a day too long.
 
2. Make an offer
Be sure to include all the proper addendums in the offer:

- HOA- Is the house in an HOA? Must include property subject to mandatory membership form.
- Third party Financing- Is the buyer using a loan? Must include this form if so.
- Non Realty Addendum- Is there anything not permanently attached to the house that your buyer wants? Include it here. FRIDGE,WASHER & DRYER do not convey with the house. If your buyer wants any of these items, be sure to add it.
- Sellers Disclosure - If the sellers disclosure is listed in Transaction Desk/MLS, you must upload it and have your buyers sign it as part of the offer.
- Was the home built before 1978? Need to include the "Lead Based Paint Addendum"

- Is the property in a MUD or PID? If the Property is in a PID

the 'Addendum Containing Notice of Obligation to Pay Improvement District Assessment' form must be used. 
 
3. Execute offer if the Seller accepts your buyers offer.
If your offer is selected, the last party to sign usually executes the contract. Executing a contract means placing a date on the executed box on page 9 of the 1-4 contract. Usually when representing a buyer, this is the sellers agents responsibility.
 
4. Pick up Earnest/Option money checks from buyer and deliver to title company.
Within 48 hours you will need to get with your buyers and collect the earnest and option money in a check form and drop it off at the front desk of the title company. If Earnest is $3,000 and Option is $100, then ONE CHECK FOR $3,100 must be delivered to the title company ADDRESED TO THE TITLE COMPANY. A title company will then receipt and scan it and email you a copy. You will need to save this copy.

You can also have your buyer wire this money directly to the title company, or ask for a overnight mailing slip from the title company so your buyers can stop by a UPS/FedEx store and have the check overnighted directly to the title company.
 
5. Schedule Home inspection.
Contact your go-to home inspector the day the contract is executed to see what his next availability is. If you're on texting terms with your home inspector, all you need to do is send them the address of the home, if its vacant or occupied, and your buyers name/email/phone number. Please consult with your Mentor or Broker on a Home Inspector Recommendation.
 
5A. Consult with your buyer on home inspection findings.
Your home inspector will email both yourself and your clients a .pdf report with the home inspection findings. Talk to your buyers to find out whats important to them and come up with a game plan
 
5B. Negotiate repairs or concessions with Seller
It is far more beneficial to use a closing cost credit than negotiate actual repairs. Sellers are always going to find the cheapest way to do something. If you get a credit in leui of repairs then your buyer can have it arranged to get done by a trusted professional post closing.
 
5C. Agree upon Repairs and write it up in an amendment to executed.
Negotiate with the Sellers agent and come to terms on an agreement for repairs and/or concessions. The final aggreement must be written on an amendment and signed by all parties and EXECUTED.
 
6. Ensure appraisal is ordered.
Once the option/inspection period is over, ensure the lender has ordered the appraisal and the buyer has paid for the appraisal.
 
7. Ensure survey is deemed satisfactory by the title company.
Reach out to the title company 10-14 days after the executed contract to ensure the survey has been approved by them. If it hasn’t been approved by them for whatever reason then make sure the title company orders a new one. The title company will front the bill for the survey, but per the 1-4 contract is who is going to pay for it at the closing table.
 
8. Get 1 or 2 updates a week from the lender regarding the loan process.
if you're using a good lender you wont need to reach out to them for an update, they will usually be updating you. There will be times where a buyer has their own lender that you don’t know. Ensure there's good communication throughout the entire transaction.
 
9. 3-5 days before the scheduled close date, contact the buyer and your title company to arrange a closing time.
First contact your buyer and see what time they would like to close on the closing date listed on the contract. Closings take 30 minutes to an hour. FHA and VA loan closings tend to be longer because there is a ton more documents. Also depends if your client wants to read through each and every document (The worst). Once they tell you a time, inform the title company that you would like to schedule their closing for that time. MOST TITLE COMPANIES DON’T OFFER :30 times. They will only offer 9,10,11,etc. Not 9:30,10:30,11:30, etc.
 
10. The CD (Closing disclosure) MUST go out 3 days prior to the closing date.
4-5 days before the closing date, contact the lender to ensure all is in order and the CD is arranged to go out at least 3 days before the closing date. There has to be a 3 business day period between the buyer seeing and e-signing the initial closing disclosure and when the closing can actually take place.

11. Closing day!
A.K.A. pay day. Dress sharp and be ready to twiddle your thumbs for an hour while your buyers put themselves in debt for the next 30 years. Kidding, for many people this is the biggest day of their lives and their most important investment. Celebrate with them, bring them a nice closing gift, take photos, make an impression.