Adirondack Country Homes Realty

Exclusive Buyer Agent Services

Buying and selling property is a major financial investment between two opposing parties with different goals.  The sellers wants the best price and terms for their property, and the buyers want the lowest possible price and likewise the best terms for their personal needs.  Like black and white, these parties are opposing forces.

 

What do the experts say about "Exclusive Buyer Agent"?

Money Magazine
“You save big bucks by hiring a buyer broker.”

Ralph Nader-Agency Law Quarterly
“Nader again held up exclusive buyer brokerage as the only legitimate option for the        home buying public.”

 

The New York Times
“Buyer brokers make a great deal of sense.”

 

Smart Money
“Groups such as the Consumer Federation and the AARP recommend using buyer’s agents… the reason is they work.”

 

MSNBC
 “The rise of the buyer’s broker means that you can be assured an agent will be on your side.   The listing agent works for the seller and is obliged to extract the best possible terms from the buyer. Make sure to sign a contract with the broker so you’ll have a clear understanding of costs and responsibility. Stick with that agent!”

        Service Overviews

CLIENTS receive what is known as a Fiduciary Relationship

When you hire an agent to work for you, you become that agent’s client.  The agent must always put your interest above his or her own.  Agents must, by law, give loyalty, diligent effort, obedience, and accountability to their clients and may never use information or facts about their clients, which could place them at a disadvantage in a transaction.  The fiduciary relationship is one of the highest forms of association recognized. Both buyers and sellers may choose client status by hiring an agent to act on their behalf 

CUSTOMERS receive service, honesty and fair dealing

When an agent works for you as a customer, you are due honesty, integrity and will be treated fairly.  However, you WILL NOT receive the loyal, fiduciary character of service given a client. 

Both BUYERS AND SELLERS have every right to their own loyal agent.

It is most common for sellers to hire agents to market their property, but buyers have the same right to a loyal agent.  Be sure to ask your agent for whom he/she works and have him/her explain the pros and cons of customer/client relationship.

        Fees

We are compensated as any other Realtor and Real Estate Agent.  Agents are paid through the proceeds of the sale as part of the transaction costs. Customarily, fees for real estate brokerage, legal fees, recording fees, appropriate taxes and court expenses have been “built in” to the purchase price of the property.

The question is this:   Do you want to pay to have someone work FOR you or OPPOSING you?

When a home sells, a percentage of the commission is paid to the real estate company that brings in the Buyer and the balance is kept by the real estate company listing the property for sale, representing the Seller.   The buyer's agent fee is collected by ACHR as payment for services rendered to you.

An initial deposit fee of $350 US is charged on all applicants completing the "Exclusive Buyer Contract."  This fee is refundable at the time of closing only. 

Additional arrangements can be made for investigating non-listed properties.  Discuss this option with your Exclusive Buyer Agent.  At ACHR, we have the ability to tap into all the county records for property ownership.  The Principal holds memberships in five multiple listing services throughout the Adirondack Park and surrounding communities, and participate with non-MLS brokerage firms/agencies.

 

"Leave no stone unturned"

Euripides quotes Greek playwright, c. 480-406 BC

 

But when the real estate company who lists the property also brings in the Buyer, that real estate company keeps both the sides of the commission transaction fee. As Exclusive Buyer’s Agents, we see this as a conflict of interest. With one real estate company is managing both sides of the transactions, how can both sides be fairly represented? Further more, they are being paid twice for one in-house transaction.

When representing you in a For Sale by Owner purchase, the owner of the home is told that our 3% commission will be included in the Offer price.

Now, you may be thinking the higher the price you pay for the home, the higher our commission will be, so how does this work? We have a fiduciary responsibility to get the home at the best price for you, not the highest commission for ourselves.

 

        Exclusive Buyer Agent Tools

Human Resource Tools

"By sharing, we better our world."  Our Exclusive Buyer Agent Team (and all members of ACHR) have created and continue to nurture a positive and professional relationship with our MLS and non MLS colleagues.  Networking with over 4,900 agents brings endless inventory to match with client's needs.   Our team was chosen for their ability to 'leave no stone unturned'.

 

Multiple Listing Tools

 

  • Warren County Board of Realtors® - (All of Warren County including the Lake George Region,

    the Greater Glens Falls area, and townships of Johnsburg the 'Home of Gore Ski Mountain',  Hague,

    Bolton, Lake Luzerne, Great Sacandaga Region, plus.)

    Southern Adirondack Lake Exchange Service - (Essex and Hamilton Counties including villages such as:  Schroon Lake, Paradox, Minerva, Indian Lake, North Hudson, Ticonderoga and more, plus the fine lakes.)

    Clinton County Board of Realtors®* -   (All of Clinton County including the City of Plattsburgh

    and Lake Champlain towns such as: Essex, Westport, Elizabethtown, Willsboro, Champlain, Moors, and more.)

  • Northern Adirondack Board of Realtors®* - (Essex, Franklin and St. Lawrence Counties including the Olympic Village of Lake Placid, Saranac Chain of Lakes, St. Regis Region, Paul Smiths, and wilderness areas of Cranberry, Long & Star Lakes.

  • Washington County Board of Realtors® - (Covering the eastern side of Lake George in the towns

    of Dresden, Fort Ann, Putnam, Granville, Whitehall, others popular Washington county farming towns.)

  • Greater Capital Association of Realtors®  - (Albany to popular Saratoga Springs, and the Central

    Adirondacks of Piseco, Blue Mtn., Lake Pleasant and many other central Adirondack lake and communities.)

    * merged in 9/2006 to form Adirondack Champlain Valley MLS unit.

Concierge Tools Tools

 

To help relocating and investing clients, ACHR has developed an extensive public service web site of business, organizations and activities in and around the Adirondack Park.  No matter where you wish to invest in the Adirondack Park, we can support you with the location of supplementary services -  whether it be a builder, a health concern, job networking, movers, and activity interests. 

 

Contact the Cooke Team about getting you started.

 

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