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Welcome to your ProbateNexus™ Execution Audit

Question 2: How frequently is your real estate professional required to provide your firm with a formal status report that explicitly synchronizes key escrow milestones (e.g., appraisal, loan contingency removal) with the next critical court filing or hearing deadline?

A. Weekly or bi-weekly (via a standardized 8-Point Timeline Review) to ensure immediate procedural alignment with the court calendar.

B. Only when a major event occurs (e.g., offer accepted, loan approved) or when the attorney specifically requests an update.

C. Never. I am notified by the title or escrow company only when the deal is ready to close.

Question 3: When reviewing the buyer's purchase agreement, is your real estate professional explicitly required to modify the standard loan/appraisal contingency period to ensure the deadline is legally sufficient to avoid delaying the court's confirmation hearing?

A. Yes, they are mandated to set the contingency period based on the projected hearing date and use a custom addendum for compliance.

B. No, the contingency period is set by the buyer's lender/agent (usually 17-21 days), and we adjust our court filing timeline based on that standard period.

C. No, we rely on the court's general authority to manage the final sale and prioritize a quick closing over detailed procedural tracking.

Question 4: Does your real estate professional provide you with a written, formal Comparative Market Analysis (CMA) that explicitly segregates and tracks the valuation difference between the property's market value and the required appraised value used for the statutory minimum bid?

A. Yes, we receive a two-part report that clearly defines both the market price strategy and the statutory minimum bid calculation.

B. Yes, they provide a standard CMA, and we cross-reference it with the appraisal to manually calculate the statutory minimum bid.

C. No, they provide a standard CMA for market pricing, and we use the final court-ordered appraisal to set the minimum bid later.

Question 5: Does your real estate professional provide a written marketing assurance (or procedural checklist) confirming that all marketing activities—signage, listing remarks, and showing access—are strictly compliant with the estate's specific court-granted authority (e.g., IAEA Full, Limited, or Trust)?

A. Yes, we receive a compliance checklist confirming marketing language and showing protocols align with the exact court authority.

B. The agent uses standard listing language, and we rely on the disclosure forms to inform potential buyers of the sale type.

C. No, the agent manages all marketing independently, assuming the court's final order will resolve any procedural issues.

Question 6: Is your real estate professional mandated to provide a singular, itemized, and detailed chronological log (Summary of Offers and Negotiations) of every material buyer interaction and offer presented for the court file?

A. Yes, we receive a standardized, written Summary of Offers and Negotiations that can be appended directly to the Petition for Confirmation.

B. No, the agent forwards all written offers as they are received, and we rely on the client or staff to track the chronology of negotiations.

C. No, we only focus on the final accepted offer, as the court is primarily concerned with the highest bid.

Question 7: Before gaining physical access to the property or initiating any vendor work (cleaning, repairs, staging), does your real estate professional provide a certified lien/utility status report to confirm zero outstanding municipal debt or foreclosure risk?

A. Yes, they submit a procedural report confirming all utilities are current and a clear financial status before accessing the asset.

B. No, they coordinate utility payments through the Executor/Administrator and rely on the Title Report to address any municipal liens.

C. No, they assume the property is clear and proceed with listing/accessing the asset upon receiving the listing agreement signed by the Executor.

Question 8: Does your real estate professional utilize a formal, written "Property Access and Security Protocol" (PASP) that requires all visitors, inspectors, and vendors to acknowledge the property's status as an Estate Asset before granting access?

A. Yes, all parties acknowledge a written PASP detailing liability waivers, security expectations, and restricted access areas before entry.

B. No, the agent verbally communicates access rules and manages security using a standard lockbox and general showing procedures.

C. No, property access is managed primarily by the Executor/Administrator or a property manager, with the agent only scheduling appointments.

Question 9: Before authorizing or coordinating vendor work (e.g., cleaning, minor repairs, staging), does your real estate professional require a written, pre-approved estimate detailing costs and payment source that is formally signed by your firm and the Executor/Administrator?

A. Yes, formal, written approval (signed by all authorized parties) is required for all vendor expenses before work is initiated.

B. No, the agent coordinates vendors and provides the receipts to the Executor/Administrator for reimbursement after the services are rendered.

C. No, we trust the agent to manage small expenses and only require formal approval for major repair work exceeding $5,000.

Question 10: At the beginning of the relationship, did your real estate professional provide a written commitment confirming they are trained in a proprietary procedural system built specifically to integrate with and protect your firm's legal workflow?

A. Yes, they provided a formal commitment (e.g., a Certification Protocol) demonstrating training in a proprietary system like ProbateNexus™.

B. No, they confirmed they are "probate certified" and rely on their general experience to guide them through the process.

C. No, they stated they would handle the transaction based on standard industry practice and follow the Executor's instructions.

Question 11: Which of the following best describes your practice's current volume of probate and trust real estate cases?

A. Low Volume (1–3 cases per year).

B. Moderate Volume (4–8 cases per year).

C. High Volume (9+ cases per year).

Question 12: What is the most critical professional outcome you wish to achieve regarding real estate transactions in the next 90 days?

A. Eliminate the risk of surcharge claims or litigation exposure.

B. Reduce my own time spent managing real estate paperwork/deadlines.

C. Accelerate case closings and improve client satisfaction.

Question 13: What do you believe is the biggest obstacle currently preventing you from achieving procedural certainty in these transactions?

A. Lack of a verifiable, repeatable procedural system for the agent.

B. Difficulty finding or trusting truly specialized real estate professionals.

C. Time/Cost associated with supervising the transaction myself.

Question 14: Preferred Solution/Budget (The Intent Signal)

A. Mandating specialized training/certification (e.g., CPTE℠) for any agent we use.

B. Outsourcing the real estate operations fully to a specialist firm.

C. Accessing detailed checklists and legal forms to manage the agent in-house.

Question 15: Is there anything else regarding your real estate operations—such as budget, urgency, or upcoming cases—that we need to know? (Your response will remain confidential.)

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