I was contacted by the Executor of the estate and invited to perform a walk-through evaluation of the property during a 2-hour window of time on a designated day. Thereafter, if I was still interested in offering my services, I was asked to provide a written response to the Executors Request for Proposal.
San Jose Probate Sale
Certified Probate Real Estate Specialist
Having worked in corporate America and as a consultant, I am very familiar with the proposal process. The executor asked that I include my credentials and certifications, including my Certified Probate Real Estate Specialist Certification. The Executor made it clear in his invitation that only “Certified Probate Real Estate Specialists will be considered as our representative.”
Extensive Probate Experience
I absolutely respect the Executor’s request to provide “proof” of certification. There are many people in the world that make claims they cannot substantiate. Not only did I provide proof of my certification, but I also provided proof that I had extensive additional probate training as well. That combined with 6 years of experience working as a probate and estate planning paralegal for a top San Jose law firm, I feel makes me a very well qualified candidate to list and sell homes in probate.
I understand that agent training is not something that most people consider or verify before they hire an agent to list a home. As with all services we hire, all service providers are not created equal. Some are just better at what they do. Some are just better even without extensive formal training. I do not believe that compassion can be taught. Specializing in probate real estate allows me to use both my brain and a strong sense of business and my heart in ways that I feel make an even bigger difference in the lives of those I serve.
Request for Proposal
There were 6 specific questions in the Request for Proposal to which I provided very detailed written responses. Five days following the walkthrough evaluation I submitted my response to the executor’s request for proposal. I also included an FHA feasibility analysis in my response.
Given the condition of the property, I hired an FHA 203k consultant to perform a feasibility analysis. The purpose of this was to get costs to cure deficiencies that may be required for FHA financing. I knew from seeing the property that it would not qualify for FHA financing in its present condition. The purpose of completing an FHA feasibility analysis was to expand the opportunity to buyers with FHA financing.
Hiring a Probate Specialist
Two days after I submitted my response I received an email indicating that the executor wished to hire me.
The offer to hire was conditioned upon a list of items most of which are a standard operating procedure for me when I list a San Jose home for sale. One condition was a “not to exceed” amount for repairs. Another condition was that I manage all aspects of the sale. Given that the executor lived out of the area, it was monumentally important to them that they not be troubled with the details.
I managed all of the details from choosing contractors, getting estimates for work, managing completion of the work, getting inspections completed, cleaning and preparing for the open house weekend.
There was a lot of interest in the San Jose townhome. It was dated and did need some work, yet the price point made it very attractive to first time home buyers. I did not believe the margins were there for an investor flip. The most likely buyer for the townhome was a first time home buyer. Most of the offers received were first time home buyers.
The property is a 2 bedroom, 2.5 bathrooms, 1,473 square foot townhome in a gated Alum Rock community in San Jose. Several offers were received. The executor accepted the highest and best offer thirteen days after the property was listed for sale. The offer was $10,000.00 over the list price. We closed escrow 29 days after the offer was accepted. The buyers were first time home buyers who were very happy to make this San Jose townhome their new home.
Executor Video Testimonial
Executor: “We were satisfied with you as an agent. Because we are both not local to SJ, you were our eyes and ears for this sale and we are thankful for that.
Out of the 12 agents that originally reached out to me expressing an interest to represent us, 8 took the time to visit the condo on that Saturday. 6 out of the 8 answered the questions I posed in my email and you were in the top three. We choose you because of your experience in SJ, your probate experience, the thoroughness of your answers and your professional demeanor.
Thanks, Kathleen for all your help.”
Co-Executor: “I also wanted to reiterate my deep satisfaction with your services, your professionalism, your knowledge, and your willingness to go the extra mile for us.
I am a businesswoman myself, and I would recommend you to ANY person or business for your skill and acumen. And also for your great personality.
Put me on the top of the list for those that are a FAN.
Thanks again for everything, and we hope we never have a probate sale again in CA, but if we ever did, we would call you!!!”
There is far more that goes into listing and selling probate homes than most people realize. I suppose that the same statement is true for non-probate sales. If you are interested in buying a home in probate feel free to search probate homes currently listed for sale.
Executors and Administrators have the choice of who to hire. Call me, Kathleen Daniels, for a consultation at 1-408-972-1822. There are times when I consult with someone, and through that consultative process, for one reason or another, I determine that working together with that person would not be a good fit. When that happens I respectfully decline the opportunity to work together because it’s the right thing to do.