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Why a buyer consultation is VITALLY important!

Real Estate Agent with Realty ONE Group Advocates 484-237-2055 PA License - AB067198

You want to buy a home in the Main Line and Chester County areas. You go on line and search for homes and see some you like, there may even be an Open House you can visit. However, so far, you are unrepresented and not working with an agent who is going to protect your interests.

You know you should have a buyer's agent representing you, guiding you, so you ask some friends and look online. You hope that you can just make a phone call and get an agent to help you. But, this would be a BIG mistake.

When a customer calls me to ask about becoming a client I insist on a buyer consultation. It is VITALLY important that whoever you talk to insists you come and meet them for a buyer consultation. Before anything else, PA law requires agents to explain to you who represents who in a transaction, so you understand when you are and are not represented. Then the agent representing you needs to understand your situation, your likes and dislikes, what you hope to buy, your budget, how you are going to pay for your house, whether you will be using any gift money from relatives, your knowledge of the area etc.

This agent can guide you to a LOCAL lender, yes, local not online as national lenders do not necessarily know the rules and regulations in the state and locale where you are buying a home. I have had lenders miss deadline dates because they are not used to "dates and time are of the essence" in an agreement. So, having a local lender who does understand and has access to multiple programs can be a big help.

This agent has access to multiple vendors who you will need, home inspectors, title companies, real estate attorneys if needed, contractors, movers, etc.

When you meet, both you and they are deciding do I want to work with this other person. You discuss and decide how long the  relationship will last, how it can be cancelled, negotiate the terms of how the agent is going to be compensated, how you will communicate, what to do when a new listing hits the market and they need to urgently reach you. 

This agent is going to make sure you understand the process and can make the right decisions throughout the transaction. And finally you need to sign a buyer agency agreement, this is a contract where you both commit to each other. 

You may consider that you can just visit an open house and have the agent there write a contract for you, but that agent is representing the seller, not you. They may have other buyers who have done the same thing, and they have no duty to you to help you achieve your goals.

So, please, give me a call and let's make an appointment for your buyer consultation, so we can begin working together to find you the right home in the right neighborhood at the right price. Contact Nick Vandekar, Realty ONE Group Advocates, Selling the Main Line and Chester County, office 484-237-2055, cell or text 610-203-4543, Nick@VandekarTeam.com. My contacts become your contacts, my knowledge, experience and negotiation skill is put to work for you, so you can have confidence in the decisions you make throughout the transaction and beyond.

Posted by


Nick Vandekar
Nick is a Tredyffrin Easttown Residential and Commercial REALTOR selling The Main Line, Chester, Delaware and Montgomery Counties.

Giving you the confidence to make
the right decisions.

225 W Uwchlan Ave
Downingtown , PA 19335
Office 484-237-2055
Mobile: (610) 203-4543 [call or text me]
Email Me


My Blog


If you are buying or selling on or around
Tredyffrin Easttown or along the Main Line, 
I can help you, contact me.


Michael Elliott
Fathom Realty - Burlington Township, NJ
Burlington, New Jersey Residential Sales

Spoken like a true professional!   Great information here, Nick!

Apr 16, 2024 08:26 AM
Nick Vandekar, 610-203-4543
Realty ONE Group Advocates 484-237-2055 - Downingtown, PA
Selling the Main Line & Chester County

Michael Elliott thank you, I think we will all get very adept at buyer consultations. just like listing presentations.

Apr 16, 2024 08:28 AM
Michael Elliott

Nick, I have mine built already!

Apr 16, 2024 08:38 AM
Roy Kelley
Retired - Gaithersburg, MD

Home buyers are in very good hands when they seek your professional real estate advice and assistance.

Apr 16, 2024 09:39 AM
Nick Vandekar, 610-203-4543
Realty ONE Group Advocates 484-237-2055 - Downingtown, PA
Selling the Main Line & Chester County

Roy Kelley thank you.

Apr 16, 2024 10:17 AM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good for you Nick Vandekar, 610-203-4543 ,

I always insist on a buyers presentation and feel now more then ever you need to "level up" that presentation. It's good that buyers are going to be expected to become better educated in the process than ever before!

Apr 16, 2024 04:39 PM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Well said, Nick- I can remember when we looked for a home years ago. All we had to do was call an agent or the agent on the For Sale sign and in a flash, we were being shown the house. With such a major transaction, it makes sense to sit down with buyers and discuss what services you will provide and what will be expected from them. 

Apr 16, 2024 07:12 PM
Endre Barath, Jr.
Berkshire Hathaway HomeServices California Properties - Beverly Hills, CA
Realtor - Los Angeles Home Sales 310.486.1002

Great call for action Nick Vandekar, 610-203-4543  I mostly represent sellers and I am brutal when it comes to screening buyers... if they are not realistic, or not real or do not have the motivation I am not their agent, Endre

Apr 16, 2024 09:51 PM
Kat Palmiotti
eXp Commercial, Referral Divison - Kalispell, MT
Helping your Montana dreams take root

Yes, buyer/agent discussions are very important to have up front.

Apr 17, 2024 05:23 AM
Brian England
Ambrose Realty Management LLC - Gilbert, AZ
MBA, GRI, REALTOR® Real Estate in East Valley AZ

Finding the right agent for a home search is difficult if you don't know someone already that you can trust.  I am sure that when people meet you, they know they can trust you!

Apr 17, 2024 05:35 AM
Jeff Dowler, CRS
eXp Realty of California, Inc. - Carlsbad, CA
The Southern California Relocation Dude

Hi Nick:

This is a great overview of all the reasons why a detailed buyer consultation is so important...and likely will become more so going forward. It is not a decision to be taken lightly by either party.


Apr 17, 2024 04:36 PM
Patricia Kennedy
RLAH@properties - Washington, DC
Home in the Capital

Good advice, Nick! And so many buyers come to us in that "Don't know what you don't know" stage of the process!

Apr 18, 2024 02:40 PM
Kathy Streib
Cypress, TX
Home Stager/Redesign

Apr 20, 2024 06:27 PM
Ed Silva, 203-206-0754
Mapleridge Realty, CT 203-206-0754 - Waterbury, CT
Central CT Real Estate Broker Serving all equally

The buyer consultations are so important now and if they don't want to talk, they are going to be an issue for someone down the road.

Apr 21, 2024 07:44 AM
Michael J. Perry
KW Elite - Lancaster, PA
Lancaster, PA Relo Specialist

As an ABR Instructor,  a Buyer Consultation Session was one of the Biggest Takeaways from the Course . All the agents I have personally trained , do these with potential buyers 

Apr 21, 2024 01:03 PM
Nick Vandekar, 610-203-4543
Realty ONE Group Advocates 484-237-2055 - Downingtown, PA
Selling the Main Line & Chester County

Dorie Dillard Austin TX I used to have a great presentation, but mostly have worked with sellers, I think I am going to have to dust it off and update it.

Kathy Streib I think this is the benefit of the settlement, that this will be a requirement.

Endre Barath, Jr. like you I also generally work with sellers but buyers get involved in that mix too, so having a strong presentation is important and remembering that both parties have to want the agency agreement. It is a choice.

Kat Palmiotti totally agree,

Brian England I hope that is the case.

Apr 22, 2024 07:37 AM
Nick Vandekar, 610-203-4543
Realty ONE Group Advocates 484-237-2055 - Downingtown, PA
Selling the Main Line & Chester County

Jeff Dowler, CRS it is a choice for both the agent and the consumer.

Patricia Kennedy that is very true.

Kathy Streib thank you.

Ed Silva, 203-206-0754 that initial consultation allows you both to work out if the relationship is going to work.

Michael J. Perry I think it is vitally important, many older agents have gotten sloppy and skip this stage. But, hopefully it will improve now with this becoming an integral part of the settlement.

Apr 22, 2024 07:40 AM
Mike McCann Nebraska Land Broker
Mike McCann - Broker, Mach1 Realty Farm & Commercial Land Broker-Auctioneer Serving Nebraska - Kearney, NE
Farm & Commercial Property For Sale 308-627-3700

I sell over 70% of my listings representing the seller and treating the buyer as a customer as allowed by state law.  No other agent or company involved.

I have one goal when selling a property whether it is a $30,000 lot or $5.25 million Apartment complex like late last year when I was the only Broker involved. 

One goal and only one goal:  A Happy Seller...A Happy Buyer...and A Happy Wife!! 

My wife is happy a lot!!! And I Love that!

Apr 23, 2024 07:37 PM
Nick Vandekar, 610-203-4543
Realty ONE Group Advocates 484-237-2055 - Downingtown, PA
Selling the Main Line & Chester County

Mike McCann Nebraska Land Broker that can be very lucrative, we also can do the same thing here in PA, I have only done it once. Mostly our buyers have representation.

Apr 24, 2024 06:31 AM
Leanne Smith
Dirt Road Real Estate - Golden Valley, AZ
The Grit and Gratitude Agent

I too have buyer's consultations along with seller's consultations. Just had one yesterday and earned another client.

Apr 24, 2024 08:36 AM
Nick Vandekar, 610-203-4543
Realty ONE Group Advocates 484-237-2055 - Downingtown, PA
Selling the Main Line & Chester County

Leanne Smith it makes so much sense, we have a listing presentation, why not a buyer presentation.

Apr 24, 2024 09:48 AM
Leanne Smith

In sales, consistency is key.  Given we must explain our compensation in either case, we must disclosure agency in either case, then consistency demands we engage in dialogues with both sellers and buyers.

Apr 24, 2024 10:10 AM