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Buying Real Estate- basic guidelines for success

Real Estate Agent with Majestic Properties 3061802

soldAs a buyer you have the same rights to representation as a seller. When selling, you do not hesitate to hire a professional for their expertise, knowledge and representation in handling the sale of your property. So why wouldn't you feel the same way about hiring a professional when buying? - To represent your needs in purchasing a property.

First you must find a Realtor in the area you are looking to purchase. Ask friends and family about their experiences, get on the Internet and research different agents, Active Rain is a great way to find agents throughout the nation and by reading their profile and blogs, you can get an idea of how they handle business and ultimately, how they would handle their customers' needs. Your agent must know the area; good agents will know the inventory (properties currently for sale) in their own market area and will supply maps for their customers moving from a different city.

Secondly, interview agents and pick one. If you expect your agent to go out of their way for you and give you loyalty, you must do the same for them. If you don't commit to one person, no one will commit to you. Buying a home in a buyer's market can be extremely frustrating because of the amount of inventory, there is a lot to choose from, and if the word gets around, agents will not take you seriously.

Just last week, an agent brought a couple to see one of our listings. The next day, a different agent brought the same couple to our same listing. I looked at the couple and asked, "Oh, you are working with both ___________ and ___________, I didn't know they worked together". The second agent had no idea that the couple had already seen that property and had no idea they had been working with another agent.

How could this scenario affect you as a buyer? You wasted your time and saw a property twice and both agents now will feel there is no loyalty and may not show you as many properties as you may want to see, since no commission is guaranteed to them, and may even fire you. I know that's a strong word, but imagine the frustration of wasting hours and days to someone that could ultimately not purchase a property through you. Realtors need to make a living too.buying

Once you find a property and have an executed contract is where the fun begins. Your agent should keep you informed of deadlines for deposits, inspections, appraisals, walk-through, etc. The agent should coordinate the transaction with all parties involved including communication with the selling agent to grant access to the property.

When buying - The best route is to be honest, upfront, loyal and committed. Please keep in mind that if you do not like your agent's ways, it is also acceptable to dimiss them. Communication is the key to a successful buying experience.

Good Luck finding a home and look us up for all you Miami, South Florida Real Estate needs. http://www.yourpropertypros.com/ www.miamism.com


Rich Jacobson
Fathom Realty West Sound - Poulsbo, WA
Your Kitsap County WA Real Estate Broker
Such basic, common-sense information, but it's always amazing how many Buyers don't understand its importance and neglect to place value on Buyer Representation. Excellent, concise info, Ines & Rick. Thanks!
Nov 18, 2006 05:17 AM
Rick & Ines - Miami Beach Real Estate
Majestic Properties - Miami Beach, FL

That couple is still in the back of my head Rich - buyers don't know the harm they can do to themselves and it's our responsibility to teach them.  Your opinion means a lot to us.

(...did we confuse you.....now you don't know who's writing?)

Nov 18, 2006 05:34 AM
Bryant Tutas
Tutas Towne Realty, Inc and Garden Views Realty, LLC - Winter Garden, FL
Selling Florida one home at a time
I'm soooooooo happy I don't work with Buyers. But if I did, I would only have 2 words for them "SIGN HERE" as I whipped out my Buyer's Broker Agreement. No signature, no Broker Bryant. I'd much rather be working on my tan:)
Nov 18, 2006 06:34 AM
"The Lovely Wife" The One And Only TLW.
President-Tutas Towne Realty, Inc. - Kissimmee, FL

"The Lovely Ines"

These are just a few of the reasons we decided to give up on Buyer's...

Would you like another reason? Okay.

We live too close to the Attractions...You know "Mickey"...

Around here the tourists are infamous for spending their last vacationing day looking at houses...

Sorry, I don't have a Van, I am not a shuttle bus, I don't have a Chauffeurs license and...

I am NOT a tour guide!

Was that off topic? Or, am I commenting on a comment?

Now, see Rich and Myself have confused Me!

Ah-Ha...I got that "Passion" on this Babe...

TLW "The Lovely Wife"...What Comment? Where?...ROAR!

Nov 18, 2006 07:48 AM
George Souto
George Souto NMLS #65149 FHA, CHFA, VA Mortgages - Middletown, CT
Your Connecticut Mortgage Expert
Great advice.  Most of the Realtors that I work with do not show properties without a Broker Agreement. The few that do end up frustrated a lot of times, but they still keep on doing it. You would think that they would learn their lesson.
Nov 18, 2006 03:24 PM
Chris Tesch
RE/MAX Bryan-College Station - College Station, TX
College Station, Texas Real Estate
Excellent advice.  Just remember, even that agreement is only worth the paper it's written on.  Would you sue them to gain your commissions risking negative publicity?  A better bet, IMHO, is to sit them down and discuss how we get paid, what our duties are, and even more that we can and will show them any home that will fit their needs.
Nov 18, 2006 07:22 PM
Rick & Ines - Miami Beach Real Estate
Majestic Properties - Miami Beach, FL

Bryant - We mostly work with sellers as well, and you are right, the buyer's agency agreement is a must nowadays.

TLW - You were not off topic at all - I can see where that would happen in Orlando.  We also get calls from vacationers on their last day in Miami who want to see properties.  We simply reply that buying a property usually takes planning and with such short notice there is not much we can do.

Angela - the saddest part is that agents don't have the courtesy to ask people if they are working with another agent - that's why that scenario happened.

George - it's not easy to get a buyer's agency agreement signed in a buyer's market, but if they don't want to be loyal, neither do I.

Chris - yes I would.  I had an agency agreement with a buyer for one single property and he ended up buying the property behind my back.  I did not have to sue, I just sent him a nice letter with the agreement and we received our commission check.  It's the principle.

Nov 19, 2006 01:06 AM
"The Lovely Wife" The One And Only TLW.
President-Tutas Towne Realty, Inc. - Kissimmee, FL
Hey...AT least your nice to them. I say "Good Luck With That" :0)...TLW...ROAR!
Nov 19, 2006 02:01 AM
Kristal Kraft
Novella Real Estate - Denver, CO
Selling Metro Denver Real Estate - 303-589-2022

There is a lot to be said about a buyer and broker/agent working together to find the buyer a home.  I can understand the buyer's point of view, when they first start out, they may not want to commit to a buyer's agent that isn't up to snuff.  Oftentimes the agent isn't up to snuff because they don't sense the buyer's loyalty.

When a buyer and the agent can get over the "lack of mutual loyalty/trust issue" that's when the real work can start.  If they both feel confident the other is working for and with them, they can efficiently find a home.

Buyers sometimes aren't aware that as brokers we all have access to the SAME INFORMATION.  The interpetation of it differs.  So if a buyer chooses the  WRONG agent, just explain to that agent the relationship just isn't going to work.  Then go find an agent you feel good about.

Buyers should always begin with a consultation with the broker/agent.  Many buyers don't like to take the time to do this, they are anxious to jump right in looking at homes. 

Taking the time to consult first, you can determine if your agent is a "good fit".  If not, it's easy to excuse yourself and interview another.

If you are a long distance buyer, then you can do the same over the telephone.  A good agent will do what she/he says she/he will do.

From a broker/agent point of view, a good buyer is one that can be trusted to communicate issues and also do what they say they are going to do. 

The take away on this for buyers...

if you want a good agent, be a good buyer. 

Nov 19, 2006 01:24 PM
Rick & Ines - Miami Beach Real Estate
Majestic Properties - Miami Beach, FL
Kristal, I so much appreciate your comments.  It is definitely difficult for a buyer  to commit from the beginning without an initial consultation.  When we do work with buyers we try to do the consultation, but if they are too eager to begin, we sometimes work with them a couple of days until they feel comfortable with us and then we sign the agency agreement.  It does have a lot to do with personality and comfort level.  Thanks for your $.02
Nov 20, 2006 12:31 PM
Kristal Kraft
Novella Real Estate - Denver, CO
Selling Metro Denver Real Estate - 303-589-2022
Ines, the comfort level is very important and manytimes it doesn't come immediately.  I like the consultation time because you can learn about each other and hopefully demystify the process.  Buyers come to us with so much mis-information.  I wish there were an easier way to know what they were thinking, just so we could help them better...
Nov 20, 2006 01:20 PM