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BUYER AGENCY AND YOU
Why Every Home Buyer Should Use a Buyer's Agent "How Can a Buyer's Agent Help Me?"
Any agent usually owes these duties to their home buyer:
- Care
- Loyalty
- Diligence
- Disclosure
- Obedience
- Accounting
- Confidentiality
These responsibilities are defined by state laws, the Realtor Code of Ethics, general principles of agency and court decisions. It is important to know what a Buyer's Agent actually does for the home buyer. Like other agents, a Buyer's Agent will show you available homes, point out the property's features, provide financing information and submit your offer to purchase. But that's not all. As your representative, a Buyer's Agent will share valuable and essential information with you if the agent knows it, such as:
- Whether the seller would accept a lower price
- The seller's reason for selling and timetable
- How long the home has been on the market
- Previous offers and counteroffers for the property
- Strengths and weaknesses of the property
Two important reasons why many home buyers use a Buyer’s Agent are: 1) You can ask a Buyer's Agent for advice and assistance in setting your offering price and structuring the other terms of your offer. 2) You will also have peace of mind knowing an advocate is working on your behalf to help you buy at the best possible terms.
"Who Needs a Buyer's Agent?"
If you want to make sure you buy smart, you need a Buyer's Agent. If you are a first-time buyer, relocating, buying for investment and want negotiating help, or if you need to purchase anonymously, you'll be best served by a Buyer's Agent who puts your interests first.
"Can a Seller's Agent Help Me Buy?"
Without a Buyer's Agent, you are really on your own. Keep in mind, the Seller's Agent is working for the seller and is the seller's legal representative. Yes, a Seller's Agent can offer buyers some services, including a diligent search to find the right home, an explanation of available financing, calculation of monthly payments, estimation of settlement costs, and the presentation of your offer to buy. What a Seller's Agent cannot do is disclose information not in the best interest of the seller such as an opinion of the home's real value or what price and terms the seller would accept. By law, the Seller's Agent must negotiate on behalf of the seller and may not withhold from the seller information that could strengthen their bargaining position. That means you, as a buyer, should be careful not to disclose to the Seller's Agent any financial or personal information that could be used against you.
"What Will a Buyer's Agent Cost Me?"
Not a penny. The seller pays your fee through the commission their agent shares with your agent. Perhaps the right question is, "What will it cost me if I don't use a Buyer's Agent?" Purchasing a home without representation is possibly the biggest financial mistake you can make. A Buyer's Agent can guide you each step of the way to prevent costly errors. Failure to find out about defects in the property or the actual value of the property can, of course, be an expensive mistake. Failure to prepare and negotiate a contract that works for you can cost you plenty. With a Buyer's Agent, you can ask for and receive advice and assistance in selecting the best property and determining an offering price.
"What Is a Transaction Broker?"
If your Buyer's Agent locates a home you wish to buy that she/he also has listed, she/he must revert to a Transaction Broker in order to assure that buyer and seller are treated fairly and equally. Your agent is required to provide complete disclosure, due diligence, and the care and accountability that they would always provide. Your agent may not disclose personal information (like how much you would be willing to pay or how low the seller would be willing to sell) to the other parties.
The Bottom Line
If you want an agent to fully represent your best interests, if you want help evaluating a property, if you want someone to negotiate to get you the best price and the best terms, if you want to purchase a home in what's becoming the most popular way to buy, you'll want to enlist the aid of a Buyer's Agent.
AGENCY TERMS
Agency Relationship: agreement between an agent and a client in which the agent acts in the client's best interests in a real estate transaction; also, "Brokerage Relationship."
Buyer's Agent: acts exclusively on behalf of the buyer; also, "Buyer's Broker."
Listing Agent: person acting on behalf of the seller; the agent who "lists" the home for sale; also "Seller's Agent."
Client: the buyer represented by a Buyer's Agent or the seller represented by a Seller's Agent; also, the "Principal."
Customer: a buyer who works with a Seller's Agent is considered a "customer" rather than a "client" of the Seller's Agent because they have not entered into an agency relationship. Buyer has no representation.
BUYING A HOME FOR THE LEAST
AMOUNT OF MONEY
It goes without saying that when you buy real estate you expect to sit down with your Realtor to determine what style, which location and how expensive a home you wish to purchase. After the initial consultation, you and your Realtor then need to go out into the marketplace to actually see the homes that are available. The final step is to contract for the home you select, complete your financing and inspections and close on the transaction. But did you know that there are ways to save time, money and effort in the process? Here's how ---
The agent you work with should be experienced and knowledgeable in the marketplace. If they are familiar with the homes on the market and they know neighborhood values, they can help you determine which properties are fairly priced and in good condition before you start your search.
The agent you select should offer Buyer Agency to you, which is an arrangement where the agent actively looks after your best interests, but still gets paid by the Seller. This relatively new development in real estate eliminates that age-old question in real estate transactions- "Just who is my agent representing - me or the seller?"
A good agent will recommend that you pre-qualify for a mortgage loan before you look at homes. The reason for this is to be sure you are looking in an appropriate price range and to strengthen your bargaining position when you locate the home you wish to buy. If your purchase offer to the seller includes a letter from your lender indicating you already qualify for the loan, the seller will take you more seriously.
These are just a few of the systems that I use to insure your home buying experience is pleasant and profitable.
If you would like to arrange an appointment to discuss your home buying requirements, contact Steve Beam by going to the contact page or by calling me at (303) 680-3099 or 800-365-2479 x 1113 (toll free).
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