How Jayson Wingfield Serves You

Dear Friends, Family and Valued Customers:

  My services are always available to you. I have access to the most thorough database of property listings available, and am a member of the leading real estate association in Greater Miami. I deliver far-reaching
and effective marketing and promotional tools to market your property to prospective buyers, or to help you
find your next home or investment property.
                                                                                                    Your's Truly,
                                                                                                             
                                                                                                            
Jayson Wingfield


Representing you as a buyer


 My professional services for Buyers are unmatched in South Beach. To start, I will create an effortless dialogue with you where we will identify the type of property you are seeking. We will conduct a number of comprehensive property searches using my exclusive access to thousands of dollars worth of property search tools to find the matches you desire. Our professional services to you include:

  • Having the most comprehensive resources to assist you in your search and purchase. I am a tech-savvy Realtor that utilizes the industries latest tools and information to offer you premier service. With years of personal purchasing and selling experience, you are in good hands with me.
  • Scheduling previews for the properties that interest you and providing you with a detailed report of the subject property as well as its comparables.
  • Providing detailed, objective information about properties available in your search area including characteristics unique to each property.
  • Providing a detailed past sales report of relevant properties through county tax records and MLS data, aiding you in your price offering strategy.
  • Helping you determine your buying power and making sure you and your lender are on track. Financing time commitments will be closely monitored to enhance an on-time closing. 
  • Explaining to you all the options you have in a buyers market, including alternative financing foreclosure bail-outs and Miami-Dade county tax lien opportunities.
  • Helping you prepare offers as well as negotiate the best possible purchase price and terms by thoroughly explaining your contract options including home inspection thresholds, financing contingencies, lease-backs and closing cost credits.
  • Providing guidance during the evaluation of properties including in-depth feedback on unique neighborhood benefits and planned improvements.
  • Assisting you through the closing process and making sure everything goes smoothly. A seamless transaction is always my goal and what I regularly offer my customers. Allow me to work with you and you will share this experience!

Representing you as a Seller


 Our comprehensive sales and marketing program will ensure that your property is given the maximum amount
of exposure. Through the Realtor Association of Greater Miami and the Beaches (RAMB), We use our listing network to market your property to more than 40,000 local and more than 100,000 U.S. and international real estate professionals. Taking advantage of our international market in South Florida, we are connected to thousands of real estate professionals in South and Central America, Mexico and Europe, and can market your property to buyers and investors worldwide. Our marketing program includes:

  • Extensive professional photography of your property, including a panoramic virtual tour hosted and developed by VisualTour.com.     View a sample tour by clicking here.
  • Inclusion in the MLS (multiple listing service), allowing thousands of Realtors, brokers and their buyer to access your property listing.
  • Regular submission in high-traffic classified real estate websites such as Craigslist.org, BackPage.comEdgeio.comLiveDeal.comGoogleBase.comOodle.comPropsmart.comVast.com and Trulia.com.
  • Extensive visibility to a global community of buyers through the Internet, including featured and prominent placement on, Realtor.com, worldproperties.comMiami.comHerald.comGreatermiami.complsnow.comiMapp.com and Terrafly.com.
  • High-ranking visibility in GoogleYahooMSNAOL and other search engines.
  • We will showcase your listing in the Wall Street Journal and Ebay, reaching millions of people world-wide interested in Miami Beach area properties.
  • Weekly visibility in the Miami Herald newspaper and when determined necessary, also in print media such as Miami TodayOcean Drive, and Haute Living.
  • E-mail marketing to my worldwide customer base, including regular e-mail blasts to thousands of customers from around the world
  • Regular broker e-mail updates, reaching thousands of brokers both locally and from around the world.

Tips on how to buy South Beach Real Estate

  • Chose the area of South Beach you desire to purchase real estate in. Are you more inclined to purchase in the residential or tourism districts? Would you like to be beachfront, bay front with dock or boat slip usage, or perhaps a loft on a golf course? Decide the number of bedrooms and bathrooms you desire and decide on a realistic price range to begin your search in.
  • If you are going to use financing, I highly recommend that you speak with two or more lenders. This is in your best interest as it will allow your lenders to compete for your business. Only using one lender may result in high last minute fees and/or rates as well as the possibility of delays which can cause you to lose the deal. To preview average rates and potential programs with specific rates offered by competing lenders, visit bankrate, eloan, or lending tree. 
  • If you've never purchased real estate before, don't be intimidated! You can easily purchase the South Beach home you desire, even with zero down payments under some circumstances. If you are applying for financing, you'll receive the lowest interest rate offers if you have a high credit score, an active, salaried job for at least 2 years, a balanced debt-to-income ratio and assets. Any one of these can potentially qualify you for a loan even if others are questionable. If you do not need financing, you can easily purchase South Beach Real Estate! 
  • Investigate the county tax rolls to get an idea of the previous sales prices of the properties in the area that you are interested in and well as the annual tax paid on the properties. Listing prices are just that and they do not always reflect the actual sales values. You can try using zillow, but be advised that it doesn't always reflect true market values. It uses an estimating method that does not account for individual characteristics of a property that may increase or decrease its market value outside of the county tax assessments scope such as upgrades and renovations. See my stats page to check out the latest South Beach real estate pricing trends. 
  • If it is your responsibility to do so, I recommend that you select a local settlement and escrow agent to expedite the closing process. With an out of area settlement agent, delays are much more frequent and potential time-sensitive issues can become problematic. 
  • Understand that closing costs can equal up to 2% of the purchase price. This money is required at closing separate from a loan amount. You can ask the seller to pay for a portion or all of the closing costs and/or you can add the closing costs into your loan and include it in your mortgage. These are ways that people purchase real estate with zero money down. It is possible to finance up to and more than 100% of the properties appraised value, offering creative opportunities for those wishing to maximize financial leverage. 
  • Condo-hotels. When considering a condo-hotel purchase, decide the following: How often will you use the unit? What cash flow scenario would you like relative to your desired usage? How long do you plan on owning the property? Are you interested in waterfront only? Do you intend to place it in the hotel's rental program or would you like to rent it yourself through other means?

We offer over 200 Valuable Services


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 relevant sales activity from MLS
6. Research relevant sales activity from the iMapp Premium Public Records Database
7. Research "Average Days on Market" for this property of this type, price range and location
8. Download and review property tax roll information
9. Prepare "Comparable Market Analysis" (CMA) to establish fair market value
10. Obtain copy of plat map
11. Research property's ownership & deed type
12. Research property's public record information
13. Obtain lot size & dimensions for the property
14. Research and obtain legal description
15. Research property's land use coding
16. Research property’s deed restrictions
17. Research property's current use and zoning
18. Identify if there are any lis pendens
19. Verify legal names of owner(s) in the public property records
20. Obtain aerial photo of the property
21. Obtain demographics of the property and surrounding area
22. Prepare listing presentation package with above materials
23. Perform exterior "Curb Appeal Assessment" of subject property
24. Compile and assemble formal file on property
25. Confirm current public schools and explain impact of schools on market value
26. Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

27. Give seller an overview of current market conditions and projections
28. Review agent's and company's credentials and accomplishments in the market
29. Present company's profile and position or "niche" in the marketplace
30. Present CMA Results To Seller, including Comparables, Solds, Current Listings & Expireds
31. Offer pricing strategy based on professional judgment and interpretation of current market conditions
32. Discuss Goals With Seller To Market Effectively
33. Explain market power and benefits of Multiple Listing Service
34. Explain market power of web marketing, IDX and REALTOR. com
35. Explain the power and value of the immobel. com 13-language website and e-marketing tool
36. Explain the marketing power and value of your International Referral Network
37. Explain how the day after you enter the property in the MLS it will be available in 13 languages on thousands of member immobel. com sites and International Referral Network sites in the U. S. and worldwide
38. Highlight the major internet sites and portals where their property will be marketed, most in 13 language
39. Discuss that through your Southeast Florida MLS network, there are over 50,000 real estate professionals that will have access to their property and have the opportunity to market it to their customers and clients
40. Address the advantages of your expanded MLS network which allows access to your listed properties to Realtors in the prime markets including nine (9) counties in Mid-Florida and Sarasota including Orlando, Kissimmee, Lakeland, and Tampa
41. Introduce how their property will be marketed on the award winning Terrafly. com site which includes satellite imagery and major census, schools, and community information
42. Discuss the Private Client Web Page through MLXPro which connects you 24/7 by automatically displaying client property matches, CMAs, scheduled appointments and completed tasks
43. Explain the work the company and agent do "behind the scenes" and the agent's availability on weekends
44. Explain agent's role in taking calls to screen for qualified buyers and protect seller from curiosity seekers
45. Discuss how “ShowingAssist” allows you to address the sellers’ showing schedule and preferences and permits other real estate professionals to request, schedule and confirm showings electronically
46. Address the agent’s role in following up with other agents after showings to determine interest and obtain on property
47. Cover the advantages of your system for internet leads which includes MLXPro sending an alert to your cell phone when a
new lead comes in, creating a new contact record, and scheduling a follow-up call
48. Present and discuss strategic marketing plan
49. Explain agency relationship(s)
50. Explain how the applicable agency relationship effects the seller and buyer(s)
51. Review and explain the clauses in Listing Contract & Addendum and obtain seller's signature

Once Property is Under Listing Agreement

52. Review current title information
53. Measure overall and enclosed square footage
54. Measure interior room sizes
55. Confirm lot size via owner's copy of certified survey, if available
56. Note any and all unrecorded property lines, agreements, easements
57. Obtain house or condominium floor plans, if applicable and available
58. Review house plans, if available
59. Prepare showing instructions for buyers' agents and agree on showing time window with seller
60. Set up “ShowingAssist” in MLS system based on the agreed upon time frames
61. Obtain current mortgage loan(s) information: companies and & loan account numbers
62. Verify current loan information with lender(s)
63. Check assumability of loan(s) and any special requirements
64. Discuss possible buyer financing alternatives and options with seller
65. Review possible incentives from seller
66. Review current appraisal if available
67. Identify Homeowner or Condo Association manager if applicable
68. Verify Homeowner or Condo Association Fees with manager - mandatory or optional and current annual fee
69. Identify if there are any Homeowner or Condo Assessments currently paid, assessed or planned/proposed
70. Order copy of or verify access to Homeowner Association bylaws or Condo Docs, if applicable
71. Research electricity availability and supplier's name and phone number
72. Calculate average utility usage from last 12 months of bills
73. Research and verify city sewer/septic tank system
74. Water System: Calculate average water fees or rates from last 12 months of bills
75. If applicable - Well Water: Confirm well status, depth and output from Well Report
76. Natural Gas: Research/verify availability and supplier's name and phone number
77. Verify security system, current term of service, whether owned or leased and any ongoing costs or fees
78. Verify if seller has transferable Termite Bond
79. Ascertain need for lead-based paint disclosure
80. Prepare detailed list of property amenities and assess market impact
81. Prepare detailed list of property's "Inclusions & Conveyances with Sale"
82. Compile list of completed repairs and maintenance items
83. With the seller, identify additional repairs, maintenance, or cosmetic issues and timeframe for completion
84. Send “Vacancy Report or Checklist" to seller if property is vacant and owner is out of the area
85. Explain benefits and costs of Home Owner Warranty to seller
86. Assist sellers with completion and submission of Home Owner Warranty Application, if desired
87. If ordered, place Home Owner Warranty in property file when received for conveyance at time of sale
88. Have extra key(s) made for lockbox and office
89. Verify if property has rental units involved. And if so complete the following:
90. If rented: Make copies of all leases for retention in listing file
91. If rented: Verify all rents & deposits
92. If rented: Inform tenants of listing and discuss how showings will be handled
93. Arrange for installation of yard sign
94. Assist seller with completion of Seller's Disclosure form
95. Draft the listing profile data sheet
96. Complete Interior Décor Assessment
97. Complete "New Listing Checklist or work list of items"
98. Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
99. Review results of Interior Décor Assessment and suggest changes to shorten time on market
100. Take photos of the property
101. Load listing into transaction management software program
102. Provide seller with signed copies of Listing Agreement and any documents signed

Entering Property in Multiple Listing Service Database

103. Finalize the MLS Profile Sheet -- Agent is responsible for "quality control" and accuracy of listing data
104. Have the property data from Profile Sheet entered into MLS Listing Database as soon as possible after signature
105. Proofread MLS database listing for accuracy - including photo(s) entered or ordered
106. Add property to company's Active Listings list
107. Take additional photos for upload into MLS and use in flyers

Marketing The Listing

108. Create 13 language e-marketing brochure from immobel. com website
109. Create flyer/brochure
110. Create print and internet promotions
111. Coordinate showings with owners, tenants, and other Realtors®
112. Responsible for returning all calls and emails – weekends included
113. Install electronic lock box if authorized by owner. Program with agreed-upon showing times
114. Coordinate electronic lock box programming with ShowingAssist programming
115. Prepare mailing and contact list(s)
116. Generate mail-merge letters, postcards or emails to contact list(s)
117. Prepare “Just Listed” labels or emails
118. Prepare flyers or marketing pieces & feedback faxes or emails
119. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
120. Prepare property marketing brochure and materials
121. Arrange for printing or copying of supply of marketing brochures or flyers
122. Place marketing brochures in all company agent mail boxes
123. Upload listing to company and agent Internet site, if applicable
124. Send "Just Listed" notice to all neighborhood residents
125. Advise Network Referral Program of listing
126. Provide marketing data to buyers coming through international relocation networks
127. Provide marketing data to buyers coming from referral network
128. Provide "Special Feature" cards for marketing, if applicable
129. Submit ads to company's participating Internet real estate sites
130. Promptly enter price and other changes in MLS listing database
131. Convey price and other changes promptly to network and all Internet groups
132. Reprint/supply brochures promptly as needed
133. Review and update loan information in MLS as necessary
134. Review weekly market activity
135. Send feedback e-mails or faxes to buyers' agents after showings
136. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale
137. Place regular update calls to seller to discuss marketing & pricing

The Offer and Contract

138. Receive and review all Offers to Purchase contracts submitted by buyers or buyers' agents.
139. Evaluate offer(s) and prepare a "net sheet" on each for the owner for comparison purposes
140. Counsel seller on offers. Explain merits and weakness of each component of each offer
141. Contact buyers' agents to review buyer's qualifications and discuss offer
142. Fax or email Seller's Disclosure to buyer's agent or buyer on request - prior to offer if possible
143. If applicable, confirm buyer is pre-qualified by calling Loan Officer
144. Obtain pre-qualification letter on buyer from Loan Officer
145. Negotiate all offers on seller's behalf, identifying and setting time limit for loan approval and closing date
146. Prepare and convey any counteroffers, acceptance or amendments and addenda to buyer's agent
147. Deliver copies of fully signed Offer to Purchase contract and addenda to seller
148. When Offer to Purchase Contract is accepted and signed by seller, deliver to buyer's agent
149. Fax or deliver copies of Offer to Purchase contract and addenda to Selling Agent
150. Record and promptly deposit buyer's earnest money in escrow account.
151. Disseminate "Under-Contract Showing Restrictions" as seller requests
152. After signatures, fax or deliver copies of contract and addenda to closing attorney or title company
153. Assure that Offer to Purchase contract and addenda are faxed or delivered to lender
154. Provide copies of signed Offer to Purchase contract and addenda for office file
155. Advise seller regarding possible handling of additional offers to purchase submitted between contract and closing
156. Change status in MLS to "Sale Pending"
157. Update transaction management program to show "Sale Pending"
158. Provide credit report information to seller if property will be seller-financed
159. If seller financed, review buyer's credit report results -- discuss worst and best case scenarios
160. Assist buyer or buyer’s agent with obtaining financing, if appropriate and follow-up as necessary
161. If applicable, coordinate with lender on interest rate, discount points, etc. , being locked in with dates
162. Deliver unrecorded or additional property information to buyer, if applicable
163. Confirm termite, home inspection, water or septic system inspections, if applicable
164. Receive and review termite, home inspection, water or septic system report(s) and assess any possible impact on sale
165. Deliver copy of termite, home inspection, septic system reports to seller, buyer, lender & attorney/title company and file
166. Deliver copies of applicable Reports to seller, buyer, lender, attorney/title company and to property file

Tracking the Loan Process

167. Confirm Verifications of Deposit & Buyer's Employment Have Been Returned
168. Follow Loan Processing through to the Underwriter
169. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale
170. Contact lender or buyers agent weekly to ensure processing is on track
171. Relay final approval of buyer's loan application to seller

Home Inspection

172. Coordinate buyer's professional home inspection with seller
173. Review home inspector's report
174. Enter completion into transaction management tracking software program
175. Explain seller's responsibilities with respect to loan limits and interpret any clauses in the contract
176. Ensure seller's compliance with Home Inspection Clause requirements
177. Assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
178. Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed

The Appraisal

179. Assure that Appraisal is scheduled
180. Provide comparable sales used in market pricing to appraiser
181. Follow-up on appraisal
182. Note complete in transaction management program
183. Assist in questioning appraisal if it seems too low or provide additional comparables to appraiser

Closing Preparations and Duties

184. Contract Is Signed By All Parties
185. Coordinate closing process with buyer's agent and lender
186. Update closing forms & files
187. Ensure all parties have all forms and information needed to close the sale
188. Select location where closing will be held
189. Confirm closing date/time and notify all parties
190. Assist in solving any title problems (boundary disputes, easements, etc) or obtaining Death Certificates
191. Work with buyer's agent in scheduling and conducting buyer's final walk-thru prior to closing
192. Research all tax, HOA, utility and other applicablepro-rations
193. Request final closing figures from closing agent (attorney or title company)
194. Receive & carefully review closing figures to ensure accuracy of preparation
195. Forward verified closing figures to seller andbuyer or buyer's agent
196. Request copy of closing documents from closing agent
197. Review all closing documents carefully for errors
198. Confirm buyer and buyer's agent have received title insurance commitment
199. If applicable, provide "Home Owners Warranty" for availability at closing
200. Forward closing documents to absentee seller, if applicable
201. Review documents with closing agent (attorney)
202. Provide earnest money deposit check from escrow account to closing agent
203. If applicable, coordinate this closing with seller's next purchase and resolve any timing problems
204. Have a "no surprises" closing so that seller receives a net proceeds check at closing
205. Refer sellers to one of the best agents at their destination, if applicable
206. Change MLS status to Sold. Enter sale date, price, selling broker and agent's ID numbers, etc.
207. Close out listing in transaction management program

Follow Up After Closing:

208. Answer questions about filing claims with Home Owner Warranty company if requested
209. Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
210. Respond to any follow-on calls and provide any additional information required from office files
211. Maintain file of documents for later reference
212. Serve as the source for real estate information after the closing

 


 

"first-time buyers, burgeoning families, investors and public figures alike" have benefited from Jayson's “attentive, discreet service and patient yet persistent approach.”

“He will simply not rest until the transaction is complete, and the experience exceeds all expectations. Whether helping a seller market a property aggressively to get the most exposure and highest price, or working closely with buyers to expedite the search for the home of their dreams, he makes deals happen.”
 

Jayson Wingfield

Zilbert Realty Group

605 Lincoln Rd., Suite #230

Miami Beach, Florida  3339

Telephone:  (305) 878-1709     Fax:  (786) 513-0479

 

 

DATE___,____, 2010

 

            RE:      Property Located at  _______________.

 

Dear ________:

 

            CONGRATULATIONS on the purchase of your new home! Listed below are some very important dates:

 

1.                  On ____, ____, 2010  your second deposit of ______ is due, made payable to Colonial America Title Services  Escrow Account.

 

 

2.                  INSPECTION: You have 10 calendar days from the date the contract was signed  (signed on ______, _____ 2010) to have all the inspections done. Therefore, by _____, _____, 2010, all inspections must be completed.  If any inspections have not been completed by ______, ______, 2010, you will be obligated by the terms of the contract to purchase the property “as is.”

 

3.                  FINANCING: By ______, ______, 2010, we need to provide the Seller with the name of the mortgage company you have decided to use with their contact information.

 

4.                  APPRAISAL:  The appraisal is scheduled on:   __________________  (date & time will be provided).  If the property does not appraise at the selling price, the Buyer reserve the right to cancel the contract or agree to add additional funds to cover the difference.

 

 

5.                   LOAN COMMITMENT: A written financing commitment or approval letter (“Commitment”) needs to be provided to the Seller by on or before ______, _______, 2010.

 

6.                  CLOSING DATE:  The closing date will take place on or before         ,          , 2010Bring your driver’s license and your social security card to closing, which will take place at                         , _________, FL 33139 .(Time TBD).

 

It is imperative that we move quickly with the inspections.                                                                                  

 

Very truly yours,

 

                                                                                    Jayson  Wingfield

 

Subpages (28): View All