A seller's agent (or listing agent) represents the seller.
As a buyer, what will specific information will be provided by a buyers broker that can not be gotten from a sellers broker?
Lots of strategy and advice. Basically, that agent's best efforts to acquire the property at the right combination of best terms and lowest price.
If we signed a sellers broker agreement with someone, can it be changed so that person is now a buyers broker and what would the advantage to do for us a buyer?
If the agent agrees. However, keep in mind that you can have one agent representing you on the sale of your current home and another agent representing you on the purchase of your new home. Or you can have the same agent representing you both as you sell your current home and as you buy your new home. There are advantages and disadvantages to both. That's something you should discuss with your agent.
The one point to stress is that you need your own agent. It can be one agent, representing you both on the selling side and on the buying side. Or it can be two agents. But you need your own. Do not rely on the agent representing the other party to the transaction.
Is there any disadvantage/ reason why a broker would prefer to be a sellers broker and NOT a buyers broker
Yes. Some agents prefer to represent sellers. Others prefer to represent buyers. Many are perfectly comfortable doing both. But, for instance, some agents don't like representing buyers because they end up spending hours and hours driving potential buyers around. It's very time-consuming. On the other hand, some agents don't like representing sellers because sellers can be very difficult--insisting on unreasonably high prices for their homes, for instance. Or not taking advice about cleaning and staging their home, or doing necessary repairs. Like I say, a lot of agents are quite happy doing either, and there's no right or wrong answer. What you have to do is talk to an agent you're considering and try to find out what they're most comfortable with, so you and they match up.
Hope that helps.
Listing agent / broker = the agent or broker who represents the seller, and the property being sold.
Buyer's agent / broker - the agent or broker who represents the buyer... and NOT the seller or property.
Seller's agent (a confusing name.... ) when Realtors talk amongst themselves, we refer to the listing agent and the selling agent. So the seller's agent 'might' refer to the agent representing the buyer (I know, I know... don't get me started)... but to most NON-Realtors... the "seller's agent" means the person representing the seller... or the property being sold.
to answer the question that I think you're trying to ask... yes, there are may reasons and potential disadvantages for a buyer, if trying to buy a property by using the same agent who represents the seller and the property for sale. Search Trulia (or Google) for the term "dual agency"... there has been MUCH written on the subject... much to digest.
because in NY they have to represent the the seller
not you the buyer.
I am a Accredited Buyers Rep.
My responsibility is to help you through the entire
From setting up appointments,showing houses, pointing out any problems with the house,
putting in offers, negotiating final price, get you financing,attorney's and take you to the closing.
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The listing broker almost always represents the seller, although there is "dual agency" where the listing broker is "neutral" providing representation to both buyer and seller, while maintaining confidentiality to both parties.
A seller's agent represents the seller's best interests, although that does not mean you can not have a successful transaction with a seller's agent. All realtors are held to a code of ethics and can not knowingly mislead a buyer.
In general, if you are a buyer, you are best served by having a buyer's agent who looks out for your best interests.
I live in Columbia County and have a New York State broker's license. I have 8 years of experience acting as a buyer's agent.
All the best,
Associate Broker, Berkshire Property Agents
Great Barrington, Massachusetts 01230
Typically there are buyer agents and broker's agents.
If you are buying, definitely get a Realtor to represent YOUR interests...they will provide information a broker's agent will not provide. They will have a fiduciary responsibility to you and not to the seller.