Real Estate Champions mission is to teach and inspire people to use their God given talents to achieve excellence in life.
Real Estate Champions 132 Crowell Way, Suite 200, Bend, OR 97702 Phone: (541) 383-8833 * 1-877-732-4676 * Fax (541) 383-8832 www.RealEstateChampions.com * Info@RealEstateChampions.com
Table of Contents
The 3 Cs Of A Buyer ................................................................................... The Stepladder Of Need .............................................................................. Champions Sales Success Ladder ............................................................. Scripts For Conversion To An Appointment ................................................. How To Get Appointments Over The Phone ................................................ Desire, Need, Ability And Authority .............................................................. How To End A Follow-Up Call With Power................................................... Handling Objections To Getting The Appointment ....................................... Lead Follow-Up Buyer Script (long).............................................................. Qualifying Buyer Prospects .......................................................................... Preparation For Buyer Prospects - Potential Misconceptions ...................... How to Communicate Your Professional Service And Value ....................... Home Buyers Professional Services Provided to (Handout) ........................ Buyer Counseling Interview (Scripts) ........................................................... Exchange of Commitments .......................................................................... After the Buyer Commits (Questions Forms)................................................ Counseling Buyer Prospects (Interview Form) ............................................. Dealing With Non-Qualified Prospects ......................................................... Weekly/Monthly Inventory Tracking Record (Prospects Form) .................... Accurately Assessing Prospect Conversion Probability (Form).................... Lead Assessment/Capture Evaluation (Worsheet)....................................... Real Estate Champions Buyer Counseling Interview (Forms)...................... Powerful Conversion Scripts Before You Start On The Questions ....................................................... Handling Objections To Getting The Appointment .................................. If The Buyer Wants Representation ........................................................ Explaining The Exclusive Retainer Agreement ....................................... Explaining Agency To A Buyer ............................................................... Handling Objections To Signing A Contract............................................ Preparation For Buyer Prospects Potential Misconceptions ................... Buyer Counseling Interview .................................................................... Exchange Of Commitments .................................................................... Qualified Lead......................................................................................... Unqualified Lead ..................................................................................... Opening Statements ............................................................................... Phone Appointments............................................................................... Lead Follow-Up Call................................................................................ 2 2 4 6 7 8 15 18 19 22 24 28 29 30 32 34 37 38 39 40 41 42 45 46 47 48 49 50 53 55 57 58 58 59 60 61
Desperate Agent Model Talk with them and try to build rapport. Offer to send them stuff. Hope that your stuff is better than the 5 other agents sending them stuff. Pray that you eventually get an appointment.
The stepladder of need 1. We dont have enough: a) Closings because we dont have enough contracts b) Contracts because we dont have enough clients c) Clients because we dont have enough appointments
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d) Appointments because we dont have enough leads e) Leads because we dont do enough prospecting
2. We dont do enough prospecting because: a) b) c) We are not confident in our presentation We do not schedule and prepare for it We dont know what to say
People perceive a true professional to be someone they meet with by appointment only.
Increase value so the prospect has the desire to meet with you.
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Counsel Client
Service Explanation
Face-to-Face Meeting
Uncover Interest
When Sales People Quit 44% 22% 14% 12% 92% 1st time the prospect says no 2nd time the prospect says no 3rd time the prospect says no 4th time the prospect says no of sales people quit after 4 tries or less for acquiring the order from the customer.
Only 8% of the salespeople ask for the order more than 4 times.
60% of all sales are made after the prospect has said no 4 times, before they say yes.
Once you have secured the appointment, then you have been granted permission by the client to ask the questions.
1. In order for me to provide you with the highest level of service and representation, we simply need to meet. Would _____ or _____ be better for you?
2. Having helped _____ number of families in my career and over _____ just in the last year, my clients have found that by meeting they have a greater knowledge of the current marketplace and greater opportunity to live in the right property for them and their family.
3. In order for you to maximize your initial equity position and minimize your up front investment in a new property, we need to meet. Would ____ or _____ be better for you?
4. I have been able to acquire properties for my clients at _____ of the asking price when the market average is _____. This saves my clients, like yourself, thousands of dollars. You end up buying a home for less money with less money out of your pocket. For me to be able to save you thousands like my other clients, we need to spend a few moments together. Would _____ or _____ be better for you?
Key to Success:
We must ask for an appointment 4 times before you move to a lead follow-up relationship.
Recommend
Great, lets schedule our next conversation. You said you needed to discuss the move with your wife. How does next Monday or Tuesday sound for us to speak again?
Okay, Ill mail you out some literature and give you a call in a couple of weeks.
Good, do you have your calendar handy? Which works best for you, a morning or afternoon appointment for next Monday?
I have an opening at 1:00pm or 3:00pm, which would you like? Alright then, please schedule me in your calendar for 1:00pm Monday and I will call you then. Does that work? Ive got you in my book and unless I hear from you otherwise, I will talk with you next Monday, at 1:00pm. If you think of any questions before our appointment please jot them down and we can discuss them on Monday at 1:00pm.
In lead follow-up the prospects: Desire, need, ability, and authority is essential to success
If they are a buyer: Ability: Do they have the down payment necessary? Ability: Do they have the necessary credit score to secure financing? Ability: Can they make the projected monthly payment based on the income to debit ratio? Authority: Are they the ultimate decision maker with regard to this decision or is there someone else involved in the decision? Authority: Is there anyone elses guidance that you will be seeking to make this decision?
Some prospects will do this: 1) They dont say no because its difficult for them to tell you.
2) Some are nice and realize you have invested a lot of time and dont want to hurt your feelings.
3) Some just havent gotten around to reviewing your material. They want to, but it isnt a high priority.
The reason we dont gain clarity is the fear of being pushy. We often feel that the prospect is right there at the decision point and we dont want to be too pushy or aggressive.
Scripts: 1. Mr. Smith, I need your help. We have talked _____ number of times in the last few weeks. I have sent you information on the marketplace and our services. I really have begun to understand your needs for your family, but I need a little more clarity to1 do the best job for you. We can easily accomplish this in a short appointment. Would _______ or _______ be better for you?
2. Mr. Smith, I could use a little assistance from you. We have been working together for ______ weeks. I have invested time because I know I can really help you and your family and I felt a connection with you. I really would like the opportunity to serve you, but I am now sensing something is not quire right. Do you mind me asking what that is?
3. Mr. Smith, I need your assistance. Over the last few weeks you have given me every indication that you wanted to make a change in your home for your family. I would like to know if there is an opportunity to do some business or is the timing not quite right at this point?
The initial lead follow-up call opening statements have to be scripted, word for word.
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We specialize in helping families net a higher amount from their home than the market average.
Begin each call with: The reason for my call is The purpose of this technique will:
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Scripts:
The reason for my call is we met at the open house on Chestnut last week
The reason for my call is you had called us about the property on Chestnut a week ago
The reason for my call is you had called us about our new home listed in Fairway Meadows.
Hello Mr. Smith. Im Dirk Zeller with Real Estate Champions. The reason for my call is we met at an open house on Chestnut last Sunday and there have been some changes in the marketplace. I was wondering if I could take a few minutes of your time to update you on the new developments? Hello Mr. Smith. Im Dirk Zeller with Real Estate Champions. The reason for my call is you contacted us a week ago about the home on Chestnut. We have had considerable amounts of success in helping families like yours achieve the home of their desires with a low financial investment. I was wondering if I could take a few minutes of your time to see if there is a possible fit?
Hello Mr. Smith. Im Dirk Zeller with Real Estate Champions. We specialize in helping homeowners that have failed to sell previously, achieve a sale. The reason for my call is that we have had considerable amounts of success in
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getting homes sold that were previously on the market with another company. I was wondering if I could take a few minutes of your time to see if there is possible fit?
The Worst Opening Statement: Usual style or approach: And, how are you today? Four Reasons not to use And, how are you today? 1. Its not sincere.
2. No imagination.
People are going to make a decision to listen within the first few seconds. They are on autopilot given we are on autopilot. Autopilot for a prospect is not good. Autopilot is a no.
3. It sets you up for a response you dont want. a) Easily get the reflex no b) They could tell you how they really are.
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Recommend
Mr. Smith, this is Dirk Zeller with Real Estate Champions. We spoke about 60 days ago about your interest in the marketplace. You felt that now would be a great time to talk about moving. Your timing couldnt be better, based on the trends in the marketplace. We should get together to discuss your wonderful options in todays marketplace? Would _____ or _____ be better for you?
Mr. Smith, this is Dirk Zeller with Real Estate Champions. We spoke about 60 days ago and you expressed an interest in moving. You asked me to contact you at this time to talk about moving. The market is brisk and we have a couple of new approaches in exposing your home that will reap you even more on the sale of your property. It would be in our mutual interest to meet soon. Would _____ or _____ be better for you?
Ill be happy to follow-up. Do you feel at that time you will be ready to move forward?
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The method you use to end a call can make or break your follow-up.
Do you ever have problems with follow-up calls even after you felt the previous call went okay?
Usual style or approach: Well okay, Im just calling you back to see if you got my brochure and what you think about it?
The guaranteed way to lose: Usual style or approach Okay, Ill mail some literature and give you a call in a couple of weeks.
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You have not set up the next contact well Post call review improves skill and success We dont learn as much preparing the actual activity as we do reviewing and analyzing how we did. You can take a quantum leap in effectiveness by: 1. Assessing your call.
3. Start the preparation for the next follow-up call with this prospect.
Lead follow-up call review: 1. What did I like about the call?
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When we get a stall, our objective is to find out if there is a chance of conducting any type of business in the future.
Sample Script:
Would you ever see yourself using a service like mine? If yes, then ask:
Why?
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You say: You know, if it was all about the number of bedrooms, baths, and price, youd buy the first home you looked at, right? Ive really found that it will save you much time and frustration if we spend a little time together upfront. It really is a shame that you cant come into the office, because Ive found that by showing you how I search on the MLS, it helps you know the marketplace and your options with greater clarity. It gives you knowledge to make the best decision for you. I understand your dilemma, would there be a time either late this week or early next week where we might meet at my office?
They say: There is just no way, with my schedule that I will be able to meet with you!
You say: I understand your busy schedule. To really do the best job for you and your family we really need to meet for a short time. When would be the earliest you could do that? Or I understand your busy schedule since looking at property takes time as well. Will you have enough time to devote to that to insure we select the right home for you and your family? Or I understand your busy schedule. What, again, is your time frame to be moved into your next home?
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2.
3.
So, if you could design the ideal moving situation for your family what would it look like?
4.
Timeframe?
5.
6.
7.
8.
9.
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Type/Style: Why? How Important? Specific Features: Why? How Important? Location/Area Why? How Important? Price Range Expected? Why? How Important? Yard Landscape Condition of property Neighborhood
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16. What are the best days for us to meet and see the property?
18. What can I do to make it easier for you to get the kind of real estate information you are looking for?
19. Tell me the process you typically use to make decisions like this?
20. What price range are you considering? 21. What is the most important service you want from a REALTOR like myself?
23. So if I provide ____________ and ___________ and ___________, we would have a basis for doing business together?
_______________ I really believe we can help you achieve your list of goals. To really do the job for you we need to meet. Would __________________ or __________________ be better for you?
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Qualified buyer prospects meet your requirements to work with you. They are worthy of your investment of your professional resources!
2. Knowledge
3. Energy
4. $$$
5. Emotion
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2. Financial capacity
6. Commitment to work with you exclusively 64% of agent-assisted buyers used exclusive buyer representation 47% used them in 2001
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Write your purchase agreement to correctly and clearly express your intentions and represent your interests.
Submit your purchase agreement in a manner that will represent you in the most favorable position.
If I look long enough Ill find the perfect home. 1. On a scale of one to ten, with 10 being you absolutely cant buy a home if it does have it. Where does ________________ fall in as a needed feature of the home?
2. Is that something you absolutely need in the home or something you are hoping to have in the home?
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Bob and Mary, I have discovered after helping _________ families like yours, there is no perfect home. I have had clients build from the ground out what they thought would be perfect only to discover when they moved in there are quite a few things they would change. Do you see how that would happen? Because of this truth, I am going to have a conversation about the requirements you have for a home in terms of absolute needs and features in the home you would like to have in the home. Doesnt that make sense?
True cost:
Are you willing to lose the right home over $1.13 a day?
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My experience with ________ number of clients is they dont miss the money, but they do miss the house if they dont end up buying it
The buyer must understand the seller can: 1. Insulted and fail to respond.
2. Other agents ego could get involved and convince the seller not to respond.
The key questions to ask when a buyer is expecting a counter or coming in too low on their offer: 1. What will it take to be the sellers best buyer?
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How will you feel if we lose it? Whats your disappointment value?
The most disappointed buyers are the buyers who lose the home they want by not taking action and being competitive when they do. ~ Dirk Zeller
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2. It really matters who represents your interests. a. The home you select. b. The long term appreciation you generate through your home c. Your financial position years down the road d. Help you avoid legal pitfalls. e. How your offer is presented f. The financing that you receive g. The stress you experience through the transaction h. The timeliness of the closing. i. The communication during and after the transaction.
3. Market Knowledge a. How much time they study the marketplace b. Process knowledge
4. Type of financing.
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Financial Options and Qualifications 1. Type of financing 2. Where to obtain the financing. a. No surprises with your mortgage origination. b. If the lender is not your lender you will work harder. c. The threat of on hire third party lenders.
3. What is pre-qualifying vs. pre-approval? 4. Earnest money deposit. 5. Access to earnest money. 6. Selection Assistance. 7. Proper contract preparation. 8. Presenting your favorably to the seller. 9. Professional negotiation as your agent. 10. Selecting the right financing vehicle and source. 11. Closing coordination and communication. 12. Follow-up after the sale.
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Exchange of Commitments
7. Exchange of commitments.
Good presentation: a) Benefits based b) Trial closes c) Enthusiasm, conviction, confidence, and assertiveness
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d) You will use me if another agent finds you what you want.
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k) Making an offer: Critical issues / process 1) Do you want to own it? 2) What will it sell for? - - - (Market Value) 3) What is it worth to you? - - - (Disappointment Value) 4) How much do you want to offer? - - - (Negotiation?) l) Some Listings sell for more than the full listing price m) To avoid being disappointed, be competitive n) Buyers and sellers opinions of value must coincide 4. Decision Making / Selection Process a) We will pre-screen available homes b) I will try to show the best, first c) We will use a process of elimination d) Remember compromise e) You may have to raise your price or lower your expectations f) If you sleep on it, you may not sleep in it g) Pray for wisdom to make a good decision 5. Good Homes Sell Fast a) You want a high-demand home b) Other buyers want high-demand homes c) High-demand homes sell fast d) Dont wait to see e) Dont wait to decide if you want to buy
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6. Establish Networking Relationship a) How I will network b) Will you network with me? c) Do you know of any other potential networkers 7. Ask for Referrals a) Most of my business comes from referrals b) Do you know any possible prospects? Who? c) How can I contact them? d) May I use you as a reference? e) Will you contact them regarding me?
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2. What will it sell for? a) We know the present asking price. b) We dont know the future selling price
3. What is it worth to you? a) What is your disappointment value? b) How will you feel if you lose it?
4. What do you want to offer? a) How much will it take to be the sellers best buyers? b) How much will it take to avoid offending the seller?
The most disappointed potential buyers are the people who lose the home they want by not taking action and not being competitive
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Future Qualified Prospects: 1. Put on hold 2. Give access to available listing information 3. Invite to drive-by 4. Do not show until qualified
Marginally Qualified Prospects: 1. Tell prospect you are not available now 2. You know a good agent who is available 3. Refer them to a less efficient agent
Non-Qualified Prospects: 1. Be candid 2. I cant help you because (situation) 3. If (your situation) changes I would like to help you
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A Qualified Prospects Currently Working A1 A2 A3 Buyers within 30 days with you Buyers probably within 30 days with you Buyers possible within 30 days with you _______________ _______________ _______________
B Qualified Prospects B1-3 Buyers within 30 120 days? B1-3 Buyers within 120 360 days? B1-3 Buyers sometime? _______________ _______________ _______________
WHEN YOU ARE OUT OF INVENTORY, YOU ARE OUT OF FUTURE BUSINESS!
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A Will take action within 30 days 1 Committed to you 2 Probably with you 3 Possible with you
B Will probably take action within 30 120 days 1 Committed to you 2 Probably with you 3 Possibly with you
C Will probably take action within 120 360 days 1 Committed to you 2 Probably with you 3 Possibly with you
D Will possibly take action sometime 1 Committed to you 2 Probably with you 3 Possibly with you
Committed Means you would bet big money on it Probably - Means better than 50% chance of it Possibly Means 1 to 50% chance of it
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Phone:____________________________
Work
________________________________
Home
Cell: ______________________________
E-Mail: _________________________
How do you prefer to be contacted? ________________________________________ Are you currently committed with REALTOR under a Buyer Brokerage Agreement? _____ Have you used the services of a REALTOR before? What did you like best about what your REALTOR did? What didnt you like? _____________________________________ ______________________________________________________________________ ______________________________________________________________________ Have you seen any homes you liked? __________ What prevented you from buying? _______________________________________ ___________________________________________________________________ What specific things do you have to have in your new home? What things do you want? (Be sure to go 3 deep, what is important to you about that?) _____________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ In what area do you want to live? __________________________________________ What style of home do you prefer? _________________________________________ What would be your ideal move in date? _____________________________________
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How many bedrooms do you want? ________________________________________ Any preference on which level? ____________________________________________ Are there any other things that are important to you in your home purchase? ________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ If you couldnt have it all . . .. Recap all needs and prioritize: _____________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ What is the best time for you to look at homes? _______________________________ Does anyone else have to approve of your purchase? __________________________ If I found the right home for you this week, is there anything that would prevent you from buying it? _________ If yes, what would that be? _____________________________ ______________________________________________________________________ On a scale of 1 to 10, with 1 being that you are just curious and 10 being that you need to buy a home today where would you rate yourself? _________________________ What would it take for you to become an 8, 9, or 10? ___________________________ ______________________________________________________________________ May I ask you some financial questions? ____________________________________ Will you be paying cash or financing your purchase? ___________________________ Have you met with a lender yet? _________ If so, who? _______________________ ______________________________________________________________________ Including taxes and insurance, what monthly payment are you comfortable with? ______________________________________________________________________ What approximate price range to you want to look in? __________________________ ______________________________________________________________________ How much in available funds do you have for a home purchase? _________________
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______________________________________________________________________ Where will those funds be coming from? _____________________________________ ______________________________________________________________________ Does this include closing costs? ________________________________________ If not renting, do you need to sell you home in order to buy now? _________________ What is your current mortgage balance? _________________________________ What do you think the estimated sales price will be? ________________________ Where do you work? ___________________ How Long? ________________________ Income? __________________________ Co-Buyer? ____________________ How Long? ____________________ Income? _____________________
What are your monthly financial obligations? Car? Revolving credit? Loans? ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ I find that conflicts arise when expectations differ. With that in mind, lets switch- gears for a minute. What would you be expecting from me as your Real Estate Consultant? ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ What do you feel I have the right to expect from you as my Partner? ______________________________________________________________________ ______________________________________________________________________ Is there anything else that I didnt ask, but should have, that would help me understand your situation better? ____________________________________________________ _____________________________________________________________________ If I give you 100% of my time and effort, will you buy a home from me? _____________
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Scripts
Before You Start In On The Questions
My experience has been that if I spend more time on the front end by clearly understanding your needs, it will take less of your time in a car, I surely dont want to waste your time by showing you homes that you wont like.
My job is to uncover and understand your needs, educate you on the market, what is currently available, what you can get for your money, negotiate in your interests, and help arrange financing if necessary. Your job is to buy the house! Do you have any questions? At this point, pull the interview questions out of the file. Now, may I ask you some questions? Do you mind if I take some notes?
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There is just no way, with my schedule that I will be able to meet with you! I understand your busy schedule. To really do the best job for you and your family we really need to meet for a short time. When would be the earliest you could do that?
I understand your busy schedule since looking at property takes time as well. Will you have enough time to devote to that to insure we select the right home for you and your family?
I understand your busy schedule. What, again, is your time frame to be moved into your next home?
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If it is your listing and you show them the house and they want representation . . . (Bottom line, YOU DO GET PAID for providing real estate services. Dont ever be embarrassed to let people know how you work. It pays to educate the consumer up front. It always saves you time and disappointment later to do it right the first time.) There is no one who is more motivated to get this home sold than I am. I will do whatever it takes to get your contract through. You are welcome to bring someone else in. But at this point, it would just stir the pot. I can assure you that Ill explain everything thoroughly, I will be honest with you and disclose any material facts that I know as well as pull the comparables so that you are completely comfortable with your purchase.
I will be happy to have my broker assign you to an agent in my office to represent your interests under dual agency, what that means is . . . I will represent the seller and the agent assigned to you will represent your interests.
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Im not signing a 90 day contract with you! I understand how you feel, it does seem like a long time, how about a test drive, we will work together for a week, and just see how it goes. At the end of the week, well put an extension on the agreement. Or simply point out that the contract can be terminated by either party in writing.
You seem really great, but Im just uncomfortable signing anything. Cant you still work for me without me signing this? Listen, Ill be happy to contact you if I see something that suits your needs and, you need to understand that Ill contact clients first, and then my customers . . . like yourself. Sometimes, if I get busy, my customers may not hear about the house until its too late. If you want to be the FIRST person to hear about new listings, Ill need you to hire me as your agent.
I like working with many agents. I can understand you feeling that way. The challenge is you will not obtain the best service. Reality is that the best agents expect a commitment or guarantee that you are working exclusively with them. Since we are paid on a contingency fee basis, we need to insure a commitment. I owe it to my family to work that way. Ultimately, we all expect to be compensated for our time. Our agency law requires that you make a decision to accept or reject buyer agency before entering into a contract. You commit to me and Ill commit to you!
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What if I want to buy a For Sale by Owner? In my travels, I generally will know about the FSBOs in the area you are looking in. My experience has been that most of them are willing to pay a fee to a buyers agent to sell their house. And a lot of them also pay to get their home into the MLS. Either way, if you decide to look at a FSBO, Ill contact the seller, accompany you through the house and construct the offer in such a way that it will work for all of us.
If they are more than a 7, go for the close . . . We work a little differently than most other REALTORS, we take a counseling approach. Have you ever worked with a REALTOR like that? What well do is meet at the office and at that time well go over three things. Well talk about your specific wants and needs, well discuss financing, and well go over the necessary disclosures required when you purchase a home in Vail/Beaver Creek. There is no obligation, we can schedule this appointment early evening or weekend if necessary, and itll take about 1 hour depending on how many questions you have. At the very least, youll leave with an education, a nice package of information, and some homes for you to drive by that meet your needs . . . which would be better for you, ____________ or ____________?
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I dont need to be financially pre-qualified To write a purchase agreement correctly, express your intentions and needs clearly on the financial components. What type of loan you need, does the seller need to contribute closing costs, are we trying to achieve 80% LTV (loan to value) so you avoid MIP (mortgage insurance premiums). Are you stretching your monthly payments so you need a 2/1 buy down to lower the payments initially? Is this a long-term home so you secure long-term financing, or do we need to look at a shorter term fixed at a lower rate since you will be moving in 5 years, so you can save point on the interest.
My objective is to convince the other agent and the seller that you are the best buyer available in the marketplace. To position you so favorably, that they dont
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want to take the risk of losing you to purchasing another home. This will help us exert a little control in the transaction, giving you a better position and more potential options.
Are you willing to lose the right home over $1.13 a day?
My experience with ________ number of clients is they dont miss the money, but they do miss the house if they dont end up buying it
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My Services: All real estate agents are not the same. There is a tremendous difference in agents you can work with. Each agent operates independently and approaches their business in a different way. There are differences in knowledge, skills, strategy, attitude, experience, communication, negotiating style, and ultimately, results. I spend time with you up front to clearly understand your objectives and needs to insure a successful relationship. Does that make sense?
Market knowledge Process knowledge Our clients experience a well timed and structured process that leads to our end objective of a smooth closing. Having helped __________ in my career and over __________ in the last year, you can rest easy that with each step of the process we will complete it timely with excellence and communicate the activities all throughout the transaction.
You will receive easily 7% to 9% of the sales price in valuable service from me. The best part is you receive all this and it costs you really nothing. Isnt that great? The seller actually pays the fee through the transaction costs. All this service that you receive from me is covered through the transaction. So you get someone with knowledge, assessment skill, selection assistance, proper contract preparation, presenting and negotiating, financial counsel, management and orchestration, as after sale service for free!! The only thing I ask is for an exchange of your commitment, which we will talk about in a few minutes. Okay?
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Does this sound like the services you are looking for? Does this make sense, what we have gone over this far? Do you have any questions?
Selection Assistance One of my primary jobs is helping you to select the home that best suits your needs and budgetary considerations. I will counsel you on different options and features with each home. We will also discuss school districts, resale value, potential features that are functionally obsolete that could effect the future value of the home, area and neighborhood value trends and anything else that would effect your short term or long term enjoyment and equity in the home you are considering.
Closing coordination and communication There are many steps to closing a transaction. We have to deal with many people in the transaction. The other agents, their broker, the seller, the lender, the underwriter, the inspector, the appraiser, construction repairmen, the title insurance administrator, the escrow agent, or attorney. There are many people who need orchestration and communication. There are also the pounds of paper that follow every transaction that we manage. We provide a comprehensive approach to managing and directing all these
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people and activities on your behalf. All the while communicating our efforts and the stage we are currently working on and what is coming next. J That way, you will know at all times how the transaction is progressing. We communicate with our clients at least weekly about the progress. Is that frequent enough or do you want to be contacted more frequently that that?
Exchange of Commitments
I dont work with everybody Bob and Susan, I want you to know that I dont work with everyone who call or even with everyone I meet with. To be able to provide the services I provide, and that you indicated you want, I have to choose my clients. The big benefit for my clients is this approach allows me a greater amount of time to invest in my clients total satisfaction. My clients end up securing the best homes in the marketplace at the best values in the marketplace. In the end, by working this way, the client saves time, frustration, even money and especially stress because I am able to give them the attention they deserve. Based on our discussion this far, do you see the benefit in that?
I work on a contingency fee basis. Bob and Susan, I want you to understand that I work on a contingency bee basis. That means that this meeting and all the services I will provide to you will be in the hope and expectation that I will be paid at closing in the future. Its a risk as an agent I am willing to take with the right clients. I have had situations where I did a tremendous amount of work and the transaction didnt close so all that work, time, effort, energy, counsel and advise went out the window as unpaid. I, just like you, have a mortgage payment and other bills. I owe it to my family and 2 children to insure I work in a manner that serves my clients well in addition to insuring my compensation. The benefit is I want to do an outstanding job for you so I do receive payment at the conclusion of your home purchase.
Exchange of Commitments
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Bob and Susan, I will commit to providing you every single service we talked about that you agreed you wanted. All I ask and require is that you commit to working exclusively. Can you do that?
Qualified Lead
Mr. Smith, this is Dirk Zeller calling on behalf of Real Estate Champions. The reason for my call is to follow-up on the property information we sent you concerning the property at _______________. I have no idea whether this is the right home for you but if I could take a couple of minutes and ask you some general questions I can then determine what a suitable property might look like. How does that sound?
Mr. Smith, if we can provide you with a better probability of you achieving your goals with regard to the sale of your home, is there any reason why we cannot do business together?
Mr. Smith, if we can provide you with the highest probability of you achieving your goals with regard to the sale of your home, more than any other real estate firm, what will you do?
Mr. Smith, if we can provide you with a better probability of finding the right house for you and your family at a competitive price with competitive financing, is there any reason why we cannot do business together?
Mr. Smith, if we can provide you with the highest probability of you achieving your goals with regard to purchasing a new home, more than any other real estate firm, what will you do?
Mr. Smith, it sounds like we might be able to help you achieve your objectives. To be able to finalize that decision we need to simply meet. Would _________________ or _______________ be better for you?
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Unqualified Lead
Mr. Smith, based on what you have told me, I dont think I will be able to provide you the service you deserve or expect. I do know of a couple of other agents that might be able to assist you. I will have _____________give you a call. I want to thank you for your time and the opportunity to speak with you.
Opening Statements
The reason for my call is we met at the open house on Chestnut last week
The reason for my call is you had called us about the property on Chestnut a week ago
The reason for my call is you had called us about our new home listed in Fairway Meadows.
Hello Mr. Smith. Im Dirk Zeller with Real Estate Champions. The reason for my call is we met at an open house on Chestnut last Sunday and there have been some changes in the marketplace. I was wondering if I could take a few minutes of your time to update you on the new developments?
Hello Mr. Smith. Im Dirk Zeller with Real Estate Champions. The reason for my call is you contacted us a week ago about the home on Chestnut. We have had considerable amounts of success in helping families like yours achieve the home of their desires with a low financial investment. I was wondering if I could take a few minutes of your time to see if there is a possible fit?
Hello Mr. Smith. Im Dirk Zeller with Real Estate Champions. We specialize in helping homeowners that have failed to sell previously, achieve a sale. The reason for my call is that we have had considerable amounts of success in getting homes sold that were previously on the market with another company. I was wondering if I could take a few minutes of your time to see if there is a possible fit?
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Phone Appointments
Great, lets schedule our next conversation. You said you needed to discuss the move with your wife. How does next Monday or Tuesday sound for us to speak again?
Good, do you have your calendar handy? Which works best for you, a morning or afternoon appointment for next Monday?
Alright then, please schedule me in your calendar for 1:00pm Monday and I will call you then. Does that work?
Ive got you in my book and unless I hear from you otherwise, I will talk with you next Monday, at 1:00pm. If you think of any questions before our appointment please jot them down and we can discuss them on Monday at 1:00pm.
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Mr. Smith, I need your assistance. Over the last few weeks you have given me every indication that you wanted to make a change in your home for your family. I would like to know if there is an opportunity to some business or is the timing not quite right at this point?
Mr. Smith, this is Dirk Zeller with Real Estate Champions. We spoke about 60 days ago about your interest to sell your home. You felt that now would be a great time to talk about moving. Your timing couldnt be better, based on the trends in the marketplace. When should we get together to discuss your wonderful options in todays marketplace?
Mr. Smith, this is Dirk Zeller with Real Estate Champions. We spoke about 60 days ago and you expressed interest to sell your home. You asked me to contact you at this time to talk about moving. The market is brisk and we have a couple of new approaches in exposing your home that will reap you even more on the sale of your property.
Mr. Smith, that is great. We have both put some time and effort into achieving your goals. When do you think we can get started?
Ill be happy to follow-up. Do you feel at that time you will be ready to move forward?
I certainly respect you and the value of your time as I do my time. I will be happy to send you information if you truly need the information and there is a strong likelihood that upon receiving it you will review it. If what I have to offer in experience and service are what you are looking for what will you do?
I dont send out a information unless the prospect sincerely desires and needs the information on the service I provide. If I send the information and you review it is there a strong likelihood we will do
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John, generally when people say that, it is the polite way of saying, get lost. Most people receive the information hoping that the salesperson never calls back again. If you want me to get lost just say so, its okay.
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