You're spending "your time" either way, so I'd like to know: why would you prefer the Seller's agent to show you the home, rather than your own agent?

Lynda I have seen this more as some agents have looked for employment but kept their liscence active. The senario runs like this. A freind or family member is looking for a home and the agent that is working a full time job tells them to find a property and they will write the offer on it. The agent that has a job can not show up for showings, inspections, or appraisal on the property. The agent that has a job is also hard to get in contact with to be agle to take care of things for their buyer. The listing agent ends up doing all the running that the buyers agent should normally do to get the property closed.
I had a transaction like this last year where the buyers agent never saw the home. They sure did show up for closing to pick up their check though. The buyers invited their (family member) agent over to the home for a move in party and to see their new home at the closing.

If you have a buyer's agent, that person should show you properties. It's his/her JOB to do this. They should accompany you so they can ADVISE you how to make an offer, what to offer, what inspections to do, etc.
If you look at properties with a Seller's Agent, then call your buyer's agent, the two may disagree about who should be paid the commission. It's not a pretty part of the business, but it's true.

In part because if you have a buyer's agent (who will be paid) why should the listing agent waste their time doing something a buyer's agent should be doing? Of course, it's more complicated than that. Listing agent's goal is to sell a house, if showing it to a buyer (even if buyer's agent should've been doing that) imporves the chance to sell a house, then that's something a listing agent should do.

But the answer to your question is that if a buyer's agent is involved and will be paid, they should be doing the work and not expect a listing agent to do it for them.

Great question Lynda. You, like many other home buyers before you, believe that the Agent with who represents you, is the one who sometimes, on a daily basis, represents you and your interests. Without a signed BUYER'S REPRESENTATION AGREEMENT, this definitely is not the case.

The Agent, unless specifically disclosed otherwise, represents the seller in any transaction for the sale of a home. It is that Agent's fiduciary duty (where their loyalty lies) to protect the seller's position at all times.

Buyer's Agency, however, may be an option available to you. Simply put, it allows the Agent with whom you are working to be your representative and to put your interests above all others.

Learn more http://www.BuyersHouseRealty.com

You hired a buyers agent once an agent shows you a property they have the right to earn commission. If I understand your question correctly.
http://www.lynn911.com http://www.homes-for-sale-dallas.com

If it is in the MLS it is against the rules but this statement would not be in the public remarks in the MLS. There can be a variable commission rate and if the other broker is not an MLS broker this may have been an statement made and then it is not against the rules and it is an agent or broker doing a good job of CTA.Your agent should spend their time getting involved if they intend to make the money. The time of all the agents is important, You can drive by the neighborhood and see if you like it. Buyers agents usually view the home themselves to see if it is worth getting you involved, when did this change?

Margaret

Lynda,

This is likely against their MLS rules and therefore not valid even if they have stated such. They may not know this however. That is if the home is listed in the MLS or this is where you saw it. There could be some issue of procuring cause and therefore if your agent or the listing agent should get any commission.
However the practicality of it is you should have your agent show you homes and not the listing agent. You don't really want your agent or the seller's agent having issues that will no doubt affect your purchase if they are haggling over who is right/wrong/deserving of the commission/violated the MLS rules or whatever. You want both of them working towards your successful purchase.

I think it is better if YOUR agent shows you the properties. They'll get a better idea of what you want and can help point you in the right direction. If you want to pull properties from the internet, drive the neighbors and do all the research first and then just call your agent to take you in the properties that make the short list, that's how you can help your agent. Don't just bring them in at the last minute once you find the property you want.
From the seller's agent point of view and thus the wording in the MLS.....what if someone calls you to open your store after hours, takes your time, uses your expertise, and then says, thanks for all the info....and you say where are you going....and they say they're going home to buy it directly from the manufacturer.....that's how the selling agents feel when you take their time, money, and expertise and then you turn around and not want them to assist you with the purchase. I'm not saying that's right, but that's the way they feel.
It's better if you just involve your agent from the beginning.

Good luck.

The property may be located in a remote area, which would explain the listing agent's reluctance to cooperate with a buyer's agent too cheap or too busy to accompany you the first time. The part about every showing sounds a little over the top, and the listing agent would have difficulty explaining to his seller why the deal fell through over a second showing unattended by the buyer's agent.

Honestly, you should have your agent set up and attend a showing, especially the initial one. Your agent needs to know what you like and don't like, which takes witnessing your reactions on every showing. Besides the experienced eye of your agent will notice things that you might miss. Try to disregard the orneriness of some people involved in real estate. We do.

Boy isn't that the question of the day!!! or of the year!! or the past years!! I guess, because they say so. I've not heard of an agent being paid by one of these builders where the sales office met the buyer first, had them sign their book, register or simply converse in some manner with the buyer to enable their faces to be permanently etched in their memories forever as viewing the homes with the builder's sales team first.

And, I have not read or heard of this practice being challenged in court, arbitration or otherwise to be point that the builders let off a bit on the rediculous policy.

"Procuring cause" comes into play and how that definition is interpreted. I'm sorry that buyers are not always allowed to have the agent of their choice represent them in their real estate transactions. But if you were out looking at homes without your agent you stand the chance of this exact scenario occuring, senseless as it may appear. Best of luck to you and your agent....

That is an excellent question Lynda. One that is a pet peeves of mine. The problem is that there are many listing agents that are too greedy and if they are the ones that show you the house the first time, they will not pay your agent the full commission. They of course won't tell you this as a consumer, they just put in a private remark section in the MLS.

IMO a listing agent's first job is to get the house sold and not bicker about reducing the buyer's agent commission. I will gladly show any of my listings even if the buyer's agent says that they can't make it and they still get their full commission.

As Kim said, always get YOUR agent involved from the beginning, I am sure that they will be very happy to help you.

Naima
214-289-8555
naima@sumner-realty.com

I guess the only way to answer this question is to say that you should not feel like you are bothering your agent to look at a house. That is our job. If you think you might like to look at a property always call your agent. It could save you a trip. You could look at it once instead of twice. If the listing broker states "We will gladly co-broker....." than in order for your agent to get paid if you purchase they have to be there from the beginning. If you preview with the listing agent and decide you like it and get your own agent involved and buy the property the listing broker may not split with your agent. It is just the way it works....