Menu of Real Estate Services

We offer a full array of real estate consulting services based upon your needs.  After you complete our comprehensive complimentary

    * Seller Needs Analysis

    * Buyer Needs Analysis

we review the various services that you have selected and we recommend a solution tailored to your needs.

Our consulting services

Our consulting is limited to services outside of a fiduciary agency relationship under formal Buyer Representation and Listing Agreements . Pete Sabine Real Estate, Inc. has no authority to and shall not represent clients in dealings with any third persons when acting as a consultant.

Fiduciary Agency services

Fiduciary Agency relationship services include negotiating purchase agreements, counter offers, repair concessions, transaction coordination, arranging financing, and escrow management.

These services require a formal Buyer Representation or Listing Agreement with our clients. Under these formal agreements, we have a fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with a buyer or seller and:

    * Diligent exercise of reasonable skill and care in performance of the agent's duties

    * A duty of honest and fair dealing and good faith

    * A duty to disclose all facts known to the agent materially affecting the value or desirability of the property

    * Confidentiality

In other words, to hold the clients interests above our own and to represent the client in dealings with any third persons.

When you enter into a discussion with a real estate agent regarding a real estate transaction, you should from the outset understand what type of agency relationship or representation you wish to have with the agent in the transaction.

Hourly fee a-la-carte consulting services

Client pays for real estate consulting services based upon a standard hourly fee billing rate. In addition to the hourly rate, client reimburses for any mutually agreed upon expenses incurred in connection with our real estate consulting services.

At the point in our relationship when our client elects to employ our services under a Buyer Representation or Listing Agreement with traditional commission brokerage fee compensation, we refund the hourly consulting fees at close of escrow from the proceeds of our commission.

Traditional commission brokerage services

Consulting services:

    * Research & prepare a Competitive Market Analysis for your property

    * Review the Competitive Market Analysis with the seller

    * Estimate how long it will take to sell your property

    * Help develop a pricing strategy for your property

    * Consult regarding the effect of similar competing properties on the market

    * Show you how to order a property profile for your property

    * Consultation regarding the accuracy of the property profile

    * Show you how to order a preliminary title report for your property

    * Consultation regarding the accuracy of the preliminary title report, including encumbrances, liens, easements and assessments

    * Help seller verify the amount of any loans on the property

    * Review the original documents of the existing loans to determine if the loan is assumable

    * If the existing loan has an adjustable interest rate, review the original loan documents to explain how and when the interest rate and payment will change

    * Explain the pitfalls of foreclosure with the seller, if needed

    * Explain how to negotiate a loan forbearance with the seller's lender to avoid foreclosure

    * Review the option of negotiating with the seller's lender in a "short sale" or short loan payoff sale

    * Provide you with information on how to prepare your property for sale

    * Tour your property from the "Buyer's point of view"

    * Periodically review the pricing strategy with the seller

    * Consultation regarding an estimation of your proceeds from the sale

    * Review the advantages and disadvantages of using a real estate lock box

    * Install lock box (loaned to seller on a temporary basis)

    * Review the benefits of placing a real estate sign on the property

    * Provide seller with a list of pest control companies

    * Explain how commissions are split between Listing and Selling Brokers

    * Show seller how commission splits affect how often a property is shown

    * Explain the differences between a Listing Agreement and a Commission Agreement

    * Explain how to use a "Commission Agreement" to encourage Selling Brokers to show and sell your property without a Listing Agreement

    * Conduct a complete staging analysis of your property

    * Review the interior of the house to maximize attractiveness

    * Assist seller in locating suitable storage

    * Provide seller with rental furniture resources, if needed

    * Provide written instructions on how to stage your home for maximum effect

    * Recommend professional staging, as necessary

    * Review the exterior of the property to maximize the "curb appeal"

    * Assist seller in making the exterior as attractive as possible

    * Assist seller in making the landscaping as attractive as possible

    * Provide seller with a Service Trade Directory with qualified contractor listings including roofers, inspectors, hazard abatement specialists, soils engineers, drainage and foundation contractors, etc.

    * Show seller how to obtain copies of building permits

    * Show seller how to order copies of Covenants, Conditions & Restrictions (CC&R's) as needed

    * Show seller how to order homeowner association disclosure information, as needed

    * Assist seller in developing a targeted marketing plan for the property

    * Periodic review the effectiveness of the marketing plan

    * Consult as to adjustments in the marketing plan, as needed

    * Show seller how to obtain an academic report on local schools

    * Show seller how to prepare financing option flyers for prospective buyers

    * Explain the benefits of providing buyer incentives for closing costs and discounted mortgage interest rates

    * Explain the disadvantages and and advantages of seller carry-back financing

    * Assist seller in complying with Fair Lending Laws

    * Explain the importance of using an Open House Guest Register

    * Show seller how to develop an effective Open House Schedule

    * Consult on Open House sign placement to comply with local city or county sign placement ordinances

    * Consult with seller on how to prepare the property for an Open House including safety and theft precautions

    * Show seller how to write effective advertising copy for various media

    * Assist seller in complying with Fair Housing Laws

    * Show seller how to place ads in various media

    * Show seller how to develop attractive color flyers

    * Provide seller with resources to obtain flyer stands, sign posts, signs and sign post brochure boxes

    * Review all inspection reports obtained by the seller

    * Assist seller in correcting significant items revealed from inspection reports

    * Explain required seller disclosure responsibilities

    * Provide a list of required disclosure forms

    * Review seller's disclosure forms

    * Review flood hazard zone disclosures, as required

    * Review seismic hazard zone disclosures, as required

    * Review Mello Roos tax assessment disclosures, as required

    * Review the environmental hazard zone disclosures, as required

    * Review the required federal and state Foreign Investment in Real Property Tax Act (FIRPTA)

    * Review the Smoke Detector Compliance requirement

    * Review the Water Heater Seismic safety bracing requirement

    * Review city and/or county point of sale retrofit requirements

    * Review swimming pool and spa attractive nuisance ordinances, if needed

    * Explain to seller how to complete required homeowner association disclosures

    * Review the status of any encumbrances (loans,liens, judgments) against the seller's property

    * Review the significance of any easements affecting the property

    * Assist seller in determining the square footage of the house

    * Digital Photography taken and edited and copied to a CD

    * Feature Sheet property brochures

    * Direct mail Just Listed Post Cards

    * Know Your Neighborhood Report

    * Prepare Virtual Tour , post on web sites