So Your Buyers Agent Doesn't Want To Show You Properties?

Here's my opinion of agents who request that their buyers contact the listing agents to show them homes...

A user on our website who had been 'with us' on our site for a month indicated that she and her husband are in the market to buy a home in one of our specialty areas.  The buyer sent contact information, including phone number.  When the time was perfect, they decided that they wanted to see only one house.  That house was not our listing but, as you know, was on our site due to our IDX feed.

The couple and their family had driven by the house to check it out from the street and fell in love.  They simply MUST see this property before their family leaves town.  I get the call--"Okay, we're ready to see it!"

After several conversations about agency and confirming that this couple is NOT working with an agent, I referred them to one of our agents--ready to go!  Pre-qualified, no agent representation and a home to show in her area of expertise.  A perfect fit, right?

During their visit, it was discovered that the potential buyers know the neighbors, who wound up buying one of the referral agent's listings.  They parted on good terms, excited to forge a nice working relationship.  Following the showing, the potential buyer emailed our agent to thank her for showing the property but, kindly refused to sign a buyer's agency with her because she ALREADY HAS AN AGENT!  As a matter of fact, it's the same agent who sent a buyer to our agent's listing that they discussed earlier in the day.

Their agent NEVER laid eyes the home that she sold next door for those buyers!  She lives 35 minutes away and has her clients phone the listing agents to view the properties in our area!  Rather than refer the clients out, she expressly complains that she knows nothing about the area and that she won't make the trek to Charlotte to show homes so the listing agents can do her work for her.  She also does NOT attend inspections with her buyers--again, she allows the listing agent to do her work for her!  Also, she's obviously not even sending her clients listings because they're searching for homes on OUR SITE!  (And, what do you find there?  Every IDX shared listing in our MLS.)

This is just wrong on SO many levels--not even to mention the burden on the other agents.  This MIA agent has completely neglected her fiduciary duties to HER clients.  If she does not know the area, how does she oversee the due diligence for HER clients?

How are her clients okay with this type of service?  We're paid well to do what we do.  How can any client accept this type of far-less-than-full-service?

I can tell you one thing, I refer out to her area but, will never refer a client to her--NEVER.  Who knows how she manages clients in her own area?  Perhaps it's not that she doesn't know the area, maybe she's working full-time at the mall!

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

As Charlotte Real Estate Heats Up This Summer, Keep It Cool!

Buying a home is a business transaction however, one of the most difficult things for home buyers to do is to keep emotions completely out of the process. Most sellers in today’s market already know that they need to roll out the red carpet for their potential buyers. And buyers shouldn’t make the mistake of thinking that just because the Charlotte real estate market is down, they can take advantage of sellers. Keep your cool this summer and avoid upsetting sellers so that your home purchase goes smoothly and for a fair price.

Don’t put down their home. Many buyers and their agents feel that pointing out everything that is wrong with a house, you will force the sellers to take less money.  This strategy hardly ever works; in fact, you’re more likely to anger the seller to the point that they either won’t continue negotiations or they become ‘bull-headed’ and won’t be as accommodating as they would have normally. That doesn’t mean you can’t fight for the best real estate deal possible, but be careful not to shoot yourself in the foot.

Don’t present an absurdly low Offer. In today’s market, there’s often little room to negotiate on Charlotte real estate and offering something WAY too low, will often insult the seller.  You’re far better off coming in with what you think is a fair or a slightly low Offer — and negotiating from there.

Get your loan pre-approved. There’s nothing that will frustrate a seller more than getting almost all the way through the purchasing process only to find out you can’t get financing.  With your pre-approval, you’ll know exactly what you can afford so you won’t waste your time or the seller’s time.  As well, should you become involved in a multiple Offer situation, the fact that you’re pre-approved could actually be worth more than a higher sales price!  What a great negotiating tool!

Don’t re-negotiate in the end. Never Offer more than what you want to pay and then attempt to ask for a massive price reduction to fix every single minor repair.  Of course, I’m not referring to a major repair which needs to be completed; you can certainly expect a large or major repair cost to be reflected in the price.  Just don’t attempt to lure the seller in with a price that you know you’re not willing to pay.

If you’d like to work with a real estate agent who can help you stay cool while purchasing Charlotte real estate this summer, call me or email me at today for more information.

Read more: http://www.icharlotterealestate.com/keep-it-cool-this-summer-as-charlotte-real-estate-heats-up/#ixzz1QM5Xih96

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Buyer Tips | Home Inspections | What is Covered?

The home buying process isn’t complete without a home inspection.  Your real estate agent should mention it to you as a very important portion of your real estate transaction.  Your lender may even ask about it, especially if you are obtaining an FHA or VA home mortgage.
 
Home inspections ARE important.  No matter how much you trust the seller, or even if you're purchasing new construction, there are some things you need to know about your Charlotte home before you purchase it.  While you’re not required to attend the inspection, it’s an excellent idea to do so.  The information that you obtain from the inspector can be vital to the health of your new home.

So that you’ll know what to expect, here are a few basics that a typical home inspection covers:

• Appliances:  You will know if the appliances are in working order or not, including any and all appliances which convey with the sale of the home.

• Electrical:  The inspector will check the main panel, circuit breakers, lights, and outlets to ascertain that they are in working order.

• Exterior:  An inspector looks for defects on the outside of the home, such as problems with the exterior covering, driveway, landscaping, trim, and even exterior electrical outlets.

• Garage:  You will know if the floor, walls, vents, entries and controls have any problems that need to be corrected.

• Plumbing inspection:  General/mechanical inspectors do not check sewer systems, they will be able to tell you if you need to do any work to the toilets, showers, sinks, and faucets (both interior and exterior).
  

• Roof and attic:  The roof inspection is not a guarantee of its condition, but you will know what type of roof you have and what condition the roof covering, flashing, vents, and gutters are in or if you need further inspection by a roofing inspector.

• Structure:  The inspector checks the foundation, ceilings, doors, floors, roof, and wall construction for any defects; he could recommend further inspection by a structural engineer, which is to be done prior to the expiration of your inspection period.

• Systems:   The inspector will also check the effectiveness of your air conditioner unit(s), duct work, fireplace, and heating system(s).

• Windows:  Your inspector will confirm that the windows are in working order, including checking for broken seals (hazing in windows), cracked glass, rotten wood trim and sills as well as ascertaining that the windows are operational.

A quality home inspector will inspect every nook and cranny to gauge structural stability and both present and potential future dangers.  Remember, a home inspection is not a guarantee or a warranty - the inspector may not find everything - keep in mind that a human is performing the inspection!

No house is perfect, not even a new construction home.  You should expect your inspector to find some issues with the Charlotte home.  If significant problems are discovered, you can ask the seller to repair them, reduce the sale price or you can even back out of the deal without consequences, as long as your contract includes this contingency and you are within those contingency limitations.  Be certain to review with your inspector exactly what they cover.

I’m happy to help you find the right home for you.  Call me today at 704.491.3310 or email me at Debe@DebeMaxwell.com for more information about the home buying process.

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Buyer Tips:  Find the Perfect Neighborhood in Charlotte NC

Charlotte NC has a multitude of areas, subareas, communities, subdivisions and neighborhoods and if you're new to the area, you will quickly realize that you really do need a knowledgeable agent to guide you through the process of elimination--especially where neighborhoods are concerned!  With hundreds in the area, there are so many characteristics that you MUST consider prior to purchasing a home in Charlotte NC  - Finding the perfect neighborhood in Charlotte NC comes first.

There are a few good sites that I recommend to my clients to learn more about the different areas / neighborhoods in Charlotte NC.  First, you'll want to consult your agent and let him/her know, specifically, what you're looking for.  If your agent is a Certified Neighborhood Specialist, he/she will be able to assist you in matching your current neighborhood to one very similar in your destination city.  If at all possible, consult a Certified Neighborhood Specialist (CNS) in your destination city--you'll be glad you did!

1.  Make a list of all of the amenities that are near the neighborhood you are considering as your destination neighborhood.   Keep in mind what distance is acceptable to and from frequented locations (work, school, worship) and the routes which you'll be taking.  Map them to see if the traffic pattern is going to be easy to alternate in the event of rush hour or accident traffic.

2.   Determine the best features of a couple of neighborhoods;  this is especially helpful if you are deciding between a few different neighborhoods in a few different areas.  Many of the following questions, we, as real estate professionals are unable to answer.  My recommendation:  Visit the neighborhood and visit the recommended sites below; this will help allay your fears immensely.  

Here are a few items that you may be able to discover on your own:

3.   Take a stroll around the neighborhood.  The best way to determine the cleanliness and friendliness of the neighborhood is to walk around in it and meet its residents.

4.   Visit the neighborhood at different times of the day and different days of the week.  Are there people out and about in the neighborhood, walking, riding bikes, socializing?

Alot of these items cannot be adressed by your real estate agent because of Fair Housing but, as a Buyer, you can and should do your homework--taking the time to investigate will save you headache and hardship down the road.  My clients are encouraged to visit the neighborhood and meet some of the neighbors. Discuss their likes and dislikes of their own neighborhood with the neighbors.  Find the answers to some of your questions above.  

Here are a few sites that I also recommend to help you answer questions that you may have:  
                                                            

TheMaxwellHouseGroup                    

Public Schools                                          

Localism

Demographics                  

Charlotte Chamber of Commerce           

Charlotte NC Real Estate

Congratulations!  You are now a well-informed Buyer and together with your real estate agent, you can now narrow your list down to the neighborhood that you know you'll enjoy living in for years to come!

Seller Tips:

The clock is ticking once again!

DE-Clutter!

Pricing Objectively

Why isn't your home selling?

What Can You do if Your Home Does Not Appraise?

Dear Seller:

Seller Tips, Pricing

Copyright © 2010 By Debe Maxwell, All Rights Reserved...*Buyers Tips:  Find the Perfect Neighborhood in Charlotte NC*

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Buyer Representation – Is It Really Necessary?

Question:   Do home buyers need the help of a Buyers Agent?

Answer:   You bet !  When buyers work with a real estate professional who is 100% loyal and completely committed to them, chances are that the entire home-buying process will go smoothly and with a higher level of buyer satisfaction.

 Question:   What is a Buyers Agent?

Answer:   A Buyers Agent works solely for you, the buyer, and has no legal or other responsibilities to the seller.* When working with a Buyers Agent, you have the advantage of personal representation, independent counseling, loyalty, confidentiality, and trust.  On the other hand, while helping you present an offer and then negotiate and close a transaction, a general real estate agent has certain fiduciary responsibilities to the seller and agent of any property you choose.

                  *In a case where the property your agent is representing you to purchase is also that agent’s listing, dual agency applies.  Talk to your agent for more information.

Question:   Can a Buyers Agent show us the same properties?

Answer:   Yes, a Buyers Agent can show you any home that is listed in the Realtor's® Multiple Listing Service (MLS), PLUS Real Estate Owned (REO) and For Sale By Owner (FSBO) properties. Additionally, a Buyers Agent can show you builder models to select your own, brand-new properties and unlisted homes.

Question:   Will a Buyers Agent disclose information to us?

Answer:   Yes indeed. Because a Buyers Agent's fiduciary responsibility is to you, the buyer, he or she can be more forthcoming with any negative aspects about properties that you are investigating for purchase.

Question:   Does a Buyers Agent make decisions for us?

Answer:   No, absolutely not.  As your personal ally, advocating your best interests, a Buyers Agent is obligated to provide you with maximum information about buying a home, each step of the way.  That means disclosing specifics about location, property values, offering price, negotiations, counteroffers, contingencies, financing, and the entire closing process.  Armed with such vital and detailed information, you’ll be thoroughly prepared to make decisions that are right for you and your family.

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

Is A Home Inspection Really Worth It?

....You're darn skippy it is!  My friend, Lenn Harley shares valid points regarding the home inspection process in this blog.  She is astutely aware that a home inspection not only protects the buyer but, everyone involved in the transaction.  

Would you allow your buyers to turn down an inspection?  I certainly do hope not--even new construction properties have issues.  

One recent example of a new construction inspection proving that the cost was worth thousands--the HVAC had been installed erroneously and supposedly, the manner in which it had been installed was sending harmful gases back into the home, rather than to the outdoors.  Had the buyer not had the home inspection, the results could have proven to be quite costly--not only monetarily but, in health/life! 

 

      

  Charlotte NC Homes for Sale

 (THE best Charlotte home search available - no kidding!)

Debe Maxwell, CRS/Realtor®/Broker
Broker@TheCharlotteScoop.com
Phone (704) 491-3310

     

  

 

    

      

       

 

         

   

Disclosure of material contained within.

"What if the house was empty?"

Seems like an odd question by itself. However, this question is mighty helpful when working with buyers who are having a tough time deciding on the right home.

Case in point: happy, young couple tours a home that's not exactly what they said they wanted. But, it just so happens that the decor in the home is identical to the buyers taste. They begin to talk themselves into the home.

Now, as a REALTOR, you know your job is to help them through the decision making process. You know that as soon as the seller moves out and the buyer moves their things in, it's not going to look the same. Suddenly the buyers don't like the home, and you can't explain it, but they don't like you either.

It's the same as when a buyer walks through a decked-out model home and fall in love with it. They build thier own dream home, minus the $20K in upgrades the model had, and when it comes time to move-in they are less than in love with their plain-jane home.

The moral of the story? When it seems like it would be easy to just let the buyers buy the home and make an easy sale, you must ask some important questions. LIKE - "Would you still like the home if it were empty?". By doing this, you help give them a reality check. If they still want to buy the home then it is your job to help them buy it!

Other questions to ask your buyers:

"Are you concerned about the location near ________ (busy street, train track)?"

"This home is over the price range you told me you wanted to stay under - are you sure your comfortable with this amount?"

"You mentioned you wanted to start having a family right away - are you sure 2 bedrooms will work for the long term?"

You get the picture - now help them! It's our job to help our buyers make the best, most informed decision they can...not an easy sale caught up in the moment.

image coutesy of Flickr