Buyer Deal Timeline

To automate the TC, "Amy" must follow the linear progression of a real estate transaction. The timeline is dictated by "Days After Acceptance" (Day 0).

4.1 Phase I: Opening Escrow (Days 0-3)

Objective: Establish the transaction shell and secure the deposit.

• Day 0 (Acceptance): The RPA is fully signed by both parties.

  • Human Task: Review contract for completeness. Identify all timelines (default: 17 days inspection, 21 days loan).

  • Amy Automation:

    • Ingest: Detect Executed_RPA.pdf in inbox.

    • Parse: Extract "Date of Acceptance" (Page 16). Calculate all future deadlines (Day 3, Day 17, Day 21).

    • Setup: Create Google Drive folder Smith - Newcastle. Create SkySlope transaction via API.  

    • Intro: Draft "Welcome Email" to Client, Lender, and Escrow Officer attaching the RPA and introducing the team.

• Day 1 (Open Escrow):

  • Amy Automation: Send email to Escrow Officer: "Please open escrow for [Address]. Buyer is [Name]. RPA attached. Please send EMD instructions to Buyer."

• Day 3 (EMD Deadline):

  • Requirement: Buyer must wire Earnest Money Deposit (EMD) to Escrow.

  • Amy Automation: Check inbox for "Receipt for Deposit" from Escrow. If not received by 12:00 PM, send SMS/Email reminder to Buyer/Agent: "EMD is due today. Has this been sent?".  

4.2 Phase II: Due Diligence & Disclosures (Days 1-17)

Objective: The Buyer investigates the property; the Seller discloses everything.

• Seller Disclosures (Days 1-7):

  • Requirement: Seller must deliver TDS, SPQ, NHD, and Booklets to Buyer within 7 days.

  • Amy Automation (Listing Side):

    • Generate a "Disclosure Packet" envelope in DocuSign/Glide.

    • Send to Seller: "Please complete these mandatory disclosures."

    • Monitor status. Upon completion, download, split (if bundled), and save to 02. Disclosures folder.

    • Share with Buyer's Agent via link.

  • Amy Automation (Buyer Side):

    • Ingest "Disclosure Packet" from Listing Agent.

    • Scan for missing signatures (e.g., did the Seller check all "No" boxes on the TDS?).

    • Send to Buyer for review and signature via DocuSign.

• Inspections (Days 1-15):

  • Task: Buyer hires inspectors (General, Termite, Sewer, Roof).

  • Amy Automation: Send email to chosen inspectors: "Please schedule inspection for [Address]. Access via Lockbox Combo [Code]."

  • File Management: As reports come in (e.g., 5339 Newcastle Ave... Inspection Agreement.pdf in Image 6), Amy saves them to the Inspections folder.

4.3 Phase III: Contingency Management (Days 17-21)

Objective: Remove Buyer's exit clauses to lock in the deal. This is the TC's most critical "Deadline Watchdog" function.  

• Day 17 (Inspection & Appraisal Contingency Removal):

  • Context: By Day 17, the Buyer should have finished inspections and either requested repairs or agreed to move forward.

  • Amy Automation:

    • Alert: Two days prior (Day 15), email Agent: "Inspection Contingency expires on. Should I draft a Contingency Removal (CR) or a Request for Repair (RR)?"

    • Drafting: If Agent says "Draft CR," Amy generates C.A.R. Form CR, checking the box for "Inspection Contingency," and sends to Agent for review.

• Day 21 (Loan Contingency Removal):

  • Context: Lender must confirm the loan is fully underwritten.

  • Amy Automation: Email Lender: "We are approaching Day 21. Are we Clear to Close? Can we remove the loan contingency?"

  • Action: Once confirmed, draft CR for Loan Contingency.

• The "Notice to Perform" (NBP): If the Buyer drags their feet, the Seller can issue an NBP giving the Buyer 48 hours to remove contingencies or face cancellation. Amy must recognize an incoming NBP immediately and flag it as "High Priority".  

4.4 Phase IV: Closing (Days 25-30)

Objective: Final Verification, Signing, and Recording.

• Final Walkthrough (Day 25):

  • Amy Automation: Send calendar invite for "Verification of Property" (VP). Draft C.A.R. Form VP for the walkthrough.

• Closing Disclosure (CD):

  • Compliance: Ensure Buyer receives the CD from the Lender at least 3 days before signing (TRID rule).

• Signing:

  • Amy Automation: Coordinate signing appointment with Escrow Officer and Mobile Notary.

• Closing Day:

  • Trigger: Escrow confirms "Confirmation of Recording."

  • Amy Automation:

    • Change status in SkySlope to "Closed."

    • Archive Google Drive folder to "Closed Transactions."

    • Send "Congratulations" email to Client with a zip file of all documents (The "Closing CD" or "Closing Package").