INSTRUCTIONS FOR FILLING OUT FORMS AND PAPERWORK

Save and Transfer all documents as .pdf files only. NOTE: Not all clients will use all documents. Blue Line Realty will send you the correct documents for your situation. I will help you every step of the way, please call me with any questions. Charley Roemhild 763-438-3572

PRINT OUT EACH DOCUMENT, SIGN, INITIAL & DATE AS INDICATED. OR DO NOT DATE AS INDICATED Keep a copy for your records. Start a "Real Estate Forms" folder to keep all documents in.

Remember to save and transfer all documents as .pdf files only. * Be patient as you download, some files are very large. Download times will vary with your connection rate. *** Blue Line Realty suggests that you understand all forms before signing. We will explain all forms in detail as needed to ensure your understanding of them. Seek counseling where and when needed.

BUYER'S DOCUMENTS (Scroll Down for Seller's Documents)

Exclusive Right to Represent Buyer Contract This form is 3 pages. Fill in the blanks as needed. This is the contract that says that you are entering into a business arrangement with Blue Line Realty and there are certain elements of that contract. If not already filled in, go to Line 1, fill in today's date, Line 2 is filled in stating there are 3 pages. Line 3 is who the buyer(s) is/are and Line 4 is Blue Line Realty. Line 7 is the contract dates, fill in the length of contract, usually 6 months or more. Lines 9-14 are Blue Line Realty's obligations, Lines 15-22 are the buyer's obligations, Lines 30-41 say that if you back out of the deal after all contingencies are removed for non contractual reasons then you'll pay me the commission that I was due if the deal had closed, usually 2.7% of the selling price or if you purchase a home that I led you to make a buying decision on up to 180 days from the end of the contract then you will owe me the commission that was due. Lines 42-44 say that I will be paid a commission by the seller and that your obligation is removed. Lines 52-57 say that if you locate a property and buy it without me, you will still owe me that commission. Lines 58-60 say that I may have other clients who may be interested in similar properties. Lines 61-64 say that if I had a previous relationship with a seller of any property that we see then I have to keep all I know about it confidential, except material facts of the house. Llines 65-68 say that you should get a home inspection. Lines 60-73 set up the property type you are interested in. Lines 74-77 say that I am not an attorney and you are welcome to involve an attorney if you want one. Lines 78-80 say that you can use any closer you want to. I have a great one to use if you do not have one of your own. Lines 81-82 say that you will have closing costs which may will increase your cash outlay at closing, especially if sellers do not pay your closing costs. Lines 85-86: Choose one of the other. Initial on the appropriate line to tell me if you are going to arrange your own closing or if you want me to arrange it. There is no extra cost to you if I arrange it. Lines 87-89 says that either of us can terminate this contract after we have seen 10 homes. This clause is in there because there are some buyers who just can't make a buying decision. This is an easy out clause. In addition, buyer certifies themselves to be ready willing and able to buy now. If you are not, then do not sign the contract. Additionally it says that if you purchase a home during the contract period but do not use Blue Line Realty as your representative to do so then you will STILL owe Blue Line Realty a commission of 2.7% of your purchase. Lines 94-111 says that if I am your agent and I show you a property that I have listed which suits your needs then I become a dual agent if you want me to be. Read this carefully. You will tell me if it's ok to show you my listings or not by initialing on either line 106 or on line 107. Sign on line 109 (& 110 if there are two buyers). Date on line 111. Lines 112-116 say that you can find predatory offender information at the phone number and web site given. Lines 117-119 say that if either of us sues the other than the prevailing party is entitled to damages. Lines 120-121 say that it's of for us to communicate. Line 122: Sign and date. Lines 124-125: Put your address and phone number. Put in the scan and send back to Blue Line Realty pile.

The Typical Real Estate Buying Process This form is two pages and explains a typical real estate buying process. Read it and put it in your file.

SELLER'S DOCUMENTS

Addendum to Purchase Agreement Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards This form is only used if your property was built prior to 1978. This form is 2 pages long. Lines 1-5 set up the date, the date of a future purchase agreement and the address of the property. Lines 6-14 is the Lead Warning Statement. Lines 15-28 are the seller's declaration of what they know about their property regarding lead or lead paint hazards. Place your initial(s) on line Line 16 (a). Then check either the box on line 18 and supply an explanation of box 18 on line 20 OR check box 21. Next, place your Initial(s) on line 22. Then check either box 24 and supply an explanation on line 26 or check box 27. Buyer's will then address lines 29-37 when there is a purchase agreement. Line 41 is where I as your realtor will initial upon receipt of your cover page from the Simple Steps to Protect Your Family From Lead Hazards pamphlet (see below). Lines 43-48 is where all parties involved sign to certify the accuracy of the information provided. You will sign BUT NOT DATE on line 46 (and on line 47 if there are two sellers involved). I will sign on line 48. (Dates will be added to this document when you have a purchase agreement). Lines 49 - 63 are for the buyer to fill out. These lines are a contingency which says that the buyer MAY want to have a risk assessment for Lead Paint in your home performed at the buyers expense within a certain number of days (line 52). If, after 3 days after the risk assessment is performed, the buyer and seller have not come to an agreement then the purchase agreement is canceled and earnest money shall be returned to the buyer. Place initials, signatures, no dates, and email me (NOTE: Both signatures need to be on this one form so send to each other, sign, and then send me back only that copy that has both signatures on it).

Common Seller’s Complaints Regarding Showings This form is for your information and you do not need to do anything with it. Read it and set it aside in your file.

Exclusive Right to Sell Listing Contract This form is 3 pages. This is the listing contract which explains who the parties are and what they will be doing. In part it says that you will list your home with Blue Line Realty, for a specific amount and agree to sell it with specific terms. Lines 1-7 sets up who we are. Lines 8-9 set up the on the market price and terms you’ll accept. Enter the amount on them that you want to list your property for and make sure the terms I have chosen on line and then write line 9 match what you want Possible Terms: Cash, Conventional, DVA, FHA. If you need further assistance on terms please please call me and I'll advise you. Make sure these lines accurately reflect what you want them to. Lines 10 and 11 require you to fill in a block of time, up to a 5 month contract duration, I have placed the contract at 5 months. If you wish to make that shorter, then simply mark through the dates. Whatever you are comfortable with is just fine by me. Lines 12-20 talk about putting your home on the MLS. Lines 21-24 talk about mortgages that may require sellers to pay a portion of the buyers costs. If this occurs, then you will be notified each step of the way and given the opportunity to decide if you want to pay any portion of your buyers’ costs. Lines 25-32 talk about about our duties to each other. Line 33-45 talk about compensation and selling terms. Basically, you agree to pay $1995 at the listing signing, then 2.7% of the selling price to the buyers agent. If you refuse to sell for any non contractual reason after there is a purchase agreement you will still owe the 2.7% to the buyers agent. Lines 48-58 state that if you get rid of me and your buyers gets rid of their agent and within 180 days of this the buyers strike a deal with you then you will still are liable for the 2.7% to the buyers agent. Place the number '180' on line 48. Lines 59-70 say that you can chose your own closer or have me arrange one on your behalf at no extra cost to you. Place your initials(s) on either line 69 OR line 70 indicating if you want me to arrange the closing or if you want to. (There is no extra cost to you if I arrange it). There are costs associated with the closing. Lines 70-72 say that you can provide a warranty if you like to (see below). Lines 73-93 is where you tell me if it’s of for me to bring my own buyers/clients in to see your home. This would create a dual agency. If you are of OK with this then check box 86, if you are not, check box 88. Sign on lines 91 and 92 then date on line 93. Lines 92-104 is where you tell me that you are american citizens so check the YES box on line 104 if you are and the NO box if you are not (If no, then fill in line 105). Lines 109-112 is the Fair Housing Notice that says we do not discriminate in the sale process under any circumstances. Lines 113-120 is where you agree to tell me about any notices you receive on your property, gives me permission to check on your mortgage (In reality I do not check but rather the closer will work with the mortgage company once there is a buyer and we are heading to a closing day) and says either of us is entitled to recover damages if either party sues. Lines 121-122 says that you agree to allow me to communicate with you. Lines 123-124 says that you know that the compensation you are paying out to the buyer's agent or facilitator will be displayed and made known in the MLS. Line 125 says that the $1995 is due and payable at the start of the listing and is non-refundable. Line 126 is the EASY OUT CLAUSE. Then place your signatures, date you signed, and your addresses and phone numbers on lines 129-132.

HMS Home Warranty See Power Point Presentation here - it's geared toward Realtors but gives good information about the value of a home warranty. IF YOU WISH TO PROVIDE A WARRANTY AND WANT ME TO ADVERTISE THIS FACT DURING YOUR LISTING, THEN LET ME KNOW AND I WILL SEND YOU THE DOCUMENT YOU NEED. This is a 6 page document. Blue Line realty has partnered with the HMS Home Warranty Company to provide this highly valued service. This is an optional choice. Choosing to provide a home warranty, the seller will not only be covered during the listing period, but the buyer will be covered for one year following the closing. No more dreaded telephone calls after closing about an appliance, furnace, or air conditioner that is not working properly. They are all covered! If your property does not sell and you have filed no claims then there is no cost to you. Seller only pays for the warranty at the end of the listing if they have filed a claim on the warranty during their listing OR if a warranty was negotiated into the purchase agreement with the buyer. Basic single family home coverage is $425.00 and is typically paid as a closing cost at closing. Print all 6 pages, sign and date on page 6 under "Acceptance of Coverage".

Internet Display Options This form says that you either want or don't want certain information displayed on the internet about your property. Please check to make sure the choices I made on lines 47, 54, 57 & 59 are acceptable to you. Sign and date on line 60.

Seller’s Property Disclosure Statement This is a 9 page document that is required by law. Answer every question truthfully and completely. If there is a question that does not apply, put an NA on that blank. Remember, you are giving information to the best of your knowledge and disclosure is a good thing. When in doubt, disclose. You will sleep better and the home will hold no surprises for your buyer and the deal will have a greater likelihood of staying together. When you get to page 4, MAKE SURE YOU READ AND FOLLOW LINE 125 BY DRAWING A SINGLE LINE THROUGH THAT ITEMS LEFT TO RIGHT. You will be asked to check a "Yes" or "No" box on lines 128-146. You will answer these items in the following manner: If you have that item and it is in working order then you check the Yes box. If you have that item and it is not in working order then you check the No box. If you do not have that item then draw a line through that item from its first letter all the way through the far side of its NO box. Continue filing out this form and when you get to page 8 you will sign and date (use your listing start date) on line 291. If you assistance at any time, simply let me know.

Seller's Alternative Property Disclosure Statement Use this form when you are selling a property that you didn't own and or never occupied. This form is most often used by those who are trustees or estate representatives of someone who is deceased or otherwise incapacitated. Fill in lines 1-4. Next, Check EITHER box 1 on line 10 or box 2 on line 36. If you check box 1 (line 10), then fill in all information required on lines 19-35 including who inspection information. If you check box 2 (line 36) then you are saying are asking your buyer to accept the property without disclosures. Go to page 2 and fill in line 42. Check box 50, 51 or 53. If you checked box 51 or 53, then call me and let me know. Check box 57 or 58. If you checked box 58 then check the appropriate boxes and add information on lines 60-65. Check the IS or IS NOT box on line 67. (Most will check the IS NOT box unless your property has a special classification such as historic property). Add comments on lines 71 and 72 as needed regarding special valuation. Check box on line 75 or line76. If you checked box line 76, then call me. Fill in line 84. Seller's sign and date on line 94. Add additional information on lines 102-107 that you would like to disclose. Ignore lines 112-117 until you have a purchase agreement.

Simple Steps to Protect Your Family From Lead Hazards This pamphlet is 16 pages. Realtors are required to give sellers this information if the home was built prior to 1978. Put your initials on page 1.

Northstar MLS Single Family Residential Listing Input There are 6 pages to this document. It's the information the MLS needs on your property. Page 1 – This is the page that has "Single Family Residential Listing" on it and has a list of 12 items of disclosures on it that refer to your property being on the MLS. Please read, then initial at the top of this page. Each person selling will place their initials. Put in the Blue Line Realty Pile. Page 2 - Simply SIgn, Print, and Date at the bottom of the page, I'll fill in the rest.

DOCUMENTS FOR BOTH BUYERS AND SELLERS

Affiliated Business Disclosure This form discloses to customers how Blue Line Realty is organized, where and how Blue Line Realty is licensed, any business affiliations and trademarked information. Read this form, sign and date at the bottom. Agency Relationships in Real Estate Transactions This form is 2 pages. This is a disclosure and not a contract. This form states that sellers and buyers in Minnesota have a choice as to how they can be represented in real estate transactions. Sign and date on line 13. As a Seller’s Broker, lines 14-26, I’m your agent and your agent only representing your best interests. As a Buyer’s Broker, line 27-35, I only represent the buyer. As a Dual Agent, line 36-47, you will allow me to bring in my own buyer which creates dual agency (where I represent both parties but never to the detriment of either party). Line 48 requires you to place your initials regarding the information on page 2 of the documents (lines 76-80) As a Facilitator, lines 51-61 I do not represent any one but rather just do the paperwork. As your agent, I always owe you the fiduciary duties described on lines 62-75, except if I am a Facilitator. If I am a Facilitator then I only owe you lines 69-70. Be sure and sign and date on the top portion of page one line 13 and then initial on the bottom of page one on line 48.

Once you are done filling out the forms, go back and check them for accuracy and completeness. Please make sure that you have signed, dated, initialed or filled in the information where needed. Make copies for your file. Then, email the documents as .pdf files back to me at charley@bluelinerealty.com. Seller's, I strongly recommend that you have a pre-market home inspection performed by www.pillartopost.com - schedule yours today while you are thinking about it. You may live in a city that requires a Truth In Housing Inspection performed prior to putting your house on the market. This inspection takes about a week to schedule and complete. It is different from the Pillar to Post inspection above. The following cities require Truth in Housing Inspections: Bloomington, Crystal, Hopkins, Maplewood, Minneapolis, New Hope, Osseo, Richfield, Robbinsdale, St. Louis Park, Saint Paul, South St. Paul. Call Neil or Reuben Saltzman, of Structure Tech, at 952-915-6466 to schedule your Truth in Housing Inspection and tell him you are my client. If you are a buyer we'll set up a time for us to meet once I have your pre-approval from your loan officer. After I receive your signed representation contract, I'll start your automated property searches. Frequently Asked Questions Detailed Explanation of Services For Sellers and Buyers If you have any questions, please feel free to contact me at your convenience. I look forward to working with you very soon. Charley Roemhild Broker/Owner Blue Line Realty 763-438-3572