Step 1: Buyer's Representation

When you have found a client who would like to purchase real estate property, you may ask them to sign:

BUYER REPRESENTATION AGREEMENT-EXCLUSIVE C.A.R. form BRE

This form is optional and is not required by our policy, but please note that the buyer may use another agent or make an offer by themselves even on a property you have shown them. You may not be able to receive a commission without this agreement.

Step 2: Purchase Contract/Offer

1. Review the MLS report and follow the Listing Agent's instructions on submitting an offer. 

2. When the Buyer finds a property and would like to make an offer, you have to fill out and obtain signature(s) for the following: 
RPA-PURCHASE AGREEMENT (Example Residential Purchase Agreement) 
BIA-A - BUYERS INSPECTION ADDENDUM AD -DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIPS
Send the RPA-Purchase Agreement (offer) to the Listing Agent. Attach forms BIA-A, AD, a pre-qualification letter if financing, a copy of the bank account summary with the down payment funds (or full purchase price if cash) and a copy of the earnest money deposit check. 

Optional forms:
REO-REO ADVISORY
WPA -WOOD PEST INSPECTION AND ALLOCATION OF COST
SSA-SHORT SALE ADDENDUM AND ADM-ADDENDUM stating section 6 of the SSA is removed
Here is some additional information on Short Sale Addendum Section 6:
When representing a short sale buyer, draw up an additional addendum to the purchase contract that removes Section 6 from the short sale addendum. When representing the seller, generally they ask to sign the short sale addendum without removing this section. That's because this section lets the seller continue to show the home and send other offers to the bank. 

3. The seller can reject or accept your offer or send a counter offer. During the negotiation period you may use: 
CO-COUNTER OFFER
ADM-ADDENDUM

Step 3: Open Escrow/Title

1. When all parties agree with the purchase terms and you have a fully executed contract, you can open an escrow. In many transactions the selling agent opens the escrow, however, in some cases it is chosen by the listing agent. 

2. The escrow/title officer must provide you information about the file (officer name, escrow/title file number, contact information, etc.) and also give you a receipt for the earnest money deposit. 

3. Once escrow/title is open, log into your profile at iprore.com and create a new transaction. Please also note that according to the BRE your files must be created within 48 hours of opening escrow. 

4. You may begin uploading completed transaction documentation and forms to your transaction file.
See Step 6 for detailed instructions on how to upload a transaction

Step 4: Inspection/Disclosure Period

1. Depending on the transaction type and your client(s) needs, you may be required to order different types of inspections (termite, home inspection, septic system, roof, plumbing, etc.), as well as fill out (if needed) the following: 
RR - REQUEST FOR REPAIR
The Seller may reject or accept the request, agree to make some of the repairs, or offer monetary reimbursement for the repairs. 
WPA-WOOD DESTROYING PEST INSPECTION AND ALLOCATION OF COST
It is often better and easier to get this approved with your original offer BEFORE the seller knows what the costs will be. 

2. The Listing Agent must provide additional disclosure forms and reports to the buyer within 7 days:
TDS - REAL ESTATE TRANSFER DISCLOSURE STATEMENT
AS – SELLER'S AFFIDAVIT OF NONFOREIGN STATUS
NHD - NATURAL HAZARD DISCLOSURE STATEMENT
SBSA - STATEWIDE BUYER AND SELLER ADVISORY
FLD - LEAD-BASED PAINT DISCLOSURE (for houses built before 1978)
SSD - SUPPLEMENTAL STATUTORY AND CONTRACTUAL DISCLOSURES
WHSD - WATER HEATER AND SMOKE DETECTOR STATEMENT OF COMPLIANCE
AVID - AGENT VISUAL INSPECTION DISCLOSURE
AD - DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIPS
LOCAL AREA REAL ESTATE TRANSFER DISCLOSURE STATEMENT
COMBINED HAZARDS BOOK
MOLD DISCLOSURE
REPORT/INFORMATION PACKAGE FROM HOA (CC&Rs) (if any)
ADDITIONAL DISCLOSURES STATEMENT (if any)
Local disclosures may vary according to city and county. Please ask your escrow company or visit the local Association of Realtors to research the local disclosure requirements. 

3. Prepare and send the following to the seller and escrow officer: 
3.1. Preapproval letter from the lender (Within 7 days)
3.2. Proof of funds for down payment (Within 7 days)
3.3. CR - CONTINGENCY REMOVAL (Within 17 days or as otherwise agreed)
**IMPORTANT: Remember, once the contingencies are removed, your buyers are basically putting their deposit at risk. If the transaction is canceled by the buyers, AFTER the contingencies have been removed, it may be very difficult to get a refund of the earnest money deposit. Please make your buyer aware of this. 

4. Escrow/title will send the preliminary title report to both agents and the lender. This must be received within seven days of an accepted offer. 

5. For residential property, each agent (listing and selling) must their complete own
AVID - AGENT VISUAL INSPECTION DISCLOSURE 

6. If the property is in a Common Interest Development you have to provide the HOA report CC&Rs for the buyer. Usually the escrow officer orders this report (ask them about it), but if not, you can use:
HOA-HOMEOWNER ASSOCATION INFORMATION REQUEST 

7. You must prepare all the required documents on the transaction checklist and obtain the parties' signatures. 

8. You must ensure that the buyer(s) receive all necessary reports and documents, obtaining all appropriate signatures. If any of the required forms are not received by the time agreed upon in the contract, you may send the seller a: NSP- NOTICE TO SELLER TO PERFORM


If the seller fails to perform an action by the date disclosed in the NSP, you may choose to cancel escrow using: CC - CANCELLATION OF CONTRACT, RELEASE OF DEPOSIT AND JOINT ESCROW INSTRUCTIONS 

9. We have observed that the majority of escrows close late because of financing issues. Because of this it is critical that you stay in touch with your buyer's loan officer and make sure they are aware of the contingency removal date and closing date. It is also beneficial to be familiar with how the loan process is going, in order to be ready to help and support the buyer(s) if they need it. 

10. Stay in communication with the escrow/title officer, making sure that they have all the fully executed transaction forms and documents. Also, make sure their dates for contingency removal and closing of escrow are the same as yours. Ask the escrow/title officer to provide a preliminary or estimated closing statement (HUD) for the buyer. 

11. If, for any reason, the transaction process has been cancelled you may use:
CC - CANCELLATION OF CONTRACT, RELEASE OF DEPOSIT AND JOINT ESCROW INSTRUCTIONS 

You must upload the fully executed cancellation form to the transaction file and select the buttom "Request For Cancel" at the bottom of the transaction form within 48 hours. 

Once you request a transaction for cancellation the Broker will check the file and change the status to "Cancelled" if the file is accepted or we may ask you for additional documentation.

Step 5: Closing Process

1. It is very important to know that the only approved signature on any commission distribution instructions is the Broker's signature. Please instruct your escrow officer to prepare the instructions and send them to our office at broker@iprore.com. The Broker will sign this form, fax it back to the escrow/title company and upload a copy to your transaction file. There is a penalty for signing the commission instructions yourself in place of the Broker. Please review the penalty section in the Independant Contractor Agreement for more information regarding these penalties. 

2. Assist your buyer(s) with the final inspection and fill out:
VP - VERIFICATION OF PROPERTY CONDITION
Generally the VP is completed 3 to 5 days before the close of escrow. 

3. Escrow will provide the buyer(s) with an estimated closing statement for which the buyer(s) must transfer the required down payment to the escrow company. Make sure the buyers are aware that they will usually need to be WIRING their funds (no money orders, cashier checks or personal checks) to escrow a couple days BEFORE escrow is supposed to close. 

4. Know where and when the buyer(s) are going to sign the loan documents. It is recommended that you assist the buyer(s) with signing. This will ensure that you will be available for assistance if a "last minute problem" arises.
Please help the buyer(s) obtain the keys, garage or gate opener, postal box key, etc., from the seller. Provide phone numbers for the utility companies. Moving to a new house can be challenging for a buyer. Provide as much support to your client as possible. We have observed that this step is very important in receiving referrals. 

5. It is a good idea to give the new owner a closing gift. We believe that the best gifts are household, long-term usable item with your name and contact information on them.

TRANSACTION MANAGEMENT SYSTEM

Sign in to our transaction management system at http://tms.iprore.com. Please upload fully executed documents as they're received. Tutorials and checklists are in the Transaction Management System to help get you familiar and guide you during the process of your transactions.