Vignette Realty | Seller Listing & Disclosure Reference
At Vignette Realty, we understand that a successful home listing in Western North Carolina depends on clarity, accuracy, and transparency. This guide explains what information sellers should provide when preparing their North Carolina Listing Agreement and why each disclosure matters.
Your detailed, honest responses help ensure compliance with North Carolina Real Estate Commission rules, highlight your home’s best features, and allow our team to market your property effectively across Franklin, Highlands, Cashiers, Otto, Bryson City, Sylva, Dillsboro, and Waynesville.
How Complete Should the List of Items to Convey Be?
A complete list of items that will remain with the property after closing prevents confusion and ensures a smooth transaction. Include all appliances, fixtures, and features — from refrigerators and window treatments to mounted televisions and outdoor playsets.
If in doubt, list it. A full inventory eliminates disputes and reflects professionalism, helping buyers feel confident in your listing.
Why It’s Important to List Items That Do Not Convey
Just as crucial is identifying items you plan to remove or take with you. Examples include washers, dryers, decorative mirrors, heirloom lighting, or patio furniture.
By clearly defining “Items That Do Not Convey,” you protect yourself and the buyer, preventing emotional or financial misunderstandings at closing.
Authorized Signatory for a Trust or Corporation
If your property is owned by a trust, corporation, or LLC, the person signing the listing documents must be the authorized signatory — legally empowered to act for that entity.
Provide documentation, such as trust certificates, operating agreements, or corporate resolutions, so your listing complies fully with North Carolina real estate law.
Why Liens Matter on a Property
A lien is a legal claim placed on property as security for a debt. Sellers must disclose all known liens, as these can delay closings, affect title clearance, and reduce proceeds. Early disclosure ensures transparency, allowing attorneys and agents to address title issues proactively.
Why It’s Important to Disclose Tenants or Leases
If tenants currently occupy the property, those leases remain binding even after the sale. Sellers should disclose lease terms, rental amounts, and deposits to ensure full compliance with North Carolina landlord–tenant laws and to avoid complications for buyers and lenders.
Why It’s Important to Disclose a Recent FHA Appraisal
Because FHA appraisals are tied to the property (not the buyer), an appraisal completed within the past 90–120 days may impact future transactions. Disclosing it early helps lenders and agents plan financing appropriately and prevents unnecessary delays.
Why It’s Important to Disclose Bankruptcy Proceedings
Active or recent bankruptcy cases can affect your ability to transfer title or receive sale proceeds. Some transactions may require court approval. Sharing this information upfront allows your real estate team and attorney to coordinate with the trustee and ensure a timely closing.
Flood Insurance: What Transferability Means
Flood insurance transferability lets a buyer assume an existing policy, often preserving rates and terms. Whether transferable depends on the insurer and flood zone; this disclosure impacts both affordability and financing, especially for homes near waterways or in mountain lake regions of North Carolina.
What Is a Termite Bond?
A termite bond is a service agreement with a licensed pest control company that provides inspections and treatments for wood-destroying insects. Transferable bonds reassure buyers and lenders that the home has been professionally maintained.
Why Termite Bonds Are Important
A valid, transferable termite bond protects property value and simplifies the closing process. It signals consistent maintenance—an attractive feature for buyers in Western North Carolina's humid climate.
Why It’s Important to Have a Transferable Termite Bond
A transferable bond continues protection without interruption, providing peace of mind for both parties and helping prevent costly post-closing issues.
What Does It Mean to Have an Offsite Boat Dock or Septic System?
An off-site dock or septic system means your property relies on a separate parcel or easement. Common in lakefront and mountain communities, these arrangements require documentation verifying shared use, maintenance obligations, and legal access before closing.
Why It’s Important to Know About Offsite Boat Docks or Septic Systems
Understanding ownership and access responsibilities prevents title complications and ensures the buyer can secure proper financing — particularly around Lake Glenville, Nantahala Lake, and other scenic areas of Western NC.
Why It’s Important to Know If a Mobile Home Has a Permanent Foundation
A permanent foundation converts a mobile home from personal property into real property, allowing standard mortgage financing. This affects the appraisal process, tax classification, and transfer at closing.
Why It’s Important to Provide HOA Information and the President’s Name
Accurate Homeowners Association (HOA) contact details — including the president or management company — help attorneys verify dues, restrictions, and pending assessments. This step prevents delays and ensures compliance with North Carolina disclosure law.
Examples of Items That Do Not Convey
Items typically excluded from sale include washers, dryers, refrigerators, heirloom fixtures, wall art, patio furniture, potted plants, and portable fire pits.
Listing these items clearly keeps all parties aligned and prevents disputes during final walkthroughs.
Why Must Listing Clients Disclose Special Assessments?
Sellers must reveal special assessments, such as for paving, roof replacement, or utility upgrades. These costs directly affect ownership and buyer affordability. Full disclosure protects both parties and ensures regulatory compliance.
Why It’s Important to Disclose Tanks on a Property
All fuel or storage tanks (above or underground) must be disclosed to confirm environmental safety and ownership. Buyers need to know if tanks are leased or owned and whether documentation of removal or service exists.
Partner with Vignette Realty for a Smooth, Transparent Sale
At Vignette Realty, we believe that informed sellers make confident decisions. From your initial listing paperwork to final closing, our agents provide guidance tailored to the mountain markets of Franklin, Highlands, Cashiers, Otto, Bryson City, Sylva, Dillsboro, and Waynesville, North Carolina.
We help you navigate every step — from property disclosures to marketing strategy — ensuring your story is told clearly, compliantly, and successfully.
About Vignette Realty
Vignette Realty is an independent, locally owned brokerage serving Western North Carolina, helping clients buy and sell homes in the Smoky Mountain region with professionalism, innovation, and heart. We don’t just sell homes — we help people write their stories in the mountains.
