• PRE-LISTING INTAKE SHEET

    All listing submissions received after 3:00 p.m. central time will be processed the following business day. We will follow up with you ASAP to discuss listing details and the next steps.
    • SELECT YOUR SERVICE PACKAGE 
    • NEW OR RETURNING CUSTOMER 

    • IMPORTANT AND REQUIRED INFORMATION FOR NEW CUSTOMERS 

      Your transaction coordinator must have access to your MLS and office suite to monitor contract compliance, obtain client signatures, make changes to your MLS, and carry out the tasks associated with contract-to-close and listings.

      Please review the following information and provide the requested credentials on the following pages.

      All passwords and login information received by TMS are kept strictly confidential. TMS does not and will not share or sell your information.

      Here is an example of what we need for each of your platforms:

      • My MLS is Realtracs
      •    The URL is www.realtracs.net
      •    My Username is Tmsagent
      •    My Password is tms123

       

      • My TREC FORMS are kept in Docusign
      •    The URL is www.docusign.com
      •    My username is un@example.com
      •    My password is tms123

       

      • My brokerage back office is KW Command
      •    The URL is agent.kw.com
      •    My username is Tmsagent
      •    My password is Password123

      Please provide this information on the next page.

  • Now, let's share details about logging in to your MLS and back office.

    This section needs to be completed on your initial visit only. Your future visits will be streamlined.

    * It is important to know that when we log in to your Realtracs account and other platforms that use 2-Step Verification, a verification code will be sent to YOU from the platform. You will need to TEXT the verification code to us immediately to be given access to your platform(s) before we can proceed with our tasks. Otherwise, you may set us up as an assistant on Realtracs using TC@rickmarinoteam.com as our email address. This will allow us to login without using 2-step verification when we're working on your files.

  • My MLS username is: *
    My password is: *

    TREC FORMS:   *   
    URL: *   
    Username:   *   
    Password:   *   

  • My brokerage back office is:      
    URL:      
    Username:      
    Password:       

    Additional Platform Name     
    URL:     
    Username:      
    Password:     

    Additional Platform:      
    URL:      
    Username:      
    Password:      

  •  

  • Next: Let's complete your Profile and add your Brokerage info

  • PLEASE UPDATE YOUR NEW BROKERAGE INFORMATION

  • UPDATES

  • LIST all updates for the platforms used to coordinate your transactions and back office: i.e. URLs, usernames, and passwords

  • My brokerage back office is:      
    URL:      
    Username:      
    Password:       

    Additional Platform Name     
    URL:     
    Username:      
    Password:     

    Additional Platform:      
    URL:      
    Username:      
    Password:      

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  • WELCOME BACK!

    It is a pleasure coordinating your listings and transactions. You mean a GREAT DEAL to us. Your success is our success!

    Thank you for your continued trust!

    • WELCOME TO TMS 

    • WELCOME to TMS!

      It is a pleasure coordinating your listings and sales. You can always reach us at 615-405-1800.

    • LISTING 

    • If you're the Co-Listing Agent, who is the Listing Agent?

    • CO-LISTING BY TWO FIRMS

      When there's a listing between two firms, your broker may require form RF111, "Co-Listing Agreement (Between Two Firms)" for compliance. Please include form RF111 with your other required documents.

      Download FORM RF111 here, for your convenience.

    • COMMISSION STRUCTURE 

    • Dual/Variable Commission exists when a seller will pay a specified amount (x) if listing is sold by the listing broker — without a cooperating broker — and a different amount (y) if a cooperating broker is used.

    • SELLER INFO 

    • When a property is owned by an LLC, it means that the business is holding the title to the property. While the sale isn’t too different from a traditional owner sale, there are quite a few documents that will be requested by title in the transaction.

      It is important to know the documents that will need to be collected for clearing the title.

      Please be prepared, the Title Company will request the following documents:

      1. a copy of the Operating Agreement
      2. a copy of the Articles of Organization (signing Authorization)
      3. the EIN # for the LLC
      4. a Proceeds Disbursement Authorization


      The title company will also need to verify that the LLC is in good standing with the state.

      When writing the contract of sale, be sure to have the seller as the name of the LLC and the signatures to be “*Name of LLC by Name of Signer*” and their member status. For example, Tenneessee LLC by Rick Marino, Member.

    • Selling a property held in a trust can be complicated, especially if the property was inherited through the trust. But still, you can do that.

      We want to be sure the title company is aware of the trust and handles it accordingly.

      What are the Main Types of Trust?

      1. A Revocable Trust offers flexibility and control during your lifetime, allowing you to modify or cancel it if your circumstances change.
      2. An Irrevocable Trust is a powerful tool to protect your assets from creditors and ensure they pass to your beneficiaries without being subject to estate tax.
      3. A Living Trust is a flexible and popular estate planning tool that allows you to transfer your assets to your beneficiaries while avoiding probate.
      4. A Testamentary Trust is created through your Will and takes effect after your death. It allows you to provide for your beneficiaries while ensuring that your assets are managed according to your wishes.

    • What is a 1031 exchange?
      A 1031 exchange is very straightforward. If a business owner has property they currently own, they can sell that property, and if they reinvest the proceeds into a replacement property, there’s no immediate tax consequence to that particular transaction. They can defer any capital gains taxes associated with that sale.

      This formerly applied to other types of business assets, but changes to the tax code have limited its application to real estate assets. However, there are other limits regarding what types of real estate qualify and the required timeframe of the transaction.


      What types of properties qualify?
      To qualify as a 1031, both properties involved in the exchange must be “like-kind,” meaning they must be of the same nature, character, or class as defined by the IRS.

      A few key points to know:

      Most real estate properties are classified as like-kind.
      A property within the U.S. may only be exchanged with other real estate within the U.S.


      A property outside the U.S. may only be exchanged with other real estate outside the U.S.

       

      We will make sure TITLE is aware that the Seller is a 1031 Exchange.

    • RELOCATION 
    • TRANSACTION FEES 
    • REFERRAL 

    • * Please Upload the Referral Agreement and W9 with your Listing Docs.

    • TITLE COMPANY | Escrow 
    • LISTING DETAILS 
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    • MEDIA: Photographs | Virtual Tour | Drone Video | Links 


    • Photos Download
      Hyperlink:
      Username (if applicable)
      Password (if applicable)
      Third-party websites and data aggregators often use this information.


    • Drone download instructions:
      hyperlink:
      username (if applicable)
      password (if applicable)
      Third-party websites and data aggregators often use this information.


    • Video download instructions:
      hyperlink:
      username (if applicable)
      password (if applicable)
      Third-party websites and data aggregators often use this information.

    • HOA | COA 

    • The HOA is covered in depth within the Seller Questionnaire. We will gather the information about the HOA when we receive the questionnaire back from the Seller. For now, simply confirm whether or not an HOA exists for this listing.

    • IMPROVEMENTS 

    • (Updates and Improvements are also covered in the Seller Questionnaire. We will use specifics from the questionnaire (if applicable) in the listing.)

    • SCHOOLS 
    •  

    • Need help locating the schools? Use our School Finder!

      *Please verify

    • PRIOR MLS LISTING SHEET 

    • PRIOR MLS SHEET

      Pertinent details about the listing, i.e. square footage, room dimensions, lot size, etc., could be copied from the prior MLS sheet. Please verify that the prior listing details are still correct (if applicable).

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    • STRUCTURE 

    • LISTING DETAILS

      At TMS, we recognize that the seller knows more about their house than the agent, so we send our sellers a questionnaire.

      Here is a sample of our Seller Questionnaire that will be sent to the seller on your behalf. We will use the data from the seller to complete the listing. 

      The questions below require agent verification for E&O purposes. Please confirm the following questions which may or may not be included in the Seller Questionnaire.

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    • PARKING 
    • NUMBER OF BEDROOMS, FULL/HALF BATHROOMS 
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    • SHOWING INSTRUCTIONS 

    • Minimum Notice to Show:
      Showing Restrictions:
      Show no later than...

    • LOCKBOX AND SIGN 
    • ADDITIONAL DETAILS 
    • UPLOAD DOCUMENTS 

    • COMPLIANCE

      Please upload the minimum set of required docs (fully executed by all parties) along with other docs that are vital to this listing (including, but not limited to, referral, relo, occupancy docs, etc.). 

      • Listing Agreement
      • TN Residential Property Condition (Disclosure or Exemption)
      • Wire Fraud Warning
      • Disclaimer
      • Confirmation of Agency
      • Transaction Fee Addendum
      • Working With a Real Estate Professional
      • Subsurface Sewage (if appl)
      • Lead-Based Paint (if appl)
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