As far as types pf agencies, this is clearly defined in the "Buyer Agency Agreement". It is our responsibility and duty to thoroughly explain this to all of our clients.

Frank Dolski
Coldwell Banker Hearthside-Lahaska

Hi Danielle,

I was just trying to understand what your original post was saying. I left KW because I didn't like their model. A lot of back stabbing between agents, owners and brokers.

I have a hard time with Realtors because so many are unethical. I am not saying you are.

There are just so many consumers that have no idea about what exactly buyer agency is and how important it is as well as how much dual agency hurts them. So many Realtors do not disclose this information.

Renee,

A KW agent only profit shares on a sale if they are the sponsor for the selling agent or in the upline or that sale. It doesn't just happen because we sell each other's listings. I have not experienced the profit sharing yet because I have not sponsored another agent into KW. So that is NOT my motivation! I enjoy my profession and I have not only been with KW. I enjoyed my former brokerage company as well. Each had so much to offer and are well established and well respected wtihin our industry. Also, I agree with Heather wholeheartedly. I hope we can all do business together through referrals at some point and keep a spirit of comraderie and cooperation as Realtors. Thanks for all the insights.

Let's co-op in 2009 and beyond!

Heather,

You are right which is exactly why I do not practice dual agency but the problem is that most home owners don't ever get the chance to say no to dual agency because their agent doesn't disclose what it actually is. Home owners and buyers are supposed to give consent to dual agency in writing.

Well, if we ever have a deal, I will let you do all of my paperwork. : )

This is why I've made the decision not to do dual agency. I never want anyone questioning whether I was working for them or the deal (paycheck).

As a control freak, I certainly wouldn't mind having control over the entire transaction, though :)

Heather,

Count yourself lucky that you have not experienced what I have been experiencing. The motivation to not want to present another agent's offer is because they want to keep the entire comission themselves. It's all about the money.

Other motivations are that the agent is a control freak and they want to control the entire transaction.

Dual agency is also when two agents work in the same office because the listings belong to the broker of record so both agents work under the broker creating dual agency.

Danielle, I know all about dual agency, buyer agency and seller agency.

I was just quoting what you said. It seems to me now that you are now back tr acking. We all can certainly see what listings are available in our offices and if one matches what our clients desire then we are obligated to show it to them as long as its in their desired price range. What you originally said was "my goal as a KW Realtor and Buyer Agent is to go after selling the listings within my own company first. That way I can work with someone who has the same culture, same forms, same terminology, same a whole lot!!!! It boosts my company's bottomline and gives me a plethora of in-house referrals all over the world simply from within. "

Danielle, of course you would want to sell your own in house listings because the way Keller Williams works is that when agents recruit other agents the recruiting agent makes a percentage off of the agent they recruit so if you sell one of your recruit's listings then you make your commission plus you make more money from your recruit's commission. I know because I worked at KW for a very breif time and didn't like their system.

That is the real reason that you want to stay within your own company.

I have to say that I don't see the sort of widespread agent corruption that Renee is seeing. In fact, I feel agents have become MORE cooperative as the market has changed and one side of the transaction (Selling Agent) isn't holding all the cards. Perhaps I've just been lucky, but the vast majority of the agents in my office, and those I've had the pleasure to co-op with, have been extremely professional, ethical, and put their duties to their clients first. All of them? No way. But there have been maybe 3 or 4 transactions in 5 years where I've walked away from the deal thinking, "THAT guy/girl is totally crooked."

Some of the things you're seeing, Renee, like agents not presenting offers? I've never heard that sort of thing happening - in my office at least. If you get an offer in - you present it. Period. I don't know what the motivation for the agents not presenting offers could possibly be, other than trying to get the property sold under dual agency. In this market? Everyone I know is working every offer they get.

I'm not naive - I know people buy listings, shop by commission, etc, but I do think they are in the minority, and I think savvy Buyers and Sellers have the intuition to pick them out.

As far as the in-house listings, I think that is more of a happy surprise in so far as streamlining the process with paperwork, etc.. I run the list of houses that suit my clients needs - I don't look at agency, commission, etc. I don't know that there is anything wrong with Danielle taking a look at the board. I mean, I put out a voicemail to my office regarding new listings and I would hope that as a professional courtesy they would take a minute to think about the house and see if it matches any of their Buyer's needs...I think that's smart marketing and leveraging your brokerage. It would be when you do it to the exclusion of cooperating brokers where it becomes an issue.

Everyone's experience is different. I do not do what is convenient but what is best for clients and part of what's best for them is me knowing how to work efficiently. I think listings are put up in offices for us to see what is on the market to sell them not to stay away from them because other listing agents in our office have them. It's not a "hit list!"

By the way, the definition of "dual agency" is taken from http://www.realestatelawyers.com:: "Dual agency occurs when a real estate agent is representing both buyer and seller in the same transaction. Since the agent has promised a duty of confidentiality, loyalty and full disclosure to both parties simultaneously, it is necessary to limit these duties in this situation, if both parties consent."

I agree with Lori and I was going to get into that but I had to show a few homes to my client.

First, let me start with the word "cooperate." That is a word that is few and far between these days when it comes to Realtors. I have found with the last few transactions that I have had, that Realtors do not know what the word means. They insist on doing everything but work in the best interest of their client. They make EVERYTHING and I do mean everything personal and about them. And it is so not about them in any way, shape or form. It is about the seller and the buyer. The horrible thing about it is that the poor client has no idea that their agent is giving the other agent a hard time and could possibly ruin the deal.

As far as what Danielle said. I even quoted what she said and it definitely sounded like she would rather stay within her own agency then work with other Realtors and that is dual agency. It's the same broker and trust me agents in the same office talk to each other when they know they are not allowed to discuss their listings and confidential information about the listing or their client with agents in their office but they all do anyway. The reason agents like to sell their own in house listings is because they do not like to cooperate. That has been my experience. They like to sell to other agents in their office because its easy and everything is under the same roof.

Going back to what Lori said, it is very important if a home owner hires two different Realtors to find out what types of agents they are. I would get it in writing on the listing contract that the agent will bring EVERY offer to the home and present EVERY offer no matter how low or high it may be and that it will be presented within 24 hours. I would also put in the agreement that each offer MUST be signed by the home owner as either accepted, rejected or countered. This ensures that the home owner is not missing out on offers from agents the Realtor doesn't like. There are more important things that should be put into the listing agreement but I am not going to go on and on. My point is that both Realtors have to get along during the process or it won't work and these days, I will say that most agents do not like to cooperate. This is just my opinion based on my experiences.

Agents forget who they are working for.

Jerry, whatever you do and whoever you hire, remember, you are the boss and the agent works for you. You need to know everything your agent does and what they are saying and who they are saying it to.

This is my work ethic.

If you have any questions, feel free to email me.

Ok Danielle,

you lost me again!! I rarely have in house deals. I think we can all agree is what matters the most for the seller is the contract contents not who is delivering it and for the buyer it's what home they buy and the terms and not who the listing agent is.

Jerry, when you find and hire two agents to handle one side each, just make sure that both agents have an exceptional communication policy with each other. Your contingencies and trigger dates on both contracts have to flow together. Best of luck, let us know how it goes. No matter what company we work for, we all like a happy ending.

I think it's a matter of education on understanding the dynamics of how realtors cooperate when they do business with each other and I certainly do not "cooperate" any less with the agents in my own office. The transaction for my buyer is still an arms length one and that's what I ensure. There really is nothing to be afraid of. It's good to know how buyers think so I appreciate your comment Jerry. On the flip side, as a seller, when a seller lists a property, they are very excited about the thought of me. if I am the listing agent, "selling" their home! That is where dual agency begins! That is where I go designated agency instead. Also, if you are a seller and a Realtor lists your property, would you not take a contract from a buyer who was represented by another Realtor in my broker's office simply because that Buyer's agent was from the same office I work out of? Hmmmm....

Good luck Jerry. I hope your experience is as stress free as possible!

From a homebuyers perspective, I have to second Renee's statement. I found the stated "showing in house listings" priority to be pretty scary.

I did not say I limit the listings I show my clients. I look on our listing board in-house first. Dual agency is when I am listing and selling. That is not the case I am talking about here. We practice designated agency and that is few and far between transactions, again, when necessary and certainly not the rule. I show what is best for my clients and always have their best in mind. I just like to use my resources widely and it just makes for smart business dealing for me to see what's in-house first with other listing agents right in my office. They may have something that my client needs that they are about to list or have just listed that isn't in a real estate sales book yet for that month! Now that is a plus in my mind if I can get what my clients need quick and fast! It's like being on a basketball team and using your bench rather than going out to use another player from another team when you have a good and useful one right there in your grasp!

To be honest, I do not think that Realtors should be limiting what their clients see. If you are only showing or dealing with in house listings, that is dual agency and then you are not working in the best interest of your client but instead you are working in your best interest. Danielle, you say that you "go after selling the listings within my own company first. That way I can work with someone who has the same culture, same forms, same terminology, same a whole lot!!!! It boosts my company's bottomline and gives me a plethora of in-house referrals all over the world simply from within." That is clearly not in a client's best interest.

I just like to work in-house listings first as a rule whenever I can. It's not that cut and dry and I too work with great, professional agents who are not with Keller WIlliams. Perhaps we can send referrals to each other!

To be honest, I don't even pay attention to that when I'm going through listings with my buyer clients. I can see your point about working with people you are comfortable with. There are so many great agents with the different companies around here that I don't consider the listing agent info until my client actually picks out a home.

I work for Keller Williams and my goal as a KW Realtor and Buyer Agent is to go after selling the listings within my own company first. That way I can work with someone who has the same culture, same forms, same terminology, same a whole lot!!!! It boosts my company's bottomline and gives me a plethora of in-house referrals all over the world simply from within. There is much I do not have to explain or guess about when I work with someone within my own company.

Danielle Mathis
Keller Williams Realty South

OK, I see. That is true. Same brokers tend to use the same forms, terminology, and method of handling their transactions. When selling on one side and buying on the other with a contingency on the sale of your home, you have to make sure that both parties are aware of your stage of each sale and make sure that both parties are writing in the correct protective clauses to protect you.

I still don't understand what Danielle is saying.

Let me clarify. If you have two Realtors who work for the same company although in different areas, sometimes the transaction works more smoothly. Nothing real deep but just food for thought either way!
http://www.danielleyouragent.com

Great! Glad to see you made a decision. I'm curious, how many agents did you choose/or are planing to interview and what criteria are you using to base your decision for an agent and a broker? i'd like an opportunity to chat with you!

Good Luck!
Frank Dolski MBA, ABR, e-PRO
CARTUS Certified Relocation and Marketing Specialist
Coldwell Banker Hearthside
f.dolski@cbhearthside.com

I don't get Danielle's comment.

Did I miss something?? Jerry, let us know it works out. Best of luck.

Hi Jerry,

That's great that you made a decision. What made you decide to use two different agents?

Have you interviewed them yet?

Renee Porsia
Associate Broker
RE/MAX ACTION REALTY
(215) 669-0589 Direct
(215) 358-1100 Office Ask For Renee
http://www.reneeporsia.com

How so Danielle? Please elaborate.

Smart decision and even more mileage for you if both agents represent the same broker.
http://www.danielleyouragent.com

Thanks to everyone for all of your feedback. We've decided to go with seperate agents for the sale of our existing home and purchase of a new home.

Hi Jerry,
So, there are many good answers to your question regarding one agent or two. So, what are your thoughts since so many agents have responded?

Frank Dolski
Coldwell Banker Hearthside-Lahaska http://www.frankdolski.com

Though the counties are not too far from each other, it would be best to have two different local agents. The others have explained it in detail.

Jerry,

Isn't Newtown about 1/2 hour or so from Wayne? I would think that the agent is famliar with both area. Talk with your agent about that and find out how familiar she/he is and how well they know the area. I've listed clients home and sold them their replacement home within an hour's difference but I knew both areas very well. On the other hand, if i have a client in one location, they may be looking just a 1/2 hour away and if I don't know the market in the price range they are looking, I'll refer it. Many agents have great relationships with other agents in surrounding locations and work on deals jointly. Some within their company, some not. If your agent isn't familiar with the place you are moving, but you have a great relationship and would feel better about having his/her input on the purchase, maybe the agent can find an agent to work together with you as a team. good luck!

Only use 1 agent if that agent TRULY knows both areas. Period.
If she/he does (and confirm that!) then 1 agent handling both can be simpler.

Jerry,
I would suggest first that you find an agent who you like, trust, and believe will do a good job for you. Then, you can figure out whether that agent is comfortable working in Delaware County, or if it would be a better idea for them to team with an agent who works in Delaware County. Agents can be team players (I know this goes against popular opinion that we're all out for ourselves), and it is very common for agents in different areas to team up and work collaboratively on deals. However, if you find one person who you trust is knowledgable enough to do a great job for you in both areas? Great!

I really believe it's 6 in one / half dozen in the other. Finding a good REALTOR who you trust and with whom you have a great working relationship trumps all.

Hi Jerry, here is the best recommendation I can make...
In principle it is best to work with one agent, simply because he knows both ends of the transactions and it will make it so much easier to have one Realtor all the facts straight, without information getting lost potentially.

Sometimes if the areas are very far apart it may truly not work out or not be in your best interest. My preferred scenario to my clients is that I like to be close enough to the listing, i.e. to the home they are selling, where the office is located is unimportant, truly!, but for the agent to be close enough to hold open houses, to get there on time to accompany showings if that becomes necessary etc., if the area you are looking in is further away then that further away is just as far away for your the buyer as for your agent....

But there could be circumstances when it requires a bit of additional work and research for your Realtor to get you all the necessary information about the new area you are moving into, but then your buyers agent should be doing that anyway no matter where you move to.....

You got some good advice and good thoughts from the other agents, and it is truly up to you, but it looks to me that you should meet with Renee, She will get the job done for you.... Give her a call and meet with her!
Good Luck to you in connecting with the right Realtor for YOU and good luck on your sale and purchase!
Edith
edithsellshomes@gmail.com
PS if you even come across anyone you know who is moving to Chicago or anywhere in Northern Illinois would you send them my way? Thanks! I will provide 1st class service!

Hi Jerry:

I see you have a variety of answers already. Here is my take on it. Real Estate has certainly changed with the internet marketing of your home. Agents are able to market your home on line. It does not matter where their office is. What matters, is that you are competitively priced according to the comps in your neighborhoof, and most importantly, that your listing agent be very , very savy on marketing your home on line. This is the key. On the buying side, you need to feel comfortable with the agent, and have a trust level with this person. Tell them what you want to buy. Sign a Buyer's Agency agreement with them. This way you are loyal to each other. Make sure your agent is listening to your needs. When you see a property with this agent, talk out loud for the agent to hear. Tell him what you like and dislike about the property. Make sure you are looking at homes that fit your criteria, including the number on your preapproval from the lender.
Have your agent put you on the Trend automatic email search, that will show you frequently, through email, examples of what you are searching for. Tell the agent which you want to see and when. Have the agent set up the showings. Set a goal of when you want to find this home, and work towards that time frame.
Two agents or one? I say it is up to you. I would choose a good buyers agent, and get them to list your home for you. If he does both parts of your transaction, his interest level will be very high to make sure you receive good service,.

Good luck to you. If you want a free place to search for homes on line, click on this link http://www.servingbucksandlehighcounties.com Don Bradbury Realtor http://www.bradburyteam.com

Hello Jerry,

Great question.

I would say that it is not in your best interest to use two different Realtors. I know you know the saying too many hands in the pot... one hand doesn't know what the other is doing. .. It is imperative in my professional opinion to use a the same Realtor who lists your home to also be your buyer agent. You will be able to establish an amazing, trusting, professional relationship that will last a life time.

Your Realtor will protect you on both sides. Now, I am not talking dual agency when it comes to just your home. That is something different and I don't want to confuse the situation by going into that in this post. If you would like for me to go into that a bit more, please feel free to email me or call me at (215) 669-0589.

If you do not have a Realtor, you should hire a trust worthy, professional Realtor who is an expert negotiator. You should also not hire the Realtor who agrees with everything you say or the one who wants to list your home at whatever you want to list it for. Many Realtors are desperate for business and will do anything to obtain your business.

I am extremely familiar with Newtown as well as Bryn Mawr/Villanova and Wayne. I have many clients in those areas.

I would love to talk with you further about your situation and about me and my services that I provide. I will also tell you that I am extremely honest and if I feel that I cannot sell your home at the price you may want, I will let you know. I wouldn't want to do a disservice to you. Nobody wins in that situation.

Feel free to read my blog. I think you may find it helpful. http://www.reneeporsia.com

I'd love to talk with you.

Renee Porsia
Associate Broker
RE/MAX ACTION REALTY
(215) 669-0589 Direct
(215) 358-1100 Office Ask for Renee
http://www.reneeporsia.com

Hi Jerry,
This depends if the agent is familiar both areas to represent you well. I happen to represent clients in multiple areas such as Chester, Lehigh, Delaware, and Philadelphia Counties. The majority of my business is in the Bucks and Montgomery county areas but I do buiness in the above mentioned areas and know them well! I work with a very large majority of my clients as a listing agent as well as a buyers agent. i can provide many recommedations at your request. Therefore, I'd suggest that you give me a call to discuss your specific needs. I'd be more than happy to discuss your needs with you! I encourage you to look up my profile at http://www.frankdolski.com or on the Coldwellbanker.com website. Perhaps you have seen my ads in Homes and Land Magazine, Gallery or the Real Estate book.
I look forward to the opportunity to speak with you!

Frank

Frank Dolski MBA, ABR, e-PRO
Coldwell Banker Hearthside Realtors-Lahaska
CARTUS Certified Relocation Specialist
215-803-3237 (mobile)
215-794-1070 x103
f.dolski@cbhearthside.com

James,

I would think you would say that because you obviously do not service Bryn Mawr or Villanova and that just supports what I am always saying. Putting the client's interests first not yours.

Jerry this is bad information in my professional opinion.

Dear Jerry,
The areas you are talking about are to far apart. Absolutly you should use two agents. Also you should interview more than one for each side of the transaction. I am in the Yardley office and Newtown is part of my area. Please call me if I can be of any help. 215-6031470 Good Luck- James Gambino

Jerry,

I also wanted to mention that you shouldn't get caught up in where your agent's actual office is. If its not around the corner from your home or near the area that you want to move to. That is old school way of thinking so-to-speak. If you hire savvy buyer agent, selling agent, they will have all of the tools they need to do their job.

Though there are Realtors out there who only specialize in certain areas, in today's world, if an agent wants to be the best they can be, they have to know a lot of everything. Obviously, you want a Realtor who works in PA and Delaware. You should really concentrate on what type of Realtor the Realtor is. How does the Realtor work? Does the Realtor cooperate with other Realtors. If you do not know what this means, I would be more than happy to explain it to you because it's extremely important. Will your agent present EVERY offer to you, not just the offers your agent likes because it's not the agent's call and could lose a perfectly good offer because perhaps the agent doesn't like the agent on the other side. Does the agent practice dual agency?

There is a lot of other issues you need to concern yourself with is what I am saying.

I'd love to talk with you.

Renee Porsia
Associate Broker
RE/MAX ACTION REALTY
(215) 669-0589 Direct
(215) 358-1100 Office Ask for Renee

In my opinion, although the 2 areas you are talking about are relativly close, its unlikly that your listing agent has a "good" grasp of the market in the new county. I would suggest asking your listing agent if he could reccomend someone in the close by county that he may know and trust. If your listing agent is confidant he can handle the buying side in the second county, then by all means stick with them. But, the agent would probably rather refer you to someone a little more knowlegable of the market you are entering and make a few dollars less (he still gets referal fee from other agent) than to represent you in a market he knows nothing about. Good Luck selling your home!

It is really up to you, but be upfront with your listing agent and let them know your concerns. Maybe the agent you choose to list your home recently lived on the Main Line and knows that area equally as well. You'll never know unless you ask. Being that these 2 areas are not that far apart your agent may have someone that they know that works on the Main Line and can refer you to them. Just be sure that you address it up front so your listing agent doesnt just assume that you are planning on using them for the purchase side as well.

You can have seperate agents. Most agents work with a relocation company or referral network and can find you a great agent to work with in the other area. You should start working on selling first and ask the listing agent to refer you a coupl of agents you can choose from. This will help you to find someone you are comfortable working with.