The listing says, "buyer to verify all information", "buyer to do Title V" (typically done by seller in my market), "buyer to do smoke certificates" (the seller's responsibility according to Massachusetts state law).
SELLER/AGENT MAKE NO REPRESENTATION AS TO CONDITION OF PROPERTY was the first line in another listing.
Caveat Emptor - Buyer Beware, right?
This post was prompted by an issue that was omitted from a listing but came up at home inspection (did she really think we wouldn't notice?). Right now my buyer is feeling like Real Estate agents are just like used car salesmen. Franky, so am I.
My buyer may be out a lot of time and money because the listing agent put in her listing "Seller nor agent make any representations of any kind, buyer due diligence" instead of listing that there may be a potential problem that could cost my buyer $4000-8000 if he decides to purchase this property.
Of course she denies knowing about the problem. But, I think she didn't act surprised when I told her. Instead, she told me to tell my buyer, "don't tell anyone" about the issue that came up. Seriously!?!
Maybe my buyer would have passed up this listing if he knew there may be a potential problem. Maybe not. He wasn't given that option. Ok, you can say that getting buyers through the door is the listing agent's job - but if she tricks people into the door, they aren't good buyers for that property, wouldn't you think?
I will go to the town hall and do my due dilligence so my buyer can decide if they want to move forward with the purchase or not.
In the future, am I supposed to educate my buyers by telling them to assume that all information in a listing sheet is wrong?
What does a listing agent get paid for, other than putting the listing into MLS and then adding a ton of disclaimers that puts all the responsibility onto the buyer's agent?