When Buyers ask why I
need a REALTOR®, here is my response....... with 19 years of experience. For one thing we have the experience, we know the pit-falls, and
we know what to look out for when something doesn’t look right from experience.
A REALTOR® with
experience is PRICELESS. A REALTOR® is well worth the money that you don’t pay. We
can save you from losing money, there are many things that can go wrong (“Time is of the
Essence”) in a contract, which means you make one mistake, miss a date on contract it can cause
the contract to be terminated and can lose your Ernest Deposit Money which can be devastated
to any buyer exspecially a first time home buyer.
A REALTOR® job is to
protect you to the best of their ability, look out for your best interest, be loyal to
you, provide you with all material facts that could influence your decision(s), follow your
lawful instructions, keep confidential information confidential and to help you negotiate
the best price.
Here are some things you
may not be aware of: in just one purchase transaction:
- There are nearly 300
communications that takes place between, the seller(s), agents, attorney, lender, inspectors,
insurance companies, surveyors, appraisers with emails, text, faxes and phone calls.
- Nearly 400
documents/pages, all of which have significant consequences if you don’t fully understand.
- Review of
documents/Insure accuracy: Offer to Purchase and Contract, HOA documents (covenants &
restrictions), Loan package, Addendums, Property Disclosure Statements, Attorney documents, Review the
final financial statement (HUD-1) to insure you get every penny that is due you.
- Coordinate all
events: starting making appointment to show properties, home and termite inspections, surveyors,
appraisers, repairs to be done, closings. The list goes on of probable unforeseen things that
may come and they do come up that needs to be handle to keep everything running smooth and to
help prevent the contract from being terminated.
- If the purchase
transaction doesn’t close it can be devastating to all parties involved in the transaction.
There is consist communication with the lender and the attorney.
It is the REALTOR®’s job
in represent the buyer to accomplish all of the above and to do what’s best for the buyer and
it doesn’t cost the buyer one penny.
Bottom line.... Get a
REALTOR® to represent you, I course I would hope you choose me but whether you choose
me or another REALTOR®, get yourself a REALTOR®, after all purchasing a home is not
something you do every day, twice a year or even once a year. We do, it’s all we do every
day, all day.
As for New Construction:
A common misconception
when purchasing new construction is that you don’t need a
REALTOR®. Ask any sales
agent working for the builder and the answer you'll get (guaranteed) is that you don't need a
REALTOR®, they can take care of everything. This may be true but it doesn't get you personal
representation that all buyers should expect and have.
A good question to ask
is, "Who will represent me?" Now the answers come down to, "We will...." Think
about it, these representatives are employed by and responsible to the builder. Why would someone believe that the potential for a "conflict
of interest" doesn't exist?
Case in point, "Do
I need an inspection?" The answers provided by the builder is, no, we
inspect and do several reviews
of the property before you take ownership and you have a "full one year warranty" that
covers w, x, y, & z.
representing you will tell you that youshould have a personal structural inspection
conducted even with new construction. Some of the issues identified with our new construction
inspections include: missing roof tile, black mold in the attic, sealed vents, faulty smoke detectors,
wiring violations, foundation, structure issues, etc. These are the types of problems that the
normal home owner may not identify for years beyond the warranty. Now who benefits from
being told that an inspection is not necessary?
When buying new
construction, having a REALTOR® that represents you personally is a huge benefit from
negotiations, asking important questions, monitoring the building process,
etc. The choice is yours, but wouldn't
it make sense to protect yourself with personal representation?
Also make sure your
REALTOR® accompanies you on EVERY first visit of new builder viewings, as the
builders will not take kindly if you view their models without your agent and you may lose your
agents representation if you decide to purchase from them.
Choose an experienced REALTOR® when working with new home builders, because
every builder is different and each situation is unique, you want someone on your
side guiding you step by step through the process and making sure the builder is doing their
part in the transaction.
One last comment: It is a common
misconception that not using a REALTOR® when buying new construction will
save you money. Builders have their fee to the REALTOR® budgeted separately from the
house price. So it’s not costing you in the price of the house.
When a buyer does not
use a Buyer agent (REALTOR®), the builder pays their sale represented a higher commission, pockets the
saving or throws it into their marketing budget.
So instead of asking
yourself, “Why should I use a REALTOR®?” the real question is,
“Why wouldn’t you hire a
REALTOR®?” At no cost to you, hiring an agent will save you
time today and money
The decision is yours,
I'd be honored for the chance to help you. Please call or e-mail me for an appointment that's easy
and convenient for you. Thanks for stopping by. I'm looking forward to hearing from you.
PS: Hablo Espanol