I'll start with the Home Warranty. If it is a home thaat is 15 plus years old, I would offer it to the potential buyers right off the bat. It is a great way to say that you are warranting the home. I would also suggest that you obtain a seller's warrantly during the listing contract with HVAC seller coverage. And as you mentioned, it is also leverage during negotiations.
Now for the carpet and flooring. I had my second best year in 2011 since I have been in the business.I attribute this to many things but one thing that I always try to suggest to sellers is that we are in a much different market and it changes almost dainly. With that being said, I would replace tha carpet, paint, stage and do everything in your power, within reason, to have your home stand out among the competition. It willl sell faster and for more money. Please contact me if you'd like to just discuss some ideas.
Frank Dolski MBA, ABR, e-PRO
CARTUS & SIRVA Certified Relocation Specialist
Previews Luxury Home Specialist
Coldwell Banker Hearthside Realtors