Buyer Agency Guide and Info - What is it all about and why should I have a Buyer Agent working for me?

Introduction:

In the past, as a BUYER, your best interests were not represented when you went shopping for a home, because, by law real estate agents were required to represent only the seller.
With the advent of Buyer Agency you can now choose to have an agent represent you, putting your needs and interests first! Read on and learn more.
You may still find an agent that will act as and appear to give you the services of a buyers agent without entering a contractual agreement with you. However, New Hampshire Real Estate law, RSA 331 Part REA 701.01 states that “If the consumer does not opt for representation, the licensee shall not advocate, advise or negotiate on the behalf of the unrepresented consumer.” If you cross paths with one of these agents you should ask yourself if you want to work with an agent that is either ignorant of Real Estate law or simply chooses to disregard it.

Why use a buyers agent?

> The agent then represents you and puts your interests first.
In the vast majority of cases the seller's agreement with the listing agency covers the Buyer Agents fee- no cost to you for representation.
Real Estate is a complicated AND a constantly changing process. You want someone experienced with all aspects of buying a home on your team!
>Will keep your personal negotiating points (how high are you capable of offering, for instance) confidential .
> Can research the history of a property you are interested in (how long on the market, price changes, what the present owner paid for it, etc.)
>Complete a market analysis showing you what similar properties have recently sold for.
> A good buyer agent will not just push his office’s listings but will search the entire MLS (Multiple Listing Services) database exposing you to all properties on the market.
>Provide a list of recommended home inspectors and attend the inspection.
> Provide a list of recommended places to secure a mortgage. Arrange, confirm and attend closing with client.

Why hire John R. Fisher as your Buyer Agent?

> No Salesmanship!. He then becomes a consultant to you. Not a sales person.
> No Pressure! He will give you all the information you need to make the best decisions! In short, he will do all he can to make sure you always have your “eyes wide open”. If your decision is not to offer on a home or not to accept a counter offer John will still have done his job by giving you all that you need to make an informed decision. Remember that he puts your interests first.
>Reasonable Care and Diligence: John will always handle your needs in a competent and careful manner. He will pay attention to details and not contribute to problems. A sad statistic is that 80% of the problems incurred in a Real Estate transaction are self inflicted by incompetent agents.
>Negotiations: Only 1 out of 21 offers are accepted as written. John approaches negotiations with your interests first but also looks for a win/win and will never alienate the sellers. Why? Because an alienated seller is not in your best interest.
> Loyalty: As your Buyer Agent John must, by law and by the personal ethics he chooses to live and conduct his business by, put your interests ahead of his own.
> Obedience: As your Buyer Agent John must follow all your instructions as long as they do not violate laws, regulations or the Realtor Code of Ethics. When you are interviewing each other he will tell you about his ethics practices to be sure you are both are compatible. If you want a scheming, beat up the other side negotiator, John is not your agent. He undertsands that there is a big difference between "demanding” something versus “negotiating" for it. If you want a total professional on your team, then he should be your agent.
>Confidentiality: John will keep all your personal information confidential and will never disclose it to anyone without your permission.
> Hard work: As your Buyer Agent John will be available for you when needed! He is not just available on weekends like most agents. His regular work schedule includes weekends!

Frequently Asked Questions!

>Isn’t the agent showing me homes representing me?

Not unless you have a signed Buyer Agency contract. In the old days (not so long ago really) agents would be working for the seller but would befriend the buyer without the buyer being aware that the sellers agent was legally obligated to tell the seller everything he learned about you. Some agents still practice that way. Unless you have a contract with that agent to represent you, never tell that agent anything you would not want the seller to know!

>If you work for a commission, why would you negotiate a lower price for me when that would mean less money for you?

First, I have a legal obligation to do so. Second, the Realtor Code of Ethics and my personal way of doing business require me to do so. But, since you do not know me yet, lets look at the simple math from a business point of view:
If I saved you $10,000 thru advise and/or negotiation I would earn only approximately $150 less in commission. My business is built upon satisfied clients and referrals. There is no other place I can spend that $150 dollars and get the kind of advertising I get from a satisfied client!

> As my Buyer Agent, how will you find me a home and why will you be more effective than other agents?

I will set up a computerized profile about you on my PC detailing your housing needs and will conduct a search daily of the MLS database and notify you as soon as a property comes on the market. I can email, fax or (and here is where I really stand above the crowd) I can post it on a password protected web site I create just for you. Also, I will network within the Real Estate Community letting other agents know your needs and have them working for us also!

>I have visited other Agent’s web sites and they say they can save me thousands! You don’t. Why?

This gets back to the Code of Ethics I keep referring too. I (along with any other agent) cannot honestly advertise that I can save you thousands. An Agent has no control over the sellers terms and motivation (no one but the seller does). If you want to offer on a home that has a seller that insists on full price (and that is not uncommon in this market) how can any Agent claim they can save you thousands? Plus, in this market, many home buyers WANT to make full price offers to get the home off the market before someone else comes in and starts a bidding war. It may not be your goal to get the home for a lower price! You may be telling me “Get me that house, John!” So, the bottom line is I first identify what your goals are and use my skills and expertise to give you the best chances of getting what you want. Hiring me as your agent “stacks the deck” in your favor!

> I have had bad experiences with past Agents. Why will you be different?

Because of the Code of Ethics and my way of doing business is the best answer for this one. I want to hear about your past horror stories so that I can put extra effort into those areas to insure your buying experience is actually fun! What a concept!

> I’m interested! How can I have you as my Buyer Agent?

Give me a call or send an email and lets arrange to meet at your convenience.