Selling your home is one of the most important financial decisions you can make. It can be a tough decision as it’s likely you have an emotional investment in your home and selling involves a lot of moving parts.
However, if you know what to expect you can avoid a lot of common mistakes and ensure that things go as smoothly as possible. In this guide, we will cover what to consider when selling real estate in a step-by-step process.
I N T R O D U C T I O N Raven, China & Kim
With more than 40 years of combined experience, our family team is dedicated to making your real estate journey as smooth and enjoyable as possible As four licensed REALTORS® Kim, China, Raven and Terry we bring a wealth of knowledge, strong relationships and a genuine commitment to helping clients feel supported from start to finish
Each member of our team plays an important role Kim, China and Terry are hands-on with clients, guiding them through showings, negotiations and every step of the buying and selling process Raven is based in Victoria and licensed in both British Columbia and Ontario, expanding our reach to the West Coast while providing client care and support behind the scenes
ELENA CLARKSON ELENA CLARKSON
Behind us is the outstanding support of Sutton Group Select Realty, led by our broker Dylan, ensuring our clients receive the highest level of service.
Real Estate Manager
Over the years, we’ve had the privilege of helping more than 1,000 families find their perfect home or move on to their next chapter. Our team approach is thoughtful and sincere, focused on clear communication, trusted advice and a dedication to making the entire process as seamless and rewarding as possible.
With over a decade of experience in real estate, I help clients navigate meaningful moves with clarity and confidence whether you’re buying your first home, relocating, or planning your next chapter.
Based on Vancouver Island, I focus on guiding clients across Southern BC, while supporting our Ontario business behind the scenes alongside Kim and China
When I’m not working, you’ll find me exploring the coastline, discovering new neighbourhoods, or connecting with the community through dance and creative projects.
I’m an award-winning Realtor® based in London, Ontario, dedicated to making your real estate journey as smooth and stress-free as possible Whether you’re buying or selling, I’m here to guide you through the market, help you explore your options, negotiate the best value, and achieve top results.
Over the past decade, I’ve been recognized as Sutton Group Select Realty’s top-producing agent for 12 consecutive years (2012–2023), earned multiple Platinum Achievement Awards, and received the prestigious Sutton National Award of Excellence
With my “Platinum Listing Package” and hands-on approach, I strive to offer clients a true advantage combining expert advice, clear communication, and unwavering support every step of the way
I am a Realtor with Sutton Group Select Realty Inc., Brokerage in London Ontario and serve residents in and around the city Born and raised in London, I have a deep love for and knowledge of the city and take great pride in ensuring buyers and sellers are successful in their real estate endeavours here! Be it your first home, your dream home, downsizing, or business ventures, I take all of your real estate goals personally!
As your agent, it’s our goal to secure the full financial potential for your home and find the correct buyer. We will take the stress and paperwork out of selling your home for a seamless closing. Here are some ways we back our clients:
We will meet with you to understand your needs and selling goals
We can talk you through some marketing strategies that will work for your property and establish a unique selling point for your home.
NEIGBOURHOOD KNOWLEDGE
With expert neighbourhood and property knowledge, we will professionally price your home.
With connections in the industry, a long list of buyer agents, and dual licensure in both BC and Ontario, we can expose your property to a wider pool of qualified buyers even across provinces.
We will manage staging your home, create a marketing strategy, review buyers’ offers and do all the negotiating.
Let us navigate the real estate contracts and educate you along the way so you know exactly what you are signing
We will do a market analysis using data about recently sold properties in your location.
Factors that will determine the value of your home include: location, design, amenities, economic climate, local market.
Most home buyers view a lot of properties. They quickly understand the value of a property in a particular location If your home is priced at fair market value, it will attract potential buyers quickly We will price your home correctly the first time so that it will sell quickly.
Declutter, deep clean and schedule any repairs. Consider hiring a professional cleaner to save time
A clean and minimal appearance will help buyers imagine the house as their own.
Follow our checklist of tips and things to prepare in advance of getting a professional photographer in.
Paint front door
Consider a new door knocker
Keep lawn neat and trimmed
Remove old yard furniture
Weed garden and patios
Power wash drive
Clean windows
Exterior paint touch-ups
Ensure doorbell works
Clean gutters
Add plants at entrance
Declutter
Move excess items to storage
Repair/fill holes in walls
Ensure all windows close and open
Ensure doors don't squeak
Repaint with neutral colours
Replace or clean carpets
Clean closets
Paint touch-upwalls, ceilings & trim
Clean or replace fixtures
Reduce pet areas in home
Ensure all lighting works
To showcase your home’s full potential, we often recommend staging This may include removing excess furniture, depersonalizing, and adjusting the layout for better flow. In some cases, a professional stager may bring in select furniture pieces, artwork, or décor to create a warm, aspirational atmosphere
Thoughtful staging helps buyers connect with the space and can significantly impact the final sale price I’ll guide you through the process or coordinate a staging consultation as needed.
Listing photos are the first thing a buyer sees when looking at your property. A buyer will decide if they are interested in viewing your home just by looking at the photos which will determine getting a sale.
We will work with one of our professional photographers to show your home in the best light. A photographer knows how to use light to their advantage, make rooms look bigger and more attractive.
The content strategy is unique to each property and we will work together to decide the best content for showcasing your home
Arial photography
This can be great if your property includes a lot of land or outdoor space such as terraces, balconies and swimming pools.
360 virtual tour
This can be great to give buyers a true feel of your home if they purchasing from overseas or busy investors. We also need to consider whether it will deter viewers from attending a showing.
Professional videography
This can be great to give buyers a true feel of your home Video ads also get better results in digital marketing
Marketing your home plays an integral role in securing the full financial potential and finding the correct buyer.
We will feature your home in our newsletter to active buyers
With connections in the industry & a long list of buyers agents, we will expose your house to a wide buying audience before it’s even on the market
We will place a yard sign on front of your house to advertise it's for sale & showings.
We will market your home online and feature it on MLS and on various third party sites You will also be featured in Homes and Land Magazine & on all of our websites.
We will use a variety of social media networks to get exposure for your property including Facebook, YouTube, Instagram and any other suitable networks
Install lockbox for the key
The lockbox holds the keys to the home and is typically found at the front guarded by a security lock that only licensed agents have access to. This allows real estate agents access to show your home on appointment.
Stow away valuables
Remove mail and personal documents
Only let scheduled appointments in
Leavr all lights on for showings. Keep it clean for showings
Remove trash before each showing
Avoid cooking strong scented food
Make sure room is a nice temperature
Vacate - Seller should not be present
Public open houses are a great way to introduce your property to a wide audience of potential buyers We’ll create an inviting, well-staged environment that encourages visitors to take their time exploring the space and imagining themselves living there. Someone from our open house team will be on-site to answer questions, highlight key features, and create meaningful connections with serious buyers.
For certain listings, an agent open house may be part of the marketing strategy. These events invite local Realtors who may have qualified buyers seeking a home like yours. When appropriate, they can be thoughtfully arranged with light refreshments or a distinctive theme to create a memorable experience and keep the property top of mind.
When a buyer wants to purchase your home, they will make an offer on the property There are some factors to consider when looking at an offer
OFFER PRICE -This is the amount the buyer is willing to pay for your home. It may reflect market conditions, recent comparable sales, or how competitive the situation is.
DEPOSIT - The deposit is a good faith payment that demonstrates the buyer’s commitment to the purchase In Ontario, it’s typically between 1% and 5% of the purchase price, and is most commonly delivered upon subject removal, once the offer becomes firm The deposit is held in trust and applied toward the purchase on completion.
CONDITIONS - These are terms that must be satisfied for the deal to proceed Common conditions include financing, home inspection and status certificate review (for condos/townhomes). Fewer conditions generally indicate a stronger offer with less risk of the deal falling through
CASH OFFER - A buyer offering cash isn’t dependent on financing, which can speed up the process and reduce uncertainty. These offers are often more attractive to sellers
POSSESSION DATE - This is when legal title transfers and when the buyer takes possession of the home. We’ll work to align this date with your ideal timeline
If a home inspection is included in the offer, it usually takes place during the conditional period If issues arise, the buyer may negotiate for repairs, a price reduction, or walk away before subject removal.
If the buyer is securing a mortgage, the lender will order an independent appraisal to confirm the property’s value. If the appraisal comes in low, it could lead to renegotiation or additional financing requirements
Depending on what the inspection or appraisal reveals, the buyer may ask for repairs or a price adjustment. We’ll guide you through these conversations to ensure your best interests are protected
Many buyers will request a walkthrough before completion to ensure the property’s condition matches what was agreed. If included in the contract, this typically happens 24–48 hours before possession
Closing marks the official transfer of ownership from seller to buyer. A lawyer or notary manages the legal and financial aspects of the transaction, often with the support of a conveyancer behind the scenes.
Before the completion date, you’ll meet with your lawyer or notary to sign the necessary paperwork, including the transfer of title, statement of adjustments, and Direction to Pay Once documents are signed and funds are transferred, the transaction is registered with the Land Title Office and the sale is complete.
Mortgage payout and discharge fees
Real estate commission
Legal or notary fees
Property tax or utility adjustments
Condo fee adjustments (if applicable)
GST (if applicable)
Two pieces of government-issued ID
Keys, remotes, and any access fobs
Signed paperwork from your lawyer
Any final receipts or documents agreed upon with the buyer
YOU HAVE OFFICIALLY SOLD YOUR HOME
KEEP CLOSING DOCUMENTS
CANCEL INSURANCE
BOOK TIME OFF WORK
BOOK CHILDCARE FOR MOVE
BOOK MOVING TRUCK
DONATE UNWANTED ITEMS
MAKE INVENTORY OF YOUR ITEMS
TRANSFER PRESCRIPTION RECORDS
REGISTER AT NEW SCHOOLS
TAKE CUTTINGS FROM PLANTS
MEASURE FURNITURE
DEFROST FREEZER
POST OFFICE
EMPLOYER & PAYROLL
TELEPHONE, INTERNET
CRA & GOVERNMENT SERVICES
BANK & CREDIT UNION
HYDRO (IF APPLICABLE)
DOCTOR
DENTIST
LAWYER
SUBSCRIPTIONS
HEALTH & DENTAL INSURANCE
LIFE INSURANCE
HOME & CAR INSURANCE
SERVICE ONTARIO
CLEANING SUPPLIES
LIGHTBULBS
TOOLS (KNIFE, SCISSORS)
LIGHTBULBS
CHILDRENS TOYS
COFFEE, TEA, SNACKS
REMOTE CONTROL
PYJAMAS & CLEAN CLOTHES
TOOTHBRUSH & TOILETRIES
TOILETPAPER
MEDICATION
PET FOOD & LEAD
TOWELS
IMPORTANT DOCUMENTS
CASH & VALUABLES
LEAVE MAILBOX KEYS
LEAVE GARAGE KEYS
LEAVE HOUSE KEYS
PUT PETS SOMEWHERE SECURE
PROTECT PHONES AND CARPETS
MAKE SURE BOXES ARE LABELLED
FINAL CLEAN & REMOVE TRASH
LEAVE OWNER MANUAL & RECEIPTS
WE ARE ALWAYS HERE, EVEN AFTER THE ‘SOLD’ SIGN COMES DOWN.
“ I have had the most amazing experiences with Kim Mullan as my real estate agent for over the past two decades. She is attentive, knowledgable, savvy and hardworking. Kim listens to the client and conducts herself with an integrity that I appreciate beyond words I highly recommend her if you are considering buying or selling!”
- S.P.
“We really enjoyed our experience with China over the last four to five months With our search for a new home, she was very accommodating with time for viewings Writing late night offers, answering questions. Not only from us but from Max’s parents as well. She definitely went above and beyond in helping us our perfect home!”
- MAX & ANNELIES
“Thank you China, I appreciate your great work on the sale of my condo”
- ROSALIE
“Trustworthy Extremely competent, professional, dedicated. Excellent followthrough on all real estate issues both expected and unexpected Highly recommend.
- Ingrid Beebalm
Kim sold our house in such a tough market and made what would have been a stressful process, actually a lot of fun She is professional and genuine, and her guidance and expertise kept us calm and excited. If you're looking to sell your house, we highly recommend Kim and her team They are simply the best.
- A O