1. Don't send me an offer with a pre approval letter and say.. "I have very strong buyers." When you don't really know. Why? Because I'm the type of listing agent who verifies your pre approval letter before executing your offer. Maybe you were speaking to your buyers physical prowess because you sure as sugar didn't do any research prior to putting those buyers in your car. Did you know your buyers tax returns haven't been submitted? I found that out in one phone call. You should be spanked.
2. Don't add foolish language to special provisions in your offer. Typing things like.... "seller to make sure home is clean and picked up prior to closing" is really unnecessary. The 1-4 residential contract that's promulgated by TREC (Texas Real Estate Commission) speaks to condition already. It essentially says that the home must be in the same condition as it was when the offer was executed. You GET a final walk-thru! Use it. "CLEAN" is subjective, open for interpretation and the wrong verbiage to use to make such a request.
3. If you hand write your offers be prepared to work twice as hard. Everything that's hand written should be initialed. How else could you prove that I, the sellers or Santa Clause didn't write something AFTER everything was initialed and signed. Hmm? I can't here you?
4. In Texas you have 2 days to deliver the option fee check. That's TWO days; not 5. If you mail the check it's quite possible that I won't get it until the 3rd or 4th day. If you're wise you'll ask for page 8 to be returned to you, signed and noted that the listing agent RECEIVED the option fee check. Don't think this is important? Just wait until you cross a listing agent who holds your buyers feet to the fire. You'll never allow the mistake to happen a second time. Remember, if the LA doesn't "receive" your option fee check then your buyer never had an option to begin with!
5. And what about the phantom & mysterious offer? This is where the buyers agent shows the property, submits an offer then disappears for 3-4 days. Then, a week later they call..... "did you get my offer?" Before you SHOW a property it's ALWAYS best to call the LA prior to doing so. What if I already have an offer but simply haven't executed it yet? You just wasted your buyers time! Not to mention yours. You'll look like a fool in front of your clients! Don't submit an offer then call me 180 hours later to talk about it. It's YOUR job to represent your buyers BEST interest. Snap!
More to come..
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