Buyer's broker, listing broker, and "procuring ... - Zillow Real Estate ...

User, your question comes up frequently on this website, and other similar websites.? In most cases, it is not hard to find a "buy side" agent and broker willing to decouple services for a reduced fee, some that will even rebate some of the fees listed in the MLS for the "selling agent/broker".

That is not where the problem lies.

Why do you want your agent to "not" see the property you make an offer on when you visit it?? Is it only the money?? Or is it that you don't want people annoying you while you are looking, or both?? Or something else entirely?

What you fail to address is WHY a listing agent would want to give you and 250 other people like you "private tours" when you have shown absolutely no intent to buy anything, especially from that agent, and have shown absolutely no ability to afford the purchase, especially when you are too lazy to attend the scheduled open houses?? The listing agents are not in the habit of giving "free private tours" to "better-homes and gardens" lookie loos from across the country, college students looking for information for a school project, and thieves looking for their next pawn shop opportunity.? If it is a waste of time for your agent to drive an average of 1 hour to a site, then it is even more of a waste of time for a listing agent to drive an average of 1 hour to the site for someone that didn't submit their letter of prequalification, and their home search criterion and desired time-line.

And with such large distances, there probably won't be as many scheduled open houses either, thus making it fairly difficult to see most properties of interest.? Even if the listing agent is willing to give a private showing to a lookie-loo, they will probably do it on their schedule, and put you off for a couple weeks, letting others have an earlier chance of making their offer.

Sure, there are plenty of listing agents that think they are such good "sales people", that once you meet them and see the property, that they will "sell you something".? But do you really want a pushy sales person trying to "sell you"?? And if you disclose that you have an agent, why would they waste their time?? And if you don't disclose that you have an agent, why would your agent be paid anything from the commission listed in the MLS?? The listed commission in the MLS is a contractual agreement between the seller and THEIR agent!? You cannot change that from the buyer side since you are not a party to that contract.

So, if the listing agent/broker takes 5% commission, and doesn't pay anything to your agent, are you satisfied paying $2k out of your pocket to your agent for doing your paperwork and a few CMA's?? And you still want them opening the doors for your "home inspector" even though you weren't willing for them to drive to the property previously?? And you want them to help you evaluate the items on the home inspector's report, even though you didn't want them at the site before you wrote the offer in the first place?

Think it over from the listing agent's perspective, and see if it makes any sense to you, and see what the potential benefits and pitfalls might be.

Source: http://www.zillow.com/advice-thread/Buyer's-broker-listing-broker-and-procuring-cause/482584/

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