Big dreams?
Big demands?
That is exactly why we are here.

OPERATION
​OFFER

OPERATION OFFER $250

(If Buyer Representation Agreement is already executed or you are a non-agent then see Offer Preparation Only package.  Offer services outlined below only.  Does not include our Contract to Close package of transaction coordination once accepted offer is executed.  Additional $250 for after hours and weekends, subject to our availability.)
Services include:
  • Prepare Purchase and Sale Agreement
  • Prepare Buyer Representation Agreement and Agency/Brokerage Disclosures
  • Send agreements and available property disclosures for electronic signatures after your review and approval
  • Email buyer signed offer and available disclosures or provided earnest money check copy, and loan approval to the listing agent
  • Assist with preparation of necessary counter offers (as available)

For order completion, please provide the following information (or we will default to terms in parentheses below when completing and then send to you to review and approve):

Buyer Representation Agreement information needed:
-Buyer name(s) and email address
-Term commencement date (or default to today’s date)
-Term expiration date (or default to the end of the sixth month from commencement)
-Property type/area (or default to residential and all of Idaho)
-Agency selection (or default to limited dual agency)
-Compensation (or default to 3% for listed and unlisted properties)
-Any other fees, terms, or conditions
-Would you like the listing/TC fees deducted from your commission at closing or passed along to be Buyer paid?

Purchase and Sale Agreement information needed:
-ID# (if you have a specific format you prefer, or default to the MLS number)
-Buyer name(s) and email address
-Address of property or MLS number
-Purchase price
-Is offer contingent on a home sale? (if yes and you want noted also in other terms and conditions, please provide address and current status)
-Earnest money amount and type, holder, due and deposited (or default to 1% of the purchase price, personal check, closing company, 3 days and upon receipt and acceptance)
-We will default to your broker as the responsible broker
-All cash offer? (if yes, please provide days for proof of funds or default 5 business days)
-Cash proceeds from another sale? (let us know if applicable)
-Financing type (FHA, VA, conventional, IHFA, etc.)
-Financing terms (or default 5% interest and 30 years at fixed rate)
-Loan amount (or default 80% of purchase price)
-Loan approval letter (if you provide the lender information we will request) or proof of funds (if available and you want it provided to the listing agent with the offer)
-Has the buyer applied for a loan?
-Days for approval provision or seller to cancel based on non-provision of loan approval/proof of funds (or default 10 business days to provide written approval, 3 days for seller to cancel if not provided)
-Business days before closing for removal of all contingencies or contingencies to be excluded from the deadline (or default 5 days prior to closing)
-Any other terms and conditions
-Included/excluded items if any (or default to as per listing)
-Time and party title commitment to be provided by? (or default 6 days and seller with 2 business days for objections and 2 business days to remove defect)
-Escrow officer/title/closing company (or as preferred by seller if outlined in agent remarks of the MLS)
-Buyer to conduct inspection and timeframes? (or default yes, 5 business days from acceptance, 2 business days for seller to make available, 3 business days for seller response, 3 business days following for final agreement)
-Secondary inspections? (if on well and septic, default yes with 10 business days)
-Lead based paint testing completion date (or default waive the right to test if target housing)
-Property Condition Disclosure Form received (will mark as applicable if available to provide)
-Homeowner’s Association Fees (if applicable, default to not reviewed, enter amounts as outlined in listing, buyer to pay set up/transfer fee and seller to pay statement of account fee)
-Who is paying for fees in grid section? (or default to buyer pays for appraisal, appraisal re-inspection, lender document/processing, tax service, flood certification/tracking, title insurance extended coverage lender’s policy, and seller to pay title insurance standard coverage owner’s policy, and closing escrow fee shared equally, with all other boxes marked N/A unless well and septic or water rights are applicable and we will mark as instructed)
-Seller paid closing costs, percentage or dollar amount and lender required repairs amount (or default N/A)
-Does buyer intend to occupy the property as primary residence?
-Walkthroughs after repair completion and prior to closing (default 3 business days)
-Representation confirmation (or default acting as an agent, or limited dual without assigned agent if listing agent is at the same brokerage)
-Closing date
-Possession and pro-ration dates (or default upon closing)
-Acceptance deadline for seller
-Any addendums or exhibits to be included
-Does buyer have an active real estate license or are they related to you?
-Specific dates, amounts, deadlines, etc. (if not using default timeframes)
-Copy of Earnest Money (if already obtained)
-Documents will be sent to you for review and approval
  
If you have not placed an order with us before, please:
Complete and submit our Profile and Preferences Form
We will send you an Assume Identity authorization that the MLS requires to allow us to access your Instanet