It doesn't matter to me whether a buyer's agent agrees with my belief that buyers should wait for short sale approval. Every so often one of them will call and try to read me the riot act. But I don't care. The only person I care about is my seller. I care whether the seller will close escrow on that short sale, and sellers tend to close when they have a dedicated, committed and patient buyer who wants to buy that Sacramento short sale.
Not every buyer's agent in Sacramento will advise a buyer to wait for approval. Some tell buyers to write as many offers as they can on as many properties as they can, and that's their prerogative. My sellers tell me they won't accept offers from those agents. In fact, they sign a seller instruction to me, which I upload to MLS. I also put a notation in the confidential agent remarks, asking agents to read the documents attached to MLS before writing an offer.
Sometimes, another Sacramento short sale agent will ask me if she can copy the seller instruction format for her own use. Absolutely. Go ahead. In fact, I will insert the verbiage here for you:
I, (your name) as a member of the (your board) County Board of REALTORS®, promise that upon seller’s acceptance of my buyers’ offer (name of your buyer) for (property address) I will not write any more offers for those buyers. If the buyers have any outstanding offers, I will immediately withdraw those offers upon seller’s acceptance, because my buyer will wait for short sale approval per the terms in the SSA.
Last week an agent sent me an offer on a Sacramento short sale. The verbiage did not accompany the offer, so I sent the offer to the seller and forwarded the verbiage to the agent, asking the agent to return it. He never acknowledged my email. Then, a few days later he called, upset and irate, demanding to know why the status of the short sale was changed from active to active contingent. Did the seller accept his buyer's offer?
Did the agent receive my email? Yes. Did the agent understand what the seller was asking? Yes. Well, the seller accepted an offer from a buyer who was represented by an agent who followed the instructions in MLS. Why didn't I call him after the seller accepted another offer? Because he never responded the first time -- he seemed uninterested. As odd as it may sound to a rational person outside of the business, I often receive offers from uninterested agents and uncommitted buyers.
This information seemed to floor the agent. "What am I supposed to tell my buyer?" he lamented.
Well, I don't know. The truth, I suppose.
Click, he hung up on me.