This is an example of the email I send out to co-operating agents on your offer night. It sets the bar on expectations and removes all of the headaches and games that people will try, it sets the serious buyers apart from the not-so-serious

Hi colleagues, good morning,

Thank you for taking the time to show your client(s) 435 March Cres, Oakville.  This email will only be of interest to you if you will be stepping forward with an offer. Please see our feature sheet with all details gathered including floorplan and specific ages of items. 

Offer Registration: If your clients are coming in with an offer, PLEASE register by broker bay (preferred) or with my office at: 905-828-6550 and have your offer emailed to me NO LATER than 4:00PM this evening in order for your offer to be presented. Please provide a minumum 10:30pm Irrevocable. 

 

Process Tonight: ALL offers will be done Electronically as per Sellers request. No offers will be presented in person. Today is Monday, March 22, 2021. Make sure your paperwork is correct and reflects this date, and no initials or signatures are missing.

 

OFFERS Are To Be Emailed To: m[email protected]  |  text to say you have sent 416-575-1028

In order to maintain the most transparent and efficient process, I have included a summary of how today's offer presentation will run along with a few key pieces of information. Respecting the effort and consideration both you and your Buyers have put into our listing, our objective is to be fair and equal to all.  The Seller(s) will review the offer(s) & make a decision based on the following:

 

1. Price - **Please Present Your Best Offer The FIRST Time** as there may NOT be a 2nd chance for your Clients to improve their offer.

While it is entirely up to you and your clients to determine a fair price, and fair conditions, I will be recommending to the Sellers that they take the best offer (as defined by them).   We will try to stay away from 2nd or 3rd rounds, so I strongly advise that you come with your client's ABSOLUTE BEST offer, with NO EXPECTATION of a 2nd round.    

***If 2 or more are the same then we may ask THESE ONES if they would like to improve. If we do ask if some would like to improve, it will be ONLY those top contenders.

2. Deposit - If possible, kindly attach a photo of a deposit "herewith".  5% or more is preferred

3. Completion Date - Seller is preferring a June 14th closing. if your clients are flexible with closing dates you can also choose to give the seller some flexibility by using this clause: 

Notwithstanding the completion date set out in this Offer, the Seller may ____________ the completion date of the transaction by not more than _____ days, by giving written notice of the amended completion date to the Buyer or the Buyer’s Solicitor at least _____ days in advance of the earlier of the completion date set out herein and the amended completion date.

4. Chattels Included/excluded: As outlined in listing extras and schedule C

5. Rentals/ Buyouts: HWT

5. Anything you would like us to know about your buyer: Have they sold? Have they been preapproved? Will they require mortgage financing?

6. Survey - Seller does  have a survey attached to listing. Please do not include survey clause 

7. Offer Attachments: Please attach a copy of the following forms to your offer. 

Mandatory 

Form 801 (attached to listing)

Schedule B (attached to listing )

Schedule C (attached to listing inclusions/Exclusions mentioned here)

Confirmation of Cooperation 

 

Good idea 

- If not getting a deposit today: a financing pre-approval letter + Screenshot of the deposit money in the clients bank, as they will need to wire it once accepted (wire instructions attached) Wire Transfer to RLP Realty Plus Trust Account.pdf

As of right now we have no registered offers, we're expecting more than a few. I will send out notifications if/when we receive any. Please don't hesitate to email or call if you have any questions I could help answer. 

Updated # of bids will be available via email. If you have no interest make sure you unsubscribe to further updates about this property. If you are not coming forward with an offer, but have feedback you would like to share, please email or call. 

Please note: We are NOT representing our own offer. If there were any offers from our office, or of our own, the procedure we follow is to have that offer sealed at the time of signing, and presented first.

It is to your benefit to provide as much detailed information about your buyers prior to the presentation as possible. Jobs/ preapproval amount+ letter/ ect

commission - If you’re considering a commission reduction to assist your buyer, please note that the Seller and I respectfully request that you deal separately with your buyer and your brokerage in this regard and ask that you do not include any commission reduction on the Confirmation of Co-Operation and Representation. It is recommended that if you yourself are an agent and will be discounting your commission, or you have an agreement with your buyer to reduce your commission that this be done through your office as a rebate. 
 

Some other queries during the term of the listing: 
1. Tarion warranty. The owner can submit on the purchasers behalf the 30 day deficiency list to Tarion. The owner will not indemnify or represent the purchaser in any way, but rather just act as a liaison during the closing period. The owner can also provide the seller with the login for the purchaser to ensure compliance and completeness 
2. On the listing it states owner & tenant occupied. This is in error and not factual. No need to be concerned of any tenancies. 
3. Central vac - is just a rough in 
4. Are we expecting as much as the recent sale at #84? We don't control the market, and we respect the process, a number of factors are considered when looking at the merits of each offer but we do find that 99.9% of the time, the highest bidder will win. As mentioned 1 round is our goal the only thing that would create a second round would be two offers that are too close to differentiate for the seller. Then only those offers would be given the chance/ opportunity for improvement. 

Thank-you for your efforts. We wish you all the best of luck! We will send an update out with the selling price as soon as possible.