Introduction

Hello there! My name is Sheila Wiley. I am a REALTOR®, a Broker, and I work as a Buyer's Agent in the Springfield, Missouri area.

I represent buyers looking to purchase single-family homes in Springfield, Republic, Ozark, Nixa, or Fremont Hills. I also work with buyers of vacant land anywhere across Southern Missouri—whether for recreational or investment purposes (excluding logging).

Whether you have purchased before or are a first-time homebuyer, the process is not as simple as it may seem. This is why you want an advocate watching out for your interests. In real estate, that is called a Buyer’s Limited Agent or a Buyer’s Agent.

My job as your Buyer's Agent is not to tell you what I think you should do, but to provide you with all the information to the best of my ability so that you can make an informed decision. By the laws and rules of the Missouri Real Estate Commission and the policy of my brokerage, being hired as your Buyer’s Agent is the only way that I can advise you and show you properties.

Every home purchase has the potential to run into problems, big and small. It can be stressful, so you want to be surrounded by professionals with the answers to whatever comes up. That starts with hiring an agent you can trust who has the network and resources to support you.

If you have an immediate need, know that you can sign a Buyer’s Agency Agreement for a single home or a single day—whatever fits your current situation.

Role of a Buyer’s Agent

A Buyer's Agent is a designated agent under contract to represent the interests of the buyer to purchase property within a specific timeframe. In Missouri, an open-ended contract is not a legal contract.

The responsibilities of a Buyer’s Agent are spelled out in the Buyer's Agency Agreement. (A sample copy is available here). In general, the Buyer's Agent works exclusively for the interest of their client as their real estate advisor through the entire transaction.

• Legal Authority: A Buyer's Agent cannot give you legal advice or act outside their authority as a real estate agent.

• Seller’s Agent: They are responsible for the interests of the seller.

• Confidentiality: As your Buyer's Agent, I do not share any information about you with the Seller's agent that they have no right to know. Some Seller's agents will ask for as much information as possible to gain an advantage during negotiations (e.g., knowing you need to find a home quickly because your current home is under contract).

Dual Agency

If you want to make an offer on a home that I have listed, I would be acting as a Dual Agent. I have worked as a Dual Agent numerous times throughout my career.

• Notice: Everyone signs a notice so it is understood I am working for both parties.

• Confidence: I keep everyone’s confidence forever. I work to make it a "win-win" and never share confidential information between the two parties.

By Missouri law, every Buyer and Seller must receive a copy of the Missouri Broker Disclosure published by the Missouri Real Estate Commission. It provides definitions of every legal agency type in the state.

Buyer’s Agency Agreement

Even though I can only advise you after you hire me, there are things I can do to help you right away:

• MLS Access: I can set up your criteria on the Southern Missouri Regional Multi-Listing System (MLS). Email me the number of beds/baths, preferred size, location, and budget at (Your Email Address).

• Lender Referrals: I can put you in touch with local lenders. You must be qualified for a specific amount before making an offer.

• Single-Use Agreements: If you want to see a home but don't have an agent yet, you can sign an agreement for a single home or a single day.

• Open Houses: You can visit any Open House without signing an agreement. If an agent tells you otherwise, tell them you have an agent and give them my name.

First Steps

I want to create a comprehensive list of "Must-haves" and "Would-be-nice-to-haves":

• Property Basics: Minimum bedrooms, baths, and square footage.

• Layout: Single story? Stairs?

• Land: Minimum number of acres.

• Location: Where do you want to live and why? Are you open to other areas?

• Lifestyle: Do you commute? What type of work do you do?

• Schools: Do you have school-age children? I can provide School Reports for public or private schools.

• Amenities: What activities do you enjoy as a family? What area amenities are important to you?

• Animals: Do you have pets? Do you need special fencing, outbuildings, or proximity to dog parks?

Communication

• Method: Do you prefer calls, texts, or emails?

• Default: My default is to email detailed information and text you to check your email.

• Urgent: If something is urgent, I will text and try to call you.

Detailed Neighborhood Information

I have access to the most up-to-date information on the local market, including recent trends, pricing, and schools.

• The database holds every public record plus data from 98% of MLS systems across the U.S.

• These reports update every 48 hours to ensure accuracy.

Areas I Serve

• Springfield

• Republic

• Ozark

• Nixa

If you are looking elsewhere in Missouri or the U.S., I can create a report for you or refer you to an agent in that specific area.

Funding

Offers submitted to a Seller must include proof of funds.

• Loans: A letter from your loan officer on bank letterhead.

• Cash: A bank letter on letterhead confirming available funds.

• Investments: If funds are not liquid, it is critical to find out the length of time needed to gain access.

Note on Lenders: Some lenders sell mortgages on the secondary market while others keep them "in-house." Some do their own appraisals while others outsource them. I can send you a list of local loan officers to help you navigate this.

Property Searches

To start, I will use your criteria to do an initial search on the Southern Missouri Regional MLS system. Instant Alerts: I will set up the system so that new listings matching your criteria are sent to you instantly.

• Price Drops: If a home was too expensive but lowers its price into your range, you will be notified.

• Dashboard: You will get your own dashboard to save properties you like.

• Details: When you see a property you like, forward it to me. I will respond with Seller’s Disclosures, aerials, and all available data.

I work with all real estate agents. Whether it's a "For Sale By Owner," a lakefront home, or an equine property, forward the address to me and I will get the information. For Farms and Vacant Land, I also offer Soil Surveys, Google Satellite Images, and Topographical Maps.

Final Property List

Once you have a final list, I will map them out and make appointments to make the best use of your time. We can adjust the schedule as needed; sellers and agents are used to changes.

Going to See Properties

• Preparation: Bring bottled water and snacks. I will provide an MLS Detail Page and a Home Checklist for your notes.

• Privacy Warning: There are recording cameras everywhere. Do not discuss excitement or offer amounts inside the home. We will talk outside by the vehicles.

• Protocol: I will try to turn lights on for you. I am responsible for leaving the home exactly as we found it (locked doors, lights off).

• Bathrooms: If a home is vacant (especially in winter), it may be "winterized" with the water turned off. We should plan bathroom breaks at public stops between showings.

• Your Control: If you pull up to a house and change your mind, we don't have to go in. If you find "the one," we can cancel the remaining appointments.

Vacant Land Buyers

I provide driving directions, soil surveys, topographical maps, plat maps, and satellite images, and I will make arrangements for you to walk the land.

Writing an Offer

I use standard legal forms provided by the state association of REALTORS® and my brokerage.

1. Preparation: I contact the listing agent to see if other offers are on the table and ask about the seller's preferred moving timeline.

2. The Contract: This is the agreement for the real estate and items that "convey" (like appliances).

3. Personal Property: Items like furniture must be handled via a separate Bill of Sale. Banks generally will not allow personal property to be included in the real estate loan.

4. Solar Panels: These are considered personal property. They have value but do not typically show up on an appraisal.

Earnest Money

Earnest money shows you are a serious buyer.

• The money goes toward the purchase price at closing.

• If you provide a check, it will be cashed and held in an insured escrow account.

• You may also wire the funds once an offer is accepted.

• If an offer is not accepted, I will follow your instructions regarding the return of the check.

Network of Professionals

As my client, you have access to my trusted network:

• CPAs and Attorneys

• Mortgage Brokers

• Home, Termite, and Roof Inspectors

• Home Repair Specialists

Smooth Transaction Management

I utilize Transaction Coordinators to ensure all paperwork and legal deadlines are met.

• The Flurry: There is a lot of activity and decision-making right after the contract is signed.

• The Lull: There is often a quiet period before closing. This is normal.

• The Reality: Most closings hit a snag. I have the experience and network to find quick solutions and keep us on track.

A Note on the Underwriting Process

If you are securing a mortgage, the "Underwriter" is the person who determines your qualification.

• They may ask for the same documents multiple times.

• Pro Tip: Keep a handy file of everything you send on your computer. If they ask for it again, clench your teeth and send it immediately. It’s the fastest way to the finish line.

Inspections

• Disclosures: In Missouri, sellers are only required by law to provide a Lead-Based Paint Disclosure (for homes built before 1978). Other disclosures are common but not legally mandated.

• The Period: The inspection period is critical. If unacceptable issues are found, you can void the contract.

• Negotiation: Repairs are a second negotiation. Sellers are not required to agree to all repairs. Everything is handled on strict deadlines.

Title Insurance

A Title Agent searches legal documents for property line disputes, liens, back taxes, or unpaid equipment (like solar systems).

• Title Commitment: Once the search is done, you will receive a Title Commitment document.

• Policy: You pay a one-time premium for a policy that protects you from legal claims against the property from before you owned it.

Closing

Closing is the signing of the paperwork.

• Identification: Bring a driver's license or passport.

• Funding: For bank loans, final approval can sometimes take hours. I recommend not closing on a Friday so that any last-minute "snafus" can be handled before the weekend.

• The Celebration: Once signed and funded, you get the keys and we celebrate!

Reach Out

Whatever comes up, make me your first call. If I can’t help you directly, I likely know someone who can. I look forward to being your first friend in the area!

Buyer’s Agency Agreement

I work on a straight commission basis. My expenses are paid upfront, and I earn a commission only when you close. I will negotiate with the property owner so that you aren't paying my entire commission. If there is a situation where any part of the commission becomes your responsibility, I will inform you before we make an offer so you can make an informed decision.