[CoachKandSportsguy]

This new buyer agent / selling agent setup is totally lacking in quality.

Buyer agent schedules showing with selling agent. Buyer's agent has no knowledge about the house other than what is typed up on the limited listing sheet. Selling agent can't add custom information for legal liability reasons. So how does the buyer's agent walk into a first time view of a house and know the unlisted extras which aren't obvious?

Buyer's agent writes up an offer with a 24 hour deadline. High pressure sales tactic? But then no one adheres to the deadline anyways. .

Selling agent? Sits on the phone and just coordinates buyer showing, reviews the buyer's offer write up, which is typed up in primarily one section, and asks for a seller's decision. . Even though we tell the agent how to deal with unacceptable offers, ie, contingency offers, she insists to show us every single one, like just a legal process for a commission. .

Pre-listing, selling agent coordinated pictures/web site information, and recommended a selling price. . . . Selling agent didn't even provide listing copies at house, other than a copy of the web site listing, no additional information on the extras/non standard items. . .

When asked advice, gave none, but replied with lots of options, which are obvious . . .

getting to the useless stage

[vintageogauge]

List it for sale by owner with "agents welcome" then you will only deal with one agent before showing the home with a single showing contract.

[Topspinmo]

If don’t like offer just say no. Naturally the agents all they care about is sale so they get their cut.

[CoachKandSportsguy]

Originally Posted by Topspinmo

If don’t like offer just say no. Naturally the agents all they care about is sale so they get their cut.

As described in Freakonomics chapter on Real Estate Agents. . .

thanks, though as adults who have bought and sold houses prior, both with and without agents, the response is a bit intelligence insulting to suggest the obvious, when the discussion was about the process and minimalistic efforts by real estate agents under the new MA laws.

[tophcfa]

Originally Posted by CoachKandSportsguy

As described in Freakonomics chapter on Real Estate Agents. . .

thanks, though as adults who have bought and sold houses prior, both with and without agents, the response is a bit intelligence insulting to suggest the obvious, when the discussion was about the process and minimalistic efforts by real estate agents under the new MA laws.

Thanks for the information, although it’s disturbing, I’d rather go in with full knowledge even if it’s not what I’d prefer to hear. We’ll be selling our MA home in the next 2-4 years and significantly downsizing, so the information is both relevant and useful. I’ve been concerned about the new real estate laws and you’ve validated those concerns. Best of luck going through this stressful process and hopefully you’ll get a good full market value offer in short order.

[Cliff Fr]

Sellers agent has always been obligated to show you all offers

[Altavia]

Feel your pain, good luck for a quick sake.

[gighilton]

Originally Posted by CoachKandSportsguy

This new buyer agent / selling agent setup is totally lacking in quality.

Buyer agent schedules showing with selling agent. Buyer's agent has no knowledge about the house other than what is typed up on the limited listing sheet. Selling agent can't add custom information for legal liability reasons. So how does the buyer's agent walk into a first time view of a house and know the unlisted extras which aren't obvious?

Buyer's agent writes up an offer with a 24 hour deadline. High pressure sales tactic? But then no one adheres to the deadline anyways. .

Selling agent? Sits on the phone and just coordinates buyer showing, reviews the buyer's offer write up, which is typed up in primarily one section, and asks for a seller's decision. . Even though we tell the agent how to deal with unacceptable offers, ie, contingency offers, she insists to show us every single one, like just a legal process for a commission. .

Pre-listing, selling agent coordinated pictures/web site information, and recommended a selling price. . . . Selling agent didn't even provide listing copies at house, other than a copy of the web site listing, no additional information on the extras/non standard items. . .

When asked advice, gave none, but replied with lots of options, which are obvious . . .

getting to the useless stage

This isn t your first rodeo, but probably the same attitude...., just stay home!

[seecapecod]

Originally Posted by CoachKandSportsguy

This new buyer agent / selling agent setup is totally lacking in quality.

Buyer agent schedules showing with selling agent. Buyer's agent has no knowledge about the house other than what is typed up on the limited listing sheet. Selling agent can't add custom information for legal liability reasons. So how does the buyer's agent walk into a first time view of a house and know the unlisted extras which aren't obvious?

Buyer's agent writes up an offer with a 24 hour deadline. High pressure sales tactic? But then no one adheres to the deadline anyways. .

Selling agent? Sits on the phone and just coordinates buyer showing, reviews the buyer's offer write up, which is typed up in primarily one section, and asks for a seller's decision. . Even though we tell the agent how to deal with unacceptable offers, ie, contingency offers, she insists to show us every single one, like just a legal process for a commission. .

Pre-listing, selling agent coordinated pictures/web site information, and recommended a selling price. . . . Selling agent didn't even provide listing copies at house, other than a copy of the web site listing, no additional information on the extras/non standard items. . .

When asked advice, gave none, but replied with lots of options, which are obvious . . .

getting to the useless stage

I’ve sold a few homes in MA (western MA and the Cape). Selecting the right realtor is key- i approach this in an interview format asking them to walk me through the Marketing plan, I ask how they’d answer certain questions, etc. I never leave knowledge to the listing agent. Especially for open houses where anyone in the agency may staff it and knows nothing about your property- every question asked about the house and land should be answered by the agent. So- I make a list of everything I want them to know- additional insulation, samples of electric Bills with avg annual cost, hurricane strapping in the rafters when it isn’t required, anything about the lot, in our case we were on a private drive- who maintains it etc. all of the details they can’t “see” or find on town records.

I don’t trust any agent to be able to tell this story so I ask them to place copies of my documentation with the printed listing for showings and open houses.

[lisahathy]

Very true! They could lose their license if they don’t show seller all offers.

[Topspinmo]

Originally Posted by CoachKandSportsguy

As described in Freakonomics chapter on Real Estate Agents. . .

thanks, though as adults who have bought and sold houses prior, both with and without agents, the response is a bit intelligence insulting to suggest the obvious, when the discussion was about the process and minimalistic efforts by real estate agents under the new MA laws.

Why would majority of villagers care about MA law? Want sell house deal with it.

[Topspinmo]

Originally Posted by lisahathy

Very true! They could lose their license if they don’t show seller all offers.

Like who watching over them?? Themselves maybe? Most around here want owner to upgrade 30 to 50K to make 10K replacement of cosmetic/serviceable items cause in their IMO not up to date with new builds. Resale NOT new build.

[OrangeBlossomBaby]

If I wanted to buy a house and found out the agent did NOT convey my offer to the seller, I would absolutely get in touch with a lawyer. There is no accountability when the buyer is not informed that an offer exists. Examples of why it's a bad idea -

The listing agent is not very skilled at arranging an appropriate listing price. They tell the seller that $500,000 is fine, and list it as such. But the house won't sell for more than $450,000, and the listing agent doesn't do their due diligence.

The seller, trusting the listing agent, tells the agent not to accept anything under $480,000.

So most of the potential buyers don't offer anything at all and reject it outright. Other buyers try to put in offers of $420,000 or near that, and the seller is never informed these offers exist. They COULD have moved out and had some money in their pockets by now but because of bad advice from a bad listing agent, they're stuck with a house they don't want to live in, maybe can no longer afford if they've already bought their next home, or lost a contingency for their next home because it goes past the deadline. All because the listing agent refused to present the seller with ALL offers.

If the listing agent had presented ALL offers, the buyer would've seen that MOST offers were under the $480k that they wanted to reject, and maybe their house isn't worth nearly what they were given to believe it was.

[tophcfa]

Originally Posted by Topspinmo

Why would majority of villagers care about MA law? Want sell house deal with it.

Probably the best thing about TOTV is fellow Villagers sharing useful information that might help out fellow Villagers. Any information that helps out even one fellow Villager is useful. Lest assume about 5,000 Villagers are from Massachusetts and 1/3 are snowbirds who still own a home there. That’s 1,665 fellow Villagers who could potentially find themselves in the shoes of the OP. That’s probably more Villagers who could find this thread useful than a thread about a failed primary clutch on a late model golf cart (another thread I found could someday be potentially useful)?

[APovi]

Originally Posted by CoachKandSportsguy

This new buyer agent / selling agent setup is totally lacking in quality.

Buyer agent schedules showing with selling agent. Buyer's agent has no knowledge about the house other than what is typed up on the limited listing sheet. Selling agent can't add custom information for legal liability reasons. So how does the buyer's agent walk into a first time view of a house and know the unlisted extras which aren't obvious?

Buyer's agent writes up an offer with a 24 hour deadline. High pressure sales tactic? But then no one adheres to the deadline anyways. .

Selling agent? Sits on the phone and just coordinates buyer showing, reviews the buyer's offer write up, which is typed up in primarily one section, and asks for a seller's decision. . Even though we tell the agent how to deal with unacceptable offers, ie, contingency offers, she insists to show us every single one, like just a legal process for a commission. .

Pre-listing, selling agent coordinated pictures/web site information, and recommended a selling price. . . . Selling agent didn't even provide listing copies at house, other than a copy of the web site listing, no additional information on the extras/non standard items. . .

When asked advice, gave none, but replied with lots of options, which are obvious . . .

getting to the useless stage

============================================
Fact is , the new Listing/Buyer/Seller Broker/Agency Listing and selling contracts have options.
Why choose a relationship with your Realtor and then complain that its not working?
The 'old' way of doing things is still 'legal' if disclosed
I start with 'Net-To-Seller, and 'fill-in' the Owner/Sellers preferences. Including a Good-Faith Closing Statement (Including all anticipated Closing Costs an Commissions)..
We then write up a pro forma 'Counter-Offer' which will be used to respond to Buyers Offers. And include an informational addendum, which covers the concerns mentioned above.
Our seller will not accept any offer which includes the buyers paying a Buyers Broker an undisclosed fee or commission.
Isn't the Owner/Seller entitled to know what the buyer is willing and able to spend?
If a buyer will pay $400,000 to get your house, shouldn't you, the Owner/Seller decide how that money will be used/distributed?.
Some here say "I will not pay a Buyers Broker".
But, isn't it true that that cost is taken out of the buyers funds, part of, which, if properly .managed' should come to you?.
Keep in mind that the transaction is "legally" between the 'principals'.
Buyer and Seller. The 'Realtors' just convey messages and otherwise, should just stay out of the way.