The best way to buy Real Estate (find Bargain homes HERE) in Pensacola

If you are planning on buying a home in the future here in Pensacola or for that matter, anywhere in the country, consider printing this page. The information written below is that important! Especially if you're buying a waterfront home  Or

Do you really understand what an Exclusive Agent is?  The state of Florida calls the agents in our company  "A Single Agent”. A Single Agent in our company always represents the Buyer … 100% of the time, all the time". A true single agent never “transitions” over to represent the seller. To be more specific, we are called Exclusive Buyers Agents. Less than 1% of all licensed agents practice true “Single Agency” and therefore can add the key word “EXCLUSIVE” in front of “buyers agent”. It’s also important to know that it will not cost you a penny more to be represented by us as an Exclusive Buyers Agent!  

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Please read on!

Any agent in this state and the country can and will say they can be your "buyers agent" but by law virtually all of the Realtors cannot be your agent for every possible home that you might purchase.  Why is this so? Because 99% of all real estate companies list homes and represent the seller in some fashion.

The risk and danger to you is if you want to buy a home that is listed by the company that your “Buyers Agent” works for. Under Florida law he has to tell you that he can’t be your Buyers Agent any more!  Now he has to become your “Transaction Broker” (The larger the company and more listings the company has the more likely this will happen)

    

Point of fact … under new Florida law, unless you demand to represented, “by default” the Realtor you work with will be your “transaction broker”.

 

So what is a Transaction Broker? 

 

"Transactional brokerage" refers to the practice by a real estate company of "representing" both the buyer and the seller in the same transaction. (As I said before 99% of the existing companies in the country)

Please consider asking any Realtor that you considering using the following questions. Their answers should help you decide if they are truly concerned about your welfare.

1. Are you aware of any law firms in your area that permit their attorneys to represent adverse parties in the same matter and can you tell us which firms allow that dual representation? The answer should be NO. It is illegal for a law firm to represent adverse parties.
2. If we do not consent to allow you to act as our transactional broker, isn’t it so that any property your company may have listed or may list, the fact is we would be prohibited from seeing or buying this home? Yes this is so!
3. If we consent to transactional brokerage and a transactional brokerage transaction occurs will you allow us to engage the services of a "true agent" to advise us on matters you are prohibited from doing and will you pay from your commission that other "true agent" a reasonable fee for those services which you can't provide us? If you find an agent that will do this work with him or her.
4. Given a choice between working with a transactional broker and a "true agent", which service choice best serves us and why? The answer will always be a “true agent”/exclusive buyers agent because there never can be any conflict.
5. Can you show us any advertising or promotional materials used by your company to promote the practice of transactional brokerage or that identifies its benefits to us? No company will ever have this type of advertising. 99% of all brokers want the ability to earn a double fee!
6. Would you be willing to provide us with a list of all the exclusive brokerage companies that only represent buyers exclusively in the areas where we want to buy? If the agent will, maybe if their company is small and has only a few listings I’d consider working with that agent based on their experience.
7. When you act as a transactional broker for us, how can you assure us that you can help us negotiate the best possible price for the property especially if it is listed by your company? They can’t! Notice even the term has changed from agent to transactional BROKER. The realtor cannot be your AGENT.
8. As a transactional broker, if you have no liabilities for illegal, unethical or harmful real estate practices why should we use those services? Many Owner/Brokers have made it mandatory to ONLY practice transactional brokerage for this reason “Diminished Liability”
9. Will you refer us to a knowledgeable attorney who can honestly advise us about the risks of transactional brokerage? Good luck I doubt the realtor will be willing to do it.
10. Does your company allow a service choice of single agency only and so therefore we would never be forced into accepting transactional brokerage? The only companies that practice single agency are companies like ours “Exclusive Buyers Agents”
11. Will you provide us with a list of all the benefits to us for allowing you and your brokerage company to act as a transactional broker and may we have your consent to give that information to our attorney? Again, good luck … there are no benefits to working with a transactional broker only negatives.

 

Dual agency/transactional brokerage means the dual representation of the parties to a real estate transaction by the real estate brokerage company. It can be exceedingly difficult to understand or implement properly. With dual agency the brokerage company has conflicting interests between buyer and seller. These dual representation practices are often subtly modified and carefully disguised by less negative terms like "designated agency", "transactional broker (practiced in Florida)" or "intermediary". In each case the purpose is to allow the real estate brokerage company and its associates to ASSIST …  NOT TRULY REPRESENT both parties to the transaction, which typically benefits the brokers monetary interests over the consumers interests.

Transactional brokerage cannot provide the buyer or seller the highest in broker duties because the broker has loyalties to both that are in conflict and often cause problems in the sale. Nonetheless, today's brokerage custom is to ask, entice, or coerce buyers and sellers into accepting some form of dual agency/transactional brokerage well before you even find the home you want to buy.

In Pensacola there are currently only 2 companies who are Exclusive Buyer Agents/Companies neither of us practice dual agency or transactional brokerage. We are one of them.

If you truly feel you want that higher level of service of an Exclusive Agent then call or e-mail us as soon as possible and let’s begin the hunt for the home of your dreams!

 

Our E-mail is: homes@pensacolainformation.com or call us at (850-458-7727).  Also, If you’d like to know more about how to locate Exclusive Buyers Agents anywhere in the country contact us we’ll help you find one.

 

Thank You, Dan Berube Broker   Exclusive Agent for the Buyer Always!

PensacolaInformation.com Realty LLC

850-458-7727 office   850-341-7727 cell

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