Would you like a Free Market Evaluation?
1) Provide you with a professional, well researched and formulated opinion of the true and actual market value to establish a competitive list price.
2) File your data input report promptly and accurately with “Multiple Listing Service” to ensure that your property is listed and published in a timely manner throughout the Greater Vancouver Real Estate Board Site.
3) Arrange and provide a Custom Photo Shoot with 15 shots handpicked and produced as well as a virtual tour video of your property.
4) Arrange and provide a Measure Masters Laser Floor plan
5) Prepare all necessary documentation and ensure that is in order. In the case of condominiums, obtain a Strata Plan, By-Laws, and Current Financial Statements.
6) Place a distinctive Re/Max Select Properties Real Estate “FOR SALE” sign on your property with your guidance and direction.
7) Maximize your home’s exposure via social media and internet marketing utilizing personal websites www.patrickweeks.ca , as well as public websites such as Facebook and Craigslist until your home is SOLD!
8) Provide you with an open line of communication to ensure I fully understand and always exceed your expectations. Create an open source link to up to the minute industry information and useful resources in aiding you to make your home even more marketable.
9) Introduce and Showcase your property to my peers of REALTORS by arranging and orchestrating a BROKER TOUR of your property.
10) Email and distribute vital information on your property to other TOP PRODUCING REAL ESTATE AGENTS within the district to increase visibility and awareness for your property’s listing.
11) Arrange PUBLIC OPEN HOUSES every weekend (or based on your schedule) until your home has SOLD!
12) Post your home on the Re/Max Select Properties website: www.remax-selectvanbc.com as well as on my successful business website: www.PatrickWeeks.ca
13) Assist Prospective Buyers in overcoming common obstacles such as obtaining financing and valuing the property by providing swift answers and access to top notch resources I have personally garnered like:
• Highly Effective Industry Mortgage Brokers
• Home Inspectors
• Gardening and Landscaping Personnel
• Carpet and Window Maintenance Personnel
• Interior Designers
• Area Statisticians and Surveyors
14) By utilizing my extensive and exhaustive financial conduits, I will pre-qualify ALL prospective buyers to ensure an iron-clad transaction.
15) Provide a timely and detailed reporting of each showing and OPEN HOUSE to keep you informed and in the loop of ALL activity as it pertains to interest and feedback received on your property.
16) In a concise and thorough manner, I will explain every facet of the purchase agreement and all that it entails in an effort to effectively analyze and assess the purchaser’s overall ability to perform and execute the contract to purchase your home.
17) I pledge to provide you with my un-divided attention and a commitment to follow through on every aspect of your homes selling initiative with my personal SERVICE GUARANTEE! Which includes open lines of communications via face to face, telephone, email, facsimile and expedited post delivery.
A list price that accurately reflects the current market’s price and buyer’s tolerance is the single most important thing a homeowner and his dedicated Real Estate Professional can agree upon in order to produce a timely and successful sale!
Choosing a Real Estate Sales Professional is an equally important decision and should not be predicated on suggestive sales price to “appease” the seller in hopes to obtain a listing.
Selecting a Real Estate Professional should be based on how well versed that Agent is your geographical area as well as the Agent’s ability to support a suggested list price by utilizing recent and accurate market comparison data as well as provide you with a comprehensive marketing plan tailored to fit your overall sales expectations.
New Listings receive the most interest and attention during the first few days of its showcasing. Real Estate Agents will “size up” the home and determine if value is present and if indeed the price is reflective of the home’s location, features and access to the buyer’s amenity needs.
Often homes are listed too high initially and receive very little in terms of buyers interest, which then leads to systematic reductions in the seller’s asking price and sends a negative signal to those seeking to buy in the area about that particular home. It is often associated with the question “What’s wrong with that house?”
Salespeople don’t spend as much time analyzing reductions, as they do in looking at new listings.
The longer a house is on the market - the more people think there is something fundamentally wrong with it - even if there isn’t, it is human nature. In many instances, a seller receives less money for his/her house than if he/she established an accurate list price from day one. Homeowner’s can avoid the anxiety and frustration brought on from a home being on the market by simply watching what the current market is doing.
- Only the Seller & Buyer are parties to the contract and make decisions.
- Consider today's market.
- Offers are generally a starting point for negotiations; the goal is for the two parties to agree on price, terms & conditions.,
- All contracts must be in writing, all changes initialled by all parties.
- Negotiations should not be taken personally.
- There is a "right of rescission" – any offer may be verbally revoked BEFORE written acceptance.
- Sellers should not "hint" or give advice during negotiation/presentation of the offer – all discussion should be in private between the sellers and their listing agent, after presentation of the offer.
- Buyers or Sellers should not discuss the offer with other parties until the deal is firm.
- There are 3 choices for response to an offer:
- counter offer
- The "ceiling price" is as high as the Buyer will go; the "floor price" is as low as the Seller is willing to go.
- Price is not the only important point; consider completion and possession dates, as well as other terms & conditions.
- The property will continue to be actively marketed until all subjects are removed.
I believe in negotiating strong, enforceable contracts (i.e. it is better to challenge "shaky" contracts early, rather than waiting until completion and hoping nothing goes wrong... after making subsequent decisions and commitments).
– 24 Point Checklist –
Positive first impressions of a prospective home buyer mean so much to the successful sale of your home that making a small effort to ensure a good impression can pay off with big returns. This checklist covers many of the little things that set a good example, from the outside … in.
1. Keep lawns and hedges neatly trimmed, weed flowerbeds.
2. Clean out your garage or carport to show off its full size.
3. Clean the outside windows, repair any broken panes.
4. Oil all the gate hinges and latches; make any fence repairs required.
5. Remove dead limbs and branches from trees – especially evergreens.
6. Check all outside lights are working; house numbers are clean and easy to read.
7. Touch up exterior paint as required, especially street-side.
8. Keep walkways and exterior stairs clean of leaves, snow, etc.
9. Clean roof gutters to avoid "waterfalls" on rainy days.
10. Don't let anything obstruct the street view of your "For Sale" sign.
11. Wash down or paint the entry walls to continue the good first impression.
12. Repair drawers and cupboard doors that squeak, stick or don't close.
13. Free up hard-to-open windows and doors – especially closet doors.
14. Repair leaky faucets or toilets that run continuously.
15. Replace loose tiles, re-grout if needed, and scrub away any mildew.
16. You are going to move anyway, so start now to remove all clutter from every room and get rid of or store anything you can live without; pay particular attention to the basement – you will be amazed at how much larger the rooms all look!
17. Give the kitchen a good top-to-bottom scrub, to make the walls, cabinets, appliances, counters and sinks shine.
18. Make sure the closets are clear of everything except clothes that are neatly hung or folded to best show the size of the closets.
19. Lighting is important! Use appropriate bulb wattage to lighten dark areas.
20. Open all drapes and curtains to let the maximum natural light in – make sure the windows are all clean.
21. Avoid cooking a meal that might cause a lingering odour; let lots of fresh air in.
22. Put large pets outside and keep all pets away from prospects; try to eliminate any pet odours.
23. Ideally, leave the house while it is being shown. If this is not possible, then settle the children quietly in one room. Let the realtor do the talking – and walking; unless asked by the realtor do not join the tour of your home.
24. Give brief, polite answers to direct questions but let your realtor representative negotiate the sale.
Most of us do not buy and sell homes frequently, so the legal process is not usually a familiar one and can appear complicated. This overview is meant to be a brief description of the normal process of buying a home – please remember that every situation and transaction is unique and requires the advice of a legal professional.
- Removal of subjects
The contract of purchase and sale
An offer to purchase real estate must be in writing and is generally written by the Buyer's realtor on a standard form "Contract of Purchase and Sale" which contains all the standard terms and conditions, as well as places for specific details of the offer.
The offer will have an expiration time and date, generally one to three days after presentation of the offer. Unless rescinded, the offer is binding as it is written. The offer contract must be signed by the Buyer, and any changes or corrections to the writing on the contract must be initialled.
As well as the offer price, the contract will also specify the list of inclusions and exclusions (window coverings, appliances, etc.), the amount of the deposit, a list of subject conditions (i.e. subject to home inspection, or subject to financing, etc.), the closing date and possession date.
The Seller will accept or counter the offer, using the same contract document. For a counter offer, changes are clearly written on the document and initialled, and the contract is signed by the Seller. When an offer is countered, it forms a commitment by the signing party; when both parties indicate acceptance of all the terms by initialling the last changes, the document is a binding contract.
Following acceptance, the Buyer usually has a few days to remove subjects, and the Seller may need to cooperate by providing access to the property for an inspector or surveyor. When subjects are removed (also in writing) the sale is "firm".
Conveyancing is the process of transferring title of the property from the Seller to the Buyer. In BC, title is registered at the BC Land Titles Registry to ensure that land ownership is always fully documented and transferred smoothly.
Usually, the Buyer and Seller use the services of lawyers for the conveyancing. A day or two before "closing" the Buyer transfers the balance of the money required for the purchase to their lawyer, in trust. The lawyer holds the money, does a final confirmation with the Land Registry that the Seller is in fact the current owner, calculates the exact amount of money that must change hands, including the deposit and the adjustments, and files the paperwork with the Registry once all the conditions have been met and the money is in hand, then releases the cash to the Seller after Title has been registered in the Buyer's name.
The goal of a home inspection by an independent home inspector is to identify potential significant expenses that would affect a typical purchaser's buying decision. Most buyers will make their offer to purchase "subject to a satisfactory home inspection" and, to be safe rather than sorry, some sellers may have an inspection before putting their house on the market. The seller can then make the necessary repairs ahead of time in order to get the property sold faster and potentially for more money.
What is covered in a home inspection?
1. Kitchen – Besides checking out the obvious (counters, cabinets, appliances, etc.) an inspector will examine the area to see if there are any damages, leaks, faulty wiring, etc.; appliances will be checked for working order.
2. Bathrooms – Condition of grout and tiles; check for leaks or drainage problems, or cracks in toilets, check CFGI outlet operation, fans, water pressure and water volume.
3. Plumbing – Check the pipes, drains, vents and hot water tank; check for leaks or drainage problems; water pressure.
4. Laundry Facilities – Confirm the machines work properly, check the drains, check vents.
5. Heating – Furnace, thermostat, ducting, filters.
6. Electrical System – Service size, grounding of all components, panel and breaker condition, code compliant.
7. Site Condition & Drainage – Does the property have a steep grade? Condition of retaining walls, drain tile functional; patio settling; sidewalk & driveway condition.
8. Exterior Surfaces – Siding, wall condition; mildew or dry rot, paint condition; doors and windows.
9. Decks, Porches, Stairs - -Safe, solid, railings to code, no settling or rot, cement cracking.
10. Roof, Gutters, Flashing, Chimney – General condition, clogging, remaining life.
11. Interior Walls, Ceilings, Floors – Cracks, leaks, staining, mildew, signs of settling.
12. Attic, Roof – Access, moisture or mildew, ventilation, rafter and insulation check, is there asbestos present?
13. Fireplaces – Flues, dampers, chimney liners, gas lines, safety, related dampness.
14. Ventilation, Condensation – Check crawlspace, bathrooms, attic, etc. for moisture, mould, mildew or dry rot.
15. Foundation, Basement – Cracks, settling, insulation, drainage problems, sump, insects.