Tax - Law - CPA? Right......I feel bad for your client with that dopey answer.

Here's a better equation...Smart Client - TaxLawCpa = Happy Client

Taxiawcpa,

I wouldn't be name calling (calling the Realtors who've answered Dario's question stupid) if you are the one who is uneducated. I'm not sure if every state is the same but from Craig's answer I can see that at least Florida is the same as Georgia in that the listing agent receives both commissions if there is no buyers agent involved. This is clearly stated in the listing agreement. It's probably the same in most (if not all states).

It's uneducated and mean spirited people like you that perpetuate these types of incorrect ideas.

It is widely considered a good idea to refrain from making bold statements regarding areas you're not an expert in.

I'm just saying...:)

Craig, thank you for stating the facts so clearly.

It appears your logic is incorrect.

The sellers agent will receive the full commission. Commissions cannot be paid to an unlicensed person. According to listing agreements if there is no buyers agent, the sellers agent retains all commissions in accordace with the agreement.

Nice try though.

Better get an education before making comments.

Wow! Alot of stupid realtors out there. I can't believe all these people think a buyers realtor is free. Example, buy a $100K home with a buyer and sellers realtor. Buyers realtor cut is $3,500, sellers realtor cut $3,500. Seller receives $93k. Buyer pays 100k.

Now if the buyer doesn't have a realtor and buys the same home for $100k. Sellers realtor gets $3,500 and buyer gets his $3,500. Seller receives $93k. Buyer pays $96.5k.

Cut out the middle man and do it yourself.

Dario,

Wow... you certainly received a great number of responses and everyone has given good respective to what you're attempting without gaining the full story. Are you making an offer on bank owned properties? Are you making offers on HUD owned homes, new construction or FSBO (For Sale By Owner)? Each of these require a different technique, expertise' and many cases be a registered licensed agent in Georgia. Many listing agents and banks will not negotiate directly with a buyer. Too much liability.

If you take a little time and speak with a few "Realtors" (professional designation) you should see why we are required to be licensed.

Simply think of it this way... you wouldn't cut your own hair, would you? You wouldn't perform surgery on your self would you? Seek a professional.

Robin Lanese, Realtor,
Accredited Buyer's Representation
Real Estate Owned Specialist
HUD Registered
Solid Source Realty
Direct Line: 678-231-1412
Email: Robin@RobinLanese.com

Lisa's right - if this agent is the procuring cause of the transaction then he is due the commission.

A possible (and suggested) work around might be to contact his managing broker. Ask him/her if they could either assist this agent or have another better skilled/more experienced agent work with you and him. The broker should honor your request and you should be very candid in your reason for asking for this. The broker can work a referral for the "helper" agent or do the work themselves out of a sense of responsibility - this is after all one of his/her agents! If that didn't work there are more aggressive routes but those tend to get messy.

Bottom line is that there are far too many noodnick agents out here - you as a buyer shouldn't be put at risk or not get the best service possible. Of course this would have been a lot easier if you had acted much sooner, I don't think you suddenly had reservations?

Hank

Hi, Dario,

Everyone's pretty much got this question covered, but I did want to mention that you MUST use a licensed, HUD-registered agent if the property is HUD-owned.

Thanks,
Jackie Campbell
The Campbell Team at RE/MAX Results

Your Biggest Investment is Our Biggest Concern

Web Reference: http://www.BestGeorgiaHomeSearch.com

Dario,

Just an FYI: Not all real estate licensees are REALTORS. Only those licensees that hold membership in the National Association of REALTORS can claim that title. Whether you choose a licensed agent who is a REALTOR, or one who is not, it is most likely in your best interest not to act as your own agent. In the current market there are many complex issues to nagivate. Wouldn't you consult an accountant for an issue over $100K, or an attorney for an issue over $100K? How much risk are you willing to take with your investment?

Kind Regards,

Marcie Sands, REALTOR
Simply The Best Real Estate Company, Inc.
760-644-1562

Dario,
You should know that if you signed a Buyer's Agency Agreement with the agent you are working with you need to (and should) honor it. You really don't have a choice. The Agency Agreement states that your agent has earned his/her commission and if you wait for it to expire there is a protection period (typically 90 days, depends on what you agreed to) that will protect your agent. So, even if you purchase the house after the expiration your agent will be entitled to the commission.

As the other agents have stated, I wouldn't recommend trying to go through this transaction without representation (even if you aren't thrilled with the agent). If you feel very strongly that your agent isn't doing a good job and representing your best interests then your only recourse would be to contact the agent's broker and discuss it with them. You can be released from the agreement but only with written consent from the broker. The broker may do this if there are compelling reasons but most likely won't. Even if the broker does release you from your obligation to work with this particular agent the broker will insist that you use another agent under that broker (since the Agreement is really between you and the broker, not the agent).

You really should have addressed the issue of not being happy with your agent earlier...you would have been in a better position to get out of the Agency Agreement and/or getting another agent to work with.

Again...good luck,
Lisa

I am my own doctor, brain surgeon and lawyer! Just joking! Lisa you are correct I have found a property and I am working with a realtor, but my contract expires with him on the first of the month, and I am not totally happy with the services he has been providing. Thanks for all the answers guys and so fast.

Hi Dario,

You can but when you are on the buying side, you are not responible for paying the Realtor. The seller will pay the Realtor fees at closing. You should ask family or friends for a referral to someone they like and trust. Remember, your Realtor will work very hard to represent you and you will not pay a fee.

Good Luck,
Anne Wanchic
The Realtor Referral Assistant

Dario,
From your question it seems as if you found a house and would like to write an offer. If that is the case then...It is legal for you to submit an offer on a house for sale. However I agree with Craig who already answered your question. There are many unknown risks you put yourself in if not represented when purchasing a home; this is true regardless whether the house is listed or a for sale by owner. When listed, the listing agent has the seller's best interests in mind, not yours, and you can easily say or do something that can put you at a huge disadvantage. When a for sale by owner, both parties really don't know how to handle the transaction and there are many problems that can come into play.
I'm not saying this to scare you into working with an agent, I'm telling you this from experience. I've dealt with many buyers that have tried to work on their own and have had some pretty bad (and expensive) experiences. If you have any more questions or would like my assistance I would be happy to help and would love the opportunity to work with you. If it would make you more comfortable I have a list of clients (both buyers and sellers) you can speak with to find out how I work.
Hope this was helpful and good luck,
Lisa
cell: 404-642-1091
lisa@lisachasin.com

Why would you attempt tp purchase a home without the expertise of a Realtor? That's like trying to perform an appendectomy on yourself without being a surgeon.

Buyer's Agents are paid by the Seller. We provide you with the knowledge of the most recent sales in the area, the list price to sales price ratio, the amount of closing costs the Sellers are typically paying for Buyers, etc. There is no other way you can recieve this information without a Realtor.

You can not be paid a commission without being a licensed Realtor.

I am an Accredited Buyer Representative. I speacialize in finding the perfect home for Buyers and negotiating the best terms for Buyers. Fewer than 3% of Realtors have achieved this designation NATIONWIDE. You would be making a HUGE mistake to not hire someone like me. Especially when you know it's a free service.

Julie Brittain
Keller WilliamsRealty First Atlanta
JBrittain@kw.com
404.966.3328
http://www.TeamBrittain.com

Good answer Hank.

Can I act as my own doctor?

Can I be my own brain surgeon?

Can I be my own lawyer?

Yes, but if you tried to do it on any of these profession, people would think you are crazy. What makes people think they should try to represent themselves in one of the largest financial transactions of their lifetime? Real Estate is a professional business that requires professional expertise when it comes to real estate contracts, negotiating and working for your best interests. You would be crazy to represent yourself.

Why would you?

Data research, interpreting and applying the data, negotiating, writing effective contracts, finding homes, working inspection issues, appraisals, finding best mortgage deals....on and on and on....

To boot - representation is typically free for buyers. You'll get inundated with answers - cruise my site for an education on how we can help -

Hank Miller, SRA, ABR
Associate Broker & Certified Appraiser
Prudential GA Realty
678-428-8276

I've been in real estate for 4 years and learning new things everyday. There is a big difference between how they make things look on tv and real life. On tv they make it look it really easy for someone to sell their own home, but there are many pitfalls that inexperienced people can fall into. Even after I got my real estate license I was surprised how hard and complicated real estate can be. Some deals are simple but other are not. The same applies to buying a home - some deals are simple and other are not, and even the simple ones can get complicated very quickly. A Realtor is buying and selling homes everyday and why not draw on that experience to help you write your offer? Some people like to do things themselves, but can quickly get in over their heads.

Dario,
No you can certainly submit your own offer, but I woul dnot recommend representing yourself. It does not cost you anything to have representation as the buyers agent is paid from the proceeds of the sale as agreed in the MLS. Unless you have Real Estate training, you may find yourself unaware of some pitfalls which could cost you more than you think.

Again, this is just my opinion, but there is no reason to represent yourself when you can hire someone for FREE.

Craig Fialkowski, GRI, CDPE
EXIT Realty
561-827-1790 http://www.NewFLproperties.com