In fact, you have probably already made up your mind as to which side you fall on by this point.

Are you a “No way! I’m not letting people I don’t know in my house without supervision” or a ” ok,  that makes sense where should we put it?” person?

First of all, you need to know that having the Listing Agent at a showing is really a New England thing.  It’s not even an issue in other parts of the country because the practice just doesn’t exist.

Next, you need to realize that NOBODY should be allowed in your home without a licensed Realtor with them. If the people viewing your home are not using a Buyer’s Agent, your Realtor should meet them there to show the home.

Finally, there is a psychology to it. Buyers are more willing to talk openly about the property and show true emotions while viewing it when the Listing Agent isn’t in ear shot range.  They can “place their furniture”, suggest cosmetic changes and focus on the features that interest them, not your Agent.

While on some occasions, it can allow a Buyer’s Agent in on short notice, I am certainly not going to tell you that it will get more people in to see your home. As someone who has worked with Buyers, I will tell you that it will make a showing much more comfortable and productive.

In terms of searching for a home, the best way to achieve your goal is as follows:

Ready:   Get a pre-qualification letter from a lender, hire a buyers agent (if you are going to use one)

Aim:       Determine “Your Market” based on needs, wants and price.

                                                             Fire:       Look at only the homes that fit your profile and make an offer on the best one.

The internet makes it too easy to go right to Fire. When we bypass Ready and Aim, the chances of hitting our target is greatly reduced.

Take a video tour of Beverly courtesy of the Beverly Chamber of Commerce

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Do you want a full report on the Beverly Community

You or your Listing Agent sometimes only have a few minutes to put your home into the front of a Buyers mind. All Buyers have different concerns and you need to be ready to answer any questions that come up. Having a showing package to hand out or to make downloadable for buyers with the following information will assure them that you are going to be delivering a home in the best condition possible.

No transaction is completely bullet-proof, but preparing for everything that is in your control is all that you can really do. Here are some tips to protect your sale in the three biggest stages of the transaction, getting the offer, passing the inspection, getting through your Buyer’s underwriting process.

You have the whole winter to get ready for your sale!  Take full advantage and get the first offer!

            10 ways to bullet-proof your Spring Market Sale

1. Deed and Plot Plan – These can be easily found at your county registry of deeds or on their website.  This will confirm ownership, make reference to easements  and define the lot lines so there is no confusion
2. Copies of Building Permits – A quick trip to the Building Inspectors office will go a long way.  Knowing what work has and has not had permits pulled will give the buyer piece of mind. It can also bring any major issues to the forefront, giving you time to clear them up before they become “last minute surprises”.
3.  2 year Utility cost history – Having a list showing the month-to –month history of the utility costs is a huge benefit for buyers.  Those that are upgrading tend to over-estimate the costs. Those that are downsizing are always happy to hear how much they will be saving.
4.  Appliance/System manuals and warranties – If you can locate the operating manuals, instructions and warranty information for any of the major systems and appliances you plan on leaving, the buyers will be appreciative. 
5. List of all Inclusions/Exclusions -- Particularly with first time buyers embarking on a huge financial lifestyle change, knowing that some of the necessities will be included can make the difference between your home and another similar home.   Leaving behind large appliances, older snow blowers and patio furniture that you won’t be needing in your next home will add to the buyer benefits and save you the hassle of moving and storing them.
6.   Seasonal Pictures – No one knows the best way to handle large snow amounts or where the spring tulips bloom better than you. Having pictures showing potential buyers seasonal features and how to navigate storms will show them what to look forward to and calm some fears that may creep in.
7. Updated System Cleanings –Having recent invoices and maintenance reports on the bigger items like heating systems, chimneys, air ducts, and central air/vacuum systems serve you well. Not only do they show “pride of ownership” but they will also deflect many of the usual problems that arise during a home inspection.
8. Smoke/CO detector upgrades. – You will have to pass an inspection by the local fire department before closing and having functioning smoke and carbon monoxide detectors isn’t enough anymore. The units can’t be more than 10 years old and there are specific types that need to be in certain areas of the house.  At $50/ inspection and $20 and up per unit, you want to be sure to check with the fire prevention office in your community to get it right the first time.
9. Pre-Sale Inspection – The worst thing that can happen to a listing is to have a failed inspection. When a house goes off the market for a week and then comes back on the question is always, “what happened at the inspection”.  Spending the $300-$500 to have a reputable local inspector write an inspection report on your home will give you time to determine what issues you want to clear up before going to market and which ones to take into consideration while coming up with the sale price. Buyers are always looking for ways to save money and may choose not to pay for an inspection themselves. If they do choose to have an inspection anything they find will have already been disclosed prior to their offer giving you no reason to negotiate further.
10. Read up on FHA guidelines – Many buyers, especially first timers, need to use FHA financing to take advantage of the low down payment requirements. You want to make your home FHA friendly and be sure that it will survive the FHA appraisal.  If you are selling a condo unit, you will need to have all HOA documents available including the budget for the association. Do some research, talk to a mortgage professional and if you have the pre-sale inspection, pick the inspector’s brain. 

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