Berkshire Woods Transaction Dashboard

Seller's Transaction Overview

🏠 Sale Details: 10668 Berkshire Woods Avenue, Las Vegas, NV 89166

Occupancy

Vacant

Ready for Walk-Through

Sale Price

$514,900

Earnest Money

$5,000 (RECEIVED)

Confirmed 3/2

Sale Contingency

CLEARED

FL Property Recorded 3/3

📞 Deal Rolodex: Parties Involved

Seller	Darrel Chamberlain
Listing Agent	Daniel Kereczman Adobe Real Estate	(702) 646-6442 dankereczman@gmail.com
Buyer	Katlin Zin & Michael Zin
Buyer's Agent	Christopher Chow Wardley Real Estate	(702) 755-7673 chrischowlvrealty@gmail.com
Escrow Officer	Monica Ruiz Ticor Title Escrow #: 260230106	(702) 754-2537 monica.ruiz@ticortitle.com
Lender	Melissa Redona Highlands Residential	(702) 660-8753 MRedona@highlandsmortgage.com
Home Inspector	Jack Armstrong WIN Home Inspection	(702) 551-5987 jarmstrong@wini.com
Appraiser	Kerri Leonard	(702) 808-2397
Florida Title (Buyer's Prop)	Laura Swindle Watson Title Services	407-637-3802

📅 Master Chronological Timeline

FEB 25 Wednesday

Action: Seller 🏷️ Sale
Offer Accepted COMPLETED

Contract signed. Seller Action: Signed Counter Offer #1.
FEB 26 Thursday

Action: Listing Agent 🏷️ Sale
Escrow Opened COMPLETED

Escrow successfully opened with Ticor Title.
Escrow #: 260230106
FEB 26 Thursday

Action: Listing Agent 🏷️ Sale
Send SRPD to Buyer COMPLETED

Fully executed SRPD (signed by Seller and Buyer) has been received back from Buyer's Agent.
FEB 26 Thursday

Action: Buyer 🏷️ Sale
EMD Deadline COMPLETED

Buyer wired $5,000 to Ticor Title. (Confirmed 3/2)
FEB 27 Friday

Action: Buyer 🏷️ Sale Buyer's Contingency
Buyer's Home Closing COMPLETED

1022 Alston Bay Blvd: Property successfully recorded and closed (3/3). Sale contingency is officially satisfied.
MAR 02 Monday
Action: Listing Agent / Buyer 🏷️ Sale
Escrow Updates COMPLETED
- EMD Received: $5,000 wire received and receipted by Ticor Title.
- Commission Order: Signed and submitted to Escrow.
MAR 03 Tuesday
Action: Listing Agent 🏷️ Sale
HOA Ordered & Contingencies Cleared COMPLETED
- Title Cleared: Escrow confirmed the provided Divorce Decree fully satisfies the spousal/homestead exception.
- Contingency Satisfied: Buyer's FL property officially recorded.
- HOA Packages Ordered: Listing Agent emailed Escrow (Monica) to order the Resale Packages and Demands. Seller (Darrel) paid upfront for the Providence Master Demand ($200.68) and Resale Package ($223.79), as well as the Living Smart Sub HOA Demand ($249.60) and Resale Package ($270.40) via credit card.
MAR 04 Wednesday

Action: Buyer 🏷️ Sale
Home Inspection Scheduled COMPLETED

Time: 12:00 PM
Inspector: Jack Armstrong (WIN Home Inspection)
Home inspection successfully conducted. Report received by Buyer's Agent on 3/5.
MAR 04 Wednesday

Action: Appraiser 🏷️ Sale
Appraisal Inspection & Cleared COMPLETED

Appraiser: Kerri Leonard (702-808-2397)
Listing Agent provided a 1-day lockbox code. Appraiser successfully visited the property. Appraisal returned with no conditions and valued at the contract price ($514,900).
MAR 06 Friday
Action: Buyer / Seller 🏷️ Sale
Request for Repairs (RFR) COMPLETED
- Buyer Request: Submitted RFR for various minor repairs or a $5,000 credit in lieu of repairs.
- Seller Response: Formally REJECTED the request. Seller is unwilling to do repairs or provide further credits due to the already reduced purchase price and significant $10k closing cost concession.
- Resolution: Buyer accepted the rejection and elected to proceed on 3/7.
MAR 07 Saturday

Action: Buyer 🏷️ Sale
Due Diligence Ended & Contingency Removed COMPLETED

Buyer's 10-day inspection period expired. Buyers officially elected to proceed with the purchase without any repairs or credits. The inspection contingency is satisfied.
MAR 09 Monday

Action: Buyer 🏷️ Sale
Providence Master HOA Received COMPLETED

The Providence Master Resale Package and Demand were received and sent to the Buyer's Agent along with the receipt for Buyer signatures.
MAR 11 Wednesday

Action: Buyer 🏷️ Sale
Living Smart Sub HOA Received COMPLETED

The Living Smart Sub HOA Resale Package and Demand were received and sent to the Buyer's Agent for signature.
MAR 12 Thursday

Action: Title 🏷️ Sale
Prelim Title Report Received COMPLETED

Ticor Title has provided the Preliminary Title Report. See Title Analysis below.
MAR 14 Saturday

Action: Buyer 🏷️ Sale
Master HOA Review Ends

Buyer's 5-calendar-day review period for the Providence Master HOA Resale Package expires.
MAR 16 Monday

Action: Buyer 🏷️ Sale
Sub HOA Review Ends

Buyer's 5-calendar-day review period for the Living Smart Sub HOA Resale Package expires.
MAR 19 Thursday

Action: Buyer 🏷️ Sale
Title Report Review Ends

Buyer's 5-business-day review period for the Preliminary Title Report expires.
MAR 20 Friday

Action: Seller 🏷️ Sale
Seller Signing (Approx)

Target date for Seller to sign closing documents.
MAR 25 Wednesday

Action: Buyer 🏷️ Sale
Loan Contingency Ends

Buyer's Loan Contingency (28 Days) expires.
MAR 27 Friday

Action: Title 🏷️ Sale
CLOSE OF ESCROW

Recordation Day: Transfer of Title and Key Delivery.

📄 Preliminary Title Report Analysis

Ticor Title File #260230106

Vesting: Darrel Chamberlain, a married man as his sole and separate property

1. Spousal Interest & Homestead (Exceptions 25 & 26) ✅ CLEARED

Update (3/3): Escrow has officially reviewed the provided Divorce Decree and confirmed it successfully satisfies their requirements to clear Susan Chamberlain's interest. No further action needed from Seller regarding this exception.

2. Mortgage Payoffs (Exception 24)

Action Required: There is an active Deed of Trust recorded April 29, 2024, in the original amount of $433,600 to Nova Financial Investment Corporation (MERS). Escrow will order a payoff demand for this loan to clear it at closing. (Note: The secondary "Lisa Loan" will be paid by the seller outside of escrow.)

3. Property Taxes (Exception 1)

Action Required: The 2025-2026 taxes are partially paid. The 1st, 2nd, and 3rd installments are paid, but the 4th installment of $965.49 is Not Paid. Escrow has noted that this amount will be paid outside of closing by the seller.

4. Standard Easements & HOA (Exceptions 4-21)

Informational: The report shows standard utility easements (NV Energy, Las Vegas Valley Water District) and CC&Rs for the Providence Master HOA and Living Smart at Providence South HOA. No direct action needed from Seller other than providing the HOA Resale Packages once conditions are met.

🔍 Net Sheet Comparison View

This view highlights the exact changes between our previous estimates and the Official Final Estimated Seller's Statement provided by Escrow on March 13. Items highlighted in yellow have changed; items with a green badge are newly added by Escrow.

💰 Final Itemized Net Sheet (Comparison Mode)

Item Description	Amount	Difference
Sale Price	+$514,900.00	No Change
Prorations & Adjustments (Credits to Seller) NEW CREDITS ADDED
County Taxes Proration (03/27 - 06/30)	+$1,008.40	+$1,008.40
Master HOA Dues Proration (03/27 - 03/31)	+$6.67	+$6.67
Sub HOA Dues Proration (03/27 - 03/31)	+$8.00	+$8.00
Trash Service Proration (03/27 - 05/31)	+$43.13	+$43.13
Sewer Service Proration (03/27 - 03/31)	+$4.07	+$4.07
Mortgages
1st Mortgage Payoff (Nova Financial)	-$425,669.34-$431,366.09	-$5,696.75
2nd Mortgage (Lisa Loan) Paid Outside Escrow	-$57,842.00 (POC)	No Change
Commissions
Buyer Broker Commission (Wardley)	-$12,872.50	No Change
Broker Admin Fee (Adobe Real Estate)	-$495.00	No Change
HOA 1 - Providence Master Association
Master - Demand Fee Paid Upfront (POC)	-$200.68 (POC)	No Change
Master - Resale Package Fee Paid Upfront (POC)	-$223.79 (POC)	No Change
Master - Transfer Fee	-$404.58	No Change
HOA 2 - Living Smart at Providence HOA
Sub - Demand Fee Paid Upfront (POC)	-$249.60 (POC)	No Change
Sub - Resale Package Fee Paid Upfront (POC)	-$270.40 (POC)	No Change
Sub - Transfer Fee	-$350.00	No Change
Sub - Capital Contribution	-$120.00	No Change
Sub - Current Amount Due (March)	-$60.00-$72.50	-$12.50 (Late Fee)
Title & Escrow
Owner's Title Policy (Ticor Title)	-$2,197.00-$1,863.00	+$334.00 (Savings)
Escrow / Settlement Fee (Ticor Title)	-$707.00-$735.00	-$28.00
County Transfer Tax	-$2,626.50	No Change
Credits & Misc
Seller Credit to Buyer (Closing Costs)	-$10,000.00	No Change
Home Warranty	-$850.00	No Change
Trash Fees (Republic Services) NEW	-$105.65	-$105.65
Property Taxes (Unpaid 4th Qtr) Moved to POC	-$965.49 (In Escrow)-$965.49 (POC)	+$965.49 (To Escrow Bal)
ESTIMATED ESCROW PROCEEDS (Cash to Seller via Wire)	+$54,109.45
TRUE ESTIMATED NET PROCEEDS (After POCs & Lisa Loan)	Prev: ~-$1,203.88 -$5,642.51 (Shortfall)	Total Change: -$4,438.63

*Items marked (POC) are Paid Outside of Escrow upfront by the Seller via credit card or separate arrangements and are not deducted from closing proceeds. True Estimated Net calculates the final seller position considering ALL transaction expenses.