Good luck to you!
Unless your seller has specifically told you not to present any offer within a certain parameter. It is your obligation to make seller aware of any offers submitted.
That being said, you can give your guidance and opinion as to the validity of the buyer, the buyer's representation and buyer's verification of financial ability.
Mario Pinedo, CCIM
BRE Broker 01118365
Since you work for the seller, it is your duty to present any and all offers to them. Licensed or unlicensed is irrelevant - if someone submits an offer on a cocktail napkin you owe it to your seller to present it.
With that being said, you are also getting paid buku bucks to guide your seller through this process. You need to explain the pros and cons and if it doesn't pass the smell test then be honest with them. If the offer is poorly written you could advise them to request a cleaner offer or submit a counter with conditions.
I get what you're saying that you have a seller who may go against your wishes and then try and blame you later. That's a valid concern, but as the professional in this situation you need to figure it out. That's not necessarily the "easy" way, but you have to be above board with your customer and make sure you don't conceal things from them. That can come back and bite you too!
You may have found "THE" buyer every seller is looking for. You kow, the one with more money than sense. Make absolutely certain the buyer and has skin in the game. As Bill stated and you perceive, there's a few red flags to be cautious of, but, don't walk away from someone throwing money at you.
It has been my experince such offers are intended to remove the property from the market and ALL the negotiations take place afterwards. This is what you must and can avoid.
I would begin with requiring the buyer to obtain professional or legal representation. You do not want to be forced to be responsible for both sides of this transaction when the buyer side has proven to be ....either goofy or cunning.
You are right, if your seller bites on this bait, it will hinder real buyer offers, which you may have one in the works already with a known developer. Make the renegade buyer complete due dilengce beforehand and submit a contengency free offer. If you have a contengency free offer already...make it work. THIS IS WHY WE PAY ATTORNEYS.
Most listing agreement provide verbiage that clarifies the presentation of offers to the seller. It would be wise to work with this information and not read between the lines here. This is a "big ticket" purchase, one that would merit legal advice.
As a seller, I should think that most would want access to all possible information. Is withholding information in the best interest of your seller? If you were to ask them what they wanted you to do, what would their desire be? Even though the initial offer has all the earmarks of being bogus, I would think making the customer aware would be advisable.
7 days closing , above asking , switching buyers . sounds like a catch.
can unlicensed activity is allowed and can get compensated?
one is license agent and second is unlicensed agent than who will be responsible on the transaction because license agent allowed unlicensed activity.? hmm
Nelson Shelton & Assoc.
355 N. Canon Drive
Beverly Hills, CA 90210
DRE LIC 0117380