So now we are going to talk about mediocrity and buyers. No, not on the part of buyers, but on the part of the agents that buyers sometimes must contend with.

My previous post on mediocrity had to do with sellers and the problems they sometime face with agents who are, shall we say, sub-standard. Let me suggest that buyers, too, must sometimes deal with mediocre performance by the agents they "hire" to help them buy home.

This is a serious dilemma, given one is acquiring the largest purchase of a lifetime, and the person assisting you in that acquisition acts as if they have the brain of a cabbage. Or the motivation of a slug. Unfortunately, I am speaking from first hand experience with some agents I have met through my listings, or from stories I have heard from buyers I know.

So where does the mediocrity lie? Could it be the following?:

• Someone who does not know the local market conditions, or even the larger market
• Lack of follow-up on phone calls and questions
• Consistent tardiness for appointments
• Deciding what the buyer should see rather than the buyer deciding
• Lack of discussion (perhaps due to lack of understanding) of buyer representation
• Inability to provide relevant information at buyer request (now don't misunderstand - some information should not, or cannot, be provided by agents, say, crime statistics and recommending or not recommending a particular school or neighborhood)
• Lack of familiarity with required offer-to-purchase paperwork
• Lack of knowledge regarding mandatory disclosures
• Failure to fulfill duties as a Buyer Agent when that has been agreed on
• Sharing confidential buyer information with the seller and/or listing agent
• Failure to check on pre-approval status
• Not helping to solve problems or providing alternative solutions to problems

So, buyers, does any of this sound familiar? Sorry to say, but it is not uncommon in the industry. I am not talking about new agents who are just getting started - some of them are outstanding, highly motivated and by working closely with a mentor or their broker will get you through the process with flying colors. But here I am talking about those who just don't seem to care about their responsibilities as agents. Some are only concerned about the commission, so they might not advise you based on your interests. Or they jeopardize your transaction because of failure to follow-through or due to careless mistakes. Some forget who the client is (if they are supposed to be Buyer Agents - some, unless specifically requested, are acting on behalf of the sellers due to the agency laws in your particular state).

If you have not yet hired an agent to work with you, take some time to interview several so you can be sure that the person you decide to work with is competent, knows the market, and will represent you in the transaction. Read more about why you should have a Buyer Presentation and how you will benefit (Part 1, Part 2)

If you are experiencing mediocrity with your agent, it's time to have a chat. Discuss your concerns and questions, and get clarification on what you hope for and expect, and what the agent can and will do. Part of the problem could be miscommunication, or one or the other party making assumptions. Transactions can be very emotional, even when the working relationship is terrific, but when things are not going well due to incompetence, failure to follow-up, and more, then you need to take action. Don't put your transaction at risk.

If the issues cannot be resolved directly with the agent, consider talking with the broker. Realize that once you take that step it may be very uncomfortable to continue working with that agent. But that depends on you and the agent. Finally, if you HAVE signed a Buyer Broker Agreement, know that these can be terminated (do so in writing). You do NOT have to put up with mediocrity in the most important and largest financial transaction of your life, and you shouldn't.