Helpfull Tips
Show Days
By far, the vast majority of residential properties are sold as a result of "SUNDAY SHOW DAYS"
Despite being slightly inconvenient, this mode of marketing holds many advantages for all concerned.
Sundays allow for the whole family to view the complete spectrum of properties on sale in a relaxed environment and be able to make a final buying decision.
Your property is exposed to a host of purchases on each show day which avoids the hassle of the same buyers calling at your home individually at inconvenient hours during the week.
Show house display adverts often catch the eye of home owners who have no rel intention of relocating and this frequently results in an "on the spot" decision to buy.
Show house boards, presentations and brochures attract a wide variety of buyers from all areas to your property.
The concentration of so many properties for sale on such a single day affords prospective purchases the ideal opportunity to draw comparisions and if your home is correctly priced, you can expect a quick and uncomplicated offer.
Sunday show houses create an atmosphere of excitement and competition, frequently we have two or more buyers vying for the same property and this sometimes results in an "auction situation" and often achieving a higher price than asked by the seller.
On show day we cast our nets far and wide by mens of pointer boards, banners and bunting and we "pick up" many buyers who might have missed the display adverts in the press.
To crown it all, we circulate buyer's needs to all our agents in the field and offices which further exposes your property to purchases who may be house hunting in other areas.
The market place is flooded with "over-priced" properties which will make your home look like a "bargain" by comparison and could quite possibly result in a price higher than anticipated.
Buyers feel free to invite friends, family and advisers for a second look at properties of interest to them without the embarrassment of an owner being present and possibly eavesdropping on their comments and deliberations.
Moving Day
MOVING DAY
CHECKLIST
To make
your life a little easier on
that difficult
day!
Occupation
Make timeous
arrangements with the parties concerned for handing over the
keys. It is important for both parties to communicate and discuss any problem areas
well in advance.
Telephones
No arrangements made
privately are binding on the telephone department and we
therefore advise you to make arrangements with the authorities
for the service you require.
Water and Electricity
Once the
suspensive conditions (if any) of the agreement have been
fulfilled, each party must timeously attend to the
following:
Vacating Party - arrange to have the meters read
and shut off on moving day.
New Occupier - pay the required deposits and
arrange for the supply to be made available on occupation day.
NB... you are required to take your ID Book and a copy of the
offer in order to facilitate the transaction.
Emergency Services
Obtain phone numbers
of emergency services such as police, fire department,
doctors, hospitals, etc.
Insurance
Insure your possessions in
transit. Check insurance coverage on your existing
property and take out insurance on your new dwelling.
Removal Companies
Timeously make your
bookings. Choose a reputable removal
company.
After the Offer has been Accepted
We, your agents:
- Obtain the deposit from the purchaser – (if applicable)
- Obtain copies of ID documents, marriage certificates,
ANC contracts, divorce documents etc., from the buyer and
hand them to the transferring attorney and financial
institution.
- Complete the bond application, if application, and hand
it to the financial institution.
- Send copies of the agreement to the seller, the
purchaser and the transferring attorney together with a
covering letter.
- Arrange for a bank valuation of the property, and
constantly monitor the bond application until it is granted
in writing.
- Advise the seller, purchaser and transferring attorney
of the bond grant.
- Follow-up with the transferring attorney until the date
of registration.
- Should you wish to know the progress of your sale during
the course of transfer, please call your agent.
STEPS IN THE CONVEYANCING PROCESS
(This process is undertaken by the Conveyancing
Attorney)
- Instructions are received from the Agency.
(Including names, copy of the Offer to Purchase, Identity
Numbers and Marital status of Seller and Buyer).
- The Sellers existing bondholder is contacted requesting
the Title Deed and Bond Cancellation figures.
- Written confirmation of the Purchases bond grant is
obtained from the Financial Institution.
- Rates and taxes or levies are paid in advance by the
Seller so that a Clearance Certificate can be lodged at the
Deeds Office.
- Cancellation figures and the Title Deeds are received
from the Attorneys acting for the Seller’s
bondholders. These figures are based on the actual
amounts plus interest to transfer date.
- Transfer documents and draft deeds are drawn-up.
- Draft deeds and guarantee requirements are sent to the
new bondholders Attorneys, for the drawing up of the
guarantees.
- The Purchaser’s new bond attorneys are advised of the
guarantees requirements.
- The Seller and Purchaser sign the transfer documents.
- The transfer costs are paid by the Purchaser prior to
lodgement and registration.
- The transfer duty is paid to the Receiver of Revenue – a
transfer duty receipt is obtained.
- The guarantees are received and forwarded to the
Seller’s existing bondholder’s Attorney’s – with request
that the bondholder sign the consent to cancellation.
- The Transferring Attorneys, Bond Attorneys and bond
cancellation attorneys arrange to simultaneously lodge
documents in the Deeds Office.
- Registration takes place – usually 8 – 14 days after
lodgement.
- The Agent, Seller and Purchaser are advised when the
property is registered.
- The existing bond is cancelled and repaid, the
commission is paid and the Seller receives the balance.
General
It is recommended that you nominate an attorney
specialising in conveyancing. Please discuss the
conveyancing process with your agent, who will be able to
assist you.
Delays during the transfer may occur. We suggest that
in order to speed up the process, please respond as soon as
possible to any requests from the
attorney.
Why An Exclusive Mandate
A moral commitment between your self and the
agent
An Exclusive Mandate binds the agent
contractually and placed a strong moral responsibility on
their shoulders
Avoid paying double commission
It
prevents the danger of double commission where the same buyer is introduced to your property by more
than one agent.
Monitoring and control of the agent's marketing
plan
Together we will plan our marketing strategy
- and put it in writing! We will start working from day
one and we will not let up until your property is sold.
You will receive regular feedback
Open
Mandate agents will not give true feedback about price in case
the price is adjusted and the opposition has a buyer at that
price.
Advertising
A far more generous
advertising budget is allocated to Sole Mandates as the
company is assured that this money shall not be wasted.
Your property becomes top priority
A
good agent can only handle so many properties efficiently -
Sole Mandates always receive top priority.
More agents does not mean more
buyers
No agent has a Sole Mandate on a
buyer. There is only one pool of buyers and they roam
from agent to agent.
Time to secure the highest price
The
agent will not pressurise you into accepting an offer simply
because she is afraid that the opposition may try and pip her
at the post. The agent can negotiate with her buyers
and, in fact, create competition between buyers to ensure that
you realise the highest price possible. Experience has proven
that higher prices are obtained from
Exclusive Mandates.
Control
A single price is quoted,
viewing times are set, one reason for selling is given, and
advertising is consistent. All control is lost when
dealing with more than one agent.
Security and privacy
Valuable goods
need to be looked after in your home. Selling a home is
also a very personal matter, the reasons for which do not have
to be discussed with all and sundry.
Your property will not be used as a
springboard
It is common practice for agents to
first show prospective buyers overpriced, non-mandated
properties to make their properly priced mandated properties
look more attractive. Buyers then purchase by
comparison.
No Mandate - No Motivation
The agent
needs to allocate all her time and energy into the selling of
a property. Would she do this if it could be for
nothing?
We are sure you will agree that the above points provide
you with enough arguments in favour of the fact that there is
only one way to sell your property and that is with an
"Exclusive Mandate" from Tracey-Lynne Estates.
For further information please contact us at info@tracey-lynne.co.za
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