Sellers

1. Set CC or Appointment at the prospective client’s home/office...Setup Contact Record, Gmail Label and Task List-Add to Favorites!

View Unit-Stats Condo+Assoc
Little bit about myself!
How I work...different-High Touch Personalized Service
Only a Handful of clients at a time=95% R&R
Market
Price? CMA-Review Available Comps-Email to Client!
Mrktg-Blitz-What I do to get the Highest $
Pay attention to Details until we close!

2. Send Client Email: Subject: Specializing In Downtown Boston's Historic Neighborhoods Since 1995!

It was a pleasure to speak with you ???, and thank you for the opportunity to earn your business. I firmly believe that the single most important thing I could do as your broker is to create strategies to attract the buyer who will pay the highest possible selling price! I look forward to meeting with you ??? @ ???.

In the meantime, please review my website which I truly hope differentiates me as your trusted advisor rather than the typical real estate agent: Valued Client Savings Program! Throughout this process I will use my website extensively, sending you friendly email reminders in an effort to walk you through each step. My intention is to stay on top of all the details so that you can go about your busy life... and this way we will have everything documented.

The next steps would be to submit your Property Search Request so that you can review and compare the competition: Property Search ...by using this live feed from MLSpin, I will be able to see everything you see and vice versa...the absolute best way for us to stay on top of the competition together!

WHEN Received...Setup MLS Automatic Emails...Respond to the PS Email Request with:

Your Property Search has begun! You will receive an email shortly from "H3" titled: "Daily Receipt for Your Name" - AUTOMATIC EMAIL". Please be sure to ad "H3" to your address book so that these emails do not go to your spam file! Btw, here is a little description of the abbreviations on property listings: NEW=new listing PCG=price change ACT=already on the market...if and when we increased your price range these properties already on the market will show up on your list! BOM=back on market...if the property was under agreement and then the deal fell apart RAC-reactivated...the property was taken off the market by the seller (not under agreement) and then the seller decided to put it back on the market UA-under agreement...however, you will not see this abbreviation as the property listing will simply be removed from your list! EXT=the property listing expired but the seller resigned with the same agent!

3. Prepare MLS CMA...Send Client Email and attach CMA: Subject: Comparative Market Analysis for ???

I realize this is a lot of information so please "take the best and leave the rest"! Attached is a CMA or Comparative Market Analysis for your property provided by MLSpin. Please take the time to review this in detail...btw, this is the same data your buyers will be reviewing. We can discuss this in detail when we meet as these are highly subjective. You will notice that the "Net Sheet" (the last page of this CMA) suggests a low and high listing price of $???k-???k. Btw, I assumed a mortgage payoff of $??,???.00 on your current property mortgage...please let me know if this is incorrect and I will update the net sheet. I reserve my final opinion until I see the property.

Why do I think it MAY sell for somewhere between these numbers OR at the low/high end of that price range, and why do I suggest a listing price of $???,???.00? Because of the sheer lack of competition with severely limited inventory right now, your address is more desirable than most of the recently sold properties and the currently available properties, your building is in excellent repair, your building was totally renovated, has the elusive full size second bedroom, air conditioning, a full sized deck, deeded or available rental parking etc?.

Clearly the most comparable and most recent sale(s) (???) is/???/are ??? which sold for $???...your property is Blah blah blah...in my opinion our property is worth more/less to the right buyer! Even though the vast majority of the buyers will not like the ???, I believe we can rely on the fact that it is simply due to the lack of competition. I also believe we can rely on the fact the lack of competition will probably not change much in the next 30 days or so...the spring/fall market really gears up +-March/Sept 1, so right now we have a huge advantage! I believe pricing it at $???,000.00 will set the right expectations rather than setting ourselves up for negative feedback and disappointing results...and then chase the market! However, I belive you the seller should price your property listing...keeping in the forefront of my mind that this is your transaction, your property and your decision!

As always, I try to price properties in an effort to "not leave money on the table", while at the same time not pricing your property "out of the ball park". In addition, if this is not under agreement in 15-30 days, my recommendation would be to reduce the price to $???k, so that your property listing does not become stale in the minds of the buyers...this is the kiss of death. Waiting any longer only proves to be a mistake...in this kind of market buyers will consider it "old" or "tired" inventory very quickly. Equally important to note is that with technology being what it is today, buyers know everything about your property and will simply pass over your property if they perceive it as being overpriced. My intention is to avoid that at all costs.

I believe that we should heavily market ??? Blah blah blah! This will set the right expectations and should attract those buyers who are willing to pay for this property. In addition, we will ensure your property shows well by preparing it properly for sale and arrange for professional photography. When we are ready to hit the market, I think it will stand out amongst the competition; which is exactly how to attract the buyer who will pay the highest possible selling price for your property. If you have not done so already, please review my comprehensive Traditional Media & Internet Based Marketing Campaign which we should discuss in detail. See you ???!

5. Prep Listing Agreement Package...Send Client Email: Subject: Proposed Listing Agreement

Client(s),

Please review the attached Property Listing Agreement carefully and let me know if I made any errors and/or omissions? In an effort to make this as simple as possible, please print and sign the attached documents...the following steps may help:

Page 1: please check off 4 A, B and C

Page 2: please sign as seller

Page 3: please check off (a) (ii) and (b) (ii)...and sign as seller

Page 4: please check off "seller's agent"...sign as seller, print name and date

Page 5: for your review only!

You also hereby acknowledge receipt of: Lead Paint Notification

Please review the following estimated closing costs: Estimated Closing Cost

***When you are ready, please scan the combined printed documents in the order above and return them to me via email. I will sign them as well and return a copy to you which will become our binding agreement. Thank you again for the opportunity to earn your business!

If you have not done so already, please review my comprehensive Traditional Media & Internet Based Marketing Campaigns!

WHEN received Listing Agreement from Seller....sign, scan and return to seller!

6. Add to Index Page & Facebook: "Coming This Week"...If unsuccessful; Delete Contact Record, Gmail Label, Task List & MLS Automatic Emails!

***STOP---When Listing Agreement is Fully Signed...Add Balance of Seller Task List Here and MOD as Necessary!

7. Collect keys, alarm and if applicable concierge contact info

8. Send Client Email...Subject: Property Questionnaire for ???...MOD AS NECESSARY & Post in body of Email: Property Questionnaire

9. Order Rider from Staples...PDF Example:

Beautiful Custom Two Bed/Two Bath Garden Duplex

Oversized Cherry Gourmet EIK, AC & Brick Garden

Send Staples Email...Subject: For Sale Sign Rider

I would like to order one sign...please see attached pdf format! I would like to pick this up Thursday @ ?/?/? by ?pm?. Please confirm receipt?

10. Reserve BVI+BH

Schedule BVI for Tuesday or Wednesday?...Send BVI Email and bcc Client...Subject: Address?:

Matt,

I would like to schedule +-?# lumatix photography, an interactive floor plan, a 360 virtual tour as well as a video for YouTube, for this coming Wednesday ?/?/? anytime 1pm or after? The approximate square footage is ???.

Schedule BH Ad...Send BH Emait...Subject: 1/4 Color South End Ad:

Hello,

I would like to reserve a 1/4 color ad for the Neighborhood? for Saturday ?/?/?. Draft to be submitted Wednesday ?/?/?. Please confirm?

11. Schedule Repairs?...RobO?...Stage...Plants...Clean Unit & Windows...List of Suggestions?...Katherine OH-$100?

12. Mail hand written Thank You...if applicable mail referral hand written thank you note?

13. Create Boston Homes...Deadline Wed Noon...See Sample Pub...Send BH Email...Bcc client...Subject: 1/4 Color Ad for the ??? Section for Saturday ?/?/?

I would like to submit the attached 1/4 color ad...see attached pdf! New pictures from Boston Virtual Imaging coming ??? by ?pm. Please confirm receipt?

THEN Wait for Proof?---BVI?--Send PICS ASAP!!!...Final Proof Thursday Noon!

14. Received BVI Photography?----Email 2 PICS to BH....Send Client Email: Subject: Sneak Preview Slide Show!

Client(s),

Here is the slide show for your property: PLACE 500 SLIDE SHOW HERE ...have fun! In the meantime, I will continue preparing all of the marketing materials. Once I have this complete and am totally satisfied (most likely late Saturday), I will send you an electronic copy of your property's personalized Marketing Campaign Blitz outlining every detail from start to finish! Remember, Open House this Sunday ?-?...more info coming very soon...................

15. Setup RH.com New Featured Property...THEN Send BL Email...Subject: PRIORITY PLEASE - New Listing!

Sebastian,

Please add PLACE 200 SLIDE SHOW HERE http://www.richhaen.com/index.php ??? listing form the top!

Please add PLACE 500 SLIDE SHOW HERE to http://www.richhaen.com/???.php

I will be sending the brochure for you to add the pics either tonight or tomorrow morning!

WHEN Received request BL to add Photos to Brochure...Add Address 1st...Send BL Email...Subject: New Brochure

Sebastian,

I would like this by the end of the day tomorrow Friday...please let me know if this will be a problem? Please see the attached pics and place them in the following order:

1. front cover...1st four attached pics however you see fit!

2. rear page...bathroom pics on either side with garden/deck pic in the center

3. interior page...facade pic should be the large one...for all other pics do what looks best to you!

4. include floor plan...see last attachment!

WHEN Received...Prepare RichHaen.com New Featured Property...Link to http://www.richhaen.com/index.php...View on Droid & Desktop!

THEN Send Client Email...Subject: Sneak Preview of Your Property Listing!

Client(s),

Please review your property listing on my website carefully as this will be the content that I will use throughout the entire marketing campaign! Again, please remember that this is still a work in progress and has not been posted live yet. If I have made any errors or omissions, or if you have any concerns, comment or suggestions please let me know as soon as possible? Btw, I am still hard at work preparing the entire marketing package...

Please click here to review: http://www.richhaen.com/???.php...remember the Open House is this Sunday ?/?/? 1:00-2:30pm!

***Please alert your neighbors in the condominium association that your property is on the market...you can send them this link if you like: http://www.richhaen.com/Sample????.php. Feel free to let them know I will be hosting an open house this Sunday ?/?/? from 1-2:30pm, that I will have someone at the front door letting people in and that I will be the only broker with keys and will always check to make sure the front doors are locked tight! Include my contact information below, and let them know they can contact me with any questions or concerns they may have!

16. Send Client Base Bcc Email...Bcc Client: Subject: Sneak Preview of My Newest Listing

I thought I would reach out to all of my clients to give you or your friend's the first viewing of my newest new property listing! As always, if you or anyone you refer to me purchases this property directly (without another broker to compensate), I will pay the buyer's first mortgage payment....read more on my website:

Please click here to review: http://www.richhaen.com/???.php ...please feel free to forward this to anyone you think may be interested!

Fyi: 1st Showings at the Open House this Sunday ?/?/? 1:00-2:30pm

17. THURSDAY END OF DAY-Launch Property On MLS:

MLS: Directions: Located ??? off ???...Prime Address! - Showing Instructions: Please EMAIL with 24 hour notice Weekdays 10-6/Sat & Sun 12-3pm...Disclosure: Taxes are with OR without the residential exemption! - Description MOD But Keep 500 Ct: 1st Showings at the Open House! MOD MLS Description But Keep Count of Text: Unique and very rare fifth floor two bedroom home in the historic Saint Cloud with three 9X8' windows offering sweeping views of the city skyline, perfectly situated on Tremont Street at Clarendon! Further enhanced with hardwoods, high ceilings, fireplace, gourmet kitchen with new Bosch stainless appliances and granite. Complete with a/c, secure entrance, elevator, add'l storage, plus a common roof deck in this premiere Luxury Residence...much more info on my website! - Exclusions? - Add PICS + Post Floor Plan...THEN Launch! - Schedule OH 1-2:30 - Located on ??? Street at the corner of ??? near/ adjacent to the ???!...SAVE MLS pdf...THEN Send Email to BVI: Subject: Priority Please: MLS# ??? - Please submit the Virtual Tour, Slide Show, Interactive Floor Plan to MLSpin ASAP! Also, please submit Virtual Tour with links to Slide Show, Interactive & Static Floor Plan to Realtor.com as well! Please Post video on YouTube...here is the text:

Copy Boston.com Text!

THEN Send Client Email directly from MLS:

Your property is officially on the market and I have already received inquiries...creating pent up demand for the Open House!

Btw, I will be sending you a link to the Marketing Campaign Blitz by the end of the day Saturday!

WHEN THE TIME IS RIGHT:

THINK?--At End of Day...Email Client...Subject: Strategy #1!

Client(s),

I have launched all of the marketing which will cycle though hundreds of websites over the next 24 hours. My 1st strategy to build demand is to shut my phone off right now until tomorrow noon! Why would I do this?...because we will get lots of calls/emails/text and I want to collect contact info...instead of letting buyers and brokers pick my brains! It's also the best measure of how much "real" interest there is out there! Trust me this works...now let the games begin!

Btw I used to be a good person, now I am an excellent Broker LOL...sad but true!

MODIFY?--NEXT Day @ Noon...Same Conversation...Email Client:

Well it worked...we got ? emails ? texts and ? calls mainly from brokers but also a few direct buyers...all begging to get in early! Clearly this strategy worked to create a lot a demand, so we should have a great turn out at the Open House. However, please keep in mind that the proof in the pudding will be the hours and days after the open house...when the most eager, willing and able buyers tell us what they think of the price? From here on in it is nerves of steel.

***Marketing Campaign Blitz coming soon...my hope is that you will be very happy!

Boston: 1st Showings at the Open House Sunday ?/?/? ? - ?pm! Ask Me How To Receive A Cash Bonus Equivalent to 1st Month's Mortgage: www.RichHaen.com - Full RH.com Description (remove: &. +-, " etc"...much more information on my website: www.RichHaen.com - Follow This Property At Rich Haen Realty On Facebook, Twitter and YouTube! - ADD VT

Realtor: Enhance: 1st Showings at the Open House! RH.com Full Description...much more information on my website: www.RichHaen.com - Headline: Tag Line and " Cash Bonus Equivalent to Your 1st Mortgage Payment" - Special Message: Ask Me How To Receive A Cash Bonus Equivalent to ±1st Month's Mortgage: www.RichHaen.com......Follow This Property At "Rich Haen Realty" On Facebook, Twitter & YouTube! - Schedule OH 1-2:30 - Located on ??? Street at the corner of ??? near/ adjacent to the ???! BVI-PRIORITY PLEASE: Please submit the Virtual Tour, Slide Show, Interactive & Static Floor Plan!

Post on FaceBook & Check LinkedIn, Twitter & YouTube: Just Listed ??? in the ?Neighborhood: www.RichHaen.com/SampleProperty.php! Ask Me How To Receive A Cash Bonus Equivalent to 1st Month's Mortgage: www.RichHaen.com - 1st Showings at the Open House Sunday 1/8/12 1:00-2:30!

***Trulia and Zillow...verify that my listings are being pushed through?...if not delete this task from Sample Seller Task List entirely and from S VCSP+Blitz!

Trulia: 1st Showings at the Open House! Ask Me How To Receive A Cash Bonus Equivalent to 1st Month's Mortgage: www.RichHaen.com - Full RH.com Description (remove: &. +-, " etc"...much more information on my website: www.RichHaen.com - Follow This Property At Rich Haen Realty On Facebook, Twitter and YouTube! - ADD VT - Schedule OH 1-2:30

Zillow: 1st Showings at the Open House! Ask Me How To Receive A Cash Bonus Equivalent to 1st Month's Mortgage: www.RichHaen.com - Full RH.com Description (remove: &. +-, " etc"...much more information on my website: www.RichHaen.com - Follow This Property At Rich Haen Realty On Facebook, Twitter and YouTube! - ADD VT - Schedule OH 1-2:30

18 WHEN Received Brochure from BL...Complete Brochure once Client Proofed RichHaen.com Property Listing?...See Sample Pub...Send Staples Email...Subject: Brochure

I would like to order 50/100ct? of the attached Brochure in color on 110lb card stock. These are double sided and need to be properly folded:

1. the page with the address in the large circle is the front page

2. the page with the floor plan is the inside top page

Please have ready for for pick up for ?/?/? at ?pm...please confirm receipt of this order and let me know if this will be a problem?

19. Create Marketing Campaign Blitz...Modify 2nd Paragraph...THEN T&I Mkrgt-Link the Following: Brochue, Boston Homes, For Sale Signs, RichHaen.com/SamplePropertyListing, MLSpin pdf Listing, Realtor.com & Boston.com

THEN Send Seller Email...Subject: Everything You Should Know About Our Marketing Campaign for ???

Client(s),

I realize that this is a lot of information...but I hope it is worthy of your time! Please let me know if I have made any errors or omissions?

Please click here to review: Place Marketing Campaign Blitz Here!

And not to worry, I will continue sending email reminders with links to my website in an effort to walk you through each step. I want you to know everything about your Marketing Campaign!

20. Send Client 2 Emails directly from MLS:

1) Subject: "The Real Competition" for ???

Client(s),

This is a list of what I refer to as "The Real Competition" consisting of All Available Properties in your price range. I believe we have prepared and presented your property very well...now let's listen to what the market thinks of the price!

2. Subject: "The Facts" for ???

Client(s),

This is a list of what I refer to as "The Facts" consisting of All Sold Properties in your price range in the past 6 months. Let's keep an eye on these properties to ensure your property remains competitively priced and ultimately sells for the highest possible price...rather than helping sell the competition!

21. Schedule: Retrieve Rider by Thursday 5pm...Hang For Sale Sign...Schedule: MLS-?Address-PICS

22. 9:00AM w/ 5 Minute Alarm--Text Sellers: Lots of inquiries so the open house should be very good...I'll be there just a few minutes before ???pm! I will call you when leaving and give you the feedback...

23. Schedule: Retrieve Brochures by Sat @ ?pm?...Prepare Brochure Holder--OH Sign & Ck BankNote, Offer Docs and Tool Kit...Post Client's It Take a few brochures to work...you never know?!

24. Schedule: Monday: ?Address-Remove "1st Showings"...Add "Just Listed!"-MLS, Realtor & Boston...10 Days Later: ?Address-Remove "Just Listed!"-MLS, Realtor & Boston...?/?/? 21 Days Later--Remove "Just Listed!": MLS, Realtor & Boston

____________________________

Launch Property Listing ASAP!!!

___________________________

Update:

http://www.richhaen.com/SampleFeaturedPage.php

http://www.richhaen.com/SampleMarketingCampaignBlitz.php

http://www.richhaen.com/SellerOn-lineTransaction.php

***STOP---When OM Add Balance of Seller Task List Here and MOD as Necessary!

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THINK? 7 or 14 Days later...Depending Upon Activity?

Prepare Marketing Campaign Status Update...Send Client Email...Subject: Everything You Should Know About "The Competition" for ???

Client(s),

I realize that this is a lot of information...but I hope it is worthy of your time!

Please click here to review: Place Marketing Campaign Status Update Here!

***Again, I will continue sending email reminders with links to my website in an effort to walk you through each step. I want you to know everything about The Competition!

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THINK and Discuss with Seller? If not Sold in 30 days ?/?/? discuss price reduction?…If agreed schedule another Open House?....Add: "Excellent Value!": MLS, Realtor, Boston, FaceBook, Twitter and YouTube

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Schedule 2nd Open House?...AofSit Seller and/or Tenants!

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THINK?: If not willing to reduce in 30/60 Days? MLS Showing Instructions: Sorry...No Sunday Showings!
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***STOP---When UA Add Balance of Seller Task List Here and MOD as Necessary!

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1. Sign Offer To Purchase Documents...Collect Escrow Funds....RH Sign Docs...Send Client Email: Subject: Please review your Offer to Purchase Real Estate documents for ???

Client(s),

I think we have done well...now let's close this deal!

Please review the attached Offer To Purchase Real Estate documents carefully! Let me know if I made any errors and/or omissions? In an effort to make this as simple as possible, please print and sign the attached documents...the following steps may help:

Page 1: please sign as seller

Page 2: please sign as seller

Page 3. please initial either (a) (i) or (ii) and (b) (i) or (ii)...whichever is applicable...sign as seller

Page 4-? are for your review only!

When you are ready, please combine the printed documents in the order above. In an effort to retain a legible copy, please scan (faxing will ultimately create an illegible copy!) and then email back to me. Once I receive the signed offer I will forward it to the buyer's agent requesting they get the ball rolling by scheduling the home inspection asap!

***Not to worry, throughout this process I will continue sending email reminders with links to my website in an effort to walk you through each step!

THEN Post MLS: Under Agreement OR Active Status: Listing Alert Flag: Waiting for P&S to be Signed...Modify Showing Instructions: Showings Available Wednesdays ONLY 1-4pm!...THEN Post: Under Agreement in 1? Day!...RichHaen.com, FaceBook!

2. WHEN Received Fully Signed Offer To Purchase Docs....Send Client Email... Subject: The Next Steps!

Attach Fully Signed Offer Docs!

Client(s),

Please see your fully signed Offer To Purchase documents. Congratulations...now let's close this deal! In the meantime, the following information should help outline the next steps...please feel free to call me to discuss any of these issues in detail. Throughout this process I will use my website extensively, sending you friendly email reminders with links to my website in an effort to walk you through each step...this way we will have everything in writing. I realize this is a lot of information, however please take the time to review the following recommendations so that you are well informed:

Step #1: Would you kindly request the following up to date condominium documents directly from your trustee and/or management company. To be sure these documents are complete, accurate and up to date, please be certain to secure only those documents that have been recorded at the Suffolk County Registry of Deeds. In an effort to avoid any possible errors and/or omissions, I strongly recommend that you request all of these documents directly from your trustee and/or management company:

Condominium Master Deed & Declaration of Trust

Condominium Rules & Regulations

Condominium Website (if available)

Condominium Handbook (if available)

Condominium Operating Budget

Condominium Income Statement

Condominium Meeting Minutes (if available)

Any Additional Condominium Financials Available

Any Condominium Assessment Documentation

Any Condominium Renovation Proposal

Any Outstanding Legal Issues

Condominium Move-in Guide and/or Handbook

Step #2: Please review my website in regards to the Home Inspection and the process! The buyer has committed to to completing this by ???. Once I know the buyer's choice of home inspector as well as the date and time for the actual inspection, I will let you know so you can arrange access to all systems, the basement and the roof for that day. Btw, I respectfully suggest that all major home inspection issues be negotiated by your legal counsel, and not the real estate agents...this policy keeps this process strictly business!

Step #3: Please review my website in regards to the Purchase & Sales (P&S) and the process! My personal recommendation for you is ??? because he/she knows the market well, is an excellent attorney and negotiator, plus has great follow-up practices. Please contact your choice of attorney to discuss their services and cost. In the meantime, the seller's attorney will prepare the first draft of the P&S and deliver it to the buyer's attorney. When you have made this decision, please send an introductory email to your formal choice of legal counsel and myself...this will allow me to get the ball rolling with all parties in an effort to move this transaction along smoothly.

Step #4: Once I receive your formal choice of legal counsel, the above requested condominium documents, the buyer's formal choice of legal counsel and lender, I will prepare an On-line Transaction file containing all of the Offer To Purchase Real Estate documents. I will then contact both attorneys and the buyer's lender...the on-line transaction will afford all parties access to the required documents. I will also supply the buyer's lender with the necessary documentation in order to schedule the appraisal and submit the condominium questionnaire if required. Btw, although I believe the attorneys should negotiate the P&S, please feel free to call on me throughout this process with any questions and/or concerns. I am always ready to help with problem solving ideas and strategies!

Step #5: For an accurate picture of what to expect at the closing, please feel free to review the Closing Information & Moving Tips on my website! Rest assured that I will stay on top of these details until we close and will continue to send email reminders with links to my website in an effort to walk you through each step. My intention is to stay on top of all the details so that you can go about your busy life!

3. Schedule Home Inspection with Buyer's Agent...Send Email to Buyer's Agent: Subject: Home Inspection, Legal Counsel, Lender & Condominium Documents for ???

ATTACH SELLER'S SIGNED LEAD!

Buyer's Agent,

Please see the attached fully signed Offer to Purchase documents...now let's close this!

I am in the process of collecting the condominium documents and financials. In the meantime, please let me know when your client would like to schedule the home inspection and I will arrange access to all the systems i.e. heating and/or air conditioning system, utility meter, electrical panel, water main, roof, storage, elevator, etc. Also, when your client has chosen their legal counsel and lender, please send me their contact information, and I will do the same...then we can can put the attorneys in touch and get that ball rolling! ***Before I reach out to them, please verify if the buyer will be working with the lender noted in the offer?

Also, please have your client review and sign the attached Property Transfer Notification Certificate, and then return to me asap please!

WHEN Lead Received Load On-lineTransaction!

Send Client Email: Subject: Home Inspection for ???

Client(s),

The buyers have scheduled the home inspection for ?/?/? at ?:?? which will probably take +-2 hours. Please contact the management company as soon as possible and confirm if they require accompanying me...and then confirm with me if they will be meeting me? If not, please outline how I can access the systems either in your unit or in the basement i.e. heating and/or air conditioning system, utility meter, electrical panel, water main, roof, storage, elevator, etc., and anything else you think I should be aware of?

My policy for the home inspection is to not be available to answer any questions...the less I am involved the less chance of being liable for errors answering any questions from the buyer or their inspector. Instead, if they have any issues they can address it in their response to us later in writing....we will go through their questions together and respond accordingly! I will meet the the buyer and home inspector and show them the aforementioned systems, basement and roof. I then give the buyer and their inspector access to the unit, make sure they are familiar with the systems contained inside the unit if applicable. I then go downstairs and wait outside until they are done. I have maintained this policy recommended by the Greater Boston Real Estate Legal Counsel in an effort to protect you and me! Btw, in case of damage while in the unit, I carry an additional $1M property casualty insurance policy...always trying to do my best to represent and protect my clients!

If we are also still waiting for the financial docs, please remind your trustee and/or management company that would appreciate these as soon as possible? Lastly, I am still waiting for confirmation of the buyer's attorney? Once I have gathered all of this information and documents, I will set up the on-line transaction on my website and get the ball rolling with the attorneys to draft the P&S!

4. Negotiate Home Inspection Issues?...Legal Counsel to Negotiate Large Issues?...Send Client Email...Subject: Home Inspection Issues & Condominium Questions

Client(s),

I respectfully suggest that all home inspection issues and condominium questions be negotiated by your legal counsel, and not the real estate agents...this policy keeps this process strictly business! This is not about me not wanting to handle these steps. Rather, I am always trying to pass along proven tactics and strategies that are in your best interest. Buyers respond quite differently to the attorneys than the way they do their own broker. Trust me, this usually proves to be very beneficial in an effort to get the answers we want!

5. When I have ALL above Info...CONFIRM OFFICIAL CHOICE OF LENDER...All Docs & Misc Contact Info...Add to Favorites: Legal and Buyer's Agent...Prepare On-line Transaction...THEN Send Email to Both Legal Counsels & Buyer's Agent...bcc Seller...Subject: On-line Transaction Details for ??? - Seller-??? / Buyer-???:

Hello everyone,

I am the listing agent for the above referenced property. I am also representing the buyer as a dual agent...disclosure is included! You now have access to all the details in regards to this transaction including the contact information, signed offer to purchase documents, mortgage pre-approval, all available condominium documents and financials...as well as the next steps to proceed! Please note that all collected funds will be held in a non-interest bearing escrow account with Bank of America. If you have any questions or need my assistance with anything, please feel free to contact me via email or call my cell at 617 283-5044. Please feel free to forward this to your client and their lender!

PLEASE NOTE: If any dates or contingencies need to be extended, I respectfully request that you seek these extensions in writing via email and/or facsimile! If agreeable to all parties, please add language to the P&S that facsimile signatures will be acceptable...this will save both the seller and the buyer the aggravation of running around signing and delivering originals at the last minute:

Please click here to review: Place Sample Seller's On-line Transaction Here

The seller's attorney is: ??? at ??? or see email address above
The buyer's attorney is: ??? at ??? or see email address above

The buyer's agent is: ??? at ??? or see email address above.

The buyer's lender is: ??? at ??? or see email address above

(???, Please have the appraiser email Rich@RichHaen.com...also please email any required condominium questionnaire...the contact info for you to secure the condominium master insurance certificate is posted on my website!)

THEN Send Email to Seller's Legal Counsel and cc Client...Subject: Compensation Agreement

Legal Counsel,

The compensation I have agreed to pay the buyer's agent ??? is 2.5% of the selling price totaling $???.??. This should be spelled out in the P&S so that the buyer and their buyer's agent are both comfortable!

The compensation for RichHaen.com Realty is 2.5% of the selling price totaling $???.??.

OR...If Cash Incentive:

The compensation for RichHaen.com is $???.?? which is 2.5% of the selling price less a $???.?? cash incentive which I offered the seller for the purchase of ???. The seller and I have already agreed to this in our listing agreement.

PLEASE NOTE: This cash incentive should not be noted in the P&S...instead please note the compensation to RichHaen.com Realty in the P&S simply as "per separate agreement"...I do not want my competition to know my business at this time! I realize that my compensation will ultimately be listed on the HUD closing statement. However, in my experience very few agents actually see the HUD...and if they do, that will be fine with me. Thank you!

***Btw, might I suggest that if agreeable to all parties, please add language to the P&S that facsimile signatures will be acceptable...this will save both the seller and the buyer the aggravation of running around signing and delivering originals at the last minute!

6. Retrieve & Prepare BofA Escrow Deposit...Send Buyer Agent Email...Subject: Escrow Deposit for ???

Agent,

May I suggest your client wire the funds directly into my escrow account...this will make the delivery much easier for all concerned:

Name: Bank of America

Branch: 557 Tremont Street, Boston MA 02118

Account: RichHaen.com Realty

Address: PO Box 180108, Boston MA 02118

Account #: 004610404115

Routing #: 026009593

If not, let me know when you have the check and I will have it retrieved along with the P&S by Marathon Messenger!

7. Retrieve Signed P&S from Buyer's Agent...Marathon Messenger P&S directly to Client...Marathon P&S Back to Buyer Agent...Marathon Escrow funds to 711

THEN Update On-line Transaction w/ P&S...THEN Send Email to Both Legal Counsels & Buyer's Agent...bcc Seller...Subject: On-line Transaction Details for ??? - Seller-??? / Buyer-???:

Hello everyone,

The On-line Transaction for this property has been updated to include the signed P&S. The funds have been wired and received directly into the listing agent's escrow account. The next step is to secure the mortgage commitment which is due ?/?/? and is already in progress. I have included the lender in this email and am requesting they schedule the appraisal with the seller's agent as soon as possible, and forward and condo questionnaire if required to the listing agent. Once the mortgage commitment has been secured, I will order the Condominium Association 6D and the Boston Fire Dept. Inspection certificate. The lender should secure the Condominium Master Insurance Policy. Please free to forward this to your client!

Please click here to review: Place Seller On-line Transaction Here

BTW, FROM HERE ON THE LENDER IS IN THE DRIVER'S SEAT!

THEN Depo Escrow and Update Budget!

***STOP---When P&S is Fully Signed...Add Balance of Seller Task List Here and MOD as Necessary!

THEN Post MLS: (If not already) Under Agreement...Add to Text: Under Agreement in 1? Day!...THEN Post Under Agreement: RichHaen.com and FaceBook!...IF DEAL DIES: Post MLS: Available...Remove Text: Under Agreement in 1? Day!...Modify Showing Instructions: Please EMAIL with 24 hour notice Weekdays 10-6/Sat & Sun 12-3pm...Remove Under Agreement in 1? Day!: RichHaen.com, Realtor.com and FaceBook

8. ?/?/? Mortgage Commitment Expires...Send Lender Email...cc Buyer's Agent and Both Legal Counsel...bcc Seller...Subject: Schedule Appraisal and Request Condo Questionnaire for ???

Lender,

I am the listing agent for ???, the property your client ??? is purchasing. I would like to schedule the appraisal with you asap...please feel free to forward this email to the appraiser so that they can contact me directly! I would also like to secure any condo questionnaire you may need completed...please advise?

Please secure the Master Insurance certificate for the closing directly from. You can find the contact information on my On-line Transaction file...please remember to send me a copy of the insurance certificate for my records!

THEN Schedule the appraisal with Client and/or Tenant!

9. Hang Sale Pending Rider!

10. ?/?/? Mortgage Commitment Secured?...Boston.com-Expire...IF DEAL DIES: Post MLS: Available...Remove Text: Under Agreement in 1? Day!...Modify Showing Instructions: Please EMAIL with 24 hour notice Weekdays 10-6/Sat & Sun 12-3pm...Remove Under Agreement in 1? Day!: RichHaen.com, Realtor.com, Boston.com, FaceBook, LinkedIn and YouTube!

Send Client Email...r...Subject: Mortgage Commitment Secured

Client(s),

The buyer has secured their mortgage commitment...btw, from here on the lender is in the drivers seat! For an accurate picture of what to expect at the closing, please feel free to review the Closing Information & Moving Tips on my website!

11. Order Gill Murray closing gift ASAP?......Schedule Staples pdf of Just PIC?

12. Order Closing Docs:

Schedule Fire Dept Cert

Insurance Cert (if there is No Lender)

Order Final Water Reading (if single/multi family)

Schedule any agreed upon Repairs-See P&S

Zoning Change Occupancy Permit (if new construction)

Condominium 6D

Send Email to Client...Subject: Next Steps to Secure the Required Closing Documents for ???

If Trustee:

Client(s).

The Condominium 6D Certificate is a notarized document verifying that all condominium association fees, dues and/or an assessments for your unit are paid through the month of the closing. The Condominium Association Master Insurance Certificate names your buyer and their lender as additionally insured. The City of Boston Fire Dept. Inspection Certificate verifies that the smoke and carbon monoxide detectors in your unit are in good working order. All three of these certificates are required in order to record this transaction at the registry of deeds. If you are selling a townhouse, single or multi-family, I will secure the City of Boston Water & Sewer Commission Final Water Reading. Please review my website for more information and for an accurate picture of what to expect at the closing: Sellers Closing Information ...if you are also purchasing a new home, you might also want to review the buyer's closing info as well. It is vial we have all of these certificates a week prior to the closing as the buyer's lender will want to review these certificates well in advance of the closing!

THE NEXT STEPS:

1.) Once you have paid all fees due on your unit including the condominium fee for the entire month of ??? ?/?, I will ask your legal counsel to prepare a 6D Certificate to submit to your trustee? Time is of the essence as your trustee is required to sign this 6D in front of a licenced notary! The buyer will reimburse you at closing for the remaining balance of the monthly condominium fee on a prorated basis. In an effort to make this process easy for your trustee, please be sure to let me know when it is ready and I will be more than happy to dispatch my courier to their home or downtown office to retrieve the original 6D certificate to be sent directly to your legal counsel? I have already ordered the Condominium Association's Master Insurance Certificate.

2.) You also need to obtain an inspection certificate from the City of Boston Fire Department. Be certain to check ALL smoke detectors and carbon monoxide detectors well in advance to ensure they are in good working and comply with the City of Boston Fire Dept. Guidelines: http://www.cityofboston.gov/fire/inspections/sdi.asp. Basically you will need: 1.) a smoke detector within 10’ of each bedroom, 2.) if the smoke detectors are over 10 years old they need to be replaced with photo electric ones...ask your management company and/or trustee, 3.) a carbon monoxide detector 10’ outside of each bedroom or one inside each bedroom, 4.) you can purchase carbon monoxide detectors that will plug into the electric outlets. 5.) If you need to replace and/or add "hard wired" smoke and/or carbon monoxide detectors, state law requires you hire a licenced electrician...if so, please feel free to call my licenced electrician Ed Sheehan @ 617 617 429-9473 or Bob Mahoney @ 617-719-7532 well in advance. The city offers appointments Monday, Thursday and Fridays from either 8:30am-11:00am and 12:30pm-3:00pm with a 7 day notice...keep in mind that they do not commit to an exact time! The fee is $50.00 and they only accept money orders payable to The City of Boston on the day of the inspection. The City of Boston Fire Dept. charges $100.00 for any and all missed appointments that require rescheduling! You can schedule an appointment right on their website: http://www.cityofboston.gov/fire/sdi_form.asp#inspection ...or you can call them at 617-343-3627. If you have further questions about the smoke and/or carbon monoxide detector process, please contact your management company and/or trustee and the City of Boston Fire Dept. at 617-343-3627, as this process varies with each type of building!

3.) In an effort to make this process as easy for you as possible, let me know when you have the City of Boston Fire Dept. Inspection Certificate. I will be more than happy to dispatch my courier to your home or downtown office to retrieve the original 6D Certificate to be sent directly to your legal counsel? I will deliver the Condominium 6D Certificate, Master Insurance Policy Certificate, City of Boston Water & Sewer Commission Final Water Reading along with the City of Boston Fire Dept. Inspection Certificate directly to your legal counsel prior to the closing.

THEN Request Seller's Legal Counsel to Prepare the 6D...Send Client's Legal Counsel Email and cc Client...Subject: Condominium 6D Certificate for ???

Attorney,

Would you kindly prepare a 6D certificate to submit to our client to submit to the trustee of their condominium association?

OR...If Management Co:

Send Email to Client...Subject: Next Steps to Secure the Required Closing Documents for ???

The Condominium 6D Certificate is a notarized document verifying that all condominium association fees, dues and/or an assessments for your unit are paid through the month of the closing. The Condominium Association Master Insurance certificate names your buyer and their lender as additionally insured. The City of Boston Fire Dept. Inspection certificate verifies that the smoke and carbon monoxide detectors in your unit are in good working order. All three of these certificates are required in order to record this transaction at the registry of deeds. If you are selling a townhouse, single or multi-family, I will secure the City of Boston Water & Sewer Commission Final Water Reading. Please review my website for more information and for an accurate picture of what to expect at the closing: Sellers Closing Information ...if you are also purchasing a new home, you might also want to review the buyer's closing info as well. It is vial we have all of these certificates a week prior to the closing as the buyer's lender will want to review these certificates well in advance of the closing!

THE NEXT STEPS:

1.) Once you have paid all fees due on your unit including the condominium fee for the entire month of ??? ?/?, please request your management company to prepare a notarized 6D Certificate. Time is of the essence as most management company's are notoriously slow with this process and usually charge a fee in advance. The buyer will reimburse you at closing for the remaining balance of the monthly condominium fee on a prorated basis. Please be sure to let me know when it is ready and I will be more than happy to dispatch my courier to retrieve the original 6D Certificate from your management company to be sent directly to your legal counsel? I have already ordered the Condominium Association's Master Insurance Certificate.

THEN Send Email to Buyer's Lender...cc Buyer...Subject Master Insurance Certificate

Lender,

When available, would you kindly forward a copy of the Condominium Master Insurance Policy Certificate? Thank you!

13. When Received ALL Closing Docs...Prepare Seller Agency Invoice...THEN Update On-line Transaction: Condominium 6D Certificate, Boston Fire Dept. Certificate, Condominium Master Insurance Policy Certificate, City of Boston Water & Sewer Commission Final Water Reading & Seller Agency Compensation Invoice

THEN Send Email to Both Legal Counsels & Buyer's Agent...bcc Seller...Subject: On-line Transaction Details for ??? - Seller-??? / Buyer-???:

Hello everyone,

The On-line Transaction for this property has been updated to include the following closing documents; Condominium 6D Certificate, Boston Fire Dept. Inspection Certificate, Condominium Master Insurance Policy Certificate, City of Boston Water & Sewer Commission Final Water Reading & the Seller Agency Compensation Invoice. The originals will be delivered to the seller's attorney along with the balance of the escrow funds and the buyer agent's compensation prior to the closing. Please feel free to forward this to your client and their lender!

Please click here to review: Place Seller On-line Transaction Here

14. Schedule Closing & Final Walk-thru...Send Email to Seller's Legal Counsel and cc Client...Subject: Have you scheduled the actual closing time and location for ???

Legal Counsel,

Please let me know when you have scheduled the actual closing date, time and place? I will then schedule the final walk-through with the buyer's agent!

THEN Send Email to Buyer's Agent and Legal Counsel...Subject: Closing Time, Location and Final Walk-thru for ???

Agent and Buyer's Legal Counsel,

I have been informed by the seller's legal counsel that the closing is scheduled for ?/?/? at ???am/pm. May I suggest that we schedule the final walk-thru an hour or so before the closing at ???am/pm, or the night before at say ???pm? Please confirm a time with your client and let me know asap so that I may schedule this with the seller. Btw, I will have all the keys at that time...and your check will be delivered to the seller's attorney!

THEN When Closing & Walk-thru are Confirmed?...Send Email To Client...cc Legal Counsel...Subject: Final Walk-thru & HUD for ???

Client(s),

Just confirming that we will be meeting the buyer and their agent for the final walk-thru ?/?/? at ???am/pm?...please leave all of your keys on the kitchen counter. I am confident that we are on schedule for a very smooth closing!

FYI: I suggest that you request your HUD Statement (commonly know as your closing statement) from your legal counsel for your review. However, the lender many times does not have this prepared until the very last minute. This statement will document the actual closing funds you will be receiving and all expenses. If you are having the funds wired directly into your bank account, please make sure your legal counsel has your bank's routing information well in advance. Also, if you are not going to attend the closing, please be certain you have also prepared the notarized Power of Attorney (POA).

***Would you kindly authorize your legal counsel to forward a copy of the HUD Closing Statement when available?

WHEN Receive the HUD Update: On-line Transaction

15. Schedule & Perform Walk-thru....Remove For Sale Rider & Retrieve Brochure Holder!

16. Request Release of BofA Escrow...Deduct Reimbursements?...Write Checks from Escrow Acct...Schedule Delivery of Closing Package To Seller's Attorney

17. Closed?...Submit Closing Info to MLS...Transfer Compensation

18. Mail hand written Thank You...Deliver Closing Gift & Cash Bonus to Seller?...If Applicable Mail referral hand written Thank You

19. Remove from RichHaen.com...Update FaceBook: Just Closed Address? in the Neighborhood?! The Seller successfully Listed & Sold their property for +-3.5%....See how to do the same enlisting my services as your Exclusive Broker: http://www.richhaen.com/sellers .php

20. Add On-line Transaction to Closed Sellers

21. Request Testimonial or Update from client and add to website: Subject: Congratulations and Thank you!

Client(s),

Long time no hear lol! Congratulations on the purchase of ??? and the sale of ??? and welcome to the ???Neighborhood! Thank you very much for your business and your trust...it was a true pleasure. The attachment is the pdf for your stationary if you would like to order more. Btw, if you are considering any renovations now or in the future, please feel free to review my list of Trusted Vendors.

A Money Saving Tip: Currently your property is being assessed as an "investment property". (Or... as a single/multi family...soon the city will reassess this property as individual condominiums. Then after...) After for one calendar year (?/?/?-?/?/?) as an "owner occupant" and as your "primary address", you will be eligible to apply for the City of Boston's Residential Tax Exemption! This savings is currently valued at +-$1500.00 per year off the top of your tax bill retroactive for that year. Please review this information on the City of Boston's website: https://www.cityofboston.gov/assessing/Exemptions/resexempt.asp. I recommend that you put this on your schedule for 8/1/13...it is very simple to prepare and will save you +-$125.00 per month!

My hope is that I have proven worthy of requesting the referral of your friends, relatives, neighbors and business associates. I will take great care of them should they call on me in the future! In the meantime, I was hoping you might consider writing a testimonial...OR updating your testimonial...for my website. If you are interested please review what others have written: Client Testimonials. If you are not so inclined I would understand!

Lastly, I will cancel the daily emails from MLSpin if you want, or I can let it be...just let me know? For future reference, you will have access to all of your closing documents right on my website...these are all pdfs so they can not be searched: online transaction???

22. Delete Gmail Label and Task List...Remove from Favorites: Favorites: Client, Legal and Buyer's Agent...Post GilM...Update Contact Record w/ New Address...Add GilM pdf to http://www.richhaen.com/art_studio.php

23. Schedule 30 Day Follow Up Call!

24. Donation to Children's Hospital in Client's Name!