Zillow Advice: Home Buying - What does a buyers agent actually do for me? http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ Zillow Advice | Zillow Real Estate I suspect that the answer ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ I suspect that the answer to your question is that some "buyers agents" will do a lot for you and some won't do much at all.<br/><br/>I would agree that even the worst should provide a pretty useful service in setting up showings and getting you into houses.&nbsp; It is a lot easier to have an agent set up 10 or 15 showings for an afternoon than to call and set up showkings with the 10 or 15 agents listing those individual houses.<br/><br/>Beyond that, I suspect you'll find a basic divide in the amount of services offered by "buyer agents" between those who are really comitted to the role and those who follow the advice of many attorneys and RE classroom teachers to minimize liability by minimizing their role as an advisor and information provider. In the latter case, they will avoid giving you guidance on inspectors or other service providers, with the thought that this reduces their liability for recommending someone who makes a mistake. And they'll avoid providing price analyses or recommendations on how to approach an offer or interpret a contract (or title commitment or closing documents) for the same reason.<br/><br/>As you get past those who are trying to do the minimum to protect their backside...or just because they aren't all that energetic generally...here's a list of some of the things we do for our clients:<br/><br/>1.&nbsp; Help in locating good sources of mortgage loans, in negotiating the trems of those loans, and working effectively with the lender.<br/>2.&nbsp; Mapping of active, under contract, and sold properties meeting your search criteria, to help you get a comprehensive understanding ofthe market niche that your criteria define (e.g., so that you are aware of all the neighborhoods where you could buy a home, how quickly homes in those neighborhoods sell, and for what differential off asking price).<br/>3.&nbsp; Talk you out of buying homes you like but that are likely to be difficult resales.&nbsp; We've been through thousands of houses with hundreds of buyers, so we know more about this than you do.<br/>4.&nbsp; Help talk you through the standard offer form and provide you the option of using our company addendum...which provides you with substantial protections not provided in the standard contract.<br/>5.&nbsp; Help you analysis price and value and work through a negotiating strategy.&nbsp; We would not take the negotiating process over for you, but we can give you helpful advice.....sometimes.&nbsp; We can always provide some perspective, since we've been through this thousands of times.<br/>6.&nbsp; Recommend inspectors/testors and types of inspections and tests. In addition to a general inspection, we always recommend a video scoping of the sewer line and testing for meth contamination...not necessarily things most buyers would think of.<br/>7.&nbsp; Assist in interpreting inspection results and negotiating inspection issues...and making the decision as to whether this house is worth fighting through these issues for.&nbsp; Again, your decisions, but we can add perspective from experience.<br/>8.&nbsp; Assist in reading documents like HOA finances and title commitments, makeing sure you get all the right documents, and pushing for additional information and documents when info&nbsp;and experience demand it.<br/>9.&nbsp; Assist in coordinating communications between the lender and title company and seller and buyer so that everything is properly prepared for closing.&nbsp; Most of the last minute nightmares that buyers have at or near closing are a function of informtion not moving properly between these people.<br/>10.&nbsp; Help you through the closing process and closing documents<br/><br/> Sun, 23 Sep 2012 14:44:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2012-09-23T14:44:00Z Coming from the UK, when ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ Coming from the UK, when buying a house there is only a selling agent (unless you are a billionaire in London). The lender is very focussed on making sure that the property is worth the asking price so will engage a Chartered Surveyor to look for the overall condition of the property, evidence of any deterioration and may suggest a full survey if they have doubts.<br/><br/>The Solicitor handles the purchase process after the sale is agreed and will conduct "searches" such as anything which may affect the future value - e.g. is it in a flood zone or near one, is their a major road going to be built through the neighborhood etc. There seems to be nothing like that here. The bank were not interested. The buying agent yes showed us around but when I asked for a full inspection "nobody is available". He did arrange an electrical and a roof inspection which came through "clear". First day in I discovered all the cabling was aluminium as the kitchen outlet tripped - the electrical company said that "they do not take the panel off".<br/><br/>In 2007 we were suddenly told that we needed flood insurance after just 3 years in. Turns out that the "certificate" which said we did not failed to identify that 75% of our 2.8acres was in an SFHA including our outbuilding. Investigating this further FEMA say the house was also in at that time. Lender et al say it is not their problem. It does seem that everyone was focussed on getting a sale and their commission and no more. Tue, 30 Dec 2014 14:07:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-12-30T14:07:00Z It's true, some agents are ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ <p>It's true, some agents are poor buyers agents. However, a good buyers agent is an invaluable tool. I for example, line up my showings for the day and run comparables ahead of time so that I can give my client a fair market value for each home as we are viewing it.&nbsp;I always recommend a price range to offer in, but like many others, never tell my clients a specific number, after all, its&nbsp;still them that is going&nbsp;to have to right the check every month. I just try to do my best&nbsp;to make sure my clients are as educated as possible when it comes to the&nbsp;value&nbsp;of a certain property.&nbsp;If my clients are new to the area, I have a relocation packet that Ive set up that includes local school information, repair shops, top reviewed restaurants, popular entertainment, and other pertinent local information. I recommend home inspectors and once the inspection is done, I right the repair/replace addendum and negotiate with the other realtor. I also keep track of inspection dates, appraisal dates, financing dates and closing date. I coordinate with the lender to make sure that the financing aspect is moving along the way it should, and keep my client in the loop at every turn. It's my belief that buying a home is stressful and that there should be a professional there for you during that time to help ease the process and make it a little more fun.</p> Tue, 30 Dec 2014 01:58:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-12-30T01:58:00Z "Should" they? I don't think ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ "Should" they? I don't think so, but they should be able to help you find resources upon request.<br/><br/> Mon, 29 Dec 2014 20:19:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-12-29T20:19:00Z Should a buyers agent know ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ Should a buyers agent know stuff like "is the property in a flood zone" or other risks like a pending interstate extension that would impact the value? Mon, 29 Dec 2014 20:01:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-12-29T20:01:00Z I don't believe that you ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ I don't believe that you "get what you pay for," I do believe that you can't hope to get MORE than you pay for.<br/><br/>But more to the point, not everybody needs a real estate agent, and some people are just not going to find an agent to mesh with. Maybe PostHero will, but I've found that people with trust issues tend to turn off trustworthy people and attract not-so-trustworthy people.<br/> Fri, 12 Sep 2014 03:42:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-09-12T03:42:00Z Buying a home is a big item ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ Buying a home is a big item in most peoples life! &nbsp;Finding an expert or team of experts is key ! &nbsp;Interview a few Realtors and teams to find what is best for you.<br/><br/>I want to address the buyers agent on team. &nbsp;If you working with a team, the buyer agent is just one many people helping you buy home. The team lead will work with you and other members of the team for the whole process. &nbsp;<br/><br/>Again, if you find a expert or team of experts you understand the value of their fees.<br/><br/>Best Luck,<br/><br/>JD Morris<br/>Investments and Commercial Deal<br/>[Website removed by Zillow moderator. Please see our&nbsp;<a style="text-align: right;" rel="nofollow" title="Good Neighbor Policy" href="/howto/GoodNeighborPolicy.htm">Good Neighbor Policy</a>.]<br/><br/> Fri, 12 Sep 2014 02:26:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-09-12T02:26:00Z I work with a team and we ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ I work with a team and we have "listing agents" and "buyers agents".&nbsp; The reason "we" do it that way is simply to provide better service to the client.&nbsp; At the end of the day if you get a great buyers agent they typically know the areas better as they show more homes, they know the contracts in and out for the buy side on such things like foreclosure homes - FHA homes and so forth as its what they do.&nbsp; There are a ton of great psost here already from other agents so I won't repeat, just know this, a good buyers agent covers way more than just opening doors. Fri, 12 Sep 2014 01:01:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-09-12T01:01:00Z Yeah and maybe a buyers agent ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ Yeah and maybe a buyers agent is right for them just as it's also right, reasonable and intelligent for them to shop, compare and question cost/services or look at/understand just what their options are<br/><br/><br/>You can't know if "You get what you pay for" if you don't know/understand what you're paying for and why <br/><br/><br/><br/><br/> Fri, 12 Sep 2014 00:52:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-09-12T00:52:00Z Yeah, and maybe a buyer's ... http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ Yeah, and maybe a buyer's agent isn't right for you. They are going to benefit from your buying a house, and some people can't get over that.<br/> Fri, 12 Sep 2014 00:17:00 GMT http://www.zillow.com/advice-thread/What-does-a-buyers-agent-actually-do-for-me/461035/ 2014-09-12T00:17:00Z