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Non-Representation Challenges/Buyer's Side

I'm working with a buyer client, who believes now is a great time to buy. He knows which condo communities he's interested in, and which ones he is not.

I've been trying since Friday to get in touch with a seller whose listing is in MLS with a flat-rate listing broker. The listing agent has made it clear via MLS comments and conversations that all offers are to be directed to the seller, not him.

The seller lives outside the immediate Jacksonville area, and does not have an answering machine or a fax machine.

I actually had to call my buyer yesterday and tell him I had not hear anything yet, because I have not had the opportunity to TALK to the seller about the verbal offer.

My frustration is this turnaround - potentially, we could have already gotten through a first and possibly second counter offer, whereas now, I have yet to present the first verbal offer.

Sellers, in today's environment particularly, need to be aware that by representing themselves, they need to be accessible for agents to ask questions, submit offers, etc. By representing yourself, and your property, you are taking on the job of the listing agent, and being the expert on the listed property.

If you are a seller representing yourself, please make your contact method is clearly listed in your MLS listing, and preferably, have your cell phone listed so you can promptly answer/return all calls. If you do not have a fax machine at your home, you should have copies of all pertinent documents with you so you can fax them to Realtors and prospective buyers when requested. Or, have the documents scanned and saved so you can email them as attachments. You should also keep track of when you've spoken to Realtors about your listing, and keep all their contact information so you can notify them of price changes, and other relevant updates.

If you are a seller who does not want the hassles of representing yourself, you should list with a Realtor who will handle showings, feedback and offers for you.

Posted by Carol Zingone, Broker Associate, GRI, SRES on 11/12/2007 06:24 AM

Comments (8)

jacksonville beach, real estate, nonrepresentation, duval county

This post has been included in Florida Information Duval County, FL Information Jacksonville Beach, FL Information

8 Comments on Non-Representation Challenges/Buyer's Side

I don't think if I was the listing agent, I would have accepted that client. It sounds that it would have been a stress filled power struggle ride. If I am reading it right...

With Honor - Connor MacIVOR

11/12/2007 06:43 AM

by Connor & Paris MacIVOR (Paris911 - RE/MAX of Valencia - The 911 Team)

This definatley presents challenges for the buyer and you as their representation in the deal. Unfortunately either the seller isn't for real... or the company he listed with didn't place all of the proper customer finding information into the MLS system.

It may be time to move on to a similar unit in the same complex...

11/12/2007 07:07 AM

by Cape Coral Real Estate Agent Scott Slocum (239) 340-1384 (Florida Future Realty Inc.)

I've had the aame thing happen with agents because they went out of town for the weekend or had something come up. Now that it's Monday, maybe you'll hear from them.

11/12/2007 07:24 AM

by Amanda Hall * Texas Real Estate Broker * (Hall Team Homes )

You get what yopu pay for. and sometimes not even that. In these times one owuld think a full service realtor gives you your best chance to sell

11/12/2007 07:33 AM

by Charlie Ragonesi Big Canoe homes, Jasper ,Ball Ground,Benttree,Dahlonega (All Mountain Realty)

Sorry to jump back in here after having already commented. I think some of these seller's cannot afford full service and it had a lot to do with their decision. MLS is certainly a leg up when it comes to exposure and it answers the question about commission as well. I think the way to look at those listings is as a glorified FSBO who is one step ahead of the normal FSBO. Looking at it that way, kind of helps manage expectations and if you've ever dealt with a FSBO (or a brand new agent) this won't be much different.

Check your minimum service laws in Florida. In Texas, we have to present the offer to the LA and can also forward it to the seller, but the LA has to be the one to deliver to the seller. If you actually write up the offer and send it to the LA--that might help move things along. If it doesn't, send them over a copy of your minimum service laws--if they exist.

11/12/2007 07:50 AM

by Amanda Hall * Texas Real Estate Broker * (Hall Team Homes )

Amanda,

Great suggestion! I had not about considered looking at our minimu service laws.

11/12/2007 08:38 AM

by Carol Zingone, Broker Associate, GRI, SRES (Vanguard GMAC)

No kidding, Carol! I had the same thing hapen last week, when we had to wait for a week for the seller to come to town. He was going to call us when he got to town so we could meet at the property and he could show it to us. He never called. Property's been on the market for over 300 days and now we know why.

11/12/2007 03:28 PM

by Dale Campbell (Pioneer Realty)

All I can say is, "Yep."

I had a buyer who wanted to look at a MLS listing that said 'call seller directly.' We called. Three days later the seller called me back and I told him, "Sorry, but they bought the home down the street. Same floor plan as yours too! You took too long to respond... good luck to you."

12/12/2007 12:23 PM

by Steve Burnett (Cross Star Realty)

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