You are Under Contract!

I have ordered the title work, and if your neighborhood has one, the HOA documents for your property on your behalf. This will include the commitment for title insurance, and any covenants, conditions, and restrictions (CCRs) for the property.

The title company will deliver the title work as soon as possible. Please see your contract calendar for when the HOA documents will be delivered, as well as when the buyer must present any objections to the title work or HOA documents.

If objections are presented, we will discuss the buyer(s)' concerns, how best to address them, and I will assist you with negotiations.

Please see your contract calendar for the deadline to reach resolution to title and HOA objections.

Unless you have never occupied the property, it is advisable to provide a full disclosure of any adverse material facts about the property that you are aware of, as well as copies of warranties and repair receipts for all work that has been done on the home.

I will provide you with the Adverse Material Facts Statement (AMF), a.k.a. the property disclosure. Please complete this document to the best of your ability.

You can also take this opportunity to highlight favorable facts such as regular maintenance performed and any upgrades or improvements added.

Please be aware that the Adverse Material Facts Statement (AMF, a.k.a. property disclosure) is not a required document in New Mexico.

Please see your contract calendar for when the buyer must present objections to the AMF | property disclosure.

If objections are presented, we will discuss their concerns, how best to address them, and I will assist you with negotiations.

Please see your contract calendar for when resolution must be reached for objections to the AMF | property disclosure.

Your home may have solar panels, a well, a septic system, or other unique features.

If you have not already, please provide me with all documents pertaining to the specific feature and I will deliver them to the buyer(s)' broker on your behalf.

Please see your contract calendar for the date by which we must deliver documents pertaining to the specific feature and the deadline for the buyer to present objections.

If the buyer(s) present objections, we will discuss their concerns, how best to address them, and I will assist you with negotiations.  

Please see your contract calendar for the deadline to reach resolution.

The buyer will let us know when they have scheduled the home inspection(s).

We must be absent for this process.

Please see your contract calendar for the date by which the buyer(s) can present objects to the inspection results.

If objections are presented, we will discuss their concerns, how best to address them, and we will assist you with negotiations.

Please see your contract calendar for the deadline to reach resolution to objections.

Through the inspection objection negotiation process, you may choose to complete certain repairs before closing.

Please see your contract calendar for the repair completion deadline, which is the date by which you must complete the agreed-upon repairs.

Please let us know if you need assistance with this process, and please let us know when the repairs are complete.

The title company will deliver title work as soon as possible.

It will include the commitment for title insurance, which will protect the buyer and their lender from any potential conflicting claims of ownership, as well as previous property taxes, and any existing covenants, conditions, and restrictions (CCRs).

Please see your contract calendar for the buyer(s)' deadline to object to the title work and the deadline for reaching resolution.
 
The title company will also send a ‘Seller Information Sheet’ and may request additional documentation (ex. if selling under an LLC, they may require LLC documents).

Please complete this forms and provide any requested documents promptly to the title company.

Your property may be part of a homeowners' association (HOA).

Please see your contract calendar for the date by which the title company will deliver the HOA documents, the buyer(s)' deadline for presenting objections, and the deadline for reaching resolution to objections.

The title company will deliver a survey,  improvement location report (ILR), or if you are selling a condo, a condo resale certificate.

When it arrives, please check it for accuracy, taking note of improvements to the property and any easements or encroachments that may exist. Please let us know if you find any discrepancies in this document, and always let us know of any questions. You can also contact the surveyor at any time.

Please see your contract calendar for the date by which the survey or ILR will be delivered, the deadline for the buyer to present objections, and deadline to reach resolution to object ions.

The buyer(s)' mortgage provider will hire an appraiser to inspect the property and offer an independent opinion of its value.

If the purchase is with a loan, the appraisal is usually mandatory by the bank, although in some cases the buyer(s) may obtain a waiver.

If the purchase is with cash, they buyer may or may not decided to require an appraisal.  

Sometimes, appraisals may come in low. This can impact a loan and may require additional negotiations. In this case, we will help you determine the next steps and navigate the process.

Please see your contract calendar for the date by which the appraisal must be ordered. We will let you know as soon as we know when it is scheduled.

If the purchase is with a loan, the final loan commitment is the buyer(s)' deadline for making sure everything is in place with their loan.

Please see your contract calendar for the final loan commitment deadline.

The week before closing (and after resolution to inspection objections is reached) is a great time to make arrangements for utilities to transfer or end on your closing date or, if your contract includes a seller occupancy, on the date the buyer will take possession of the property.

If you can please let us know when utility arrangements are complete, we would appreciate it.

The buyer and their broker will walk through the house room by room to make sure everything is in the same, if not better, condition than when they last saw it.

If any discrepancies are found, the buyer has options including asking you to amend the issue before closing, asking to delay closing so you have time to do so, or trying to negotiate to withhold money from the your proceeds in an escrow account to pay for the repairs after closing.

Please see your contract calendar for the date of the final walk-through.

Please make sure that all agreed-upon repairs are complete, that all appliances and fixtures are present, and that anything that was supposed to have been removed is in fact gone by this date.

Please see your contract calendar for your closing day.

It will happen at the title company or if you prefer, the title company can make arrangements with you for a remote closing.

You will spend about one hour going over and signing all documents with your escrow officer.

Make sure to have your photo ID(s) available as well as your checkbook so that you have your account and routing numbers available.

If you are closing in person, please bring the house keys, or for a remote closing, we will work with you to make sure the keys are delivered to the buyer.

CONGRATULATIONS! Your home is officially sold!

Thank you for choosing us and Coldwell Banker Mountain Properties to represent you in the sale of your home.

Please know your satisfaction with our service, communication and follow-through is very important to us.  We hope you will reach out if there are any suggestions or ideas to help us improve in any way.

We are grateful to have you in our lives and look forward to staying in touch!