Most buyers start their home search either on the Internet looking at agent websites, national sites and/or driving through neighborhoods and calling the listing agent for the price.
The Listing
This is a good way to start for most buyers as they are not ready to commit to a real estate agent, and lets face it; to be bothered by one!
Once you are ready to seriously start considering neighborhoods and homes picking the right agent is critical.
Buyers Agent:
Choosing an agent who only works for you is the first step. An agent who only represents you has to look out for your interests and no one else.
The Listing
agent has a written contract with the SELLER and is working to get THEM the highest price at the best terms.
Conversely, a Buyers agent that YOU have a written contract with is working to YOU the lowest price at the best terms.
In addition, your interests need to be protected from proper writing and negotiating of a contract and making sure that all deadlines and contingencies are adhered right through to closing. This often includes:
- CMA of neighborhood to determine what recent properties have sold for, time on market and absorption rates
- Research of specific property you are interested in to check zoning, flood zones, open permits etc.
- Quotes from insurance companies to estimate what your insurance rates could be - during inspection period
- Addendum's to contracts at time of offer to place caps on insurance and repair costs
- scheduling and being present at home inspection.
- monitoring deadlines for inspection and termination deadlines, financing contingencies, condo review and more
- meeting with contractors to get quotes for work
- giving you options for insurance companies, mortgage companies, contractor's etc who have great service and are knowledgeable in their line of work.
- To request a copy of our buyer's agreement just send me an email at fran@coastaleliteproperties.com
NEW CONSTRUCTION:
Working with your own buyers agent for is just as important. The onsite sales rep is very knowledgable about thier community, however, they work for the builder/developer.Their job is to sell you on thier community, at the prices the builder wants to get.
Once you go into a community and "register" at the sales office or go on thier website and "register" you have officially given up your right to buyer representation. They consider the act of you contacting th
em without your agent (maybe you haven't even picked on yet) waiving your right to representation. For a report on "New construction Mistakes and how to avoid them" just email your request to fran@coastaleliteproperties.com.
Picking the RIGHT agent:
Many people believe that all a real estate agent does is open doors to houses. Unforunately, that may be true in some cases. I actually listed a home that the seller was convinced was of concrete block construction. The home was stucco (typically seen on CBS homes) and their buyers agent assured them they were only showing them CBS homes, the listing agent stated in the MLS (multiple listing system) that it was a CBS home and thier home inspector stated that it was a CBS home.
At the listing appointment I went over the listing information on their home and informed them that thier home was wood frame. (one of the clues is the windows and how they set in the wall) and a disagreement e
nsued. After contacting the permitting office I gave them documentation showing a permit for a wood frame built home. Needless to say they were very angry and felt victimized. They have since tried getting recourse from all parties involved, but of course the MLS to the inspection all have disclosures stating they are not liable for errors.
Their buyers agent "just opened doors to houses". They did not protect thier stated interests, check county records, recommend a good home inspector and the list goes on.
It could COST you money to assume all real estate agents are the same.
For a list of references call or email me at 239-940-2995 or fran@coastaleliteproperties.com
Franziska Smith
Broker/Owner
Coastal Elite Properties
239-390-1150 office
239-940-2995 cell
franziskasmith@gmail.com
www.LeeCollierHomesMLS.com
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