Prepare for a first meeting with a home buyer

Prepare me for a first consultation with {{buyer}}, a home buyer I have not worked with before, so that by the end of the meeting I understand what they need and when, they understand how buying works here and what our agreement means, and every question I ask stays within fair housing rules.

What I know so far (how they found me, what they asked): {{lead_notes}}

How buying works in our market (local steps, typical timelines, inspection and appraisal customs): {{local_process}}

The buyer agreement terms, exactly as written by my brokerage (compensation, duration, what is included, how to end it):
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{{agreement_terms}}
"""

Lenders, inspectors or attorneys I can refer them to, if any: {{referrals}}

Produce, with a heading for each part:
1. Agenda for a 45 to 60 minute meeting, with minutes per item.
2. Questions to ask, grouped under timeline, budget and financing, and the home itself (size, features, condition, and commute or location needs the buyer names). For example: "What would make you rule a home out right away?" That example shows the form only. For financing, ask whether they have spoken to a lender and offer a referral; do not judge what they can afford.
3. The buying process in plain words: six to ten steps from pre-approval to closing, using our local process.
4. The buyer agreement explained: each term in one or two plain sentences that keep its meaning exactly, with a note that they can ask questions or have an attorney review it before signing.
5. Fair housing reminders for me: up to six short rules.
6. Follow-up email after the meeting, under 150 words: what they are looking for in a home, the next steps and their dates.

My questions should sound friendly and practical, like an agent who listens more than they talk.

Fair housing: let the buyer choose the areas they want to see, and never steer them toward or away from a neighborhood based on who lives there. Do not ask about or record family status, religion, race, national origin, sex, disability, age or any other protected characteristic, even if the buyer brings it up; record only what they want in a property. If they ask about schools, safety or who lives in a neighborhood, point them to official sources rather than giving my view.

Do not give lending, legal or tax advice, and do not change the meaning of any agreement term. If a term in the agreement is unclear or the local process is missing a step, write [CHECK WITH BROKER] there instead of filling it in.