Local Real Estate Comments and Ramblings


FAQs About Buyer Representation


I found this great post about why buyers need to have their own agent.  Peggy is in Ct. but the process is pretty much the same here in Ga. 

You need to have somebody look out for you.  Home buying can be a complicated process with several speed bumps before closing.  A good buyers agent is going to look out for you, negotiate on your behalf, and look out for your best inbterests!


When I am speaking for the first time with potential buyers, one of the most misunderstood aspects of buying a home concerns buyer representation. Although we have had buyer representation in Connecticut since 1996, many people still do not understand that, as buyers, they have the right to have an agent who solely represents their interests. Here are some of the most common questions about buyer representation. I hope this will clear up WHY you need buyer representation!

What is buyer representation?

When you agree to work with a buyer's agent, you have the benefit of someone representing your best interests and negotiating on your behalf. The agent has a fiduciary responsibility and pledges to you loyalty, confidentiality, obedience, accountability, reasonable care, and diligence. These are not just words; you have an agent that helps you through every step of the transaction and puts your interests above everyone else's, including her own.

Can't I just call the agent whose name is on the sign in front of the house?

You can call that agent, but you must remember that he/she is representing the seller and will work in the seller's best interests. The agent can show you the house, and you must either consent to unrepresentation (you are on your own) or dual representation. If you choose to be unrepresented party, you must sign a paper that says that you understand that. If you want the agent to represent you, both you and the seller must sign papers that you agree to dual representation, and the agent will do his/her best to represent both parties fairly. A third option is that the agent can assign another agent from her broker's office to represent you, in which case you will have designated agency. But my question to you is: Why would you not want to select your own agent who works just for you?

Won't I get a better deal if I go to the listing agent?

This is a misconception that persists among novice buyers. Some people think that an agent will talk the seller into accepting a lower offer if that agent has both the buyer and seller because the agent will be getting all the commission. The reality is that the agent may be representing both parties, but the people in control of the final outcome are the seller and the buyer. If the seller doesn't want to accept your offer, it isn't going to happen. If you, the buyer, don't want to agree to the terms, it isn't going to happen either. Wouldn't you rather have an agent who will negotiate fully on your behalf so that you don't have to worry about where someone's allegiance lies?

Can you show me properties that aren't your listings?

Yes! No only can I show you any property that is listed on MLS but I can also show you For Sale By Owners (FSBOs). When the sellers list their homes for sale, they agree to pay the buyer's agent if they sell the home. The same is true for most FSBOs as well. The owners of FSBOs save money by not using a seller's agent, but most agree to pay a buyer's agent a commission. So if you see a property that interests, just let me know and I will arrange for us to see it.

How much does buyer representation cost?

In 99.9% of the cases, the commission is paid by the seller, so buyer representation costs you nothing. I have never had an instance where a buyer has paid my commission, even with FSBOs. The buyer representation agreement, however, will spell out that you will be responsible for my commission if the seller does not pay. But two things are important here: First, it is extremely rare; and second, we generally know ahead of time if there are any issues with the commission.

Do I have to sign anything?

Yes, our agreement is called Exclusive Right to Represent Buyer/Tenant and it outlines what each of our responsibilities are. State law requires that I can only show you other brokers' listings if we either have an Exclusive Right to Represent agreement or if I have permission from each seller to show you the property. Rather than getting permission for each property, the Exclusive Right to Represent allows me to show you all properties that are listed by any broker. When we meet, I will go over each section of the agreement so that you understand it, but essentially is says that for a period of time we will work together in an agency relationship and that I will represent you in the purchase of your new home or land. You agree that you will use me exclusively as your agent and will let others know that you have signed a buyer representation agreement. This protects you, me, and other agents by letting them know that we have an exclusive relationship.

How long do I have to sign the agreement for?

The period of time that we are under agreement is negotiable. I want our relationship to be a mutually satisfying one, and I believe that we should both want to work together. For that reason, I encourage you to select a period of time that you feel comfortable with. If you don't want to sign a long agreement at first, that's fine with me; we can always extend it later if we both agree.

What else do I need to know about buyer representation?

The other thing that many homebuyers don't understand is that buyer representation not just about finding the property and writing up the contract. A buyer's agent is critical in the steps leading up to the closing. The inspections need to be done, and inspection issues need to be negotiated. After inspections are completed, a buyer's agent will monitor the mortgage process, make sure that the commitment date is met, and make sure that the final walkthough meets the buyer's approval. Any extra services, such as coordinating attorney services, utility switchovers, and verifying that inspection issues have been completed may be part of the agent's responsibilities. This conversation does not happen over the phone. I always meet with a potential buyer first so we can discuss each step in the homebuying process. I want to provide as much information as possible and answer any questions they have so they will feel comfortable about the process. After I have explained what buyer representation is, I will ask them to sign an Exclusive Right to Represent agreement. I want them to feel comfortable that I am going to work for them, but I also want to know that they are committed to me. We go over everything they will need to do for homeownership:
  • Do they understand each step of the homebuying process?
  • Do they understand that the monthly payment includes mortgage principle and interest, taxes and insurance?
  • What do they need to provide to a mortgage lender to see what they qualify for in a mortgage?
  • What is the timing? When do they need to move in? Do they have flexibility?
  • What are their criteria for their first home? Are they flexible in what they must have and what they would like to have?
  • Are there any other decision makers?
I hope this answers some of your questions about buyer representation. If you have any other questions, please ask. Or give me a call and we'll get started!



Did you enjoy this post? Click here to subscribe to my blog by email.

   Go to my Winksite



Peggy Chirico


Peggy Chirico, REALTOR®
Serving the Greater Hartford Area
Prudential CT Realty


If you are buying or selling a home in Hartford County or Tolland County, please call me, email me, or visit my website.  I would be happy to help you with your home search or provide a market analysis for your home.

Find your dream home now!


          connect-with-me-on-facebook        follow-me-on-twitter         linkedin          search-homes      







Bob Southard
Broker - Owner  Atlas Realty Service LLC #75911


CALL ME DIRECT: 770-656-9134

Buy a home, Sell a home, in Powder Springs, Marietta, Kennesaw, Acworth, Smyrna, Dallas, Hiram,and Cobb, Paulding, Douglas, North Fulton, South Cherokee, County, Ga. Call me for all of your real estate needs.

Visit my website



Contact Agent Bob

Call me for all of your Real Estate needs


Copyright © 2008,2009,2010,2011,2012,2013,2014,2015,2016,2017 By Bob Southard, All Rights Reserved


Follow Bob on Twitter , FaceBook, and LinkedIn


Agents! $19.95 for 800 capture,fax,virtual tours,showing feedback,more!


Comment balloon 0 commentsBob Southard • May 09 2011 09:38AM
FAQs About Buyer Representation
I found this great post about why buyers need to have their own agent. Peggy is in Ct. but the process is pretty much the same here in Ga. You need to have somebody look out for you. Home buying can be a complicated process with… more
Buyer Tip #1 - You've got to have a ticket to get in the game!
Buyer Tip #1 - You've got to have a ticket to get in the game! * * David Berkowitz www. marketersstudio. com If you are going to the game you know that you need a ticket to get in. The home buying game is… more
Walkers Ridge Subdivision, Marietta Ga. 30064
Walkers Ridge Walkers ridge subdivision, Marietta Ga., West Cobb * Walkers Ridge subdivision, Marietta Ga.. is a swim and tennis neighborhood… more
Your photos can reveal your location.. beware!!!
Your pictures can reveal your location. Beware! Wow this is really creepy. All those cool pictures that we upload to facebook, twitter, etc. are geo tagged. It's pretty simple to… more
Is there much crime in this neighborhood?
Is there much crime in this neighborhood? As Realtors we get that question all the time. Sometimes we may be hesitant to answer or maybe we honestly don't know. In today's Kim Komando tech newsletter she had a great article about 3 different free… more
East Cobb County, Ga, luxury foreclosures
East Cobb Luxury foreclosures! $250, 000 to $1, 000, 000+++ East Cobb Luxury homes. See all bank owned, foreclosure, and short sale listings for prime areas of East Cobb County Ga. &… more
Verizon I Phone, should you care?
Feb 3, 2011 is the day that current Verizon wireless customers can order their I Phone. To hear some of the techies describe this occasion you would think it is the greatest thing to happen since… more
4/2. 5 Kennesaw Ga. Only $100 down payment!
Kennesaw 4 bedrooms, 2. 5 baths $169, 000 and only $100 down!! Property Information Address: DRIVE KENNESAW, GA 30144 COBB COUNTY… more
Marietta HUD Home, $25, 000, Only $100 Down!
Marietta 2 bedrooms, 2. 5 baths for only $25, 000 and only $100 down!! For $25, 000 the payments would be so low I can barely calculate them. Visit my payment calculator here… more
I want to buy a home - now what?
I want to buy a home - Now What? Over the past week or so I have been following a couple of threads on Zillow and Trulia posted by potential home buyers who want to know where to start on the… more
Happiness is Positive Cash Flow!
Happiness is a positive cash flow :-) A long time ago, back before late night infomercials and before cable TV, people still invested in real estate. The thought of a highly leveraged real estate investment didn't even occur to them. They looked… more
Fewer home owners "upside down"" is bad news?
The headlines sounded good until you got to the details. Real estate tracking company, CoreLogic, released a report this week announcing that fewer people with mortgages owe more than their home is worth. From 25% the percentage is down to about… more
Walton High Homes, Cobb County Ga
Walton High School Buy or Sell a home in the Walton High District Walton High Homes For Sale If you are interested in buying or selling a home in the Walton High School… more
My Service For Life newsletter is here…
Did you know more than 6, 000 lightning injuries occur each year in the U. S. And did you also know that lightning can occur any time of the year? That’s the main topic of my latest… more
Marietta, Ga. Wheeler High School district homes
Buy or Sell a home in the Wheeler High District Wheeler High Homes For Sale If you are interested in buying or selling a home in the Wheeler High School district of Marietta, Cobb County, Ga., all… more
Morning Coffee with AgentBob, Nov. 12
Morning Coffee Nov. 12, 2010 I thought I would try something a little different today so here is my first attempt at a video blog. Just a short video of my miscellaneous thoughts and… more
KING SAUL or KING DAVID… which one will you choose…?
Wow! I have reblogged some of Richie's posts before. He is definitely one of my favorite bloggers right now. Very insightful and deeply thought provoking. I hope you all enjoy this one… Who hasn't read some the wonderful stories in the Bible… more
Cobb County Ga. only $3500 Down!
Only $3500 down payment* and you could own one of these homes! ** Low monthly payments - check out the free mortgage calclulator. Calculate Your Payment Marietta Homes for $3500 down Acworth Homes for $3500 down Kennesaw Homes for $3500 down… more
Wow! What a great blog. I wish I had written it :-). Well, I didn't write it, but I can definitely share it! Good news and bad news. there is arhyme and a reason to everything. Richie, thanks for allowing the reblog. What… more
Kenesaw Mountain High Homes for Sale
Buy or Sell a home in the Kennesaw Mountain High School District, Cobb County, Ga. Kennesaw Mountian High Homes For Sale If you are interested in buying or selling a home in the Kennesaw Mountain High School district of Cobb County, Ga., all the… more