Seller Resources

Hamilton Village Real Estate, LLC only gets paid when we find a buyer for your home and our fee is collected at the time of the closing.

Common expenses to take into consideration are: broker fees, attorney fees, preparation of a survey, updating an abstract of title, state tax stamps, and recording fees. Our agents can assist you with a detailed breakdown of your expenses.

While you may not receive an offer directly as a result of your open house, your house receives added marketing exposure, a draw of attention with extra signs, and ultimately added buyer prospects.

Buyers usually feel more comfortable having a REALTOR® give them a tour of the property. If you are not able to leave during a showing, it is best to give the buyer as much privacy as possible so they can discuss any likes, dislikes and concerns openly with their agent. If there are features of your home that you want to be sure are noted or explained to prospective buyers, give a list to your agent to share with potential buyers.

We are generally able to give homeowners 24 hour notice for showing appointments. However, there may be times when a buyer requests an appointment with shorter notice. If you are able to accommodate, that’s great, but if not, we understand. If you know there are times that would be inconvenient for you, please let your agent know and we will schedule around those times.

Most buyers will make a purchase offer contingent upon a home inspection. Why not have an home inspector evaluate your house before putting it on the market? It may prevent surprises that could cause issues later in the transaction, such as faulty electric wiring, rotting window or door sills, leaks in roof or around the chimney flashing, or the presence of hazardous materials.

From the time you have an accepted offer, closing takes anywhere from 30 – 90 days depending on the buyer’s financing, as well as other factors that may be negotiated into the contract. The house and outbuildings should be broom clean and free of debris. If you are selling and buying a house at the same time, you will want to discuss this with your agent, attorney and lender ahead of time so that proper arrangements can be made.

While it is not mandatory, we recommend that you hire an attorney before you sign any legal documents. Additionally you will want to make sure the attorney you select is experienced in real estate transactions to ensure the paperwork is processed properly. Your attorney will review the contract on your behalf, prepare necessary paperwork, advocate for you when necessary, and attend the closing to guide you through the signing of all the closing documents.

As the seller of residential real property in NYS, you are required by law to complete and sign a Property Condition Disclosure Statement as prescribed by Real Property Law §462(2) and cause it, or a copy thereof, to be delivered to a buyer or buyer’s agent prior to the signing by the buyer of a binding contract of sale. A copy of the Property Condition Disclosure Statement containing the signatures of both the buyer and the seller must be attached to the real estate purchase contract. If you acquire knowledge which renders materially inaccurate a Property Condition Disclosure Statement previously provided, you must deliver a revised Property Condition Disclosure Statement to the buyer as soon as practicable. In no event, however, will you be required to provide a revised Property Condition Disclosure Statement after the transfer of title from you to the buyer or after the buyer has commenced occupancy of the property. If you fail to deliver a Property Condition Disclosure Statement to the buyer prior to the buyer signing a binding contract of sale, the buyer will be entitled to a credit in the amount of $500.00 against the purchase price of the property upon the transfer of title. The federal lead paint disclosures apply to the sales of residential property, including mobile homes, constructed before 1978 and require sellers to disclose known lead hazards by providing an informational booklet and a disclosure form attached to the purchase contract. Depending on location, other disclosure may be required.