Agent Spotlight

Lorry Williams

Realtor GRI - Middleburg, Orange Park, Fleming Island, GCS, Jacksonville 904-955-4904

 Click this link download and preview my Listing Presentation 

 Selling Guide -

Select your Realtor.- When you meet with the agent you will discuss your financial situation, your required and suggest repairs and upgrades, and your plans for moving to your next home. You will want to discuss their marketing plans for your home. 

Expenses-  Your Realtor will provide you with a list off customary closing expenses based on your projected sale price.  This is where fees related to your real estate transaction charges would be disclosed like Commissions, Title, Survey, Taxes, Repairs.

Repairs- Should your home need any repairs you can fix them yourself ( as long as done correctly) prior to sale. Any repairs not completed before going under contract will need to be completed  by a licensed contractor.  You may choose to have a professional home inspection and wood inspection completed prior to listing your home to understand what items require attention.  Think electrical, plumbing, moisture issues, appliances, lighting fixtures, windows, .. Do any of these need attention, fix them now.

Interior  - You will want to remove any clutter from the home, minimize furniture, removed dated furniture and decorations, Clean your carpets, deep clean your home or consider having home professionally cleaned, Your Realtor can help you determine any additional changes to make the home ready for quality photos. 

Exterior  - Curb appeal, the first impression.  Yard clean, trees trimmed, fresh flowers, No trees or plants touching the home. Does your home need paint? Any wood rot will have to be fixed for the buyer to obtain a loan. The front door paint and area including door bell and lights need to be fresh. Do yours need replaced? The buyer will stand here for 2-3 minutes while the agent access the lock box system. What do they see and smell..  Put hoses and trash cans away. The buyer may walk around the exterior of the home, be sure no tripping hazards or piles of debris.  The roof will need to have at least 3-5 years of roof life left for new owners to obtain a loan & insurance. 

Showings & Feed Back - Your agent will discuss the lock box type they use and the showing terms and procedures for confirming appointments. Discuss with your agent what they will do to keep you up dated on feed back after showings. The buyers agent will request an appointment. You should approve all showing possible. Exceptions do happen such as illness or family events. It is best to leave while the agent shows their property. Understand a buyer may open and look inside anything attached to or included with the purchase including closets and kitchen drawers. The buyer should not access personal space like dresser drawers, however it is strongly suggested you secure all jewelry and medications before placing the home on the market. Your agent should have a system to request feedback and forward any received to the home owner. Not all agents respond or have feed back.

Marketing - Your home will have quality photos taken, place in the multiple listing service, multiple websites, flyers, postcards, open house and any other marketing agreed upon between you and your agent at the time of listing. Your agents most important skill should be a skilled negotiator to help you obtain the highest net in the shortest time with the least amount of stress. 

Offers - Upon receipt of an offer your agent will get with you and discuss the updated expense sheet that goes with the offer as written, discuss time requirements for inspection, repairs, appraisal, loan approval, survey, appraisal and time for closing.  You may accept, decline or counter offer any offer. Multiple offers, should you receive multiple offers you may request all agents provide highest best offer or counter offer an offer which has terms you find more attractive such as cash. 

Once you have an accepted offer - Your agent will guide you and keep track of required activities and dates. Such as the buyers binder, loan application, inspections, appraisals, repairs, loan approval, and closings.

Repairs - the buyer will request repairs based on inspections and appraisal. The repairs are negotiable but will need to be completed by a licensed contractor unless otherwise agreed in writing. IF the buyer is obtaining a loan any repairs noted on the appraisal or for obtaining insurance will have to be completed or the deal terminated. Repairs need to be completed as soon as possible so as not to delay the loan process.

Loan Approval - once the loan is approved it will be 10 business days for the disclosure of final closing costs to buyer to be reviewed and cleared to close.  

Closing - closing will be scheduled between the date of clear to close and the date contract indicates close by. It is not unusual for the projected closing date to be extended. Your agent will keep you informed as dates approach.  At closing you will turn over all keys and garage door openers. The home will have been left clean swept and free of any debris.  Be sure you checked your attic and all cabinets. 

As a full time full service real estate agent serving North East Florida since 2001 I would appreciate the opportunity to meet with you and discuss how I can assist you with the home selling process.  Call me now at 904-955-4904.


Information for Sellers

Getting the most for your home or property means doing more than putting a "For Sale" sign out front. In a competitive market where new homes for sale are added daily, your listing needs to be seen in a variety of places in order to stand out. And sometimes the right buyer is waiting out of state, or even in another country. To ensure sure your home gets noticed and sells without a hitch for full market value, consider working with a top professional. It could mean the difference between no sale, and the payoff you've been waiting for.

Five Reasons to Sell your home with a REALTOR®

  1. Sell with a custom marketing plan.
  2. Get your home listed and talked about everywhere, not just in the local paper and on your street.
  3. Attract buyers via the Internet.
  4. Have all the paperwork taken care of for you.
  5. Negotiate with the help of a real estate professional.

As your Seller's Agency, we'll quickly put together a custom marketing plan with an effective price. A well-priced home will often generate competing offers and drive up the final sale value. Our market analysis takes into account the most actively searched prices, and home values throughout your area, including expired listings, and properties still on the market. In marketing your home, we also develop a listing that emphasizes its unique and sellable aspects. We then put your home in front of thousands of buyers, establishing it on the local MLS as well as broader ones, new listings sheets, and Realtor publications. Our network of professional real estate contacts and buyers throughout the nation will also have the opportunity to check out your listing. In addition, we'll use the Internet, and this professionally optimized website, to make your listing highly visible. With more than 80 per cent of buyers checking the web first when looking for a home, that's a part of your marketing strategy you can't afford to miss.

Without the help of a Realtor, marketing your home can be time consuming and difficult. Advertising in the media is often expensive, and many buyers are reluctant to consider homes listed "For Sale by Owner."

When we list your home, we do so at no additional cost. When you start to get offers, we can represent you during the emotionally charged negotiating process and ensure you get the best price, with favorable closing terms that are clearly spelled out. As your professional aides, we also and take care of all paperwork related to the sale.

For most of us, our home is our biggest investment. When it's time to sell, get the value you deserve with the help of a professional Realtor. If you'd like to get in touch about your next home sale today, please contact us whenever you'd like.


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Property Information

Additional Information

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Why Use A Realtor


Not every real estate agent or broker is a Realtor. That term and the familiar block "R" logo are trademarked by the National Association of Realtors can legally be used only by those that are Realtor members through their local association of Realtors.




While all Realtors are also state-issued licensees as agents or brokers, a major difference between a real estate licensee and a Realtor is that Realtors have taken an oath to subscribe to a stringent, enforceable Code of Ethics with Standards of Practice that promote the fair, ethical and honest treatment of all parties in a transaction. Real estate licensees (those that have a state-issued license but are not members of a Realtor association) are not bound to the ethical practices and principles set forth in the Realtor Code.




In addition, Realtor associations offer a wealth of training courses to their member Realtors, to help assure that Realtors serve their customers with the level of skill, knowledge and attention to detail required in today's real estate transaction. The continual training provided to Realtors underscores the importance of having help and guidance from someone who fully understands the process - a Realtor.




For peace of mind, ensure that the individual seeking to represent you in a real estate transaction is not just a real estate licensee, but also a Realtor.




Pre-Listing Activities


1. Make appointment with seller for listing presentation.


2. Send seller a written or e-mail confirmation of listing appointment and call to confirm.


3. Review pre-appointment questions.


4. Research all comparable currently listed properties.


5. Research sales activity for past 18 months through the Multiple Listing Service (MLS) and/or public records databases.


6. Research "Average Days on Market" for this property of this type, price range and location.


7. Download and review property tax roll information.


8. Prepare "Comparable Market Analysis" (CMA) to establish fair market value.


9. Obtain copy of subdivision plat/complex lay-out.


10. Research property's ownership and deed type.


11. Research property's public record information for lot size and dimensions.


12. Research and verify legal description.


13. Research property's land use coding and deed restrictions.


14. Research property's current use and zoning.


15. Verify legal names of owner(s) in county's public property records.


16. Prepare listing presentation package with above materials.


17. Perform exterior Curb Appeal Assessment of subject property.


18. Compile and assemble formal file on property.


19. Confirm current public schools and explain impact of schools on market value.


20. Review listing appointment checklist to ensure all steps and actions have been completed.




Listing Appointment Presentation


21. Give seller an overview of current market conditions and projections.


22. Review agent's and company's credentials and accomplishments in the market.


23. Present company's profile and position or niche in the marketplace.


24. Present CMA Results To Seller, including Comparables, Solds, Current Listings and Expireds.


25. Offer pricing strategy based on professional judgment and interpretation of current market conditions.


26. Discuss goals with seller to market effectively.


27. Explain market power and benefits of Multiple Listing Service.


28. Explain market power of web marketing, Internet Data Display and


29. Explain the work the brokerage and agent do behind the scenes and agent's availability on weekends.


30. Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers.


31. Present and discuss strategic master marketing plan.


32. Explain different agency relationships and determine seller's preference.


33. Review and explain all clauses in Listing Contract and Addendum and obtain seller's signature.




Once Property Is Under Listing Agreement


34. Review current title information.


35. Measure overall and heated/air conditioned square footage.


36. Measure interior room sizes.


37. Confirm lot size via owner's copy of certified survey, if available.


38. Note any and all unrecorded property lines, agreements, easements.


39. Obtain house plans, if applicable and available.


40. Review house plans and make copy.


41. Order plat map for retention in property's listing file.


42. Prepare showing instructions for buyers' agents and agree on showing time window with seller.


43. Obtain current mortgage loan(s) information: companies and loan account numbers.


44. Verify current loan information with lender(s).


45. Check assumability of loan(s) and any special requirements.


46. Discuss possible buyer financing alternatives and options with seller.


47. Review current appraisal if available.


48. Identify Home Owner Association manager if applicable.


49. Verify Home Owner Association Fees with manager - mandatory or optional and current annual fee.


50. Order copy of Homeowner Association bylaws, if applicable.


51. Research electricity availability and supplier's name and telephone number.


52. Calculate average utility usage from last 12 months of bills.


53. Research and verify city sewer/septic tank system.


54. Water System: Calculate average water fees or rates from last 12 months of bills.


55. Well water: Confirm well status, depth and output from Well Report.


56. Natural gas: Research/verify availability and supplier's name and telephone number.


57. Verify security system, current term of service and whether owned or leased.


58. Verify if seller has transferable Termite Bond.


59. Ascertain need for lead-based paint disclosure.


60. Prepare detailed list of property amenities and assess market impact.


61. Prepare detailed list of property's "Inclusions & Conveyances with Sale."


62. Compile list of completed repairs and maintenance items.


63. Send "Vacancy Checklist" to seller if property is vacant.


64. Explain benefits of Home Owner Warranty to seller.


65. Assist sellers with completion and submission of Home Owner Warranty Application.


66. When received, place Home Owner Warranty in property file for conveyance at time of sale.


67. Have extra key made for lockbox.


68. Verify if property has rental units involved. If so:


69.        - Make copies of all leases for retention in listing file.


70.        - Verify all rents and deposits.


71.        - Inform tenants of listing and discuss how showings will be handled.


72. Arrange for installation of yard sign(s).


73. Assist seller with completion of Seller's Disclosure form.


74. Complete "New Listing Checklist."


75. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability.


76. Review results of Interior Décor Assessment and suggest changes to shorten time on market.


77. Load listing into transaction management software program.




Entering Property in Multiple Listing Service Database


78. Prepare MLS Profile Sheet - Realtor is responsible for quality control and accuracy of listing data.


79. Enter property data from Profile Sheet into MLS Listing Database.


80. Proofread MLS database listing for accuracy - including proper placement in mapping function.


81. Add property to company's Active Listings list.


82. Provide seller with signed copies of Listing Agreement and MLS Profile Sheet Data Form within 48 hours.


83. Take additional photos for upload into MLS and use in flyers. Discuss efficacy of panoramic/virtual tour photography.




Marketing The Listing


84. Create print and Internet ads with seller's input.


85. Coordinate showings with owners, tenants, and other Realtors. Return all calls - weekends included.


86. Install electronic lockbox if authorized by owner. Program lockbox with agreed-upon showing time windows.


87. Prepare mailing and contact list.


88. Generate mail-merge letters to contact list.


89. Order "Just Listed" labels and reports.


90. Prepare flyers and feedback faxes.


91. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.


92. Prepare property marketing brochure for seller's review.


93. Arrange for printing or copying of supply of marketing brochures or flyers.
94. Place marketing brochures in all company agent mail boxes.
95. Upload listing to company and agent Internet site, if applicable.
96. Mail Out “Just Listed” notice to all neighborhood residents.
97. Advise Network Referral Program of listing.
98. Provide marketing data to buyers coming through international relocation networks.
99. Provide marketing data to buyers coming from referral network.
100. Provide “Special Feature” cards for marketing, if applicable.
101. Submit ads to company’s participating Internet real estate sites.
102. Price changes conveyed promptly to all Internet groups.
103. Reprint/supply brochures promptly as needed.
104. Loan information reviewed and updated in MLS as required.
105. Feedback e-mails/faxes sent to buyers’ agents after showings.
106. Review weekly Market Study.
107. Review lockbox reports to study home showing traffic.
108. Discuss lockbox showing reports and feedback from showing agents with seller to determine if changes will accelerate the sale.
109. Place regular weekly update calls to seller to discuss marketing and pricing.
110. Promptly enter price changes in MLS listing database.

The Offer And Contract
111. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
112. Evaluate offer(s) and prepare a “net sheet” on each for the owner for comparison purposes.
113. Counsel seller on offers. Explain merits and weakness of each component of each offer.
114. Contact buyers’ agents to review buyer’s qualifications and discuss offer.
115 Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
116. Confirm buyer is pre-qualified by calling loan officer.
117. Obtain pre-qualification letter on buyer from loan officer.
118. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.
119. Prepare and convey any counter offers, acceptance or amendments to buyer’s agent.
120. Fax copies of contract and all addendums to closing attorney or title company.
121. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer’s agent.
122. Record and promptly deposit buyer’s earnest money in escrow account.
123. Disseminate “Under-Contract Showing Restrictions” as seller requests.
124. Deliver copies of fully signed Offer to Purchase contract to seller.
125. Fax/deliver copies of Offer to Purchase contract to Selling Agent.
126. Fax copies of Offer to Purchase contract to lender.
127. Provide copies of signed Offer to Purchase contract for office file.
128. Advise seller in handling additional offers to purchase submitted between contract and closing.
129. Change status in MLS to “Sale Pending.”
130. Update MLS and transaction management program to show “Sale Pending.”
131. Review buyer’s credit report results -- advise seller of worst and best case scenarios.
132. Provide credit report information to seller if property will be seller-financed.
133. Assist buyer with obtaining financing, if applicable and follow-up as necessary.
134. Coordinate with lender on discount points being locked in with dates.
135. Deliver unrecorded property information to buyer.
136. Order septic system inspection, if applicable.
137. Receive and review septic system report and assess any possible impact on sale.
138. Deliver copy of septic system inspection report lender and buyer.
139. Deliver Well Flow Test Report copies to lender and buyer and property listing file.
140. Verify termite inspection ordered.
141. Verify mold inspection ordered, if required.

Tracking The Loan Process
142. Confirm verifications of deposit and buyer’s employment have been returned.
143. Follow loan processing through to the underwriter.
144. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.
145. Contact lender weekly to ensure processing is on track.
146. Relay final approval of buyer’s loan application to seller.

Home Inspection
147. Coordinate buyer’s professional home inspection with seller.
148. Review home inspector’s report.
149. Enter completion into transaction management tracking software program.
150. Explain seller’s responsibilities with respect to loan limits and interpret any clauses in the contract.
151. Ensure seller’s compliance with Home Inspection Clause requirements.
152. Recommend or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs.
153. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal
154. Schedule appraisal.
155. Provide comparable sales used in market pricing to appraiser.
156. Follow-Up on appraisal.
157. Enter completion into transaction management program.
158. Assist seller in questioning appraisal report, if questions arise.

Closing Preparations And Duties
159. Contract is signed by all parties.
160. Coordinate closing process with buyer’s agent and lender.
161. Update closing forms and files.
162. Ensure all parties have all forms and information needed to close the sale.
163. Select location where closing will be held.
164. Confirm closing date and time and notify all parties.
165. Assist in solving any title problems (boundary disputes, easements, etc) or in obtaining Death Certificates.
166. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.
167. Research all tax, Home Owner Association, utility and other applicable prorations.
168. Request final closing figures from closing agent (attorney or title company).
169. Receive and carefully review closing figures to ensure accuracy of preparation.
170. Forward verified closing figures to buyer’s agent.
171. Request copy of closing documents from closing agent.
172. Confirm buyer and buyer’s agent have received title insurance commitment.
173. Provide Home Owners Warranty for availability at closing.
174. Review all closing documents carefully for errors.
175. Forward closing documents to absentee seller as requested.
176. Review documents with closing agent (attorney).
177. Provide earnest money deposit check from escrow account to closing agent.
178. Coordinate this closing with seller’s next purchase and resolve any timing problems.
179. Have a “no surprises” closing so that seller receives a net proceeds check at closing.
180. Refer sellers to a Realtor at their destination, if applicable.
181. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
182. Close out listing in transaction management program.

Follow Up After Closing
183. Answer questions about filing claims with Home Owner Warranty company, if requested.
184. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied.
185. Respond to any follow-on calls and provide any additional information required from office files.