If you are considering an investment in Columbia County real estate, deciding on the type of real estate agent you wish to work with is vitally important. You can do business with real estate agents who represent the seller, or choose to work with a buyer’s broker who will promote and protect your interests at all times.
The State of New York recommends the following to people who are in the market to purchase real estate:
“Before you enter into a discussion with a real estate agent regarding a real estate transaction, you should understand what type of agency relationship you wish to have with that agent.”
I never try to sell my buyer clients on a particular home or parcel of land. Instead, I function as their consultant. I will work with you, take direction from you, and utilize all of my professional expertise to help accomplish your goals. Compare the difference in service levels when you use a buyer’s broker such as myself: |
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Under New York State License Law, which Real Estate Agent has, without limitation, the following fiduciary duties to the Buyer? |
A Buyer's Agent |
A Seller's Agent |
(1) Reasonable Care
(2) Undivided Loyalty
(3) Confidentiality
(4) Full Disclosure
(5) Obedience
(6) A Duty to Account |
Yes
Yes
Yes
Yes
Yes
Yes |
No
No
No
No
No
No |
Under New York State License Law, which Real Estate Agent has, without limitation, the following fiduciary duties to the Seller? |
A Buyer's Agent |
A Seller's Agent |
(1) Reasonable Care
(2) Undivided Loyalty
(3) Confidentiality
(4) Full Disclosure
(5) Obedience
(6) A Duty to Account |
No
No
No
No
No
No |
Yes
Yes
Yes
Yes
Yes
Yes |
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- Represent your interests at no additional cost to you.
- Keep your thoughts and financial capabilities confidential.
- Thoroughly explain all forms and agreements.
- Assist you with mortgage financing.
- Arrange property showings according to your schedule.
- Point out good reasons to buy and, perhaps more important, good reasons not to buy a particular property.
- Discuss why another property may be a better value or better suit your needs.
- Try to learn why the property is being sold.
- Try to establish if the seller is motivated to achieve a quick sale.
- Try to determine how long the property has been on the market and at what prices it has previously been listed.
- Try to establish if the seller has accepted any previous offers and if so, why the sale did not close.
- Provide assistance in helping you determine an appropriate purchase offer.
- Research public record for property transfer information.
- Prepare an unbiased analysis of market value.
- Point out property flaws for negotiation purposes.
- Negotiate on your behalf to achieve the best possible purchase price and terms.
- Identify inspections and other beneficial services, and help you select qualified professionals to complete the work.
- Arrange appointments to provide property access for inspectors, appraisers and others.
- Monitor the closing process from beginning to end.
- Arrange a walk through of the property just prior to closing.
- Attend the closing to help ensure that everything goes smoothly.
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“John put his extensive information network to work for us. He maintains relationships with the real estate brokerage community, local governments, attorneys, home inspection firms and contractors that permitted us to confidently move forward with our purchase.” |
Adam and Candace Thorson, Livingston NY |
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In the majority of cases, representation by a buyer’s broker will not cost you any additional expense. This is true because in most real estate transactions the brokerage commission is paid by the seller, and split between the buyer's broker and the seller's broker.
However, in transactions where the brokerage commission paid by the seller cannot be split with the buyer’s broker, the buyer becomes responsible for their buyer broker’s commission. These transactions include: |
- For Sale By Owner (FSBO) properties. *
- Unlisted properties discovered by the buyer’s broker. *
- Listed properties where the seller does not allow the buyer’s broker to share in the commission. **
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If you're ready to learn how you can begin working with a true professional buyer's broker, call me, John Avenia, at (800) 290-4235 or reach me via email. |
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