Sabrina's Blog

Exclusive Buyer Agent

Sabrina Fokas — Mon, 23 Apr 2007 22:40:20 -0500

Sabrina Fokas, Exclusive Buyer Help for all real estate transactions in and around the Baton Rouge area.

Exclusive Buyer Agent and Agent Mockery Feedback

Sabrina Fokas — Mon, 19 Mar 2007 09:51:09 -0500

Thanks so much to all that sent emails and comments to me on this blog post. I see that I am not the only Realtor out there that believes in "true" buyer representation and understands the detriment to buyers when agents mis-represent themselves.

Education is the key, which is what I try to do on my website The Home Buyers Company; I try to educate buyers so that they can make informed decisions when it comes to all parts of a real estate transaction, which includes choosing the right agent. Once Buyers know what to look for when reading an agents profile they will be better able to distinguish the false from the truth.

Again thanks for the feedback as my spirit was uplifted by hearing the responses from agents, who like myself believe that you shouldn't market yourself unwisely with half truths, ignorance, and out right lies.

My mom always taught us that half truths, or not stating the facts only because the right questions weren't asked is still lying; no matter how you try to down play it or tell yourself otherwise. When you have nothing to hide you are willing to answer all questions, even before the questions are asked.

This is what I believe and what I teach to my two babies.

Visit me anytime!

Exclusive Buyer Agent and Agent Mockery

Sabrina Fokas — Sat, 17 Mar 2007 11:07:53 -0500

I've been noticing that many Agents / Buyer Agents are marketing themselves as "Exclusive" Buyer Agents and it's a Mockery!

Several definitions: "exclusive": 1. shutting out all others from a part or share; 2. admitting only members of a socially restricted or very carefully selected group; 3. limited to the object or objects designated. "mockery": 1. an imitation, esp. of a ridiculous or unsatisfactory kind; 2. something absurdly or offensively inadequate or unfitting

There are a couple of agents in this area that I have co-oped with that I know for certain are not exclusive to buyers. I've ALWAYS worked the buyer side and these agents were representing the seller during transactions with my buyers. I find many people in society will follow another without full understanding of what they are doing. They do not research the verbiage before attaching themselves to it. The do not comprehend what it takes to accomplish such exclusivity, the hard work it takes to gain the trust of individuals in a specific group trusted by a group (buyers), the apart from others in a field, to gain respect and trust from the group and to work to market themselves in an honest way. These type people are what makes the world go round, I understand, but I hate to see buyers get caught up and blindsided by dishonest marketing strategies by agents that have no clue what they do.

So Unless the Buyer Agent is in a Brokerage that ONLY helps Buyers they are not "exclusive", they can't be if you understand the term exlcusive and understand that the contract is between the Broker and the Buyer / Seller. IF the agent list properties they are not "exclusive" to Buyers. IF at any time a Buyer Agent represents a seller IMO they are not true Buyer Agents, much less an Exclusive Buyer Agent. Unless an agent is with an Exclusive Buyer Brokerage they can not be Exclusive Buyer Agents.

I did a lot of research on this before opening my brokerage. I spoke to several other Exclusive Buyer Agents, the National Association of Exclusive Buyer Agents and several Buyers. If an agent is misrepresenting the fact that they are "exclusive" to buyers it is indeed only a way to market themselves and misrepresent themselves to unknowing buyers; i.e. "to reel them (buyers) in and make a buck"

I post on my website that a buyer should first use an Exclusive Buyer Agent at the minimum use a Buyer Agent / Buyer Specialist for representation. But I do have a problem with supposed Buyer Agents calling themselves Exclusive Buyer Agents. SO Buyers if you see that an agent is stating that they are Exclusive Buyer Agents, ask them what that means to them. Visit http://www.homebuyersco.com/ and find out what a true Exclusive Buyer Agent does and what it means for you and your transaction.

What's Happening . . .

Sabrina Fokas — Tue, 13 Mar 2007 11:07:31 -0500

I've been asked by so many people what's happening in the market. I know that the last 2 years have been very strange, Katrina/Rita did a number on all. I have a several buyers that have called, they've run into problems with their lenders, given the option to take advantage of a moratorium they did so and now are having big problems. Now the lenders have sold the loan and the new lenders wants to foreclose. The new lenders have put negatives on credit reports, not adhered to the terms of the moratorium and sent files to foreclosure attorneys. The new lender tells them that they are abiding by the original loan terms but do not have to agree to the moratorium terms that the original lender agreed too, they do not by law have to keep those same terms.

Several have spoken to bankruptcy attorneys, not because they want to file bankruptcy, but because the ONLY way that they can keep their homes is to do so. The new lender has backed them into corners, one buyer was waiting it out until their pre-payment penalty month arrived on his loan, he has tons of equity in his home. He planned to pay the entire arrears with a re-finance, well he can't due to the credit issue that was caused by the new lender not agreeing to those terms the first lender, no negatives were ever to be reported on their credit files but the new lenders have posted 120-150 days late payments. The lender is stating to them that it's been 2 years since the hurricanes, there is no excuse. They fail to acknowledge that they set these folks up on re-payment plans over 18 months, adding anywhere from $300 - $600 on top of their original monthly payment. If they fell behind again they'd start over with a new re-payment plan. Orginal lender agreed to charge no penalties or extra interest, the new lender is not adhering to that agreement either. One buyer had the orginial lender sell their mortgage only to have the new lender automatically file foreclosure papers, so at the same time that she received the paperwork stating that her loan had been sold, she received the notice from the sheriff's office saying her home was in foreclosure. After foreclosure papers are filed she is now being asked to pay an thousands of additional dollars for attorneys fees, filing fees, etc. on top of the already thousands owed on arrears.

Anyway, I hate to see what's happening to these nice, hardworking people, some were out of work for months after the hurricane, others had damage to their homes.......being impacted still today.

Happy Holidays!!

Sabrina Fokas — Tue, 19 Dec 2006 07:34:04 -0600

HAPPY HOLIDAYS to EVERYONE!

I hope that home buyers, realtors, inspectors, loan officers, to one and ALL have a GREAT, Safe Holiday! I hope all the bon fires bring joy to many children. Santa will stuff all the stockings and bring smiles to all the girls and boys.

Knowledge not Name Brand is the powerful tool!

Sabrina Fokas — Thu, 16 Nov 2006 10:23:11 -0600

Relocating to a new city? New State? When relocating, it's important that you find a compentent, reliable, knowledgable real estate agent and brokerage to help. It's a major decision on where you'd like to live, which schools your kids attend, shopping, etc. I suggest that when you know that you'll be moving start doing your homework. Have relatives that live in the new city, ask questions of them? What about your work place, when you interview for the job, make trips for training, ask questions of them, ask your boss. Ask them to refer you to a great real estate agent or just ask what neighborhoods they recommend. Make a list of your criteria, what's important to you? After you have compiled both lists, start calling brokerages (you can do a yellow page search online), when you call ask the receptionist to recommend 2 or 3, believe me if anyone knows the agents its the office staff. See which agents call you back right away, ask them hard questions, see if after you tell them what criteria you'd like if they make any suggestions that match the neighborhood suggestions from your list. Are they rushing the phone conversation, in a hurry to hang up? Are they really listening to what's important to you, do they allow you to speak or do they continue to interrupt? The one thing that many buyers and sellers alike tend to do is choose a large brokerage based on "the name". I am not one that buys based on name brands, because that is not necessarily the BEST product! Don't always skip over those smaller brokerages, many times they have more knowledge about the area(s) and more heart to find what is important to you. Many big name brokerages rate their agents based on production, they get awards based on "quantity", which in many cases doesn't mean "quality"! Are they pushing a certain property, trust your instincts, if you have a "feeling", trust it and move on. What does "top producer" mean to you, which is always something I see advertised. I started my career at a "BIG" name brokerage, I am a multi-million dollar producer and I ONLY work with buyers, is that a big accomplishment? Well, it depends on who you ask and for which brokerage you work, in my opinion my "big accomplishments" are based on the feedback I get from my buyers not from the feedback I get from how much production I've done. When my buyers refer their friends and family to me because of the "quality" of help I provide, that is the award I set out to accomplish.

Now in Gonzales/Prairieville Louisiana, Baton Rouge and all surrounding areas Buyers have all the help they could ask for. Clear Vision Realty with Broker/REALTOR Sabrina Fokas are EXCLUSIVE to Buyers! Call us anytime (225) 677-8237, toll free 877-677-8237. direct (225) 955-8237, we look forward to hearing from you! Visit us online a http://www.homebuyersco.com/ or email us info@homebuyersco.com

Home Buyer Inspections

Sabrina Fokas — Tue, 05 Sep 2006 06:07:28 -0500

As Realtors we recommend that our buyers have the home inspected. It is important that the buyer know what is going on with the property. Though the seller provides a property condition disclosure many times there are items that are not listed. Most of us have hectic schedules, imagine living in a home and one day there is an electrical socket that just doesn't work, it was in a place that you may have only used once or twice a year. The next few days go by and eventually you've forgotten all about that socket. When you go to sell it's not on the property condition disclosure, not because you are trying to hide anything, simply because it was forgotten. The buyer has a home inspection and that socket is discovered inoperable, that may have been an electrical socket that was important to the home buyer. Home inspectors find things both big and small, they also provide maintenance advice on their inspection reports, so have your inspections when purchasing your new home.

It's also important to understand that home inspectors are not real estate agents. I've had on several occasions a buyer bring to my attention how to negotiate "if" the inspector finds this or that, because during the inspection the home inspector provided his insight on the options that the buyer had and what the buyer should ask of the seller. Home buyers understand that ALL transactions are different, as are all buyers and sellers. We as real estate agents look at each inspection and each buyer's wants and needs before "ever" offering an opinion on what should be negotiated. As I am not a licensed home inspector, I do not provide home inspections, so if, as a home buyer you are in a situation where an inspector is wearing the "real estate cap", remember that his/her job is to inspect the home and provide you with a report, not recommend what you should or shouldn't negotiate after the report is provided. Rely on your Realtor and not the home inspector to give you recommendations and options on how/what too negotiate after inspections.

Home Buyers and their Pets

Sabrina Fokas — Sat, 02 Sep 2006 01:58:54 -0500

Many people have pets and do not realize that it can be very stressful to animals, just like with humans to move from a familiar place to one that is new. Make sure not to pack the pets favorite toys, familiar beds, food bowls that way during the move they will likely be less stressed with than with no familiar items to calm them. Safety is another important issue when buying your new home. Is this new home and neighborhood safe for my pet; is a question all pet owners ask themselves.

For more great tips on a successful move with your pet, please visit The Humane Society of the United States.

Not just email scams anymore; New step calling business numbers

Sabrina Fokas — Sat, 02 Sep 2006 01:43:35 -0500

Over the years I've received many many emails where the sender was trying out one scam or the other. I've never really worried about them, Nigeria, UK, delete, delete has always been my motto.

Recently I've received phone calls. Now that has me bothered a bit. I've received one call from a man that wanted to relocate here. He was from Japan he said, he called me three times, emailed to me the PA, etc. I checked out the company that he said he worked for, big international company that indeed was opening a new plant here in Louisiana, checked out the country code when he called, it indeed was Tokoyo, even put him in touch with a lender. But something was strange from the first moment I read his email I had a "feeling", to say the least though he did email the lender he never filled out the proper documents.

Just this week I received 3 phone calles, I saw that it was 13 numbers but went ahead an answered it. The first time it was a man, claiming to be from Nigeria in need of my help to buy a home in the US, he wanted me to know that he'd sent me an email. I read the email deleted it, same scam emails and the man called me twice more. I did not answer the second or third time and he hasn't called again.

I spoke to a lady at the bank and I was suprised to find out that right here in our town there are several people in the same bank that I use that has been scammed, she told me the FBI has had to get involved and it's very sad. I am very shocked that these people go so far as too spend the time (considering how hard it is to make the call) and money to do this, even more disheartening is that people actually fall for the scam.

According to the lbranch manager I spoke too the scam artist sends funds to the victim in some form. The deposit most times has a hold from the bank, many times the hold is not long enough because it takes much longer for the funds to be verified when it's Nigeria or the UK. The victim waites the standard time frame that the bank put the hold, withdraws the money and sends the funds back to the scam artist (minus the 10% or whatevere the agreemetn was) only to find out that the funds are not there, it's a scam. Now there is big trouble for the victim. From what I've been told to report the emails and/or phone calls it would take much effort and time on my part. It's very frustrating to me that they are calling my business line though.

Home Buyers Penalized

Sabrina Fokas — Thu, 31 Aug 2006 12:32:50 -0500

During a recent transaction I was told by an in house sales representative that if my buyer wanted to add in closing cost to the purchase price that there would be a 20% charge for the closing cost, i.e. $6000 added to purchase price would be an additional $1200 so the total added would be $7200. I was really thrown back, right away asking why this charge was being imposed on my buyer. Her answer to me was, she couldn't really explain it, but as her supervisor had told her when she asked what the charge was for, no one gets money for free. This really made me angry, mainly because adding closing cost to the top does not affect the seller or the bottom line and p.s. the buyer is not borrowing money from the seller, so what's this about free money.

I then asked for her supervisors number as I'd like him to explain to me why this 20% charge was being implemented. It took me until the next day to finally get him on the phone and he informed me that due too the fact that the buyer was not using the preferred lender they'd be charged for adding closing cost to the top. But if they indeed wanted to switch lenders they could add closing cost in and the builder would pay several thousand toward the home buyers closing cost, yet the additional 20% would not be charged. He also told me that a buyer can not go to the bank and get money for free, so why should they be allowed to do so here. I went on to say to him that what you are doing is penalizing the home buyer for not using your preferred lender, who by the way is owned by the builder company, this is not acceptable. So to make a long story short, he waived this 20% fee, and I did speak to several lenders to verify my feeling that this was in fact a RESPA violation.

Thoughts anyone?

Prairieville Louisiana

Sabrina Fokas — Tue, 29 Aug 2006 14:17:18 -0500

Prairieville is located in and is a part of Ascension Parish. It is south of Baton Rouge and north of Gonzales. We are about 45 mins north of New Orleans. We've seen extrordinary growth here in recent years. A new Super Walmart, many new office buildings, banks, restaurants, etc. Our schools are sought out Ascension Parish School Board. Sports, golf courses, tennis courts, parks, fishing, gymnastics, health clubs, swimming, etc. there's something for everyone.

Ascension Parish Tourism

20mins from Downtown Baton Rouge where the USS kid, Casino boats, riverwalk are located. It's 10-15 mins from nearest movie theathers, Mall of Louisiana, and other fine dining, if you can't find something of interest in Prairieville.

Gonzales Louisiana Park - Check it out

Sabrina Fokas — Sat, 26 Aug 2006 09:23:17 -0500

Gonzales City Park, they have done a lot of work to this park in recent years. It's turned into a nice place to bring kids, my daughter loves being here.

There is a pavillion where bands can play, water playland for young one, pretty trees and plenty of parking. It's not the kind of park you can go too if you want too catch frisbies or run with the dog, but if you want too get out of the house and let the kids run and play, here is a place.

Home Buying Partner

Sabrina Fokas — Thu, 24 Aug 2006 18:50:32 -0500

Recently I read an article about this company that is matching home buyers. Yes, they are finding two individuals that want to become home owners, but can't do so themselves. They give them questions to answer, etc. and match them with potential partner home buyers to buy their first home. Of course there are many rules that need to be followed before they recommend the match.

I have seen it happen successfully and I have seen it fall apart a few weeks after closing. I call it co-op buying, it's a marriage of sorts. There are legal issues that each party must discuss, I always recommend speaking to an attorney before buying with a friend, family, or co-worker. Everyone must protect his or her best interest legally, discuss where the want to go with this partnership and what both parties expect from the other. I believe that done correctly with two individuals that know what the rules are and follow them, co-op buying could be a good experience. It saves both the buyers rent money and gives them a sense of pride to become home owners. Just a thought.......

Honesty is the best policy....

Sabrina Fokas — Tue, 22 Aug 2006 10:11:11 -0500

Before you start searching for a home it's best to get pre-approved. I will not work with a buyer that will not or can not obtain the financing. Buyers that are pre-approved are in a better position to negotiate with the seller and get the best possible price and terms.

As a buyer you can also obtain a copy of your credit report from the three major credit bureaus and review the information. You will be well informed, you can dispute any errors and you can inform your lender of blemishes at the start.

Another recommendation, if you are going to shop rates, let your lender know up front. Tell them that you will be shopping and that you are not totally sure that you will be using them. When you do this you are avoiding burning any bridges for future financing, you are also letting them know that they should be giving you the best possible that they can offer, and you are stopping them from spending their time processing your loan when indeed you may not need their services.

Questions Email Sabrina

Conflict of Interest.........

Sabrina Fokas — Sun, 20 Aug 2006 10:08:56 -0500

Recently I was working with a buyer, while riding too our next showing appointment, in conversation she disclosed to me that her last purchase (which was years ago), was a new construction home and it was never disclosed too her that the real estate agent representing her was also the spouse of the builder, until they were sitting at the closing table and documents were being signed. So this time she intentionally searched out a Buyers agent, then came across my advertisement for Exclusive Buyers Agency. She felt that years ago when this happened too her it was because of the "times", she was wondering if this still happens and why aren't real estate agents required to tell buyers about this conflict of interest.

What if a buyer bought a property and later discovered that the real estate agent representing them were indeed the spouse of the builder? Many times in this area there are new construction subdivisions where the listing agent is indeed the spouse of the builder. But there are also other forms of kinship and/or different types of friendships / partnerships that should be disclosed. If at anytime the real estate agent benefits from the sale of a property, with the exception of the real estate fees received, it is in my opinion a conflict of interest. There is a definite feeling of betrayal by the buyer when this is not disclosed too them. "Why does the real estate agent not disclose this?" my buyer asked me, I had no answer. I myself do not understand why or how a real estate professional feels it's not their obligation to disclose these relationships to buyers, but it happens, still to this day.

Why Hire a Professional - EBA?

We are required to disclose that we are "Louisiana Licensed Real Estate Agents" on contracts / documentation when we sell one of our own properties. I've heard many stories from buyers that bought properties and the agent did not do this. There is a reason for everything, the reason that we must disclose this is because we are professionals and we have more knowledge / education about real estate than the general public, therefore the buyer must be made aware of this fact before any negotiations take place on a property owned by a licensed real estate agent. Many agents get away with not doing this, due too one reason or another. All advertisements, signs must also disclose that the owner is a licensed agent. But what of the agents that have no legal claim to the property, meaning the spouse owns it solely in their name, must they disclose to the general public, they do not actually own it, right? The answer is YES, they are still required to disclose that the owner is a licensed agent. That agent will be benefiting from that sale no matter if the agent's name is not actually on the title. Basically if it's the same household funds, the profit is shared therefore the agent has something more too gain from the sale than a regular real estate transaction.

My advice too all buyers is ask the question. When you decide to purchase a property, just ask the real estate agent if the sale in any way benefits them, of course excluding the real estate fees. You will not be surprised later if you find out that the real estate agent that was representing you was also related too, married too, living with the seller, etc. Ask the questions of not just the listing agents / dual agents, also ask buyer agents. Like myself, I'm an Exclusive Buyer Agent, I never list properties, but that's not to say that a listing that I show to a buyer is not owned by my sister, brother, mother, aunt, etc. Now the profit from the sale does not go too my household, but it could cause a buyer too feel that there is a conflict of interest. I've been in the situation and I told the buyer, before showing them the property, that my brother owns that house. The buyer has the right to be supplied with the information to make an informed decision to either view it, not view it, or have the broker designate another agent for that particular house, it's the buyers choice. It's the real estate agents obligation to inform the buyer of any instance where the buyer would feel betrayed or lied too because the agent failed to disclose some non-professional relationship that exists between themselves and the seller.

Contact Me

The Buyer's Voice, The Buyer's Choice

Sabrina Fokas — Mon, 14 Aug 2006 11:14:18 -0500

Not All Agents are Created Equal

There's a reason over 90% of home buyers work with real estate agents: the want to access to the maximum number of homes through Multiple Listing Services (MLS). We are your guides through the real estate process, but we are not all created equal in our value to you. Depending upon which side of the real estate table you sit, the real estate agent that you choose can make all the difference in the success of your real estate transaction. Your agent influences every aspect of your process, from the number of homes you have to choose from; to the quality of information about the property; to the price you pay; and ulitmately, your satisfaction with your purchase. So - how can you be sure that the agent you chose is the most knowledgeable guide for you as a real estate buyer?

Exclusive Buyer Agents are Your Exclusive Choice - Choose an Exclusive Buyers Brokerage

Only a select niche of real estate brokers are true buyers' advocates: EBA's - Discover the Benefits!

Why Use an Exclusive Buyer Agent? (From NAEBA)

Sabrina Fokas — Wed, 12 Jul 2006 11:25:02 -0500

Why Use an Exclusive Buyer Agent?

Only an Exclusive Buyer Agent (often called an Exclusive Buyer's Broker) can GUARANTEE to represent you in your home purchase.
Only an EBA can GUARANTEE to negotiate on your behalf.
An EBA provides the true facts as to value, market/neighborhood conditions, and obvious physical defects.
The high level of negotiation training and expertise of an EBA truly levels the playing when it is time to make an offer on a property.
Because an EBA only represents buyers and does not have in-house or company listings, a seller is always unaware of the price buyers are willing to spend during the negotiation process, bringing the advantage back to the buyer and the buyer's wallet. For this reason alone, it is very common to save thousands of dollars during the critical negotiation process.
An EBA will insist that the buyer utilize a qualified home inspector who will treat the buyer as their client, and not as a customer.
Listing agents (the ones with the sign in the front yard) and the company that they work for represent the SELLER, not the buyer. Their job is to get the SELLER the highest price on the best terms.
An EBA's job is to get the BUYER the lowest price on the best terms.
EBAs will do a better job for transferees that anyone else. They will give you the facts, good and bad.
A listing agent cannot tell you about many things that would be detrimental for the BUYER because they work for the SELLER.
An EBA will help you with your financing alternatives. They may advise you to be pre-approved by a lender. Why? Because a fully approved loan makes you a cash buyer.
EBA’s have a legal and ethical obligation to put your interests first!
It just makes sense!