What are the Rights and Responsibilities of the State Governing Body when it comes to giving real estate licenses? Do they owe the real estate consumer anything? Does your State Governing Body have to in any way do anything to look out for or Protect the Real Estate Consumer.?
Do they just leave it up to Realtors to Police the Real Estate industry until the REALTOR strongly “suggest” the do an “audit” on a particular company to push them around. I mean the State Laws of real estate are in no way enforced by the Board of Realty Regulations or the Real Estate Commission whatever it is called in your state. Yet the “board” comes in every decade or so prompted by NAR to “audit” real estate brokers who are NOT members of the National Association of Realtors.
I believe that the State Governing bodies that license Real Estate Agent who join NAR and become “Realtors”, I do not believe that these government entities do enough to protect the Real Estate Consumer. I have reached out for help and I get Nothing, yet when a REALTOR member pushes or “suggest” to the board that they audit non-Realtor Real Estate Brokerage or folks those supposed “Reputable” real estate firms have “Issue’ with - the State Governing body jumps on it.
Now when a Realtor breaks a law, say such as not telling the real estate consumer “known facts” or latent defects, the board of realty regulations, or the real estate commission as it is called in different states, well they can and will do nothing. You have to get an attorney to FIGHT for your rights.
So what is the State Governing Body There For? As a Broker Owner I can only say they have taken my money, they have listened to “fraudulent” complaints on me by lying Realtors, they do not provide forms, they to not provide assistance with Realtors - Real Estate Brokers who lie, they do not audit in a timely manner ( I wanted audited my first 3 years and even asked about it to the board and NOTHING)… I wanted to make sure I was doing the right thing. I was a bran new broker and had a whole lot of listings and a whole lot of agents and consumer counting on me and the BOARD never came to audit me…. I needed them to at that time so that I could ensure that I was TRULY doing the best job I could and THEY did not come.. They would NOT make time to audit me.
And now that I have only a couple listings and really no agents expect for 2 family members, and don’t have much going on in THEIR world for I encourage the For Sale by Owner, no they are coming to Audit me. The Real Estate Consumer SHOULD be very mad at this type of behavior, when I was VERY active and needed audited NOTHING and now that I am the Real Estate Industry Whistleblower, no My State Governing Body is Auditing Me.
This is NOT a coincidence, this is Not Random in any way at all. This is instigated, suggested and pushed by the Association of Realtor, by a Realtor Member. They Do Not want me talking to you.
The thing is no matter what they say or do to try and take me down, I will Stand up for the Real Estate Consumer, I will Stay here Online and I will tell you the TRUTH, I will tell you, the Real Estate Consumer what I have experienced as a Realtor, as a Broker Owner who was a Good Standing Highly Ethical member of the National Association of Realtors.
I know how bad it is for the Real Estate Consumer and I will tell you more and more each day, no matter what they do to make it hard for, no matter how far they push me, no matter how STUPID or ignorant they call me… my Truth NEEDS to be told, and if my story, my information only helps ONE of you Out there then that is one less Consumer Victim taken down by NAR - Realtors… the Real Estate Industry Cartel.
Look in your State Codes and See what your State Governing Body does to monitor how Realtors, Real Estate Brokerages treat consumers, what they do to ensure consumer protection and what the laws of your State Gives them power to and what they have to look the other way on.
I can honestly say that for me, my State Governing Body has not proved to be helpful in me doing right by or protecting my real estate consumer nor have they helped the real estate consumer to fight the Realtor who hurt them. No offense they are "Nice Enough" - they have never been rude to me, I guess it is just the laws that govern them ... plus quite often board members are Realtors Right? Anyway this is my experience.... I believe the Real Estate Industry is Broken and BAD, and there are no elements in place to protect the Consumer. There are just a whole lot of hands out for the big money and you state licensing board for real estate, well odds are they don't have a very big budget and that they do what the REALTORS tell them to... or Strongly "Suggest"..
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Rights and Responsibilities of the State Governing Body in Real Estate .... Whose Side is your State Board ON? .. Not Yours..
Who Checks the MLS Data that The Realtors Control
Who Checks the MLS Data that The Realtors Control and Won’t let the public have access to even though, you the Real Estate Consumer REALLY created the data?
What is the MLS Data, the Days on the Market, the Sold prices, and all that coveted information used for?
The MLS Data is KING. The Sold Prices in the MLS is used for Home Loans, Home Equity Loans, the Secondary Loan Market, and the Entire financing community at the ground level and no one watches it, or even tries to make sure it is accurate. The “Collapse” that Realtors were TOTALLY a big part of and now they are advising your government on, for NAR is the Voice of Real Estate Right? NOT….
Anyway, this Collapse was to do with Greed, with loans given to high on property that Realtors and Appraisers overvalued, the Lender knew it was happening and let it happen. At first they followed their 10% Game, whereby the knew that the appraiser would be high, and that was ok if it was around 10 percent and a reasonable price increase, well this just built on itself over and over and false home prices skyrocketed and the Realtors said BUY Buy BUY and the Real Estate Consumer trusted the Voice of Real Estate and now their homes are worth wayyyyyy less and the Realtors are saying NOW is the Time to Buy.
The National Association of Realtors is NOT your True “Voice of Real Estate” as they claim to be. They tell you to buy in every market, they need your money, they need your listing, they need millions of Eyes on advertisers on their websites. NAR has accreditation and lots of ways to create the illusion that they are highly educated and of a “Higher Standard” but none of it is real and NONE of it in ANY way is of any use to the Real Estate Consumer.
And Salt to this wound, when you are hurt by a Realtor they are TEFLON, nothing sticks to them and when you spend years fighting for what they SOLD you in the first place as they claimed it to be, well during this time the Realtor is stress free and Selling lots more property to lots more folks and you are having sleepless nights and putting all your time and money into fighting for the Rights that the Real Estate Consumer should automatically have but No One Cares and No One is Listening.
Even Days on the Market is used as averages, standards and as part of national information and stats and it is No Where Near Accurate, the Realtors let listing expire and re-enter, or drop the listing and put it in again to make the DOM, days on the Market look current so when the STATS say that the National Average Selling time it … or the Realtor brags how fast they SOLD a particular listing, it may have been on the market for years. There is one in the Local MLS here right now says New Listing, It has been listed on and off for 9 years, it is just one of those listings but it is now marketed as the newest - hottest thing going.
There is so much false, misleading, inaccurate and useless information in the Multiple Listing Data Base that the Realtors claim ownership of and this data is used for a whole lot of statistics that play a big part in many aspects of our life. The MLS Data and it’s accuracy, you would think would be a High Finance - High Priority but it is NOT.
No one checks the data, no one monitors to see if the right price is entered and there are many loopholes to create false data, and hey if no one is EVER looking then the Realtors can do as they Please. And if you catch them and call them on it…. No one cares… I told my local MLS of bad, fraudulent data, I told the Realtor who entered it and NOTHING changed. They all just ignore me, I am a Broker Owner, I was the Designed Representative within my association of Realtors, so if they will NOT listen to Me then who will they listen to? No one that matters to the Real Estate Commission.
The MLS Data is The Most Important Thing and it is the Base for EVERYTHING… and Everyone seems to ignore the importance for its accuracy and integrity.
the Real Estate Lawsuit - I get what your going through.. and they are NOT listening or treating you with Respect
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When you First "Get into" a lawsuit many turn away, local contractors, neighbors, businesses, other Realtors and Real Estate Offices, Surveyors, Inspectors... well let's just say lots of folks put you in some sort of exile as if your the Criminal when your Really the Victim.
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You don't know who to really trust, because people tell you stuff they know about the property then when is comes time for depositions they run or clam up.
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Especially in a small town where they feel they will make ways and lose jobs if they tell the truth. The Real Estate consumer who bought the House that the Realtor helped the Seller to "dump" as some folks email me and say, well the consumer is left with lots of stress, huge out money to fight for what they thought and were promised they were buying in the first place and they get to spend years of their life FIGHTING and no Realtor, no National Association of Realtors has there back in any way.
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the Realtor - the Seller Lied, Cheated, Committed Fraud, Failed to Disclose.. you the Buyer .. You Lose - Sellers Hide Assets - Realtors have E and O.
the Seller hides their assets, the attorney looks the other way while they do it. Real Estate Lawsuits treat the Victim as the Criminal and strip you of basic human rights. The One who committed the crime is treated better then the one hurt by the Real Estate Fraud.
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The Realtor Fails to Disclose, Commits Silent Fraud ( hey if they say NOTHING is that Lying).
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the buyer did not get what the Realtor advertised that they were getting, oh well... we got your money now.. whatcha gonna do about it...NOTHING.. that's what we thought.
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The Realtors should not get to lie so bad that you lose everything, you spend years in a very stressful real estate battle because of their lies and the National Association of Realtors and the LAW does not back you up.. you have to fight to get what you thought you were buying in the first place.
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There are no real elements in place that Protect the Real Estate Consumer from any kind of real estate fraud in their real estate transaction.
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the National Association of Realtors wants you to believe that they HOLD Realtors, NAR members accountable for "Bad Behavior" - "(ethics and standards of practice violations) but in the real life of real estate NAR at any level does not hold the Realtor accountable, you have no real Recourse when the Realtor lies. Go ahead and sue, you will be treated SHOCKINGLY bad by people on your team, Realtor in your town, your neighbors, people you thought were your friends and by the real estate attorneys you pay....
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NAR puts out really big money in ads to make you think they really are of a "Higher Standard" and that they are the "voice of real estate". But really they are not of a higher standard and they have no intention of holding a Realtor to the Higher Standard that they brag about to get you to use a Realtor.
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So what Does a Real Estate Consumer Do?
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Hmmmm... that's a Very Good Question...
and the Answer, well what does one do when absolutely no one is listening no matter how much proof you have... I say you TELL On them. Don't go to NAR at the national, state or the local level.. they don't care.... they send you away... they are NOT listening..
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Don't go to your State Real Estate Regulators they have to Protect the Realtors or get sued, and they don't have the kind of money that NAR has. NAR controls those who govern real estate - one way or another...
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So start a blog for FREE at blogger.com , post your proof, your videos, tell your story in great and factual detail... then email me a link at Crystal@CrystalCox.com and I guarantee that I will get you heard....
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Crystal L. Cox
Real Estate Consumer Advocate
and Self Named
Real Estate Industry Whistleblower.
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And you thought No One was Listening.....
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the Covated MLS Data ... they give you the Consumer the Public Version..
So they give you what they call the Public Verison. What are the Realtors hiding ? Seriously why can't you see the DOM, days on the market? Why can't you see the addres or the SOC, Selling Office Commisison? Why are you NOT told of Buyers Agent Bonuses ? You need to know this, you have a right to know this, it is on the PRIVATE version that only the REALTORS and Special Clients are suppose to see. I say why hide ANY information from the potential buyer that you are telling the buyers agents. IF they are a Realtor. THEY, the NAR members will NOT give me a PRIVATE VERSION... though I am a Broker Owner, why? I am a Buyers Broker, I represent the buyer and they can somehow Legally withhold information?
So, Buyers Bonus.. Commissions and all that nifty stuff is only offered to Members of their Cartel, their exclusive club. If I want paid I have to write it into a separate contract and have the agent and the seller agree that I a NON- Realtor broker owner will get paid.
You are either a member of their club or you are treated well... VERY differently.
In Oregon once, I had an agent refuse to tell me where a property was, would not give any information, would not except my offer, slammed my client... all because I was a REALTOR yes, but not yet a member of their MLS which was in the Works at the time... I tried to talk to her Broker on how bad she treated me and my client and how she was keeping me from the deal, he did not care, not even a little bit because she was his TOP producing agent...
He said, are you are REALTOR, I said Yes.. he said again and real slow, No I mean are you a Member of the National Association of Realtors, I said yes.. he proceed to tell me more about the property, their divorce, who married who and all kinds of stuff... we wrote up deal, the agent no where in sight but got the commission... and Had I not been a member of the CLUB well then.....
There is no end to the Games, Drama, Bullying and all kinds of THINGS that hurt the Real Estate Consumer every single day... the Exclusivity, the Down Right Dishonesty and at the TOP levels.. the Managing Brokers - the Broker Owners is where I have seen it MOST...
your In Control of your Real Estate Contract - don't Accept the Real Estate form the Way it is.
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Make sure that you are Comfortable with ALL that you are Signing.
Leave No Blank Spots on your Forms. Cross out what you don't like - change it .. initial it. Do NOT accept that the Realtor's forms have to be the way that they are, you are a Party to the transaction, Change what you Do Not like.
the Real Estate Transaction does not leave alot of Room for Consumer Rights. Know More, take your contract to your real estate attorney for review, read your state laws.. find out more.. the Realtor "Standard" forms are to Protect the Realtors, to make sure they have rights and recourse and are not to intended to Protect the Rights of the Real Estate Consumer.
the Realtors are not Held Accountable and it take years to get any kind of justice so make sure of what your signing, read it - DO NOT accept their forms as "standard" and just sign your rights way. You can add Provisions, change forms.. YOU - a party to the transaction...
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Why Am I doing these Videos, Blogs and Websites?
The thing is I don't dislike ALL Realtors, Obviously, I don't know them. Though I have been treated pretty bad by Realtors and have seen consumers treated VERY bad by Realtors.
My Goal is to Educate the Real Estate Consumer.
My "agenda" is not hate, not negativity.. my Agenda, my Goal is the TRUTH... you NEED to know..
Realtors in the Field, in your life, most are trying to be good and honest, but they CANNOT truly protect you. They do not know enough, they are not taught how to really protect you. Realtors Protect Realtors. NAR does NOT hold Realtors accountable for lies they tell. Real Estate Laws are hard enough to ACTUALLY enforce, so enforcing Ethics or Standards of Practice.. NO Way, Good Luck on that One.
Standard Commission and Anti-Trust
Do Realtors Have a "Standard Commission" in your Area?
Do Realtors violate anti-trust laws?
Do Realtors boycott discount brokers, FSBO internet marketers and listings of other Real Estate Brokers they don't Like? Or push magazines to boycott those Realtors.
I think that Realtors Do Violate Anti-Trust Laws Every Single Day and I don't think anyone really knows, cares or is Really Watching...
The Real Estate Lawsuit and your basic Civil Rights
the Real Estate Attorney treats you as the Criminal even in the face of serious proof that you a VICTIM of Fraud and Non-Disclosure, your TEAM breaks you down first, it is all about getting to the end game the quickest. The Real Estate Attorneys on BOTH sides of the lawsuit get to be friends, they talk about and they decide is best for you. They even decide right away that they are going to let the Realtor out because it is too hard to fight them, even with black and white proof that the Realtor lied.
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After the Realtors lies have Stolen years of your life and put you through living hell, well you may get a certain amount of money, most of the time not much and Guess what even to get that you have to sign a document saying that you won't talk about the Lawsuit? They MAKE YOU sign, they even made ME as a Buyers agent Sign.. this in and of itself SHOULD be Fraud, they want to prevent the Real Estate Consumer from telling on the Realtors - telling on the attorneys and exposing the Secret Mysteries of the Real Estate Lawsuit AGAINST they lying Realtor who fails seriously at disclosing KNOWN facts.
I mean didn't I swear to Protect the Consumer and to act ethically.. too bad.. they don't want you to know their dirty little secrets. Do Whistleblower laws apply, can't you tell how bad you were treated by the Realtors and the Real Estate Attorney.. don't you have a right to Blow the Whistle on what they have done to you REGARDLESS of what they make you sign under Duress.
the CMA game - the "Value" of Property and the Real Estate Broker
the Real Estate Broker says What the Value of the Property is.
The Real Estate Broker tells the Lender what the Property is Worth..
and I went to Real Estate School for One week to Be a Real Estate agent
and One Week more a year later to Be a Real Estate Broker....
Why has the real estate agent industry been so much more successful in preserving its position than many other agent-based consumer industries?
my Answer: Cartels - Monopolies - Lobbying Government - Teams of Attorneys - Secret and not so Secret affiliations ...
the Real Estate Agent as an "agent based consumer industry" is Protected by the Real Estate Cartel known as the National Association of Realtors, they have so much money and so much political clout that they force, convince and cohearse the unspuspecting real estate consumer into having to use them. They even SERIOUSLY influence lawmakes to make sure that the Real Estate Consumer has to use them.
Some suggest that electronics ( the internet ) has helped Realtors to stay in business in this every so changing market and internet economy. The Truth is that you DO NOT need a Realtor to sell you real estate, no way - no how and certainly NO PROTECTION...
Because you keep using them. Because the Real Estate consumer is being lied to as the need for a Realtor, lied to that a Realtor can give them more protection, get them more money and a quicker sale then if they are Selling without a Realtor. Your buying into their lies so they stay in business.. and the buyer is for the most part forced to use a Realtor because the Seller does..
the Vicous cycle goes on and on with no end in site. And every week a new law, a new mandatory insurance, new licensing rules and even new laws that make it IMPOSSIBLE for you to STOP using Realtors and you the Real Estate Consumer, the taxpaying public, you don't even know when laws are being inacted, they think your to STUPID and Uneducated to be involved in this high powered decisions that actually affect your life. The Realtor either push for the laws, pay for lobbyists or even help to right bills .. and then they march on over to DC by the millions and you don't even get a VOTE....
Is the Real Estate industry, the Realtors in a Free Market system?
It is said that a Free Market rewards good behavior and punishes bad behavior. In almost a decade of Being in Real Estate I can say that from my point of view I have never seen punishment for Realtors, Appraisers, Lenders, Mortgage Brokers for Bad Behavior and out right Fraud. Rewards for Good Behavior, yes .. Even when it really is bad.. But oh well as long as it led to lots and lots of Your Money.
I Feel that government regulators as well as all involved industries failed the real estate consumer miserably and though there are handouts and bailouts, the Real Estate consumers are losing their homes and the Realtors are back at it again, with no end in site and no consumer protection elements in place that will really work..
This is NOT Good for You - Buy Who Cares it's Good For Business at the Top of the Realtor Food Chain - Know More - STOP using Realtors
For nearly a decade, REALTOR.com has helped REALTORS® thrive in the Internet age. Learn more about how REALTOR.com works and how it can enrich your real estate practice.
REALTOR.com, the dominant real estate site on the Internet: (this is NOT the Best Place for you - it has too many distractions ....)
Realtor.com is Said to Attracts 5 to 6 million unique visits monthly — twice as many as its closest competitor; and that this Accounts for 68 percent of all the time spent by viewers looking at all Internet real estate sites; and... Lists more than 2 million properties in the U.S. and Canada at any given time, making it the world's largest single source of homes for sale;
Now Who Cares, so what.. this does not Really Benefit you, the Buyer would find you without REALTOR.com and would find you easier. Realtor.com is MAKING money from you and using your money to do it.
Realtor.com says that they, Consistently ranks in the top 150 of all Web sites based on unique visitors; Again Who Cares.. this means NOTHING to you the Real Estate Consumer.
Realtor.com Brags that it Has business relationships with AOL, MSN, and the Wall Street Journal (among others) that direct traffic to the site; THIS is Bull, this means they advertise with them and USE your money to do it which makes them more money.
Realtor.com Brags about Hosting gateways for Cendant's ERA, Century 21, and Coldwell Banker franchises; as well as Prudential Real Estate, and RE/MAX. This is soooo very bad for you, it creates a Corning of the Market, a Real Estate CARTEL.. they have business "Relationships" that make them money and as I said, they use your money to do it... Your are, in a sense forced to do business with them, the Realtors.. Not Much Choice...
The operating agreement negotiated more than eight years ago contained a number of important provisions ensuring NAR’s control over the content and operations of the site. Those provisions remain in full force today and continue to guide the relationship between NAR and Homestore (NASDAQ: HOMS), which owns RealSelect.
1. The National Association of REALTORS® owns and controls REALTOR.com. ( So, they are an Association, they own lots of websites, and companies, and they Lobby your government for Laws to Be made that benefit them so they can make more money from you.. They MAKE billions.. and push for laws, create advertising and huge campaigns to make YOU think you need them and that they are of a Higher Standard. And this GIANT - Money Making Machine is advising your government on what is best for you... this is Wrong on So Many Levels...)
NAR's subsidiary, RIN, also owns approximately 4% of Homestore's stock, and maintains two seats on the Real Select board, and one seat on the Homestore board. In addition to their fiduciary responsibilities to those entities, the NAR appointees also: ( They, NAR is HUGE - YOU LOSE)
Represent NAR and RIN’s interests in all matters pertaining to the agreement;
Assure compliance with all agreements with RIN and NAR, and report any non-compliance or other concerns to the RIN board and through them, to the NAR Board of Directors; and
Provide quarterly reports to the Leadership Team on all significant Homestore activities.
Realtor, NAR, pushes their members to market on their "other sites" so they make even more money from the Realtors and from your listing, when really this is not the best place for you to be marketed.. but the Realtors, NAR don't want you to know and so they lie to their members who lie to you and well, sorry.. but you believe it...
Realtor.com - NAR and all their affiliated Cronies.. well.. they WIN.. and YOU, well you LOSE.
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Whats up with the Code of Ethics and NAR
NAR does not Really hold any Accountability to Realtors who VIOLATE their Ethics and Standard of Practices Policy.
Who Owns the MLS ? Should the MLS be a Public Utility?
It is YOUR Data
the Real Estate Consumer Built it,
the Big Bad Bully Realtors Claim they Own it..
and they are Bigger, Stronger and have more money then you...
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the Question Was How do you Weed out Unethical Types
NAR needs to Say they Will NOT Tolerate Ethics Violations.
at Least Make a REAL Effort ...
What is the Point Of All my Yammering and Network of Real Estate Whistleblower Sites
this is Just One Perspective from One Real Estate Broker Owner.
this is the Stuff I have Seen, ME - myself - And I.
It is not about what SHOULD BE or what others experience
but what I as one Broker Owner have Experienced.
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Real Estate Industry Whistleblower
Crystal Cox, Broker
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Days on the Market - DOM- the Private Version of the MLS Sheet
Why do Realtors NOT Show you the Private Version of the MLS Data? What are they hiding? The Local Association of Realtors told us that if we showed our consumers the "Private Version" of the MLS sheet that we would be fined, why? You can join for around 1200 dollars, what is the big deal? Well this data may disclose to much to the buyer right and we can't have that. However, this MLS data is not accurate anyway, it is hogwash for one Realtor to convince another Realtor to sell or even by the Real Estate Themselves. Days on the Market is seriously inaccurate, and some you, I know - you get the Private Version so Don't Trust DOM..
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What to Do When you First Realize your Realtor has Flat Out Lied to You.
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Sorry to Tell you But Once you Realize that your Realtor lied to you, your kind of "Out Of Luck" . The Real Estate Attorneys are Shockingly clueless on how to REALLY help you Out of the Mess the Realtor got you into. The Association of Realtors is No Help and Makes you feel like the Criminal when your the victim ( well the attorneys do that to). State Boards that Regulate Real Estate Licensing, they are clueless as to what really happens to the consumer and how bad it is. Even when they are SHOWN proof, they tend to Not Want to Know so they say well there is nothing we can do and they recommend that you get an attorney.
Then you start the dance as a Real Estate Consumer up against the "Realtors" E and O insurance provider and well that is like using a Teaspoon to Fill up the Grand Canyon with water... your Simply SOL.. sorry but I am all about the Truth Here on my Real Estate Whistleblower Blog and the Truth Burns...
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Zac Bissonnette says, “Do not use the same agent as the seller when buying a home. You have everything to lose and nothing to gain.”
More on the Dual Agency Debate:
Zac Bissonnette says, “Do not use the same agent as the seller when buying a home. You have everything to lose and nothing to gain.” he and many other folks seem to feel that If you get rid of Dual Agency, make it illegal you take away major Conflict of Interest issues that affect the Real Estate Consumer.
First of all so many Rules or Laws that are already "illegal" , unethical, and against the Realtor "Standards of Practice" are broken and uneforceable Right Now. This Stopping of Dual Agency will not change the workings your real estate transaction. If there were no more Dual Agency, your Realtor would find a way to work out some "deal" with the other agent anyway.
Some suggest that you work with a different agent "in the office", one being a "Buyers Agent" and one being a "Sellers Agent" - the thing is if I have 2 agents in my office and one represents a Buyer and one represents a Seller - that is still Dual Agency, I as the Broker Represent both sides. The "Broker" owns all listings and the agents can't "do business" unless they are signed up under a Broker so that is in No way Dual Agency.
Next, you will get a better price, less stress and more disclosure in Dual Agency. I know many feel they have been hurt by dual agency, I get that It does happen. I am saying that these dirty little deeds, non-disclosure and all that harms the real estate consumer can happen just as easy with or without dual agency.
And for me even as a Real Estate Broker, I prefer to buy real estate using the lising agent and letting them represent me. Why? Well I gett a deal way better then the price of the commission I would have got representing myself. The Realtor will sell my deal to the Seller, they know the Seller better then I do and if they get both sides of the commission they have more of an incentive to sell my deal, to push through my offer as it stands the first time around.
Also if I see a property with the Listing agent, instead of with my or for you a buyers agent, then you will shown the property in it's entirety the first time. You will get to see the boundaries, they will tell you more about heating - cooling - irrigation and other things you really want to know, and you will easily make an appointment to look and things will go much smoother, plain and simple.
With a buyers agent you have ask your agent who asks the Sellers agent and by the time it gets back to you it may lose accuracy, plus other deals can come in during this time frame and they often do.
Of course you can do as you like and go get a Buyers Agent, but I am telling you that for me, working with the listing agent is best for all aspects of your real estate transaction and what it means to you personally. Though I would recommend not using a Realtor at all, if you must, a better deal is to be had working directly with the listing agent. Who cares if they make double commission, their double incentive is best for your bottom line. Either way, you know that no one is looking out for you and you have no real protection in your real estate transaction. You have to make sure that everything is in order and trust no one to do it for you.
I believe it is a Lofty idea to think that your real estate transaction conflicts of interest will go away if you take away Dual Agency.
ABR (Accredited Buyer's Representative) are not in the best interest of the real estate consumer, this is a gimik that the “Realtors” want you to believe in.
The Author says, Zac Bissonnette, says “Do not use the same agent as the seller when buying a home. You have everything to lose and nothing to gain.” I say this is BULL, using a buyers agent leaves more room for error, more room for lies and is not the miracle that the author of this post suggests. I do not believe that having an Exclusive Buyers Agent will protect you, you need to Protect Yourself no matter if your going with an ABR or a Dual Agency.
“conflicts of interest” that affect your real estate transaction will not go away if you have a Designated Buyers Agent, I guarantee it.
Crystal L. Cox
Broker Owner
Real Estate Industry Whistleblower
More on MANDATORY E and O INSURANCE
Newsletters like the one below suggest that many more states will soon have Mandatory E and O insurance. This is a Scam, an unethical affiliation and a direct attack on the real estate consumer. yet The Big Insurance companies are able to convince your state real estate boards to bring Mandatory E and O insurance into affect. Sure you have a "Choice" who to go with but they push a certain Provider on you, such as RICE insurance for idaho real estate agents.
I don't know what the state boards get out of "recommending" certain insurance providers, they seem to just get the Realtors a discount as buying in bulk. But to make Realtors have E and O insurance is FRAUD in my opininion. The State Board that Regulates real estate has to know that E and O insurance does not Provide ANY protection for the Real Estate Consumer and there certainly are more Tax Paying, Voting Real Estate Consumer then their are Realtors, so what's the Deal? Who is making out on this Scam? Lots of folks I am sure, and the ones at the top of the Food Chain on this one is the National Assocation of Realtors.
Read Some of the Links Below, some even flat out say that the Insurance Companies and NAR claim to state boards as they are pushing for Mandatory Errors and Ommisisons insurance, they actually say that E and O insurance is to protect consumers as well as to protect Realtors, Real Estate Agents from Fraudulent Lawsuits (Which remember is anything that that real estate consumer wants to hold the Realtor accountable for).
states have contracted with group providers to
make available a policy that meets these
requirements but the final choice whom to buy the
insurance from is left up to the individual licensee."
So What Gives? I mean what in the world could be the Reason for your State Realty Regulations, State Real Estate Board or Commission possibly have for MAKING Realtors, Real Estate Brokers and Agents protect themselves from you, the Real Estate Consumer? It makes No Sense to Me.
This is a Piece from an E and O insurance White Pages
"The primary purpose of real estate Errors and Omissions (E&O) Insurance is to protect real estate brokers from financial loss arising from negligent acts. A secondary purpose is to protect consumers who may be harmed by the negligent acts of brokers. These two purposes combine to drive mandatory E&O proposals. Mandatory E&O insurance is thought to level the playing field for brokers by preventing some brokers from going bare and, at the same time, protect consumers by guaranteeing that funds will be available if the consumer is harmed by the negligent acts of a broker."
You Bet it is.
E and O insurance is NOT intended to Protect the Real Estate Consumer, not One Bit. So for the Insurance Company to flat out say that the secondary purpose is to protect consumers from Brokers who are Negligent, well that is a Flat Out Lie.
Realtors and Insurance Companies
and NOT YOU, the Real Estate Consumer.
the Realtor, that Wears Many Hats
In cases where the Realtor can be a Loan Office, a Mortgage Broker, Gives or Gets Kick backs from a Bank or Title Company, is part owner of a Title Company, has interest of some kind in a Title Insurance Company or any kind of affiliations at all that make you uncomfortable..
Walk Away from them, if they have unethically tied you to a Buyers Contract, an Agreement to Locate, a Real Estate Listing or any other kind of contract DEMAND that it be null and void at no cost to you now or in the future in any way. You have the right to walk away, especially if the Realtor did not disclose to you in writing their "Affiliations" or how they benefited in ANY way by you using a particular service of any kind.
A Realtor that Sells you Insurance, Finds You a Loan, and then gets your house built.. Run from that one and fast. The Real Estate Industry is riddled with conflicts of interest. Even in situations where you think the Realtor is not benefiting from "Recommending" someone - they are in some way. Even in cases where you think you are Choosing a particular service such as home inspector or loan officer.. really the Realtor has steered you.. pay Close attention.
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STOP the Maddness