We had one listing where the yard had just been aerated in the spring. Glad we were there to correct the buyer agent who stated that there was a large grub problem going on!
Great question, thank you.
What is important is that the listing agent prepare a detailed package of information for any potential buyer or buyer broker, which should include at a minimum, an accurate floor plan, a through list of any improvements made to the house, a survey or tax map, a copy of the Sellers Property Disclosure, and a copy of the current tax records. If the seller wishes to write a note explaining the reasons they like living in the house/neighborhood, this should be included in this information package.
When a listing agent is initially hired by a seller, the agent should ask many questions concerning the property and the sellers experiences while living there. In doing so, the agent is becoming as familiar as possible with the property, which will allow her to speak about the property intelligently. Therefore, the biggest advantage to having the listing agent present for all showings is he can discuss the proeprty, show it in a confident manner and answer any and all questions the potential buyer may have. With the proper communication, the listing agent helps the buyer feel comfortable in the home and creates an inviting experience that may be lacking if he/she is not present. I hope this helped. Feel free to contact me if you have any questions.
#2. The Buyers agent is much more likely to show up with the buyer and not break for lunch at our noon appointment. #3 The buyer's agent is doing their best to focus their buyer on what they believe the buyer will be buying, and has their own prejudices and preferences and as such will be offering opinions which may be working against your sellers goal to get their place sold, They may be saying in effect, Hey Buyer quit talking about Elm Street Maple St really turned you on, Let's see how much they'll accept. (yes I know all agents are not so hungry for a buyer to make a decision that they'll be this directive, but many are) #4 At least the buyer gets to hear what the seller wants them to know, and what the listing agent with their skill set and personality is able to convey. He might even unintentionally dislodge them from Elm St. #5 Security, the owner has entrusted their home possibly their pets, and most valuable possessions to you when they handed you the keys; nuff said.
Almost weekly I call listing agents for an appointment, give them my name, and they give me a lockbox code. Most of them don't know me, How is that any kind of responsible?
There have been a few instances where I have senced the real estate agent was new, lacked experience and welcomed me as the listing agent, to join them.
The key is flexability.
Keller WIlliams Realty