Working With a Private Selling Officer – Early Steps in the Process

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Working With a Private Selling Officer – Early Steps in the Process


After you have made the decision that a Private Selling Officer auction is the right choice for your assets and have negotiated a fee agreement with your PSO, it’s time to get started.  The process below is one we go through for all of our transactions in one form or another.

Note that there are a total of 122 primary and secondary checklist items to complete to take a property all the way through a sale that has no issues, hiccups or postponements.  We have combined the first 50 or so items into 3 “grouped” steps which we will look at below.

Step one is for counsel to communicate with the PSO about the upcoming project.  We usually receive a phone call or email ahead of draft documents, however sometimes the first thing we see is a draft motion for appointment to review.

In an ideal situation, and especially if it is the first transaction with a client, we’d suggest checking in with your PSO to confirm the names and company names for their licenses, as well as obtain copies of the licenses to add as an addendum to your motion, along with a copy of the PSO’s CV or resume.  Many judges have not yet appointed a PSO, are not familiar with the process and are potentially appointing someone they do not know.

Step two is for the PSO to collect all of the documents related to the transaction that are available at this point.  I personally like to receive the Complaint, Judgement, PJR, a legal description of the property in Word and any past appraisal of the asset however old.  Now, you and the PSO are in a holding pattern waiting on the Entry approving the PSO.

Under the assumption that the Court will grant the Entry approving the PSO, and during the holding time, the PSO is likely doing background work in advance of offering the property. This includes:

  1. Visiting the property
  2. Coordinating with the borrower if he or she is cooperating in the transaction
  3. Gaining access if allowed
  4. Taking photographs
  5. Generating terms and conditions
  6. Preparing draft sale/legal ads,
  7. Staging eBlasts
  8. Generating a Property Info Pack
  9. Preparing the online bidding platform
  10. Posting preliminary information to the PSO’s website that will ultimately be syndicated out to promote the asset.

Essentially, we are doing everything we can to be ready to “flip the switch” when the Court approves the use of the PSO.

After the PSO is approved by the court, we move onto the next step.

Step 3 is for the PSO to obtain copies of additional documents and begin to run through the “post approval checklist”. This checklist includes:

  1. Obtaining a copy of the Entry approving the PSO, Order of Sale and Order of Appraisal
  2. Identifying a Sheriff appraisal contact and following up with the appraiser
  3. Obtaining appraisal and plugging in dates, times and minimums to the previously generated draft docs and ad copy
  4. Identifying and coordinating with the relevant publication to place legal sale ad.

Once these steps are complete, the property is ready to go live on the online bidding platform or for live sale.

In our next article, we will go through the different marketing steps your PSO should be going through to maximize recovery on a third-party sale.  If you have questions or would like to review sample draft motions and entries for appointment of a Private Selling Officer, please contact Richard Kruse at 614-774-4118 or

By |2017-08-17T15:19:15+00:00March 16th, 2017|Auction, Foreclosure, Online, Private Selling Officer, Real Estate|Comments Off on Working With a Private Selling Officer – Early Steps in the Process

About the Author:

Richard F. Kruse is Managing Partner of Gryphon USA, Ltd. The company oversees a receivership & asset management group, a commercial auction business and, in conjunction with Borror Properties, a full service real estate advisory practice. Mr. Kruse’s engagements are primarily focused on complex state and federal level legal matters, foreclosure and insolvency. Since 1996, he has acted in the capacity of receiver, interim manager, asset purchaser, liquidating agent, equipment appraiser, broker, property manager and/or auctioneer in transactions throughout the United States, Mexico and Canada – all with combined asset values over $2 billion dollars. In 2003, Mr. Kruse began strategically focusing on regional projects and accepting receivership appointments throughout Ohio, and ever since, has operated and sold or wound-down over 250 corporate entities through negotiated sale and auction. Mr. Kruse routinely teaches seminars on distressed asset management and corporate wind down and is an instructor at The Ohio Auction School. He is frequently consulted as an industry expert by the Columbus Dispatch and Columbus Business First newspapers. In 2011, Mr. Kruse participated in drafting new local rules for receivership management in his home base of Franklin County, Ohio. Most recently, he has been active in promoting and drafting modified legislation language related to streamlining the foreclosure sale process in Ohio. Mr. Kruse is a member of the American Bankruptcy Institute and Turnaround Management Association, where he formerly sat on the board of the Ohio Chapter. He is a member of the National and Ohio Associations of Realtors, and National and Ohio Auctioneers Associations. Mr. Kruse was recognized as “One to Know” in Real Estate 2013 by Business First, and in October of 2013, he was appointed by Governor John Kasich to fill a vacancy on the Ohio Auctioneers Commission. His first full term on the Commission began in late 2014. Mr. Kruse acts as advisor on strategy and finance to political candidates in Central Ohio, and is a graduate of the 2006 Leadership Columbus Program. In his personal life, he is dedicated to causes like education, children and politics. He is an active volunteer, fundraiser and parishioner at CenterPoint Church Gahanna where he participates in many hospitality functions and youth program. When he’s not working, he enjoys traveling and cooking. Mr. Kruse and his wife, Melissa, have one daughter, Savannah, and live in a northern suburb of Columbus, Ohio.