Always work with an agent you can trust. Though they may not know the area as well , a good agent can find out the facts, pull comps and write and negotiate a good offer in your best interest
Normally, we ask the listing agent if the offer was presented, and require his/her answer to be in writing. As agents, we also know what to do, if the listing agent acta inappropriately or unethically.
Going to speak to the agent's broker (calling the broker) could also help you get to the bottom of what's going on.
I hope you submitted a written offer, because (depending on the listing agreement) the seller may instruct the agent not to present the verbal offers. If your offer was in writing, and the listing agent says the house sold already, this may or may not be the case.
For example, the contract is being negotiated and in final stages of signing (one or two initials are missing) - the status may still be active, but the contract is practically there. On the other hand,
the listing agent might think you are an unreliable buyer - since you keep on changing realtors (not a good thing to do - although, I do understand your points and where you are coming from). If thinking this way, the listing agent might advise the seller against your offer - explaining the reasons, subject to seller's final decision. However, all written offers must be presented to the seller.
The market is pretty fast right now, so it could be that the listing agent was busy those 2 days when you were looking for comps, or she knew that the seller was not flexible, and, because of that, was not enthusiastic about your offer (not that it's ok not to call you back).
By the way, in FL, once the listing agent brings a buyer, the LA becomes a transaction broker - and must be fair and ethical towards both the seller and the buyer. In most cases, this is what happens.
I've done both - being a buyer's agent and the transaction agent in the past, and treated all my clients as my clients - no exceptions.
However, I noticed that coming in with their own agents works really well for most buyers.
If this is the case with you too, just select the best honest agent to work with and work with him/her together on reaching your buying goals.
Hope this helps,
Beachfront Realty, Inc.
There are no EASY transactions taking place in the purchase and sale of real estate. There are real and convoluted problems around every corner, in every shadow and under every rock. Nothing is as easy as the buyer or seller believes from their consumer perspective. So much of the difficulty is resolved as agents toil through the night in silence. This is the reality.
Then along comes Manny. Manny sees the house with the listing agent and does not indicate representation by another agent. Steals services from another agent to formulate an offers\. Takes the pilfered information and presents this data to a third agent who submits it to the ambushed listing agent.
By your action you have created such a mess that the ONLY appropriate action would be for the listing agent to advise the owner to kick ANY offer from you to the curb. The mess you have created is so problematic it should be considered TOXIC for any agent involved.
If the listing agent is wise, the homeowner should be advised that not under any circumstances and under any representation should an offer from you be considered. You have demonstrated yourself to not be trust worthy by your action. Let me repeat, things are sufficiently difficult without the need to invite intrigue into the equation. Clearly you are unaware of the dimensions of the transgressions that CAN take place as a result of your action.
Now, regarding your question, 'Was your offer presented to the seller?" You will need to consult with the real estate professional representing you regarding the offer presented. If they are still doing business with you, they may advise that the seller commented the offer submitted had a few problems and the seller waited for another, less problematic offer....and the offer accepted may even have been for less money. Nothing is easy and there is much we do not know about the conversations and agreements that created the Manny situation.
Dont become focused on the house I think has gotten away, find the right agent, and find the right house and make it happen, this market is not waiting for anyone.
I hate to say this but I think, at this point, you should by-pass all the agents you've interacted with this property, then, go knocking on the owner's door and ask him/her personally what happened to your offer.
But, there is also a great possibility that you need to consider which is that all those agents may have presented your offer to the seller that may seem a reasonable offer to you but not to the seller and, consequently, the seller doesn't really want to bother with you at all.
As for working with multiple agents, yet, that is something that agents tend to dislike. I do concur withy the buyer's agent that it is ALWAYS better for the buyer to use their own agent instead of working with the listing agent. It costs you nothing and you have a professional on YOUR side.
I advise neither.
Annette Lawrence - Palm Harbor, FL, Agent, Palm Harbor, FL
Next time I am in Palm Harbor I am going to buy you a cup of coffee. YOU NAIL IT!!!!
And a note about a procuring cause, showing a home is not unto itself procuring cause. Procuring cause is a unbroken link of many events that goes to the closing table.
if you want to know if your offer has been presented and what is the outcome then you need your own buyer representative because that is one of his/her duties towards you as the buyer. The listing agents obligations is to do everything to sell the property and to present all offer to the seller but the listing agent is not obligated to inform you about the decision of the seller. This obligation only exists when the seller agrees to your offer and the listing agent starts to act as a transaction broker to both â€“ seller and buyer â€“ with limited duties to both parties.
When you still seriously interested in buying this or any other property then you should get your own buyer representative and stay with him/her.
Florida Dream Homes Realty
Many of you suggested exactly what I did:
"YOU need to find a Realtor you connect with and let them help you."
"It's important to have an agent you trust who has your best interests in mind."
"Just, please, find an agent you can trust and be loyal. "
Maybe it's systemic or a built in flaw to "Transactional Brokerage", in general. Either way, it makes one wonder what is the true value of a transaction facilitator in a world where buyers are finding their own homes and loans on the Internet?
IMHO, asking someone for there opinion of value does not entitle them to call the LA & claim representation of me let alone be entitled to 3% of a $500,000 transaction.
2. Verification is easy with a copy of the presenting email, the seller's rejection signature on the offer, proof of a prior acceptable offer, or evidence of what happened to your offer and why.
OK, but what can a 1st time home buyer like me do? I don't even know if my contract was presented to seller; I called LA but no reply.
BTW, still "Active-Available"
I'm sorry to hear that you are having so much trouble purchasing a home. On most contracts, there is a box for the seller to check that they have rejected the offer and then they sign it. I would request that from the Listing Agent.
It's important to have an agent you trust who has your best interests in mind. If you would like help in the process from someone who is very knowledgeable in the 33308 zip code, would be more than happy to help you to find and purchase your new home and walk you through from offer to closing.
Castelli Fort Lauderdale Real Estate Services
3908 N. Ocean Blvd.
Fort Lauderdale, FL 33308
>>>Just, please, find an agent you can trust and be loyal.
At that point, I didn't feel either one had my best interest in mind so I called an agent I trusted...
If I understood you correctly, the LA showed you the property. In Florida the agent who shows you the property and sparks your interest in it is called "a procuring cause" and gets credited with the commission on the Buyer's side if this showing leads to a sale.
So, once you found out the property value from another agent, why didn't you submit your offer through the LA who already spent time showing you the property and chose yet someone else?! I have to tell you one thing the 3rd agent had no right submitting your offer if he/she knew that she was not the one who "introduced" you to the property. That agent created even more problem for you.
Sorry about your situation. Hopefully you will find another great property and will have a better feeling and experience with it. Just, please, find an agent you can trust and be loyal.
All the best.
But here we are 24 hours later and MLS still shows the status is: Active/Available