Steps To A Successful Transaction

 

Step 1

Send your buyers to this link as soon as possible:


When they fill out this page, Julietta will send the completed form to you for your reference during the search; it provides information that you will need to enter in Skyslope when you have a mutually accepted offer, as well as helpful things you can enter into your CRM to use in the future to nurture your past client relations.

 

Step 2

This Buyers Guide can be a great resource to help your buyers, and can help build their trust in you as the expert!

 

Step 3

Send and discuss sample offer with your buyers

Doing this ahead of time will help speed up the process when the buyers are ready to make their first offer on a home- speed can be critical!

 

Step 4

The Home Search, Preapproval with lender

 

Step 5

Search for all relevant information on any homes that your buyer may want to put an offer on.

To help your buyer decide if they want to go after a home, or to help you decide if it will be good to advise your client one way or the other, it is imperative that you research:
-Comparable home sales
-Current competitiveness amongst buyers
-The seller
-The home’s history
-Anything that pertains to requests and requirements that your buyers have previously stated

 

Step 6

Pre-Inspection

In our market, a pre-inspection can make your offer more appealing to the seller, and therefore more competitive. To the seller, this option is viewed similarly to a waived inspection, but is safer for your buyer. When possible, we recommend having buyers pre-inspect a home that are interested in. You'll need to have a signed Form 35P. Some recommended home inspectors other team members have used:
 

 

Step 7

Make an Offer

When your client is ready to make an offer, draw up offer in Transaction Desk, send to clients for signing. Send your client the cover letter to fill out. Send completed offer to listing agent- use the same offer as an example for order of addendums and docs, if you find it helpful.

As per our broker agreement, and state law, Brian must be listed as additional agent. And, RSVP requires form 42A for all transactions with more than one broker. 

Therefore,  you must use Form 42A with Brian marked as Co-Agent, representing the buyer.

 

Step 8

Negotiations/ Mutual Acceptance

After Mutual Acceptance, upload all documents to Skyslope within 48 hours, try to be sure all items are completed per RSVP standards prior to upload. Check back in Skyslope for any missing or incomplete items, email necessary parties for missing/incomplete docs. Notify Julietta at the time of mutual acceptance, by email. 

 

Step 9

Inspection/ Escrow/ Etc

Send Form 40 to Escrow
Also, be sure to upload to Skyslope. You must follow these instructions to properly fill out Form 40. If you do not follow these instructions, you may end up with delayed commission payout, so be sure it id done correctly, and email Julietta with any questions.

Send RSVP/Skyslope Five (5) Email Threads From Transaction
Per state law all material correspondence needs to be a part of the file. Emails of substance between you and your clients, lenders, escrow, inspectors and anyone else regarding the transaction are necessary. After the most recent DOL firm audit, RSVP sent this message to all brokers:
"Associated with document retention the DOL wants to see at least 5 (five) emails in SkySlope on every transaction.  SkySlope provides a unique email address for each transaction, so it is easy to include that in emails you send to clients, the other broker, escrow, etc.  You can also just forward the email to SkySlope.  One word of caution do not use bcc to forward emails to SkySlope...that option does not work.  The DOL doesn't want incidental emails, but they believe each transaction will have a minimum five emails that must be included.  Please make sure you do this going forward to avoid a delay of commission payout."

According to RSVP: This does not mean every email, but any email of material importance. Something like "inspection is scheduled at 9 am on Saturday" is not considered a material email, and will not count toward the required 5 emails. And, while it says a minimum of 5, please put all material emails in the log.  The auditor of this recent audit said a minimum of 5 but as RSVP's attorney has pointed out, the next DOL auditor’s minimum could be 10.


If you do not know where to find the Skyslope document email address for your transaction:
Login in to Skyslope> Click on the transaction> Click on the "Documents" tab
You'll then see "email" as one of the items at the top of the page, which will list the email address. This email address is where you can forward email threads to add them to the transaction file. If you have trouble after following these instructions, contact Julietta for help.

Missing Document Reminders
If there are missing documents or new documents that need seller signatures, be overly polite to the listing agent in your request- requesting additional signatures or other items can be a touchy subject for some agents, especially if they are used to working with agents who are part of less strict firms. If after a third attempt to request the needed documents/ changes/ initials, etc, forward the email thread(s) with the requests and any listing agents replies, to the Skyslope Document email address for that transaction, and make a note of the email on the Skyslope checklist in the notes box for that item.

If you do not know where to find the Skyslope document email address for your transaction:
Login in to Skyslope> Click on the transaction> Click on the "Documents" tab
You'll then see "email" as one of the items at the top of the page, which will list the email address. This email address is where you can forward email threads to add them to the transaction file. If you have trouble after following these instructions, contact Julietta for help.

 

Step 10

Order the cleaning! At least one week prior to cleaning, request the cleaning to be scheduled by emailing Julietta. Also, before you email Julietta, send an email to the listing broker asking for permission. I recommend using this verbiage:

"Hello _______ (Listing Agent's name),

We usually like to have homes cleaned for our buyers prior to handing them the keys. Would it be possible to get permission for our cleaners to come in for _________________ (address) on ______________ (date of closing), after escrow releases for recording, but before it officially closes? Please let me know if this will be possible, so that we may schedule the cleaners.

Thank you very much"
 

Step 11

Closing Day

When your buyers' home closes, help them remember you! We provide customized champagne bottles with your name, and champagne flutes at the team office! Take it a step further and have your clients cut a ribbon- be sure to take a photo of the ribbon cutting, so that you can share it on social media to market yourself. Also, Julietta will email you a "Buyer Welcome" Packet, which includes all kinds of helpful information your buyer may be forgetting about in the excitement. Be sure to give them this packet when you hand them the keys- I highly recommend having the packet printed from a local printer for higher quality. 

 

Housewarming Party!

The best lead generation tools are your past clients. So, treat them well, and try to have housewarming party- it's a great way to meet new clients. I recommend offering to cater the party- it's a great investment!