Co-operating broker
Represents the other party: presents their clients, communicates with me and passes on their offers. They are also bound by OACIQ rules.
Guides
Selling a residential property
Immobilier Pierre Vinet Inc. — Pierre Vinet, real estate broker — eXp Real Estate Agency
House, semi-detached, condo or plex of fewer than five units: here is the five-step path, the list of information and documents to gather, and who does what.
Who it is for: owners considering selling a house, a semi-detached, a townhouse or a condo.
General information only. This guide describes a way of working; it is not legal, tax, accounting, technical or financial advice, and it does not replace the advice of a notary, lawyer, accountant, inspector or lender. The timeline is indicative: no deadline, price or result is promised, and every file is different.
Understanding the process
Selling a property calls for co-ordination more than technical expertise on your part: I guide you through every step and tell you what is expected of you, and when.
This guide reflects how I structure a listing mandate: five steps, tasks shared between you, the two of us and me, and a document file built from the start.
The steps and who does what
- You
- Together
- Me, the broker
Step 1 : Preparation
indicative When : Before going to market
We clarify your goals, analyse the property and gather the documents. This is the step that takes the most co-ordination.
You
- Tell me about your goals (desired price, timeline, relocation) and your needs
- Gather the information and documents on the list below
- Prepare the property for the photo shoot (see the preparation list)
- Read the Law 25 consent form (you may print it and fill it in ahead of time)
Together
- On-site meeting: physical audit of the property and inventory of inclusions and exclusions
- Discussion of the legal warranty of quality: selling with or without it, and its possible effects on price and on the type of buyers
- Agree on the listing price and on the terms of the brokerage contract (compensation and duration)
- Identity verification, Law 25 consent and signing of the exclusive brokerage contract – Sale
- Seller’s declaration on the property: I guide you in completing it
Me, the broker
- Preliminary remote meeting: presentation of my method and service offer, timeline of milestones
- Comparative market analysis (CMA): comparable sold, expired and active listings
- Measuring every room and taking photos
- Creation of the electronic document register; email notice of anything missing
Step 2 : Marketing
indicative When : After the brokerage contract is signed
The quality of the presentation and the reach of the distribution influence buyers’ interest; they do not guarantee its effect.
You
- Validate the listing sheet: description, inclusions, exclusions
- Keep the property ready for showings at the agreed times
Together
- Virtual review meeting of the Centris listing before it is published
- Choice of optional services, if any (costs discussed in advance)
Me, the broker
- Photo selection and retouching, writing the description, entering the listing on Centris
- Publication on Centris, Realtor.ca and real estate platforms; distribution to co-operating brokers and my network
- Sign and lockbox
- Showing co-ordination; financial qualification of direct buyers before any showing (buyers brought by a co-operating broker are qualified by that broker)
Step 3 : Negotiation
indicative When : When an offer to purchase is received
Each offer to purchase is analysed and then presented objectively, with its conditions, before any decision on your part.
You
- Read each offer to purchase: price, possession date, inclusions, conditions
- Decide: accept, decline or make a counter-offer
- Consult your notary, accountant or financial adviser if needed
Together
- Analysis of the offer and of the options for responding
- Drafting of counter-offers
Me, the broker
- Present every offer to purchase received, objectively
- Represent your interests in the negotiation, without guaranteeing its outcome
- Communicate with the co-operating broker
Step 4 : Conditions
indicative When : Between acceptance of the offer and signing
The agreed conditions (inspection, financing, document review) must be fulfilled within the time limits set in the offer to purchase.
You
- Give access to the property for the inspection and, if required, the appraisal
- Provide the requested documents or clarifications promptly
- Ask your lender for the mortgage balance and the discharge terms
Together
- Review of the inspection results and the possible follow-up
Me, the broker
- Rigorous follow-up of the conditions and deadlines of the offer to purchase
- Sending documents to the buyer, their broker and the notary
- Co-ordination of the stakeholders (inspector, lender, surveyor)
Step 5 : Notary
indicative When : Up to the signing of the deed of sale
The notary verifies title and prepares the deed. Your document file, already assembled, makes this step easier.
You
- Choose your notary and send them the information requested
- Plan the end or transfer of services (electricity, Internet, insurance) according to the possession date
- Prepare the move and the handover of keys
Together
- Check that the commitments of the offer to purchase are met
- Buyer’s final walk-through before signing, if one is planned
Me, the broker
- Work with the notary through to signing
- After-sale follow-up: I remain available to answer your questions
Indicative timeline
Time limits to know about (indicative)
- Certificate of location: producing one can take 4 to 6 weeks, and the notary may require receiving it at least 20 days before the transaction. If yours is more than 10 years old or no longer reflects the property, ordering a new one at listing time is strongly recommended.
- Offer to purchase: the time limit of each condition is set in the document, by the parties.
- Other durations (marketing, negotiation, financing) vary with the market, the parties and the professionals: we place them together, with no commitment from me on any result.
Information and documents to gather
Tick items as you go: your progress is kept in this browser. You can also print the list. Nothing is sent to me until you send it.
General information only. This guide describes a way of working; it is not legal, tax, accounting, technical or financial advice, and it does not replace the advice of a notary, lawyer, accountant, inspector or lender. The timeline is indicative: no deadline, price or result is promised, and every file is different.
Your progress is kept in this browser, on this device, and nowhere else.
On the day of the shoot I adjust the blinds and the lighting and lower the toilet lids; I do not move furniture, tidy up, or handle pets or personal items. Please do not book any other appointment at the same time.
The stakeholders
Notary
Verifies title, drafts and oversees the signing of the deed of sale, then sees to its registration in the land register. The notary gives the legal advice specific to the transaction.
Lender (financial institution)
Reviews the financing application, provides the seller’s mortgage balance and discharge, and may require an appraisal of the property.
Land surveyor
Produces the certificate of location and the plan: building position, lot boundaries, visible easements.
Building inspector
Examines the apparent condition of the building and delivers a report. Usually hired by the buyer; a seller may also have one done before going to market.
Accredited appraiser
Produces a formal valuation, often required by a lender. It is different from the comparative market analysis (CMA) that I carry out.
Condominium syndicate or manager
Provides the syndicate’s certificate, the minutes, the budget, the maintenance log and the contingency-fund study.
Municipality
Zoning, assessment roll, taxes, permits, notices or violations: the public information that concerns the property.
Photographer or videographer
Professional photos, aerial views or video, depending on the services chosen.
Accountant or tax adviser
Explains the tax consequences of a sale or a purchase. I do not give tax advice.
Role and responsibilities of the broker
- Keep you informed in plain terms: the process, the forms, the documents and the deadlines of each stage.
- Advise you with honesty, competence, loyalty and diligence, in line with Quebec’s Real Estate Brokerage Act and OACIQ rules.
- Tell you the important facts I am aware of that may influence your decision.
- Draft, or guide you through, the OACIQ forms, and explain what they mean.
- Verify the identity of the parties and protect your personal information (Law 25 consent).
- Co-ordinate communications, documents and the follow-up of conditions between the parties and the professionals involved.
- Refer you to the right professional — notary, lawyer, accountant, inspector, lender — for any legal or tax advice: a broker does not give it.
- Promise no result: price, timelines, number of showings or offers depend on the market and on the parties.
My brokerage activities are governed by Quebec’s Real Estate Brokerage Act. As a client, you benefit from the Fonds d’indemnisation du courtage immobilier (FICI) and from brokers’ professional liability insurance.
Services provided
Included in my mandate
- Comparative market analysis (CMA): comparable sold, expired and active listings
- Document audit: collection, verification and review of the titles and documents required
- OACIQ forms: drafting and handling of the mandatory forms
- Detailed measurements of every room for an accurate fact sheet
- Quality photography, description and entry of the listing on Centris
- Exposure: distinctive sign, Centris, Realtor.ca, personal websites and the eXp network
- Distribution to co-operating brokers and to my network of buyers
- Social media posts
- Open house, if you wish
- Lockbox for showings accompanied by a broker
- Showing management: scheduling and screening of requests
- Financial qualification of direct buyers before their visit
- Objective presentation of offers to purchase and negotiation of your interests
- Co-ordination with the notary and the other stakeholders through to signing
Tailored options
- Staging of the property (physical or virtual)
- Professional photography and aerial views (drone)
- 3D virtual tour and promotional video
- Digital brochure and a web page dedicated to the property
- Paid digital advertising and a targeted postal campaign
These options involve production or advertising costs: you choose them, and their cost is discussed before any commitment.
Ready to structure your project?
A first conversation to take stock of your situation, your goals and the next steps. It commits you to nothing.
Your broker : Pierre Vinet, residential and commercial real estate broker. Immobilier Pierre Vinet Inc. — eXp Real Estate Agency.
