Use of our services does not create a brokerage relationship or fiduciary duty. All services are limited to ministerial or administrative acts as permitted under applicable law. Sellers are responsible for ensuring compliance with local, state, and federal laws regarding disclosures and sale processes.
Prepared by SHELLEY SHELLZ SELLS HOMES for Informational Purposes Only
This is not legal advice or a substitute for legal review. Consult an attorney for legal questions.
This notice explains brokerage relationships under Virginia Code § 54.1-2130 et seq. for residential real estate transactions involving SHELLEY SHELLZ SELLS HOMES (“Broker”), and is provided to unrepresented parties as required by § 54.1-2138.
In Virginia, real estate licensees may represent either the buyer/tenant, the seller/landlord, or both. When no written brokerage agreement exists, the licensee does not represent the party and instead provides only limited, ministerial services (e.g., data entry, access to standard forms, delivery of communications).
While Virginia law requires a written listing agreement to enter a property into the MLS, signing this agreement with SHELLEY SHELLZ SELLS HOMES does not create a traditional agency or fiduciary relationship. Our listing agreement is structured as a limited-service agreement that authorizes data entry into the MLS and certain administrative services only.
No negotiation, fiduciary advocacy, or full client-level representation is provided. Unless otherwise agreed in writing, you remain an unrepresented customer under Virginia law.
A licensee:
Virginia law requires that licensees disclose their role in writing to unrepresented parties before providing any substantive assistance — such as discussing property features, pricing, or submitting offers. Disclosure must be clear, conspicuous, and timely.
If your relationship with a licensee changes (e.g., from customer to client), this must also be disclosed in writing to all parties.
SHELLEY SHELLZ SELLS HOMES currently offers MLS-entry-only and limited clerical services to unrepresented sellers. No fiduciary duties are owed, and no brokerage relationship is established unless a separate written agreement is signed.
Professional flat fee MLS listing services for Virginia and West Virginia property owners.
Shelley Shellz Sells Homes
Winchester, VA USA
Shelley Hanrahan, Broker/Owner
Licensed in VA, WV & FL
Independent brokerage - not affiliated with NAR (National Association of REALTORS®)
*Broker acts solely as a real estate agent—not an attorney, tax advisor, lender, appraiser, surveyor, engineer, inspector, or other expert.
MLS Entry
eBook
MLS/eBook Bundle
Clerical Transaction Support
All fees are quoted and charged in United States dollars (USD).
*The MLS-entry-only and clerical transaction support add-on services do not create a brokerage relationship. We do not provide representation, negotiation, or personalized real estate advice, unless contracted under a separate written agreement. Use of our services does not create a brokerage relationship or fiduciary duty. All services are limited to ministerial or administrative acts as permitted under applicable law. Sellers are responsible for ensuring compliance with local, state, and federal laws regarding disclosures and sale processes. For legal advice or contract review, please contact a qualified real estate attorney in your state.
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*All materials and templates are provided for general informational purposes only.
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