---------------------------Builder / Developer - Holds
a Florida & Georgia Real Estate License-----------------------
In a Dual Agency - The listing agent is
working for the seller - NOT You The
Buyer. The listing agent does not care
about you they are working for the
seller and how much they can get for
that seller. The listing agent has NO
loyalty to you the buyer.
Protect
yourself: It
is unwise to use the listing realtor as your purchase
realtor? So I urge you in the strongest possible terms to go
find another agent to represent you.
No Dual Agency!
NOT
ALL HOMES ARE BUILT THE SAME! Thomasville GA,
Realtors Pouching Unlicensed Builder
Homes
Ignorance is bliss:
The new scoop for marketing a property
listing to appear as a good buy is
deviating from public records
information as to the square footage.
Many agents justify their square footage
source as “Per Owner”. We are not sure
what that implies? In a normal world as
a professional you're required to pull
tax records to get the homes square
footage and other pertinent information
about the property and if public records
do not match with the owner’s
information than as a professional you.
Thomasville Georgia - Dual Agency is
legal - Buyer Beware
know something was either done without a
permit or a mistake has been made. In this
situation, it is up to the property owner to
get this corrected either by appraisal or
updating public records or by having city
appraisers re-visit the property to verify
property information but most owners do not
do so because ultimately it may pose a
financial burden.
Square Footage Advertizing
Realtors
Advertizing Square Footage on Some Homes
Are Not Correct and misleading in
Thomasville, GA Always Ask For Public
Record - DO NOT OVER PAY FOR SQUARE
FOOTAGE. If Sq. Ft. NOT the same as
public Record like bonus rooms and additions
where done without a permit. Remember
homes Sq. Ft. ONLY Counts if it is under
A/C. - Deck, Porches, Garage, outside
storage area, unfinished rooms are NOT
PART OF A HOMES SQUARE FOOTAGE WHEN
CALCULATING THE PRICE PER SQUARE FOOT.
Public Records Search by Address
Are you over paying per square foot in
Thomasville, Georgia:
Some
agents are adding hundreds of square
footage to their listing and then
claiming "as per owner". I am assuming
as a real estate agent, a professional,
would address this discrepancy and not
pass the buck as to they would not be
responsible for the listing they
represent. Here we go again with
assuming, you know what they say about
assumptions! Always ask your agent (a
real estate professional) were did the
added square footage come from. If
she/him claims it came from the owner, I
would ask them for documentation
justifying the added square footage.
Because once you buy the property it is
your problem to resolve and for future
resale.
Remember that
the listing agent of any property is
working for the SELLER NOT YOU THE
BUYER…..
And if they are working for the buyers
as well they are acting in a dual
agency. Ask yourself this Question:
Would you go to the same attorney
performing a divorce for both husband &
wife? Well this is the same thing.
No Justice in a Corrupted Small Town of
Thomasville, GA. - It’s Not What U Know,
But Who U Know.
Can you trust a dual agent realtor to work on behalf of the
buyer?About
Realtors in
Thomasville, Georgia - Working With Dual Agency
Brokerage Office: in Real EstateThe
first question I would ask as a buyer or seller is, “Do
you practice dual agency?” The State ofGeorgia
has NOT
outlawed Dual Agency like other States have, if you are
unsure of your States laws, ASK!,
Any ethical agent and they will tell you to avoid Dual Agency like the plague. So, common
sense would dictate that if you get a sense of fear from
your agent or they flat tell you they do practice Dual
Agency…you may want to look for a new agent or an agent
that is not trying to sell you one of their own listing.
Remember a Dual Agent only works
for themselves
Marketing Gimmick
The New
marketing gimmick some Realtors are
using is "How low
your electrical bill is" when
purchasing a home in Thomasville, GA
some realtors like to use the word
"Average Bill"
but what they do NOT tell you is that
they are using a bill from winter or a
bill from when the owners where on
vacation. When shopping for a home the
smart thing to do is call the electrical
company and ask if they can provide you
with the low and high electrical bill
for that home.
Thomas County
(229)227-7001 or if your property is in
Cairo, GA EMC
Call (229)377-4182
Realtors
misrepresenting listings as Energy
efficient:
True Energy efficient Homes are
qualified by an independent company.
DUAL AGENCY:In my opinion is not providing full representation to either the buyer or the seller. We expect our representing agents to advertise our properties for other agents from other firms to bring us a buyer and if by any chance our representing agent brings a buyer we expect, we even demand for our agent to make it clear to the buyer that they are representing our best interest and will negotiate to our benefit and if the buyer does not feel comfortable with this we would strongly encourage them to hire their own buyers agent. You as a buyer can ask the brokerage office to show you how many properties have sold in a few months and who sold it, another way is to make sure all of the real estate signs in front of the house you are looking to buy are not all from the same brokerage office. This is not going to be easy because a home buyer at the time of any property showing is just interested in looking at the house and he/she does not think or even notice the same yard sign.
Drawbacks of Dual Agency:
A dual agency always
involves a conflict of interest. In
essence, you, as a buyer or seller,
are giving up the opportunity to
have an experienced, knowledgeable
agent work exclusively for your best
interests. As a result, you have an
agent working to finalize the
transaction without having to give
any advice to either party because
of the restrictions placed on the
agent.
Furthermore, since the agent is
representing both the buyer and
seller, he will get "both sides of
the deal" in terms of commission,
while doing only half the work. Many
brokerage firms try to encourage
dual agency because of the
commissions, so be aware of what you
are getting yourself into before you
sign an agreement of this nature.
ReneePorsia
Re/Max Real Estate Broker (Philadelphia)
Consider the fact that dual agency is no longer allowed in many states. There's a good reason for that. Dual agency is the arrangement in which the same real estate brokerage (and often the same agent from that brokerage) represents both the sellers and the buyers of a property. It is not only a conflict of interest, but often impossible, for a real estate agent to fairly represent and negotiate for both sides of a real estate transaction. The only advantage of a dual agency that comes to mind solely benefits the real estate agent. That's because the listing agency doesn't have to split commission with a buyer's agent. Aside from that, nothing good can come from such a business deal. In negotiating a fair price, how can an agent work to get the best value for the buyers while fulfilling their fiduciary duty to the sellers?
Technically, a dual agent is not allowed to disclose to the seller what the buyer is willing to pay, nor are they allowed to tell the buyer what price the seller is willing to accept. Instead, they are supposed to broker and negotiate on behalf of each client, while keeping the confidential knowledge to themselves. This is a no-win situation. Not only would this be a stressful (and risky, from a litigation viewpoint) situation for a real estate agent who is trying to keep both clients' best interests in mind, but it is an opportunity for a less honest agent to sell a home at a higher price than a buyer should pay for it, thereby receiving a higher commission.Picture selling and buying property as if it were a legal transaction (yes, it actually is a legal conveyance, but think more of the courtroom scene to help the following example take shape). Real estate purchases are not like mediations; there is nothing binding a particular seller and buyer that requires them to reach an agreement with each other. Instead, they are like trials, with each side represented by a professional who is looking out for his or her client's best interests, and no one else's. There is no exchange of private information made that might damage one sides chances over the other. That would be grounds for malpractice.Fortunately, in states that still allow dual agency at all, law requires the brokerage or individual agent to fully disclose, usually in a writing to be signed by both parties, that a dual agency exists, often in the sales contract or in an addendum to it. Supposedly, the parties are made aware of the dual agency before they reach the point of signing a sales contract. (At that point, most negotiating is over, and the disclosure would come too late.) This gives the purchaser the opportunity to procure their own representative - a real estate agent who represents buyers. Home purchasers do not pay a buyer's agent; the agent is paid by the split of the sales commission, so the listing agent doesn't walk away with the entire six percent of the sales price, or whatever the percentage may be. An honest real estate agent doesn't mind splitting this commission - it's good business for everyone. Learn more about this author, E.L. Miller.
Same
Yard
Signs:
In
Thomasville,
GA.
With
the
lack
of
home
buyers
do
to
the
economy
it
looks
like
some
realtors
and
brokers
are
keeping
buyers
restricted
to
their
office
listings
only.
Buyers
one
way
to
make
sure
you’re
not
being
restricted
are
to
keep
a
look
out
for
the
brokers
yard
sign.
If
you
keep
seeing
the
same
yard
sign
from
the
same
listing
brokers
office
you
are
being
(Restricted)
Realtors
and
Brokerage
offices
in
Thomasville
Georgia
can
use
the
words
"We
Show
All
Listing"
to
their
website
all
they
want
it
does
not
change
the
fact
that
they
DO
NOT
show
all
listings.
Realtors
misrepresenting
listings
as
Energy
efficient:
When
looking
for
Energy
efficient
property
in
the
Thomasville,
Georgia
area
they
are
a
few
things
to
lookout
for.
Misrepresenting
a
listing
and
selling
that
listing
on
false
pretense
is a
lawsuit
waiting
to
happen
for
the
agent
or
brokerage
office.
Reported
listing
to
Thomasville,
Georgia
Real
Estate
Board
and
it
has
not
been
removed.
Dealing with dual real estate agents:Historically, real estate agents have represented the seller of a property. The seller, after all, is usually the one who pays their commission, and agents therefore have a fiduciary relationship with the seller. This in no way means that agents may operate outside the bounds of the law and ethical conduct of course. It just means that the real estate agent is just that, an authorized agent of the seller for a particular transaction. More recent trends have introduced buyer'sagents, who usually work exclusively for the buyer, and dual agents. Dual agents represent both seller and buyer, particularly in cases where the agent's company is the listing company. Dual agency is legal in most U.S. states; however, most consumer advocacy organizations recommend against using a dual agent. This is because there is an inherit conflict of interest for the agent- they receive a commission based on the selling price of the property. The higher the price, the higher their commission, so their reasoning is that dual agents never really have the buyer's best interests at heart. If you've decided to work with a dual agent, this will need to be disclosed to both the buyer and seller, and they both have to agree, in writing. Dual agents are bound by law and ethics to treat both buyers and sellers honestly, equally, and fairly. Dual agents can be prevented from divulging confidential information about each party to the other. This could severely harm negotiating positions. The bottom line in dealing with a dual agent is to remember that the buyer and seller have conflicting interests in the price and other terms of the sale. It's very difficult for an agent to truly and equally represent both parties, since the conflicting interests make that inherently impossible. If you do choose to use a dual agent, be sure the exact nature of your relationship with the dual agent is clear, know what services the agent will be performing for you during the transaction, how the agent will be paid, and how any conflicts that arise will be handled.
Dual Agency
The "dual agency" situation means reduced services to both parties in the transaction. It was also highly illegal if the parties were not informed and the dual agency happened without notice. Some innovative brokers began to practice "exclusive buyer agency" to avoid the potential for conflict of interest. In this model the buyer was a client and the seller did not have a relationship with the buyer's agent.Who benefits from Dual Agency? A dual agent. It is very difficult to obtain the highest and best price for the seller when the agent also represents the buyer. The dual agent cannot advise on home price nor terms nor negotiate on anyone's behalf. Top
Is
Dual
Agency
in
the
publics
best
interest?
Restrictions to Dual
Agency:
Dual agency imposes
some restrictions on a real estate
agent. The agent is required to
treat both buyer and seller with
fairness and honesty. To do so,
neither party should expect the
undivided loyalty that could be
expected from a dedicated buyer's or
seller's agent. The agent is required to provide
full disclosure concerning the
property to the buyer but cannot
reveal confidential information
about the seller. When the time
comes to make an offer, a dual real
estate agent cannot advise the buyer
on how much to offer nor can the
agent advise the seller to accept or
reject an offer.
Question? In a divorce, would you have the same attorney represent both parties?
What
is a
seller's
agent
(listing
agent)?
Generally
speaking,
this
is a
real
estate
agent
who
has
entered
into
a
contractual
agreement
to
sell
the
seller's
home
(for
a
commission)
and
to
promote
the
best
interest
of
the
home
seller;
this
usually
entails
getting
the
highest
possible
price
and
best
terms
on
behalf
of
the
seller.
Dual
Agency
With
Same
Agent?
A listing agent who also represents the buyer is a dual agent. Dual agents cannot operate in a fiduciary relationship with either party and must treat both sellers and buyers equally. They cannot share confidential information and they cannot give confidential advice. (Caution)
Buyer's Agent a better choice!The Listing Agent, unless specifically disclosed otherwise, represents the seller in any transaction for the sale of a home. It is that Agent's fiduciary duty to protect the seller's position at all times. No matter what they tell you their loyalty will lie with their selling clients. That is why you should want an agent with experience to work for you to represent YOUR interest as a buyers agent when buying a home.
Why Use Real
Estate Closing
Attorney?
Real estate
closings bring
all interested
parties
together. They
involve the
execution and
delivery of all
necessary
documents
simultaneously
with the payment
of the purchase
price and the
settlement costs
of the
transaction.
While this may
seem like a
simple process,
conducting a
real estate
closing is a
complicated
matter and
requires a
thorough
knowledge of the
law.
Accordingly,
sellers and
purchasers often
turn to lawyers.
Closing involves
a series of
complex phases:
examination of
the title,
completion and
explanation of
legal documents,
and resolution
of any possible
title
difficulties. Real
estate closing
attorneys
conduct each of
these steps.
First, they
examine the
title records
for prior
conveyances,
unpaid
mortgages,
liens,
judgments,
easements, and
other
encumbrances and
clouds on title.
They verify that
the seller has
the authority to
convey a good
title to the
property and
that no errors
exist in the
deeds in the
chain of title.
They likewise
negotiate with
the title
insurance
company for
insurance
coverage to
insure titles
against any
adverse claims
of ownership,
liens, and
easements.
Closing attorneys next
combine all relevant information into one
set of closing documents. At the closing,
they provide detailed explanations of the
documents to insure that the parties
understand all issues involved in the
transaction. Such matters include: the
relevant contracts of sale, obligations of
contracts, ordering of the title searches,
their analysis of title searches,
significance of the title search, quality of
title, extent of risks, probability of
damage, obligation to close or not to close,
process of closing itself, and documents
there exchanged. They then disburse funds,
record relevant documents as public records,
and prepare title insurance policies for the
purchaser and lender.
Equal Housing Opportunity