Seller FAQs

Are There Any Upfront Expenses for Putting My Home on the Market?

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.

What are My Closing Costs?

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.

Are Open Houses Effective?

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.

Should I be Home When My House is Shown?

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.

How Much Notice Will I Have that Somebody is Coming to View My Home?

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.

Should I hire a home inspector before I list my home?

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.

Once My House Sells, How Long do I Have to Move?

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.

Do I Have to Hire an Attorney to Handle the Sale of My Home?

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.

What information must I disclose on the Property Condition Disclosure Statement?

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.

Why should I list my home with a real estate agent instead of selling it myself?

This may be the biggest financial decision of your life, you don’t want to mess it up. As Realtors, we know what forms and disclosures are required and when and where they must me distributed. We have loads of experience and the resources to establish the right price, whether buying or selling, which is probably the most important factor in a real estate transaction.
We will help you during negotiations by buffering the emotions that often come during a real estate transaction. When the market heats up, don’t you want a savvy and professional negotiator on your side?
We have connections with everyone who can possibly help in the process of buying or selling a home. Mortgage brokers, real estate attorneys, home inspectors, home stagers, interior designers, surveyors,  well and septic specialists, and many more real estate service providers.
Buyers often try to take advantage of unrepresented sellers and may give you a false sense of their abilities to buy. The serious and qualified buyers are more likely to use a Realtor.
Not every real estate agent is a Realtor, who is a licensed real estate salesperson who belongs to the National Association of Realtors®, the largest trade group in the country. What difference does it make? Realtors are held to a higher ethical standard than licensed agents and must adhere to a Code of Ethics.

Most importantly, we invest a lot of time, money and resources for our clients and customers. Not only finding the right real estate property for you or marketing your property, but we are constantly researching home values, staying in top of legislation that affects real estate markets, learning the latest in technologies, and anticipating and answering all your questions and concerns about this major life decision and we have the record to prove it.

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