Choose Agent

http://www.helpusell.com/Buyers_Your_Terms.shtml

As your chosen representative, your agent can, and should, do the following toward your mutual goal of finding you a house:

-> Disclose that he is working solely for you in conducting your real estate business. As noted earlier, 10 years ago, you would most likely have been your agent’s “customer”(someone to whom someone else is trying to sell something) rather than “client”(someone whose trust is respected and who is entitled to exclusive representation).
-> Talk fully about the nature of the real estate market in the community in which you plan to live. This includes whether property in that community is appreciating or depreciating, crime statistics, and quality of school (test scores, national rankings, etc.).
-> Get tax records that show what an owner paid for the house you might buy and when they paid it.
-> Compare the cost of the home you are considering buying with the selling price of other, similar homes in the neighborhood and give you an informed

opinion of real value.
-> Recommend an offering price on the basis of the information derived from the tax records and comparables.
-> Discuss with the listing agent and / or seller your concerns over the home you plan to buy.
-> Negotiate a contract on your behalf.
-> Attend inspections and appraisals as your representative.
-> Help move your loan application along.
-> Arrange for and attend a closing as your represetative.

how to select an agent

http://www.mitbbs.com/bbsann2/life.faq/Living/hourse/newbuyerguide/M.1053641807.A/Buying%20a%20Home?%20(2)Selecting%20an%20Agent(Z

Selecting an Agent

·Ask family, friends, and business associates for referrals.
·Attend open houses. If the agent or broker impresses you, ask for a business card.
·Drive through neighborhoods that interest you and look for yard signs to see what company handles most of the sales.
·Search local newspapers and real estate publications.
·Whether you're buying or selling, the agent should explain the entire process up front. Sellers can use the "listing presentation" to compare agents on their preparation and professionalism. Ask questions that get at the agent's experience, knowledge and motivation to help you:
·Do you work full time or part time?
·How long have you been selling homes in this area?
·Are you familiar with the areas I'm considering?
·What type of homes do you usually handle?
·What percentage of your business comes from referrals and repeat clients?
·How many sales have you closed?
·How many homes did you sell last year?
·What percentage of your listings sold during the listing period?
·Did they sell close to the asking price?
·On average, how many days does a home stay on the market?
·Will you guide us as we prepare the house to be shown?
·Will we receive a copy of the marketing plan?
·How will you advertise our home? In what publications and when will ads run? Will you employ an Internet marketing program?
·When do you plan to hold open houses? How will you advertise an open house?
·Do you plan to do anything else to get the word out?
·How often can we expect to be updated, even if there's nothing to report?

A word to the wise: Sellers should not select a real estate professional based on selling price or commission. It's probably best to avoid working with someone who promises you the moon-in this case, an unrealistically high price-then has to make price reductions until the property sells. Instead, focus on marketing plans, service and past results. Also, don't be persuaded by low commissions. A seller could actually net more than with a discount broker when a winning marketing plan combined with proper pricing results in a faster sale and at a better price.

Aim to select someone who is knowledgeable and with whom you feel comfortable. It almost ensures a productive and mutually rewarding relationship.

contract with agent

This agent is definitely not good. Check the type of agreement you signed. If it's:

- exclusive buyeragreement, then you have to wait for the agreement to expire. And generally the agreement is still effective 30 days after expiration.

- exclusive-agency buyer agreement, then you can try to look for properties by yourself. If you buy a house w/o agent, you don't have to pay your agent

- open buyer agreement, then whatever properties you located or other agents located does not require payment to this bad guy.

一旦合同签好,home inspection做好,你合同上所有的contingence 没问题了,agent的态度明显不同,找他也不方便了,等等,要有准备.LD的同事当时告诉我们:只要钱在你手里,你就是大爷,你的话说了算,一旦合同被接受了,你的声音会越来越小,最后你只有掏钱履行合同的份,别指望人听你的.有要求一定要提在前.现在看来实在是金玉良言哪.精辟透彻.

realtor返的rebate,要交税吗?

1. 写在commission agreement里面,x% commission goes to the closing closed.你也不用交,他也不用交。(我是agent,我的broker就不肯让我这么做。因为他拿到的部分就少了。)
2. 他拿到3%,分给你现金。这是违法的。你没事,他违法。移民局按3%收他的税。跟你没关系。
3. 分给你,并写一张1099是告诉国税局,我那3%给了客人一部分。国税局就按社安号分开收税。

和你的agent商量,怎么样最合适。be fair


正常的步骤是这样,

1. 自己瞎转转看看 open house,有些起码的买房感觉。同时,可以找一两个别人推荐的代理来面试,就是坐下来谈一谈,他有多少年经验啊,对附近熟不熟啊,他的风格是怎样啊,等等。感觉一下你是否喜欢和这个代理合作。

2. 挑中中意的代理去看一些房子。在这过程中,感受你对这个代理是否满意,合作是否愉快。如果不满意,尽早的换人,拖得越久越不好换。

3. 如果对你的代理满意,看到了中意的房子,让你的代理说说房子的优点缺点。缺点主要还要靠自己找。

4. 如果你想买,仔细读房子的文件发现房子的问题,问问题!和你的代理坐下来,签那些文件,商量一个价格(主要是你自己决定),传真给对方代理。

5. 和对方代理讨价还价,每一个新的价格新的条件都要书面表达。

建议:去 living 版多读一些精华区的文章。

房地产这行业,相互都认识,名声不好的,做不久,因为没有回头客。想要长期生存,一定是靠referal,靠口碑.广告没用的。理论基础算是够用了,实际经验(street smart)还差的远啦。我很多客人,
1) 可是平时要上班,没有时间去替客人事先找好房子,房子和小区也还不太熟,连学区都背不全。客人一问,还要回去现查,丢死人了。自己都知道缺点,没有办法很快改进。结果客人就留不住。
我给折扣,因为我没办法提供full service. 客人自己找好了,我带着进屋看,谈价钱,帮着过户。
2)全职的agent会在weekday主动给客人找好房子,周末只看好的。我没有这个时间,就看得很慢,效果不是很好。同公司的师妹,part time 一年可以卖4个,都是自己上班的同事。已经累得半死了,算是我们part time 里面不错的了。
3)你找agent,找工作年头多的,口碑好的,别光比回扣

我的agent给了我几个很好的建议:
1。在offer上面提出seller付owner's title insurance。这种做法并不是common的,但是可以为我省下700-800,于是我们在offer上增加1000,使offer显得更好看。
2。我们的offer上面不写loan contingency。seller agent因此可以少担心我们back out的可能。
3。30天close。房子是10年新的,不应该有很大问题,我的loan也不应该有问题,30天close我们完全可以做到,也不难。但是对于seller来说,房子空着,早一天close都合算。

开始找的那个REALTOR什么都不懂,基本上就负责把你带到房子里,然后随便说说你也能看得见的东西,然后就傻站着等你发话了.看完房后也不积极和我们联系,爱搭不理的.

后来又换了一个REALTOR,大不一样.她经验丰富,对房子的REMODEL很懂行,每看一处房子都一一指出这个房子应该哪里IMPROVE一下会更好,大概怎么做,花费多少都清清楚楚.还帮我们参谋这房子实际价钱该多少,比LIST PRICE低不少.而且这个人实实在在,告诉我们的所有信息都是实话,不是吓呼.比如那天她说我们很喜欢的一个房子有人可能要MAKE OFFER了,建议我们如果要就赶紧MAKE OFFER,并且最好出的价高点.我们心想可能是她急于卖房子赚钱吧,就没当回事,结果第二天那房子真的就卖掉了,这个悔呀.而且她特别积极,我们回家后,她经常给我打电话,告诉我又有什么新上市的房子,安排我们去看.我们都觉得早找到她就好了,开始白耽误了那么多功夫.

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