Should she stay or should she go?

NEW -> Contingent Buyer Assistance Program
[quote author="usctrojanman29" date=1241835384][quote author="cl1" date=1241834849][quote author="freedomCM" date=1241831039][quote author="cl1" date=1241830344]Comps are nice but in a real negotiation, all that matters is how much you are willing to pay and how much the seller is willing to let go. </blockquote>




This is only true if you are paying cash, not financing the transaction at all.



If you need a mortgage, the purchase will have to appraise at or higher than your offer, or you will have to bring more cash.



9 month old comps? what a joke!



Try 1 month old comps, and discount 10%.



(ps, I also agree it is time to dump the agent)</blockquote>


I agree with you, I was just stressing the importance of price in the negotiation, not to say financing is not important.



On the other hand, dumping the agent may not help. Think about buying a car. Let's say I am in a dealership negotiating, what is the best strategy to have the salesman agree to my low price? (1) Be aggressive - repeatly point out the negatives about the car (engine not powerful enough, color is not my favorite, etc); show him spreadsheets showing the national decline in car sales; show him pictures of unsold cars piling up at the port; - go at this again and again. (2) Simply get up and walk out of the door.



I will tell you that many times it is when I reached the door when the car salesman rushed over shouting "don't leave! you get your price!"



Let's imagin that you get a agent that is truely aggressive, everyday he calls the seller and explains all the negatives about the house (it is too close to a busy street; the kitchen needs updating, etc), presents a spreadsheet showing the rapid decline in prices in Irvine, and ends by pleading: "sell the house to us now and you'll never get such a good price!" Do you really think such an aggressive agent will help?</blockquote>
True, but in this case we can assume that the agent lacks good negotiating skills and really seems like her # 1 goal is to get the transaction done to collect her commission. It's not so much about being aggressive, it about the tact that you take in speaking with the listing agent. Good negotiating skills do make a big difference.</blockquote>


Many people, when going into a negotiation, have unrealistic expections about the outcome. When that expectation is not fullfilled, one looks for someone to blame. Of course there are good and bad agents. But when buyers and sellers are too far apart in prices, changing agents is unlikely to change the outcome.
 
[quote author="zubs" date=1241834471]tell your agent to read this forum so we can get some drama.

Thanks.</blockquote>
Better yet, tell her to join and post up in this thread. It'll make IHB a little more lively. haha
 
[quote author="usctrojanman29" date=1241835599][quote author="awgee" date=1241835375]Geez.



Here they go again with not using a seller's agent.

The poster never even hinted they were thinking of entering the transaction without a buyer's agent, so what are you harping on again?



And again, if you enter the transaction without a buyer's agent, you are <strong>NOT</strong> using the seller's agent as your agent. You are not represented. There is a world of difference and every time you mention using the seller's agent or having the seller's agent represent you, you show your ignorance. Stop misrepresenting the concept of representing yourself. You obviously do NOT know what you are talking about.







And no one so far has suggested the original poster represent themselves. They have expressed their lack of experience in real estate transactions and no one is telling them they do not need some help.







Are you going to use every thread to say, "Don't use the seller's agent?"</blockquote>
If that was aimed at me I think you read a bit too much into what I wrote. I just said to not use the listing agent to represent the buyer. I never stated that he shouldn't represent himself or that he needed a buyer's agent. Relax Awgee, it's Friday! ;)



And yes, I will keep on saying to never use a seller's agent to represent a buyer. Either get a good buyer's agent or represent yourself.</blockquote>


No, it was not you.
 
Mazy, first, good luck with finding a home that suits yours and your wife's desires.

Second, the seller's agent <strong>CAN NOT</strong> represent you in a real estate transaction. The seller has a <strong>legal contract</strong> with the agent and the agent is bound by contract law to behave in the seller's best interest.

If you enter into a real estate transaction without representation, you represent yourself.

Personally I find re transactions to be much easier to negotiate without a buyer's agent.

But with your limited re experience, you may consider using an agent <strong>you feel</strong> comfortable with and listens to you. Seriously, how comfortable are you negotiating an re transaction on your own? Or do you have trusted family members who have multiple deals under their belt?







Also, if your agreement with your agent is standard, you do not owe her anything. The time she has spent with you is paid for by her next commission check. It is a crazy system, which I personally think is stupid.









And I would highly, highly, highly reccommend not trying to use one agent for one deal and using another agent to search for other homes. End things with your present agent first, by writing if necessary, and then feel free to hire another agent. You are asking for a world of hurt if you try and use two agents at the same time.
 
[quote author="cl1" date=1241835801][quote author="usctrojanman29" date=1241835384][quote author="cl1" date=1241834849][quote author="freedomCM" date=1241831039][quote author="cl1" date=1241830344]Comps are nice but in a real negotiation, all that matters is how much you are willing to pay and how much the seller is willing to let go. </blockquote>




This is only true if you are paying cash, not financing the transaction at all.



If you need a mortgage, the purchase will have to appraise at or higher than your offer, or you will have to bring more cash.



9 month old comps? what a joke!



Try 1 month old comps, and discount 10%.



(ps, I also agree it is time to dump the agent)</blockquote>


I agree with you, I was just stressing the importance of price in the negotiation, not to say financing is not important.



On the other hand, dumping the agent may not help. Think about buying a car. Let's say I am in a dealership negotiating, what is the best strategy to have the salesman agree to my low price? (1) Be aggressive - repeatly point out the negatives about the car (engine not powerful enough, color is not my favorite, etc); show him spreadsheets showing the national decline in car sales; show him pictures of unsold cars piling up at the port; - go at this again and again. (2) Simply get up and walk out of the door.



I will tell you that many times it is when I reached the door when the car salesman rushed over shouting "don't leave! you get your price!"



Let's imagin that you get a agent that is truely aggressive, everyday he calls the seller and explains all the negatives about the house (it is too close to a busy street; the kitchen needs updating, etc), presents a spreadsheet showing the rapid decline in prices in Irvine, and ends by pleading: "sell the house to us now and you'll never get such a good price!" Do you really think such an aggressive agent will help?</blockquote>
True, but in this case we can assume that the agent lacks good negotiating skills and really seems like her # 1 goal is to get the transaction done to collect her commission. It's not so much about being aggressive, it about the tact that you take in speaking with the listing agent. Good negotiating skills do make a big difference.</blockquote>


Many people, when going into a negotiation, have unrealistic expections about the outcome. When that expectation is not fullfilled, one looks for someone to blame. Of course there are good and bad agents. But when buyers and sellers are too far apart in prices, changing agents is unlikely to change the outcome.</blockquote>


If you read what Mazy wrote you will notice that the agent is not listening to them and their requests.

It does not appear from what they said that the agent is working in their best interest and that is their job. So they should get another agent who is working for them.
 
[quote author="awgee" date=1241836746]Mazy, first, good luck with finding a home that suits yours and your wife's desires.

Second, the seller's agent <strong>CAN NOT</strong> represent you in a real estate transaction. The seller has a <strong>legal contract</strong> with the agent and the agent is bound by contract law to behave in the seller's best interest.

If you enter into a real estate transaction without representation, you represent yourself.

Personally I find re transactions to be much easier to negotiate without a buyer's agent.

But with your limited re experience, you may consider using an agent <strong>you feel</strong> comfortable with and listens to you. Seriously, how comfortable are you negotiating an re transaction on your own? Or do you have trusted family members who have multiple deals under their belt?</blockquote>


Not comfortable at all, but still more comfortable than when working with my current agent (and as a bonus, I won't have to put up with her constant use of double-exclamations in her emails!! Do they get points or something the more exclamation marks they use?) But seriously, I will try to work with a Buyer's agent, as is the consensus recommendation here.
 
[quote author="awgee" date=1241836133][quote author="usctrojanman29" date=1241835599][quote author="awgee" date=1241835375]Geez.



Here they go again with not using a seller's agent.

The poster never even hinted they were thinking of entering the transaction without a buyer's agent, so what are you harping on again?



And again, if you enter the transaction without a buyer's agent, you are <strong>NOT</strong> using the seller's agent as your agent. You are not represented. There is a world of difference and every time you mention using the seller's agent or having the seller's agent represent you, you show your ignorance. Stop misrepresenting the concept of representing yourself. You obviously do NOT know what you are talking about.







And no one so far has suggested the original poster represent themselves. They have expressed their lack of experience in real estate transactions and no one is telling them they do not need some help.







Are you going to use every thread to say, "Don't use the seller's agent?"</blockquote>
If that was aimed at me I think you read a bit too much into what I wrote. I just said to not use the listing agent to represent the buyer. I never stated that he shouldn't represent himself or that he needed a buyer's agent. Relax Awgee, it's Friday! ;)



And yes, I will keep on saying to never use a seller's agent to represent a buyer. Either get a good buyer's agent or represent yourself.</blockquote>


No, it was not you.</blockquote>
Ok, good but I'm sure I have my moments when I sound like a broken record on here. All thanks to you, Graph, and IR. haha
 
[quote author="Mazy" date=1241837171][quote author="awgee" date=1241836746]Mazy, first, good luck with finding a home that suits yours and your wife's desires.

Second, the seller's agent <strong>CAN NOT</strong> represent you in a real estate transaction. The seller has a <strong>legal contract</strong> with the agent and the agent is bound by contract law to behave in the seller's best interest.

If you enter into a real estate transaction without representation, you represent yourself.

Personally I find re transactions to be much easier to negotiate without a buyer's agent.

But with your limited re experience, you may consider using an agent <strong>you feel</strong> comfortable with and listens to you. Seriously, how comfortable are you negotiating an re transaction on your own? Or do you have trusted family members who have multiple deals under their belt?</blockquote>


Not comfortable at all, but still more comfortable than when working with my current agent (and as a bonus, I won't have to put up with her constant use of double-exclamations in her emails!! Do they get points or something the more exclamation marks they use?) But seriously, I will try to work with a Buyer's agent, as is the consensus recommendation here.</blockquote>
Run away from any realtor that uses excessive exclamations or CAPS, it's a good first indicator of a kool-aid drinker. haha



But in all seriousness, definitely take Awgee's advice in terms of going with an agent to YOU FEEL comfortable with if you do decide to use a buyer's agent. I think a lot of people underestimate the benefits of having a good chemistry/working relationship with an agent. Talk to a few agents and get a gauge on your comfortable level with the possibility of allowing them to represent you. Also, do not sign an exclusive agreement with an agent until it is time for you to write an offer (many agents will push you to sign one right away). Good luck and keep us posted.
 
[quote author="Mazy" date=1241837171][quote author="awgee" date=1241836746]Mazy, first, good luck with finding a home that suits yours and your wife's desires.

Second, the seller's agent <strong>CAN NOT</strong> represent you in a real estate transaction. The seller has a <strong>legal contract</strong> with the agent and the agent is bound by contract law to behave in the seller's best interest.

If you enter into a real estate transaction without representation, you represent yourself.

Personally I find re transactions to be much easier to negotiate without a buyer's agent.

But with your limited re experience, you may consider using an agent <strong>you feel</strong> comfortable with and listens to you. Seriously, how comfortable are you negotiating an re transaction on your own? Or do you have trusted family members who have multiple deals under their belt?</blockquote>


Not comfortable at all, but still more comfortable than when working with my current agent (and as a bonus, I won't have to put up with her constant use of double-exclamations in her emails!! Do they get points or something the more exclamation marks they use?) But seriously, I will try to work with a Buyer's agent, as is the consensus recommendation here.</blockquote>


IMO, the complexity of the transaction does not decrease when using a buyer's agent, but the amount of money and commitment involved is extremely stressful, and we all need emotional support for such an ordeal. Again, find someone who listens to you and takes everything you say and ask seriously.
 
Find as much information about the house as possible. In most cases, there is an existing mortgage, and nobody is going to accept an offer that is less than the loan (in that case its a short anyway and the real seller is bank).



If your offer hits a sweet spot (above loan amount, less than perceived value) than you might just get a reasonable deal in this market! Its good to do your research because then you won't have to waste time on the houses that you know no agreement can be reached since its essentially under water. The market is locked up right now because the Feds decided to intervene and save the world with lower interest rates which is hoopla. The real issue is there is no more money to loan and with no more money to loan there can be no mortgage and with no mortgage the value of all property will decrease to the point where is can optimally be purchased without a mortgage, or where private investment would fund a mortgage since it would actually be a PRUDENT investment. I have a feeling that in a world where AAA bonds turned out to be not so prudent, notes backed by real property for a reasonable amount will be the new fad. It all depends on what else Washington does.
 
And before I rush to use the "Search" function, and if it is doable within a few words/links, how can I get the mortgage info for a property? (Yes, I will Google it too!) Sorry for being lazy. Brain function deteriorates after lunch...
 
[quote author="Mazy" date=1241841089]And before I rush to use the "Search" function, and if it is doable within a few words/links, how can I get the mortgage info for a property? (Yes, I will Google it too!) Sorry for being lazy. Brain function deteriorates after lunch...</blockquote>
PM me the address and I can get you that information. You will not be able to find out that information unless you go to the recorder's office and pull it yourself.
 
I'm glad you concluded that having the listing agent represent you is not in your best interest, but thought I'd share a brief summary of how this played out for us.



Yes, I do think the listing agent was more motivated to make sure our offer was the one accepted, but in reality the seller is going to go with the highest and best (strongest with least chance of falling out). I actually think she manipulated us into a higher offer than we wanted to make and knowing what I know now, I think we would have still gotten it with a bit lower offer had we had someone fighting for us. And that's the key, she liked to play this role of seasoned agent helping first time home buyers, but by the close of escrow I hated this woman. What I realized, is that by nature of the whole thing, she was never a champion for us.





I'm not sure if it was incompetence, or laziness because she didn't have to work to earn our business, but either way, it was so frustrating being a first time buyer and being represented by a boob. She actually cost us money due to errors, which she agreed to reimburse us for, but even shorted that by like $20. Not only did she not offer to share part of her windfall to help with a repair, but she never even offered to reimburse me for fed ex costs and all the expense of faxing from UPS store that I had to do because she was so computer illiterate that she kept blaming my eFax for the documents not being super clear. Oh, she did offer to take me to lunch at a nice place, but by this point I truly despised her so a good meal wasn't worth having to be in her presence.



I knew at that point to never make that mistake again, but it was really driven home when we were shopping last year and bought this house with a buyer's agent representing us. I could see in hindsight with even more clarity how the seller's agent abused us on the other purchase.



Also, it sounds like you see USC's point of finding an agent you click with. This was very important to me this last time and it makes a huge difference. I switched gears on her several times and she got it and supported us from start to finish. When you have an offer in you are antsy and you need someone you trust, someone who can vent to, someone who will work well with the seller's agent, but at the same time hold them accountable. The listing agent on the REO we bought was a lazy ditz and when it became apparent that she wasn't going to do her job, my agent got her broker involved with the listing agent's broker.



And here's the other thing, a really good agent is going to be busy. If your agent has all the time in the world for you, then something is wrong. Yes, there is a lot of time involved, a lot of off hours and while a good agent will support you, you can't expect the really great ones to be pick up the phone whenever you call. You can expect them to call you back and do their job, but don't expect a great agent to be free 7x24... only the losers have all the time in the world. You'll know a professional when you meet them and believe me, most of the agents out there are not true professionals like IR2. This is someone who is successful and does this for a living. USC is also a professional, someone with an MBA and an acute business sense.
 
[quote author="stepping_up" date=1241853026]I'm glad you concluded that having the listing agent represent you is not in your best interest, but thought I'd share a brief summary of how this played out for us.



Yes, I do think the listing agent was more motivated to make sure our offer was the one accepted, but in reality the seller is going to go with the highest and best (strongest with least chance of falling out). I actually think she manipulated us into a higher offer than we wanted to make and knowing what I know now, I think we would have still gotten it with a bit lower offer had we had someone fighting for us. And that's the key, she liked to play this role of seasoned agent helping first time home buyers, but by the close of escrow I hated this woman. What I realized, is that by nature of the whole thing, she was never a champion for us.





I'm not sure if it was incompetence, or laziness because she didn't have to work to earn our business, but either way, it was so frustrating being a first time buyer and being represented by a boob. She actually cost us money due to errors, which she agreed to reimburse us for, but even shorted that by like $20. Not only did she not offer to share part of her windfall to help with a repair, but she never even offered to reimburse me for fed ex costs and all the expense of faxing from UPS store that I had to do because she was so computer illiterate that she kept blaming my eFax for the documents not being super clear. Oh, she did offer to take me to lunch at a nice place, but by this point I truly despised her so a good meal wasn't worth having to be in her presence.



I knew at that point to never make that mistake again, but it was really driven home when we were shopping last year and bought this house with a buyer's agent representing us. I could see in hindsight with even more clarity how the seller's agent abused us on the other purchase.



Also, it sounds like you see USC's point of finding an agent you click with. This was very important to me this last time and it makes a huge difference. I switched gears on her several times and she got it and supported us from start to finish. When you have an offer in you are antsy and you need someone you trust, someone who can vent to, someone who will work well with the seller's agent, but at the same time hold them accountable. The listing agent on the REO we bought was a lazy ditz and when it became apparent that she wasn't going to do her job, my agent got her broker involved with the listing agent's broker.



And here's the other thing, a really good agent is going to be busy. If your agent has all the time in the world for you, then something is wrong. Yes, there is a lot of time involved, a lot of off hours and while a good agent will support you, you can't expect the really great ones to be pick up the phone whenever you call. You can expect them to call you back and do their job, but don't expect a great agent to be free 7x24... only the losers have all the time in the world. You'll know a professional when you meet them and believe me, most of the agents out there are not true professionals like IR2. This is someone who is successful and does this for a living. USC is also a professional, someone with an MBA and an acute business sense.</blockquote>
Thank you for that great compliment Stepping-up, it is really appreciated. I just try to use the experience and negotiation skills that I have picked up in my career to be able to help my buyers as much as I can. Sure it's nice to make a few extra bucks to put towards those pesky grad school student loans, but at the end of the day I do get a sincere pleasure out of educating and guiding the buyers that I do work with. I consider myself fortunate that one of my friends steered me to IHB and that I've been able to learn so much here so I think it's only fair that I return the favor by helping folks as much as I can whether I'm their agent or not. It's also been great meeting some of the great folks on here in person as well.
 
[quote author="stepping_up" date=1241853026]I'm glad you concluded that having the listing agent represent you is not in your best interest</blockquote>




I have concluded no such thing. I can not conclude that <i>"having the listing agent represent you is not in your best interest"</i>, when I understand that the listing agent can not represent your best interest because the listing agent does not represent you at all. You can only make said conclusion if you do not understand the difference. And the difference is huge. The difference is at least 3% of the contracted selling price.









It is not a matter of the listing agent representing your best interest.

If you are the buyer, <strong>THE LISTING AGENT DOES NOT REPRESENT YOU!!!</strong>

The listing agent <strong>CAN NOT</strong> represent your interest at all, best, worst, or anywhere in between. The listing agent is <strong>CONTRACTUALLY OBLIGATED</strong> to represent the interests of the seller, and in your first example, the agent did their job, which was to represent the seller's interest. Do you understand the difference between poorly representing your interests and not representing your interests at all? It was the listing agent's job to get you to pay as much as she could get you to pay.

It was the listing agent's job to get you to pay as much as she could get you to pay.

It was the listing agent's job to get you to pay as much as she could get you to pay.

She represented the seller and if she did not do her job, the seller could sue her for breach of contract.









It is like you are saying that you got poor service in a self serve buffet from the gas station attendant down the street who you expect to wait on you at the buffet, even though he is working down the street at the gas station. If you represent yourself in a real estate transaction, you have to know to not believe anything the listing agent is telling you. It has been my experience that it is best not to believe anything the buyer's agent is telling me either. It is my experience that folks who trust their buyer's agent is looking out for their best interest are wrong 95% of the time.









If you do not feel comfortable engaging in a real estate transaction without representation, congratulations; sincerely for knowing yourself and knowing your limitations. But understand the difference between your comfort level and contractual law. And many people feel more comfortable representing themselves and save money by representing themselves. And many do not.
 
Awgee,



The original poster did post intitally asking if they should consider working with a seller's agent AND posted that based on some feedback here, that they see it would not be a good idea. Why so grumpy today? :)



Granted, you may be much more sophisticated than the most of, but for the average first time buyer I think both USC and I have given some good information for people to consider whether it might be best to have their own agent instead of the listing agent.
 
[quote author="Mazy" date=1241828585]Hi,



We are working with an agent to buy. IR has a recent post on ?Negotiating for real estate? and while very helpful, since this is our first experience, I appreciate your opinion on whether we should keep our agent or let her go (she is a friend of a friend, and a real estate broker/appraiser). As a brief background, we know exactly what we want and we are doing our search ourselves and just send her the address of the properties we feel we may be interested to tour. A couple of times, she was busy and we just went ahead and contacted the seller?s agent and went and saw the properties ourselves, so the main reason we are working with her is the ?hope? that she can cut a nice deal for us at the time of negotiating. Here is the ?problem?:



I constantly feel that she is not aggressive enough. On occasions while seeing a property, the seller?s agent arrives and she often joins the seller?s agent in praising the property. Once I was pissed off and tried to point out a few negative points of the place as well, but she shushed me and kept going.



Well, I thought she was just trying to be friendly and I consoled myself thinking that the lion within her will wake up and roar at time of negotiation and making an offer, but it seems I was wrong there. We decided to make an offer on a property in Oak Creek, and the offer we came up with (based on our own perceived value) was very close to (and slightly below) what she came up based on the recent comps in the neighborhood. The seller?s agent countered us in an email basically saying that she doesn't agree with our comps and instead she picked the comps from Quail Hills and a property in Oak Creek sold almost 9 months ago.



Now my field is medicine and I don't know much about real estate, but it seems outrageous to me to pick comps from Quail Hills (a totally different neighborhood), or an old Oak Creek transaction (the last time I checked, this was a "declining market"; please enlighten me if things have changed). So I pointed out these plus other negatives (being next to a big street, etc) in an email to her. She ignored all, and just emailed the seller?s agent our offer and she said they are not interested.



So I would like to know if this is the norm in real estate negotiation. I mean, for example, when buying a car, I engage the dealer and always negotiate a price way below invoice, but are real estate transactions that different, and there is no room for negotiating based on negative issues? If a seller?s agent do cherry-picking for her comps, should we just turn our head away and move on (or agree), or try to show her that she is wrong? Is it just a waste of time to engage the seller?s agents? Am I wrong to expect my agent to do this?



Please share your opinion before I make a decision.



Thanks!</blockquote>


Stepping - Please show me where in the poster's initial post Mazy suggests they may be better off working with just the listing agent. Neither the poster nor anyone else mentioned it until you started in on "not using a listing agent" again in a thread which had no mention of it.









You perception of my mood is incorrect. It is not grumpy to point out your inaccuracies regarding agency. Your information is incorrect and misleading, and you keep insisting, even in your latest post that a buyer may use the listing agent. Again, the buyer is not using or hiring or engaging or getting help from or being served by a listing agent when the buyer engages in a real estate transaction without representation from a buyer's agent. You may not understand the difference, but that does not mean that I am grumpy, nor does it make your misinformation any less misleading. Your information is wrong as is your perception of the listing agents responsibilities in the transaction you detailed.









Do you understand the difference between poor representation and no representation?

Do you understand that in your experience the listing agent's contractual obligation was to get the best deal for her client, and her client was the seller?

Do you understand that you were not her client?









Personally I do not care if you understand, but every time you post misleading information regarding non-representation, I will post the correct information for the benefit of the other posters who may not know the difference. If that makes me grumpy in your eyes or USCman's eyes, so be it.
 
awgee,



In a related question, <strong>who is it that a doctor works for</strong>, in your estimation?



Is it for the patients? <em>they want the help (good, fast, and cheap)</em>

Is it for the professional group? <em> they sign the paychecks.</em>

Is it for the hospital? <em>they seek to keep costs down.</em>

Is it solely for him/herself? <em>he/she must assess the risk to his/her own health and livelihood.</em>

Is it for the state? <em>they require board exams and standards to be met.</em>

Is it for "the greater good?" <em>what to do about women that want 8 children, or who are drug-seekers, or contributing to antibiotic resistance?</em>

Or is it all of the above?



I understand your skepticism, especially given the past experiences you've described.



Would you agree, though, that there <strong>can be </strong>multiple directions of commitment?

Why can't that also be the case for real estate matters?



-IR2



<img src="http://30gms.com/images/uploads/good_cheap_fast.jpg" alt="" />
 
It looks to me like you guys are discussing two different things. Stepping up, aren't you talking about working with a dual agent? And awgee is talking about representing one's self. Two different topics.
 
[quote author="IrvineRealtor" date=1241905587]awgee,



In a related question, <strong>who is it that a doctor works for</strong>, in your estimation?



Is it for the patients? <em>they want the help (good, fast, and cheap, but they can't have it all)</em>

Is it for the professional group? <em> they sign the paychecks.</em>

Is it for the hospital? <em>they seek to keep costs down.</em>

Is it solely for him/herself? <em>he/she must assess the risk to his/her own health and livelihood.</em>

Is it for the state? <em>they require board exams and standards to be met.</em>

Is it for "the greater good?" <em>what to do about women that want 8 children, or who are drug-seekers, or contributing to antibiotic resistance?</em>

Or is it all of the above?



I understand your skepticism, especially given the past experiences you've described.



Would you agree, though, that there <strong>can be </strong>multiple directions of commitment?

Why can't that also be the case for real estate matters?



-IR2</blockquote>


If the doctor was paid on a commission based on how much medical services he/she sold me, the doctor would have an interest conflicting with my best health.

If the person preparing your tax return were paid a commission based on the amount of your return, would you not be suspect of your return results? Did you know that it is illegal for a tax preparer to in any manner base their compensation on the taxpayer's tax liability?









I am not saying that a real estate broker can not work in the best interests of his/her client.

I am not saying that many folks, including myself, need help with a real estate transaction.









But, the commission based compensation structure as promoted by the NAR creates a conflict of interest between the client and the agent.

And a real estate agent is not necessarily the best source for help for a buyer.

When you go to buy a car, do you ask for the car salesmen's opinion on the car or the price? Why not? Would the car salesmen's opinion be any more valid if there were two salesmen involved in the deal and one called themselves a buyer's salesmen?









But, mostly I am saying that Stepping is providing inaccurate and misleading information regarding self-representation in a real estate transaction. She insists that the seller's agent did not "represent her interests" well. And she repeatedly tells folks that because the seller's agent did not represent her interests that others should not represent themselves in a real estate transaction. It certainly may not be a good idea for some folks to represent themselves in a real estate transaction, but it is not because the seller's agent in Stepping's experience did her job and got the best price for her client. That is only reason for buyers to educate themselves on a listing agent's responsibilities, not propagate ignorance.











Which brings us to the question, how can one hire non-conflicted help for a real estate sales transaction?

Find an expert or someone you trust, it does not have to be a real estate agent, who will provide service for a non-commissioned fee, just like your doctor, or grocery checker, or gardener, or maid, or zoo keeper, or land surveyor, or ...









Deuce - Have you ever heard or read or seen me recommend to anyone that they represent themselves is a real estate transaction? Out of all this discussion, for me, please answer this last question.
 
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