Is the Seller paying the buyer's Realtor? Yes realty fees are included in the asking price and therefore is part of the cost of the house (by Multiple Listing Service rules).
So you are a member of the Multiple Listing Service (MLS)? EBA's are members of the MLS. Buyers have access to every listing on a level playing field - also have access to "By Owner", Bank owned, and Foreclosure properties
What does it mean "Exclusive?" EBA's work for and answer only to their employer/buyer. They don't list sellers: don't represent sellers: don't "sell". They use their time, access, knowledge, and experience 100% for their principal.
Do Buyer's Agents have access to all the listings? Yes. All agents for all MLS company members have equal access to all the listings.
Explain how Exclusive Buyer Agency differs from "Sales" agents.Traditional Realty firms
devote resources on finding and pleasing their SELLERS. They get paid a double commission to sell their own company listing. Listing agents will sell them to their buyer whenever possible.
How does the buyers Realtor helping sellers become a problem for the buyer? It's a problem if their "buyer's agent" is involved in seller business at the same time they are working for buyers who wish to be represented. They are sellers agents. Sellers agents invariably offer prospects a buyer agency agreement with a clause that allows them to be Dual Agents.
What is a Dual Agent? 1/3 of all transactions are within the same firm. The majority court cases involve Dual Agency. Dual Agents get paid a double commission. Realtors have a financial incentive to continue Dual Agency.
How does this work...If I see a house listed by any company, or go to an open house would I contact my Buyer's Agent? Yes. There is no situation where the buyer does not call their representative.
What if I hire you as my agent and then don't buy? There is no obligation if you don't buy. And the choice whether to buy belongs entirely to the buyer.
What if I call the listing agent? You risk buying the wrong house, losing the home to another buyer, paying too much, and problems closing. Third party representation is a valuable negotiating tool to preserve the buyers bargaining leverage. It doesn't cost extra to have representation.
What's the catch? The catch is you have to find one. Exclusive Buyers Agents are not going to hunt you down Once you hire them they go to work on your situation. They devote double the time for 1/2 the potential money. Suppose there were multiple offerors on the same home: you were with a dual agent dealing against a buyer with an EBA. You'd have a problem.
Right now you have a choice.... hope to hear from you ....
