精华 买房,有没有必要找AGENT
- 主题发起人 anner
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Agents are professional actors and actresses; they set stages for their clients. If you trust the agent, you work with the agent, you get your result, most top agents work on referral basis, you think they can afford to screw a true client; if you don’t trust agents, don’t expect get the return equally. They are sharks, they can sense your intention, and you are just their bait.
How could you learn the market with so limited knowledge, using outdated mls.ca, talking to grapevine sellers, or probably analysing neighbourhood gossips? Market changes everyday, you can afford to miss a deal, can you afford to lose another one, how could you really know if you are getting a deal? You watch the street for 6 months, 12 months, and 18 months, all right, are you buying a home or wasting your time to be an unlicensed amateur realtor? The service is there, free of charge, be sure to understand the agent you choose.
Top agents can make way more money than solicitors and dentists do, real estate agent is one of the great money-making professions in the world, it is easy to get into and it is tough to stay long.
I used agent service sold my home; he is relatively new, but a family friend. On the street, the grapevine seller is still selling. I saw a “Sold” sign the other day, but now it is gone, I guess something went wrong, the seller starts the open house again every Saturday and Sunday. I will be laughing after couple of weeks, the house is listed by Sharks, I will see how well for sale by owner save you money. Top agents don’t bother with pinheads.
As said, there are only 99 days this summer, enjoy the summer. Buying and selling, use the service, be cheap or be screwed. So long.
How could you learn the market with so limited knowledge, using outdated mls.ca, talking to grapevine sellers, or probably analysing neighbourhood gossips? Market changes everyday, you can afford to miss a deal, can you afford to lose another one, how could you really know if you are getting a deal? You watch the street for 6 months, 12 months, and 18 months, all right, are you buying a home or wasting your time to be an unlicensed amateur realtor? The service is there, free of charge, be sure to understand the agent you choose.
Top agents can make way more money than solicitors and dentists do, real estate agent is one of the great money-making professions in the world, it is easy to get into and it is tough to stay long.
I used agent service sold my home; he is relatively new, but a family friend. On the street, the grapevine seller is still selling. I saw a “Sold” sign the other day, but now it is gone, I guess something went wrong, the seller starts the open house again every Saturday and Sunday. I will be laughing after couple of weeks, the house is listed by Sharks, I will see how well for sale by owner save you money. Top agents don’t bother with pinheads.
As said, there are only 99 days this summer, enjoy the summer. Buying and selling, use the service, be cheap or be screwed. So long.
oread
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I don't know who told you the notion of this "dual agent" thing, as far as I can see, the seller has his/her agent, you don't have an agent, that's it.
Of course like all professions, realtors are regulated under their professional code of conduct, but there are lots of grey areas that an outsider like you and me won't even know.
Of course like all professions, realtors are regulated under their professional code of conduct, but there are lots of grey areas that an outsider like you and me won't even know.
Messages regarding real estate issues shall be posted with caution, general public could be misled due to biased opinions.
The dual agency applies only when listing agent represents both seller and buyer. Representation means agency duty.
From the buyer’s perspective, you can go directly and buy from the listing agent. Even if there is only one agent involved, it doesn’t mean that this agent is a dual agent.
If the buyer doesn’t have the Buyer Agency Agreement signed, the agent doesn’t owe a penny to the buyer. The agent works 100% for the seller and shall try the very best to make the deal happen. The agent could lie by saying “I will have an offer tomorrow, but I am doing you a favour and get you the house at this price” bull shitting the bull shit. He/she has all the reason to screw the buyers to make the seller happy. It is an art to get the deal done with a win-win situation that buyers don’t even notice. Read Trump’s “The art of the deal”. It’s the buyer’s remorse that later found out overpaid, but who told you not to get a buyer agent to protect your interest. The buyer is just a customer/bait to the agent in this case. If the buyer signed the BAA, then the agent breached its duty.
However, if you are a “good” buyer, I mean valuable buyer, and then the agent will treat you completely different.
The dual agency applies only when listing agent represents both seller and buyer. Representation means agency duty.
From the buyer’s perspective, you can go directly and buy from the listing agent. Even if there is only one agent involved, it doesn’t mean that this agent is a dual agent.
If the buyer doesn’t have the Buyer Agency Agreement signed, the agent doesn’t owe a penny to the buyer. The agent works 100% for the seller and shall try the very best to make the deal happen. The agent could lie by saying “I will have an offer tomorrow, but I am doing you a favour and get you the house at this price” bull shitting the bull shit. He/she has all the reason to screw the buyers to make the seller happy. It is an art to get the deal done with a win-win situation that buyers don’t even notice. Read Trump’s “The art of the deal”. It’s the buyer’s remorse that later found out overpaid, but who told you not to get a buyer agent to protect your interest. The buyer is just a customer/bait to the agent in this case. If the buyer signed the BAA, then the agent breached its duty.
However, if you are a “good” buyer, I mean valuable buyer, and then the agent will treat you completely different.
Ottabc, Please explain,
"even if there is only one agent involved, it doesn’t mean that this agent is a dual agent".
Are you sure above is correct? As I know if buyer does not have an agent, most seller's agents require buyer to sign dual agents agreement to protest his/her interests. But I am not sure above.
"even if there is only one agent involved, it doesn’t mean that this agent is a dual agent".
Are you sure above is correct? As I know if buyer does not have an agent, most seller's agents require buyer to sign dual agents agreement to protest his/her interests. But I am not sure above.
First of all, there is no such thing called dual agents agreement.
If you go to the listing agent, ideally she/he shall explain the difference between customer and client services. But agent is stupid enough to do that. You have two options; either sign up the buyer agency agreement or the customer service agreement. If you sign nothing, it is equivalent to the customer service agreement.
So if you sign the buyer agency agreement, she/he becomes your real buyer agent, you have the client service and dual agency agreement established, your interest is protected. But you stuck with the agent and you have to buy through the agent. If you sign up with a good shark, you are in good hands; if not you are in deep trouble.
If you sign a customer service agreement, basically you deny your own rights to be protected, you are nobody to the agent, even if you deal with this agent directly, no other agent involved, you are not protected by this particular agent. In other words, you do yourself a favour by putting yourself in the risk of deep trouble 100%. Most people hate to sign the Buyer agency agreement, sooner or later become sharks’ snacks.
Real estate is a game, to eat or to be eaten.
All in all, get an agent you can trust, stick with him/her.
If you go to the listing agent, ideally she/he shall explain the difference between customer and client services. But agent is stupid enough to do that. You have two options; either sign up the buyer agency agreement or the customer service agreement. If you sign nothing, it is equivalent to the customer service agreement.
So if you sign the buyer agency agreement, she/he becomes your real buyer agent, you have the client service and dual agency agreement established, your interest is protected. But you stuck with the agent and you have to buy through the agent. If you sign up with a good shark, you are in good hands; if not you are in deep trouble.
If you sign a customer service agreement, basically you deny your own rights to be protected, you are nobody to the agent, even if you deal with this agent directly, no other agent involved, you are not protected by this particular agent. In other words, you do yourself a favour by putting yourself in the risk of deep trouble 100%. Most people hate to sign the Buyer agency agreement, sooner or later become sharks’ snacks.
Real estate is a game, to eat or to be eaten.
All in all, get an agent you can trust, stick with him/her.
There is a very good site about buying a home. http://homebuying.about.com/od/howtobuyahome/.
When you find an agent he will ask you to sign OREA form 300. It is a standard Buyer Agency Agreement form of Ontario Real Estate Association. At section 3 there are two parts. One is for agent and another one for Duel agent. Your agent should circle one of them to sight which situation you are in. So the same form will be used in both situations. There is a very important date in the form which is when the agreement ends. You can specific one month or one day. In duel agent situation it should be only few days.
If you try to buy a house without a agent, most sellers’ agent will ask you to sign this form or you can ask them to sign it. So you should be protected by him at least in legal matter. In my experience they always asked me to sign it. In northern American buyer without an agent or asked seller’s agent to be your agent result in a duel agent situation is common even at small percentage. Thinks about it, most agents buy and sell house at same time. What will happen if one of his buyer client want to buy a house he sales?
The topic should be “Could I ask seller’s agent to be my Agent?”
A buyer’s agent is only a part of protection you could get. There is something else you can do protect yourself. A lawyer and title insurance will protect you from fraud. A home inspection will protect you from major structure problem. And last your bank; they will do an appraisal on your house. They will not loan you the money if the price is too high. Don’t forget the bank puts down most the money. Any offer should be a condition offer; A home inspection and get a loan are must be in conditions. If you don’t get these two, you can walk away.
When you find an agent he will ask you to sign OREA form 300. It is a standard Buyer Agency Agreement form of Ontario Real Estate Association. At section 3 there are two parts. One is for agent and another one for Duel agent. Your agent should circle one of them to sight which situation you are in. So the same form will be used in both situations. There is a very important date in the form which is when the agreement ends. You can specific one month or one day. In duel agent situation it should be only few days.
If you try to buy a house without a agent, most sellers’ agent will ask you to sign this form or you can ask them to sign it. So you should be protected by him at least in legal matter. In my experience they always asked me to sign it. In northern American buyer without an agent or asked seller’s agent to be your agent result in a duel agent situation is common even at small percentage. Thinks about it, most agents buy and sell house at same time. What will happen if one of his buyer client want to buy a house he sales?
The topic should be “Could I ask seller’s agent to be my Agent?”
A buyer’s agent is only a part of protection you could get. There is something else you can do protect yourself. A lawyer and title insurance will protect you from fraud. A home inspection will protect you from major structure problem. And last your bank; they will do an appraisal on your house. They will not loan you the money if the price is too high. Don’t forget the bank puts down most the money. Any offer should be a condition offer; A home inspection and get a loan are must be in conditions. If you don’t get these two, you can walk away.
In canada almost all the offers are condition offer.Usually there will be two conditions.
One is house inspection. if the inspector find any problem,you can walk away or ask the seller to fix it.
Second is you are able to get a loan from bank. You have to submit the offer information and your personal information to the bank. The bank will evaluate both you and the house price, then approve the loan.
If anyone of the condition is not meet, the deal is off. You will get your deposit back. It usually takes 5 days. In this 5 days, you have the chance to regret the deal(You always can find a way to unqulify loan.) The seller is locked. There is no way for seller to cancel the deal.
One is house inspection. if the inspector find any problem,you can walk away or ask the seller to fix it.
Second is you are able to get a loan from bank. You have to submit the offer information and your personal information to the bank. The bank will evaluate both you and the house price, then approve the loan.
If anyone of the condition is not meet, the deal is off. You will get your deposit back. It usually takes 5 days. In this 5 days, you have the chance to regret the deal(You always can find a way to unqulify loan.) The seller is locked. There is no way for seller to cancel the deal.
If the buyer goes to the agent, it seems that buyer does not need to pay extra fee for the house, it seems
that the seller pays the commission fee to the agent.
But the problem is that the agent has no any house, he just sell the house for the seller.
So the price of the house normally is the price which buyer expects plus the agent's commission fee.
If you directly go to the seller, maybe you don't need to pay this extra fee. I think the commission fee
is shared by buyer and seller, although it seems coming from the buyer's pocket. So when you go to the agent
remember this.
that the seller pays the commission fee to the agent.
But the problem is that the agent has no any house, he just sell the house for the seller.
So the price of the house normally is the price which buyer expects plus the agent's commission fee.
If you directly go to the seller, maybe you don't need to pay this extra fee. I think the commission fee
is shared by buyer and seller, although it seems coming from the buyer's pocket. So when you go to the agent
remember this.
It is absolutely true. The commission actually is the marketing cost for the house. It is paid by both buyer and seller. You can direct go the seller to cut the middle man.
Real estate is little different than regular goods. Seller has only one house to sell and has to buy another house immediately after. He can’t play the game of selling low but selling more.
The market value of the house is the selling price of similar house nearby. This price includes the commission. The seller knows it. If seller tries to sell it himself on grapevine, he is trying to market it himself. He wants to keep the commission. The seller doesn’t need to share the commission with buyer. As long as his price is same or a little lower than market value, the house will sell.
Real estate is little different than regular goods. Seller has only one house to sell and has to buy another house immediately after. He can’t play the game of selling low but selling more.
The market value of the house is the selling price of similar house nearby. This price includes the commission. The seller knows it. If seller tries to sell it himself on grapevine, he is trying to market it himself. He wants to keep the commission. The seller doesn’t need to share the commission with buyer. As long as his price is same or a little lower than market value, the house will sell.
