How to Sell Without a Realtor in Berwyn Illinois – 2022 Attorney’s Guide to Berwyn Transfer Stamps, Final Water Readings, and More

Berwyn City Hall in Berwyn, Illinois view from parking lot
Berwyn City Hall in Berwyn, Illinois – A beautiful sandstone brick building

Need to sell a house in Berwyn Illinois? With so many houses on the market, it can be hard to know where to start. Luckily, there is an easy and cost-effective way for you to sell your home without having to deal with any real estate agents. This guide will walk you through how For Sale By Owner works in Berwyn Illinois with a Berwyn attorney and how you can use it to sell your home quickly, without paying any commission. You’ll also find out about the most common mistakes people make when selling their homes FSBO!

Many homeowners do not know how to sell for sale by owner. Some may even be misinformed about the process, thinking that they will have to pay a high commission fee and still end up with less than what their house is worth in the end. This article has tips from real estate experts who are familiar with FSBO sales in Berwyn, Illinois.

There are many beautiful homeowners associations in Berwyn, Illinois. Many of them — 1227 Ave Manor, Harvey Place, Prairie Square, or South Grove have prices we haven’t seen since 2014!

Berwyn has a growing arts community, including an Arts Council, a professional theater, and different music venues. There are also many parks and recreation sites located in Berwyn. The largest one, Proksa Park, contains a variety of different activities that people can enjoy such as tennis courts, a small pond and stream, and a large playground. Berwyn is an excellently diverse community with wonderful architectural stylings including beautiful bungalows and the best multi-family situation in the suburbs.

Berwyn map for header of Real Estate Article
Berwyn municipal location in Cook County

Step One: What Shouldn’t I Do to Sell my Home?

One of the most common mistakes people make when selling their homes is not doing enough research. You need to know exactly what you’re getting into before jumping in, and that means knowing how much your home will sell for after all expenses are accounted for. Knowledgeable real estate professionals, including brokers and a Berwyn attorney, can help you get the most bang for your buck. The second mistake people often make is only reaching out to one real estate agent. Ideally, you should speak to at least three agents before deciding on which one has the best idea of value. Not every strategy is good for every FSBO home. The last mistake is not making the home attractive enough to buyers. You should stage the home before putting it on the market to make your property more desirable than those around it.

Step Two: What Should I Do for FSBO success?

One of the first things you should do when deciding to sell your home FSBO is to get a lawyer. A knowledgeable real estate attorney will help you through every step, and make sure that everything goes smoothly. The next thing you should do is gather all your paperwork. This includes copies of the deed, lien information, and any other important documents. Your knowledgeable Berwyn real estate attorney will help you get title insurance on your property so that your buyer has more confidence in what they are buying. For single-family homes, you’ll also need a survey.

Next up is getting a great photographer who knows how to capture those stunning pictures buyers are going to want. You want to make sure that your home looks its best, and a professional photographer will be able to do just that.

Then, you should make a list of necessities. This includes everything from pest control to lawn care. The more work that is done before placing your property on the market, the more attractive it will be for buyers.

Step Three: How Do I Sell My House With a Berwyn Attorney?

Now that we’ve covered price, legalities, and sales – let’s talk about how to get to closing. If you have got an offer and agreed on a price, a property, and a date, this is where you should start reading.

First, you’ll want to order a real estate survey unless you’re in a condominium like Berwyn Condos, Berwyn Manor, or Tiffany Place. A survey tells you where your property lines are and who can use your land. Surveys are good to know where the telephone and gas lines are located, but can also reveal big problems like bad fence lines or even buildings being placed on the wrong land. Those are rare, but in this business, you can never be too careful.

Next, you’ll look to get your mortgage payoff. For most lenders, you can get one of these by just calling your bank. Both the purchase loans and any home equity loans are pretty easy to find, and your lawyer can help. If you have an old HELOC, then you’ll need to make sure there is a lien release because those can’t be sold until we get a final credit letter.

Then, if you’re in one of Berwyn’s bigger condominium associations, you’ll need to get a Paid Assessment Letter from your homeowner’s association. We’ve already covered how to do this at length, and your Berwyn attorney can get that for you.

Proska park playground in the winter in Berwyn, Illinois
Proksa Park in Berwyn, Illinois

Step Four: Real Estate Disclosures

The next thing you need to do is get your real estate disclosures in order. In the state of Illinois, these are pretty simple. You’ll just fill out a Residential Real Estate Disclosure Form and give it to the buyer. This form covers any material defects that you know about the property. If there are any, you’ll have to write them down on the form. You should also give the buyer a Lead-Based Paint Disclosure Form if your home was built before 1978. In Illinois, we also have to give the buyer a Radon disclosure form. The Radon disclosure form is required because most of Illinois used to be underwater during the Jurassic period and as a result many toxic chemicals accrued in the ground. If Radon is over 4 parts per million, you’ll have to notify your buyer, and usually make some costly repairs. Berwyn is famous for having Radon problems, so this might be something to check before you sell.

You can get these forms from your local library, or online, or you can just tell me to handle it.

The last thing you need for disclosures is a copy of the Community Association Rules and Regulations if you live in a community with an HOA. You should get these from your association, or normally we do this for clients.

Step Five: Berwyn Local Requirements

In Berwyn, Illinois, the seller of residential or commercial property is responsible for obtaining a Real Estate Transfer Tax Stamp/Certificate. The fee for the stamp is $10 per $1000 of purchase price.

First, you’ll need to schedule a compliance inspection. The inspection can only be scheduled in person at City Hall. The fee for the inspection depends on the type of property, and is $50 for a single family home. If the inspector finds any violations, make any necessary repairs. Once you pass the inspection, the inspection report is valid for 6 months. You should do this before you even start taking pictures of your home or put it on Zillow.

Then, schedule a final meter reading and pay your water bill. If you have a condo/HOA, they will almost certainly pay it for you.

Once the above are done, get the following documents together: a City of Berwyn Real Estate Transfer Tax form, an Illinois Real Estate Transfer Tax Declaration, the original deed, and inspection report. Your Berwyn Attorney can bring the documentation and payment for the transfer stamp to 6700 26th St., Berwyn, IL 60402-0701. If you have any questions, feel free to call the City at 708.788.2660 or visit them online at

Step Six: Closing and Selling Your Home with your Berwyn Attorney

Once you’ve accepted an offer, we can schedule a closing. This depends on when the buyer will close which is usually within 30 to 45 days of signing the offer contract for FSBO homes. That’s why it’s important to keep an eye out for these issues in advance. If you don’t stay on top of your transaction, you’ll end up waiting ages for third-party approvals in the transaction. By carefully following this guide, you’ll pay off all the debts on the property, extinguish your liability as best as you can, sell your home and have the smoothest transaction. If you’re interested in more, I’ve put a form below for you to contact us to start the process as your Berwyn attorneys.