Blue Book of Gun Values, you can look for comparables on Gun Broker, Auction Arms, Guns America..

Depends on gauge and condition. For instance - 12 GA in very good condition might bring around $700. Watch www.gunbroker.com for comparables.

The hardest part of estimating the value of property is finding comparables. To determine the value, other recently sold properties need to be looked at.

Comparables (or comps) is a real estate appraisal term referring to properties with characteristics that are similar to a subject property whose value is being sought. This can be accomplished either by a real estate agent who attempts to establish the value of a potential client's home or property through market analysis or, by a licensed or certified appraiser or surveyor using more defined methods, when performing a real estate appraisal.

Monitor www.gunbroker.com for comparables to get an idea of what this might sell for. I suspect, if in very good condition, it might bring $400-$600.

This is one of the SKB guns imported by Ithaca. If in good shape, it probably would bring $650 - $875. Monitor www.gunbroker.com to see what comparables are going for.

Monitor www.gunbroker.com for comparables. If in very good condition it would probably sell for $500-$600 or so.

Often the older furniture has a makers mark and a year of production on it. Other than that, you have to look up comparables since the style and finish of furniture runs in cycles.

Made in 1936. Value is dependent on condition, but if in very good condition it might bring around $500 from a collector looking for one. Watch auctions at www.gunbroker.com for comparables.

That should be a "New Ithaca Double", and if it is in very good condition is probably worth around $500-$600. Monitor www.gunbroker.com to see what comparables are going for now.

Location, Location, Location. It depends on what type of proeprties are in the neighborhood. Are they businesses, homes, factories..etc....? You have to examine your comparables to determine what the highest & best use of your subject property is.

Made in 1946. Value depends on gauge and condition. Smaller gauges (16, 20, .410 are worth more than 12's). Check out www.gunbroker.com for comparables.

The value of a company is typically calculated by considering its assets, liabilities, earnings, and future growth potential. This can be done using various methods such as the discounted cash flow analysis, market comparables, or asset-based valuation.

If the gun is in very good condition it would probably bring between $350 and $500. Watch the auctions at www.gunbroker.com for comparables.

Made in 1936, and if in good condition would probably bring in the vicinty of $500. Watch gunbroker.com for comparables.

It might not be your CPU at fault, maybe your other hardware can't keep up with your CPU and your CPU has to slow down for them.

If you think that this is not the case, you can always go to your bios and overclock your CPU.

Is it possible negotiate with the insurance company over what your totaled car is worth? Sure, but you'll need to get comparables from the internet and the classifieds. if there is a big difference, you may want to consider getting an attorney to help. Hope that helps! http://www.boomer-survival-guide.com

Made in 1924; probably a Flues model. Value depends on gauge and condition, with smaller gauges bringing a higher price. For instance - a 20 GA in very good condition might bring $600 - $800 or so. Watch www.gunbroker.com for comparables.

A foreclosure sale is a sale made under duress. Foreclosed properties are sold in order for a lender to try to recapture some of the money that was loaned against the property. The properties sell for any amount that can be obtained, and is not representative of the fair market value.

Panna cotta is an Italian desseert made from milk, sugar, various flavorings (usually vanilla) and gelatin. . It is served chilled, rather than like the flan, a kind of custard which may be warm or room temperature. (Personal comment: it is a seriously sophistocated jello which has been around for a very long time. ) It is not a custard. French and Greek food have comparables

There is no set answer for this because the condition of the vehicle, the number of miles on it, the equipment that is on it all will cause the price to vary widely. You can get a guess by looking at the NADA blue book but you'll do better by checking places online and in car lots to see what comparables would run.

Another way to look at this is that this jeep is worth whatever you are willing to pay for it or that someone is willing to sell it for. I know this isn't much of an answer but it is the reality of car prices.

To convince a seller to accept a low offer from your buyer client, you can highlight any potential benefits of a quick sale, such as avoiding the hassle of a prolonged listing period or the uncertainty of finding another buyer. Additionally, you can emphasize the strengths of your buyer client, such as their ability to close the deal quickly or their strong financial position. It may also be helpful to provide comparables and market data to support the offer price.

The market value of a good is typically calculated by assessing the price at which it would sell in a competitive marketplace. This involves analyzing recent sales of similar goods (comparables), considering factors like demand and supply, and evaluating any unique attributes of the good in question. Additionally, market value can be influenced by external factors such as economic conditions and consumer preferences. Ultimately, it reflects what buyers are willing to pay and sellers are willing to accept in the current market.

Appraisal may be the best way since if you are in an area where mineral rights are regularly kept separate and are actively mined, there may be "comparables" -- ie. recorded sales of such rights in the vicinity. Of course there's no absolute way of making sure, but that's why appraisals are typical. If there are no comparables, it may require some combination of geological study and appraisement, and/or putting it up for sale and seeing what anyone is willing to pay. And if there was an appraisal made in the past it may just be simple enough to update it depending on whether there's been any other changes (restrictions on mining, actual mining has depleted the resources....additional resources have been found....).

Depends a lot on condition and how badly someone wants one. Looks to me like that was one of the first ones made, and 10 GA is less common than 12 GA. I assume the barrels are Damascus twist and that it was made for black powder. In excellent to good condition it would probably bring $500 - $800 from an interested collector. You might watch www.gunbroker.com for comparables and see what they sell for if one surfaces, but you may have to watch for a while :-)

A real diamond is generally more valuable than a synthetic diamond due to its rarity and natural creation process. Real diamonds are formed deep within the Earth's mantle over millions of years, while synthetic diamonds are created in a controlled laboratory setting. These differences in origin and scarcity contribute to the higher value of natural diamonds.

Having the home value based on completed like models can help you. If the builder is currently building new homes in the same area or has already completed some that are listed for sale: This could help you by collecting one of the listed homes with their advertising that may show the current value. In most cases you will base the sales of five homes or five existing home that are used for comparables to determine average value. If this does not work, you may need an appraiser to complete an appraisal based on completed value which will be the most accurate. If you need assistance with this I will glady help you. 480-621-4270 Or visit www.lowermymortgageratestore.com

Condominium ownership implies that according to the land-use documents on file in your county hall of records, all owners own areas in common, and individual unit owners own space inside a line drawn somewhere in or on the walls of each unit.

If you're pricing your condominium, the price you ask includes the space defined for your unit and all the common area owned -- in common -- with all other owners. As an individual seller, you have no option to include or exclude common areas from the purchase.

You can work with a local condominium-savvy real estate agent to help you establish a range for your property, given comparables in the local market.

There are plenty of options available to research investment property. Realtors can give you plenty of useful information - first access to properties, comparables in the neighborhood. Your local appraisal district should have property appraisal numbers available for properties in their area.

In regards to researching real estate investing, there are great choices to choose from. Sites that offer invaluable information and advice - BiggerPockets.com is a great site to use as they offer great forums and blogs, along with informative real estate investing articles.

MyHouseDeals.com offers free access to investment property leads throughout the U.S. You can use their site when you are ready to purchase property.

In addition, there are other real estate investors that host their own blogs detailing their adventures in investing, along with advice and tips to avoid their pitfalls.

Assessment value is the price put on your property by the tax assessor for the purpose of calculating the property taxes. The local guidelines will determine what method is applied to your specific property, especially if it is unusual or there have been no recent sales of comparable properties.

Market value, or "fair market value", is the price used by a real estate agent as an estimate of what a buyer would pay for your property in its current condition. Again, local guidelines will provide criteria for predicting FMV for purpose of listing a property for sale, including comparables, cost basis, straight-line appreciation, etc. Many tax assessors use the actual sale price of a recent transaction on your property to determine the assessment value, with the assumption being that the buyer paid FMV. Unfortunately, some buyers are willing to pay MORE than the fair market value, thus providing a lasting skew in local pricing.

A buyer's market in real estate can actually be a bit intimidating for a buyer. They have the power when it comes to the price they pay for real estate. However, it still requires some smarts and knowledge to make a fair bid and get the deal done.

What are the steps in making a successful offer in a buyer's market?

You have the home you want in mind. It meets your needs. What's next? In a buyer's market, homeowners are often under pressure to sell their homes for less than their asking price. However, asking too low a price can end negotiations before they start.

The best way to gauge a fair price for the house is to look at what similar homes sold for in the past few months. You need to look at comparables that are truly similar to your home in square footage, age, and features. A brand-new home is not a true comparable with a house that is 100 years old. Your real estate agent should be able to provide a list of recent sales in the area.

Once you know the comparables, ask your real estate agent about the seller's situation. Some sellers are in a must-sell situation due to a divorce, job change, or financial problems. Also, how long has the house been on the market? These situations can prompt a lower price.

Be sure you ask for you agent's opinion. In order to protect your own interests, you might want to get a buyer's agent. The real estate agent for the seller is obligated to protect the seller's best interest. A buyer's agent is there for you. That agent can tell you what they see as a fair price for the property.

If you have figured out a fair price, the hardest part of the offer process is over. But, it is not complete yet. It is in your best interest to put contingencies in the offer to protect your own interests. Two must-haves for any contingencies are the home inspection and an appraisal. A home inspection will look the condition of the house and help identify any major repair issues. An appraisal will make sure the house is actually worth what you are offering the seller.

The agent can now write up your offer.

In order to sell a home fast, one should contract with a good realtor to list the home. One should also make sure the house is in good condition to attract potential buyers.

First of all, we need to at least, have a guesstimate of your home's value. If you already know this, super. If you do not, you are going to need to do some digging around for this info. No need to sweat this, it's very easy to find this data. I will show you how. You're going to have to contact a real estate agent in your city and speak with them. Actually, you should contact two realtors. Go online or use the phone book to find them. The broker doesn't matter, it could be an easily known name or something just local. Say to them you might be interested in selling your house and would like some pertinent data about your house. Ask the agent if he or she can email you recent home sales that correspond to your own homes attributes and also active listings. Ask for like five camps and equal the amount for your listings. Make sure the comparables and listings are from homes close to yours.

In relative valuation work we calculate an earnings stream for our target (e.g. EBITDA) and multiply that up, based on the valuation:EBITDA multiple other similar comparable companies are trading at. For example:

[10m EBITDA earnings for target] x

[average EBITDA multiple of 6 for comparables] =

60m target company valuation.

The question is, how should we treat income the target company receives from associates?

Step 1: exclude associate income for our valuation target

Associates are businesses where the owner (the target company we are trying to value) holds a small shareholding. They can be businesses that are not core to normal operations, so the temptation is to exclude associate income when calculating underlying EBITDA earnings for our valuation target.

Step 2: exclude associate income, and the value of associates, for our comparable companies

To be consistent, we will need to exclude associate income from EBITDA in comparable companies, and also remove the value of the associates from valuation, to derive an underlying valuation multiple for the core business.

Step 3: add the value of the associates to the valuation for our target company

When valuing the target business using an EBITDA multiple derived from other comparable businesses, then we will need to value the associates separately and add those to our valuation for our target.

So our target's valuation =

[EBITDA less associate income] x

[EBITDA multiple for comparable companies*] +

[Value of associates]

*where EBITDA multiple for comparable companies =

[Valuation of comparable companies, excluding value of associates] divided by

[EBITDA, less associate income, for comparable companies] This question was received on one of our valuation courses. See http://www.financialtrainingassociates.com/financialtrainingcourses.htm

The primary goal of most real estate schools is to train their students on how to pass a state’s real estate licensing test. In the process of doing that, they also convey some basic information about the practice of real estate.

One of the largest components of any real estate class is training on agency. Because real estate agents have a fiduciary responsibility to their client, properly discharging that duty is crucial. A great deal of time is spent on sometimes conflicting concerns like confidentiality and disclosure. Right in line with agency training, many schools will also give some training on how to be an agent, which means handling both the contracts required to do a real estate transaction as well as the continuum of managing a transaction from listing to closing. While covering legal issues, many states will also cover both federal and state fair housing and equal opportunity laws as they apply to the practice of real estate.

Another major part of the course is to gain a basic understanding of real estate. This is a broad area of the class and covers everything from knowing how many square feet are in an acre to the difference between a joist and a stud. It also includes training on how properties can be owned and on how the title and recording processes work.

Finally, real estate schools also train how to value real estate. They discuss such topics as sales and on-market comparables—looking at similar properties to intuit a value for a different one. The school should also cover the other methods of appraising value such as the income capitalization approach, which is most appropriate for income property, and the replacement cost basis approach, where the property’s value is based on what it would cost to rebuild in the current market.

In addition to training students on how to pass the test for either a salesperson’s or broker’s license, real estate schools also provide continuing education classes. These classes, which are required by most states, can cover any of a range of topics, although they are all real estate related.

No. The three aopproaches to value (Cost - either Reproduction or Replacement, Income, and Sales Comparison) would still be utilized as appropriate (most likely, the Income approach would not be applicable).

The DATA used in the approaches might be different (e.g. modular costs vs. site-built costs for the cost approach, sales of modular homes as comparables rather than site-built homes, etc.), but the process - the application of the approaches to value - would be the same.

Modular homes can - but don't always - have a lower overall quality than their site-built equivalents in any particular neighborhood. But that difference, if it exists, is no different than, say 2x6 construction vs. 2x4 construction or tile vs. shingle roof. These are all factors that must be analyzed and applied by the appraiser. I myself have seen more than one modular home that exceeded the typical site-built home in its area in quality, design and construction features. Of course, it was no less expensive than a site-built home. As with most things, you tend to get what you paid for whether it was built onsite or off. Just because a home (or building) is of modular construction does not intrinsically mean that it is of lower quality. It just so happens that the majority of modular homes are, in fact, designed to save money. When you think about it, it makes logical sense -- if you are paying a lot of money, you want the ability to custom-design, so the appeal of modular construction (at least high-volume modular construction) trends to the lower quality with fewer custom features.

Bottom line is - again - that you get what you pay for. If you are an experienced home buyer and you can look at a particular home 100% objectively and say that you would pay as much or more for it than a similar stick-built home in the same neighborhood, then a buyer and an appraiser would likely go the same way. If it's a cheap POS, then the opposite would hold true. There's nothing intrinsically bad or even different about modular construction - it all comes down to quality, design, features, and (from a construction standpoint), cost.

Determining the value of a necklace involves a multitude of factors ranging from its intrinsic materials to its craftsmanship, historical significance, brand reputation (if applicable), and current market demand. Let's delve into these factors to better understand how they contribute to the value of a necklace.

1. Materials: The materials used in crafting the necklace play a significant role in its value. Precious metals like gold, silver, or platinum, as well as gemstones such as diamonds, rubies, sapphires, and emeralds, contribute to the overall worth. The purity, size, and quality of these materials further influence the value.

2. Craftsmanship: The level of craftsmanship involved in creating the necklace affects its value. Handcrafted pieces, especially those showcasing intricate designs or unique techniques, are often valued higher than mass-produced items. Artistry, attention to detail, and the complexity of the design all contribute to the perceived value.

3. Brand and Designer: If the necklace is associated with a renowned jewelry brand or designer, its value may be influenced by their reputation and brand equity. Pieces from well-known designers or luxury brands often command higher prices due to their prestige and exclusivity.

4. Provenance and History: The necklace's provenance, or its documented history of ownership, can enhance its value, especially if it has a notable or intriguing backstory. Historical significance, such as being owned by a prominent figure or being part of a famous collection, can also contribute to its worth.

5. Market Demand: Current market trends and demand for similar styles or designs can impact the necklace's value. Pieces that align with popular tastes or are considered fashionable may fetch higher prices in the market.

6. Condition: The condition of the necklace is another crucial factor affecting its value. Well-maintained pieces with minimal wear and tear typically retain higher value compared to those showing signs of damage or deterioration.

7. Appraisals and Certifications: Professional appraisals and certifications from reputable gemological laboratories can provide an objective assessment of the necklace's value based on factors such as its materials, craftsmanship, and market comparables.

Considering these factors, it's evident that determining the precise value of a necklace requires a comprehensive evaluation by experts in the field of jewelry appraisal and valuation. Depending on the necklace's unique characteristics and market dynamics, its value could vary significantly.

I always used to emphasize the first syllable and give the second syllable a short e sound, as in COM-per-able. I've become more subtle in my usage.

I use my first example when I am saying two things are similar, or could be substituted for each other. For example, I think Toyotas and Hondas have COM-per-able quality.

I use a different emphasis when I want to say two things can be compared. In that case I would say com-PAR-able. Notice the emphasis went to the second syllable and the vowel sound became a long A. For example, I don't think apples and Oranges are com-PAR-able.

In the second case, I have even caught myself using a prefix of UN to say things cannot be compared. For example, apples and oranges are UN-com-PAR-able.

The UN prefix cannot be used with the first pronunciation; UN-COM-per-able is not a word. The negation of COM-per-able is IN-COM-per-able, which means an item which represents the finest form of something. For example, the richness of the English language is IN-COM-per-able, as is its ability to confuse.

Todd Gatts




Com/par/a/ble or com/par/able

If you are experienced as a negotiator in all the practical and legal aspects of home buying, all the regulatory requirements, and all the factors that should be addressed during negotiations to purchase a home, then you don't need an agent to represent you. Otherwise, you should be able to provide your valuable skills in the "negotiation" portion of the transaction to assist the professional real estate agent.

The main reason is to protect your best interests and make sure you do not over pay for the home. If the home you are buying is listed by a Realtor it is almost a given that they have more experience in selling real estate than you do. The listing agents loyalty is to the seller first and foremost. Certain things cannot be disclosed to you that may factor in to your decision on going through with the transaction.

A few other points are your agents experience and contacts in providing a smooth closing and stress free purchase. Let a professional that does this every day worry about the details. Buyers agents are also compensated by the seller through the listing agreement. Therefore, the cost of buyer representation to you is $0.

Your agent will provide Comps. (comparables) and a CMA (comparative market analysis) before even making an offer to make sure you are in the ball park. Comps. are usually 3 sales of similar square footage in the immediate subdivision in the last 6 months.

Agents will research DOM (days on market) and try to find out what the sellers motivation is. Are they being relocated, foreclosed on, transferred or divorcing? Count on your agents experience to find these things out. Discovering the sellers real motivation can put a huge negotiation advantage on your side.

Your agent will crunch the numbers to see if the seller has enough equity to sell. Do they have a 1st and 2nd mortgage? Maybe a pool loan in 3rd? Does the seller have federal tax liens or judgments attached to the property? This can be researched by your agent through the county recorders office as part of the research that's done before even making an offer.

If it's a foreclosure do you have experience dealing with the lenders REO dept? (real estate owned) Your agent also has relationships with the title company that will do further research to make sure there is no cloud on the title.

Your agent also knows mortgage lenders, home inspectors for well water, septic tanks or sewer inspections. Also insurance agents, roofers, plumbers, electricians, pool guys, landscapers, handymen, movers and etc. As you see I can go on and on.

I recommend letting a buyers agent represent you. It doesn't usually cosy you anything and they will have a multitude of experience. Not being represented on such a major purchase can be extremely stressful. Besides you might spend hundreds of hours researching everything online trying to make sure you don't miss anything. I say enjoy that time with your family or a loved one.

Sincerely, Rick Macosky, Associate Broker, West USA Realy, Phoenix AZ. See my website at http://www.hotphoenixrealestate.com/

Appraisers use sales of homes that were made as arms-length transactions where neither the buyer was desperate to buy nor the seller was desperate to sell as a basis for comparing other similar properties in an area. A foreclosure property does not meet these criteria because of the nature of the legal process that the house is undergoing.

Houses in foreclosure are typically classified as distressed properties, which means that there is something wrong with them that induces the owners to sell for less than the fair market value of the property. In some cases, this might mean a condemned house or one that has been severely damaged or fallen into disrepair.

In such cases, the buyers of a distressed house are able to offer the sellers less than what the property would sell for if it was in a fairly decent condition. But these types of houses are also difficult to compare to other houses in the geographic area that are in better condition or where the owners have no added reasons to unload the property.

Foreclosure cases work slightly different compared to a house that is falling apart or damaged, but the lack of time many people have to sell before losing the home to a county sheriff sale indicates that the buyers have the upper hand in negotiating a beneficial price in order to complete the sale before the eviction.

This is one reason that properties in foreclosure often sell for less than their fair market value or the current market value of similar properties, even if there is nothing physically wrong with them. Appraisers know that the sellers may not even have wanted to sell, which can easily skew comparable valuation data.

Properties owned by banks after a foreclosure auction has taken place are little different. In these types of cases, banks may not take care of the houses, or vandals may strip them for any useful resources like copper pipes, for instance. Banks also do not want to own these properties and are often willing to entertain lower offers.

But again, these types of sales are not between a disinterested buyer and a disinterested seller -- in most instances of foreclosure, the seller is willing to unload the property for just enough to make it worth their while. Owners want to sell to save the house and their credit from foreclosure, while banks just want to unload foreclosure properties from their balance sheets.

Thus, foreclosure properties are not good candidates for comparable sales, except for comparing sales of other foreclosed homes. Appraisers would much rather use home sales that were not done under duress, because a certain home was condemned, sales between family members, or foreclosures. The values have too great a tendency to become distorted.

The following is taken from the ORRA and is a pretty good list. These tasks may vary from place to place, but should give you and idea of what Realtors do. Note: Realtors are held to a higher standard due to our Code of Ethics than a "licensed real estate agent" as you submitted (see below).

And never forget that REALTORS® are pledged to uphold the stringent, enforceable tenets of the

REALTOR® Code of Ethics in their professional dealings with the public. Not every real estate licensee

holds REALTOR® membership. Make sure yours does!

Pre-Listing Activities

1 Make appointment with seller for listing presentation

2 Send seller a written or e-mail confirmation of listing appointment and call to confirm

3 Review pre-appointment questions

4 Research all comparable currently listed properties

5 Research sales activity for past 18 months from MLS and public records databases

6 Research "Average Days on Market" for this property of this type, price range and location

7 Download and review property tax roll information

8 Prepare "Comparable Market Analysis" (CMA) to establish fair market value

9 Obtain copy of subdivision plat/complex lay-out

10 Research property's ownership & deed type

11 Research property's public record information for lot size & dimensions

12 Research and verify legal description

13 Research property's land use coding and deed restrictions

14 Research property's current use and zoning

15 Verify legal names of owner(s) in county's public property records

16 Prepare listing presentation package with above materials

17 Perform exterior "Curb Appeal Assessment" of subject property

18 Compile and assemble formal file on property

19 Confirm current public schools and explain impact of schools on market value

20 Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

21 Give seller an overview of current market conditions and projections

22 Review agent's and company's credentials and accomplishments in the market

23 Present company's profile and position or "niche" in the marketplace

24 Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds

25 Offer pricing strategy based on professional judgment and interpretation of current market conditions

26 Discuss Goals With Seller To Market Effectively

27 Explain market power and benefits of Multiple Listing Service

28 Explain market power of web marketing, IDX and REALTOR.com

29 Explain the work the brokerage and agent do "behind the scenes" and agent's availability on

weekends

30 Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity

seekers

31 Present and discuss strategic master marketing plan

32 Explain different agency relationships and determine seller's preference

33 Review and explain all clauses in Listing Contract & Addendum and obtain seller's signature

Once Property is Under Listing Agreement

34 Review current title information

35 Measure overall and heated square footage

36 Measure interior room sizes

37 Confirm lot size via owner's copy of certified survey, if available

38 Note any and all unrecorded property lines, agreements, easements

39 Obtain house plans, if applicable and available

40 Review house plans and make copy

41 Order plat map for retention in property's listing file

42 Prepare showing instructions for buyers' agents and agree on showing time window with seller

43 Obtain current mortgage loan(s) information: companies and & loan account numbers

44 Verify current loan information with lender(s)

45 Check assumability of loan(s) and any special requirements

46 Discuss possible buyer financing alternatives and options with seller

47 Review current appraisal if available

48 Identify Home Owner Association manager if applicable

49 Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee

50 Order copy of Homeowner Association bylaws, if applicable

51 Research electricity availability and supplier's name and phone number

52 Calculate average utility usage from last 12 months of bills

53 Research and verify city sewer/septic tank system

54 Water System: Calculate average water fees or rates from last 12 months of bills )

55 Well Water: Confirm well status, depth and output from Well Report

56 Natural Gas: Research/verify availability and supplier's name and phone number

57 Verify security system, current term of service and whether owned or leased

58 Verify if seller has transferable Termite Bond

59 Ascertain need for lead-based paint disclosure

60 Prepare detailed list of property amenities and assess market impact

61 Prepare detailed list of property's "Inclusions & Conveyances with Sale"

62 Compile list of completed repairs and maintenance items

63 Send "Vacancy Checklist" to seller if property is vacant

64 Explain benefits of Home Owner Warranty to seller

65 Assist sellers with completion and submission of Home Owner Warranty Application

66 When received, place Home Owner Warranty in property file for conveyance at time of sale

67 Have extra key made for lockbox

68 Verify if property has rental units involved. And if so:

69 􀂃 Make copies of all leases for retention in listing file

70 􀂃 Verify all rents & deposits

71 􀂃 Inform tenants of listing and discuss how showings will be handled

72 Arrange for installation of yard sign

73 Assist seller with completion of Seller's Disclosure form

74 "New Listing Checklist" Completed

75 Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability

76 Review results of Interior Décor Assessment and suggest changes to shorten time on market

77 Load listing into transaction management software program

Entering Property in Multiple Listing Service Database

78 Prepare MLS Profile Sheet -- Agents is responsible for "quality control" and accuracy of listing data

79 Enter property data from Profile Sheet into MLS Listing Database

80 Proofread MLS database listing for accuracy - including proper placement in mapping function

81 Add property to company's Active Listings list

82 Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48

hours

83 Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic

photography

Marketing The Listing

84 Create print and Internet ads with seller's input

85 Coordinate showings with owners, tenants, and other Realtors®. Return all calls - weekends

included

86 Install electronic lock box if authorized by owner. Program with agreed-upon showing time windows

87 Prepare mailing and contact list

88 Generate mail-merge letters to contact list

89 Order "Just Listed" labels & reports

90 Prepare flyers & feedback faxes

91 Review comparable MLS listings regularly to ensure property remains competitive in price, terms,

conditions and availability

92 Prepare property marketing brochure for seller's review

93 Arrange for printing or copying of supply of marketing brochures or fliers

94 Place marketing brochures in all company agent mail boxes

95 Upload listing to company and agent Internet site, if applicable

96 Mail Out "Just Listed" notice to all neighborhood residents

97 Advise Network Referral Program of listing

98 Provide marketing data to buyers coming through international relocation networks

99 Provide marketing data to buyers coming from referral network

100 Provide "Special Feature" cards for marketing, if applicable

101 Submit ads to company's participating Internet real estate sites

102 Price changes conveyed promptly to all Internet groups

103 Reprint/supply brochures promptly as needed

104 Loan information reviewed and updated in MLS as required

105 Feedback e-mails/faxes sent to buyers' agents after showings

106 Review weekly Market Study

107 Discuss feedback from showing agents with seller to determine if changes will accelerate the sale

108 Place regular weekly update calls to seller to discuss marketing & pricing

109 Promptly enter price changes in MLS listing database

The Offer and Contract

109 Receive and review all Offer to Purchase contracts submitted by buyers or buyers' agents.

110 Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes

111 Counsel seller on offers. Explain merits and weakness of each component of each offer

112 Contact buyers' agents to review buyer's qualifications and discuss offer

113 Fax/deliver Seller's Disclosure to buyer's agent or buyer upon request and prior to offer if possible

114 Confirm buyer is pre-qualified by calling Loan Officer

115 Obtain pre-qualification letter on buyer from Loan Officer

116 Negotiate all offers on seller's behalf, setting time limit for loan approval and closing date

117 Prepare and convey any counteroffers, acceptance or amendments to buyer's agent

118 Fax copies of contract and all addendums to closing attorney or title company

119 When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent

120 Record and promptly deposit buyer's earnest money in escrow account.

121 Disseminate "Under-Contract Showing Restrictions" as seller requests

122 Deliver copies of fully signed Offer to Purchase contract to seller

123 Fax/deliver copies of Offer to Purchase contract to Selling Agent

133 Fax copies of Offer to Purchase contract to lender

124 Provide copies of signed Offer to Purchase contract for office file

125 Advise seller in handling additional offers to purchase submitted between contract and closing

126 Change status in MLS to "Sale Pending"

127 Update transaction management program to show "Sale Pending"

128 Review buyer's credit report results -- Advise seller of worst and best case scenarios

129 Provide credit report information to seller if property will be seller-financed

130 Assist buyer with obtaining financing, if applicable and follow-up as necessary

131 Coordinate with lender on Discount Points being locked in with dates

132 Deliver unrecorded property information to buyer

133 Order septic system inspection, if applicable

134 Receive and review septic system report and assess any possible impact on sale

135 Deliver copy of septic system inspection report lender & buyer

136 Deliver Well Flow Test Report copies to lender & buyer and property listing file

137 Verify termite inspection ordered

138 Verify mold inspection ordered, if required

Tracking the Loan Process

139 Confirm Verifications Of Deposit & Buyer's Employment Have Been Returned

140 Follow Loan Processing Through To The Underwriter

141 Add lender and other vendors to transaction management program so agents, buyer and seller can

track progress of sale

142 Contact lender weekly to ensure processing is on track

143 Relay final approval of buyer's loan application to seller

Home Inspection

144 Coordinate buyer's professional home inspection with seller

145 Review home inspector's report

146 Enter completion into transaction management tracking software program

147 Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract

148 Ensure seller's compliance with Home Inspection Clause requirements

149 Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform

any required repairs

150 Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed

The Appraisal

151 Schedule Appraisal

154 Provide comparable sales used in market pricing to Appraiser

152 Follow-Up On Appraisal

151 Enter completion into transaction management program

153 Assist seller in questioning appraisal report if it seems too low

Closing Preparations and Duties

154 Contract Is Signed By All Parties

155 Coordinate closing process with buyer's agent and lender

156 Update closing forms & files

157 Ensure all parties have all forms and information needed to close the sale

158 Select location where closing will be held

159 Confirm closing date and time and notify all parties

160 Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death

Certificates

161 Work with buyer's agent in scheduling and conducting buyer's Final Walk-Thru prior to closing

172 Research all tax, HOA, utility and other applicable prorations

162 Request final closing figures from closing agent (attorney or title company)

163 Receive & carefully review closing figures to ensure accuracy of preparation

164 Forward verified closing figures to buyer's agent

165 Request copy of closing documents from closing agent

166 Confirm buyer and buyer's agent have received title insurance commitment

167 Provide "Home Owners Warranty" for availability at closing

168 Review all closing documents carefully for errors

169 Forward closing documents to absentee seller as requested

170 Review documents with closing agent (attorney)

171 Provide earnest money deposit check from escrow account to closing agent

173 Coordinate this closing with seller's next purchase and resolve any timing problems

174 Have a "no surprises" closing so that seller receives a net proceeds check at closing

175 Refer sellers to one of the best agents at their destination, if applicable

176 Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.

177 Close out listing in transaction management program

Follow Up After Closing

178 Answer questions about filing claims with Home Owner Warranty company if requested

179 Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied

180 Respond to any follow-on calls and provide any additional information required from office files.