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February 23 2015

stereotypedmadn57

Selling Your house?

Selling Your house?

Here is the first of three articles warning buyers and home sellers about the tricks estate agents use to help you avoid being fleeced by your estate agent also to get your cash.

1. The sucker sign-up

The basis for the success of just about any estate agency is clearly to encourage the most amount of sellers to sign with that service rather than with their competitions that are many usually lookalike. Research has repeatedly shown that the majority folks consider our homes to be worth more than they actually are. Because we have lived in them and decorated them in a sense that suits us, we are often emotionally attached to them. We likely think our fearless colour scheme, modern open plan living space, 'original feature' hearth 'designer' bathroom will be the height of great taste and practicality and would entrance any potential purchaser. But on seeing our precious homes, many buyers' first idea may be they can gut the place and replace our decorations that are execrable with something better suited to their own tastes and lifestyle.

This may introduce an issue for estate agents. So, when pitching for our business as sellers, we will be flattered by most agents by commending our house, try to sound us out over how much we believe our property may be worth and then assert they can easily match or exceed our price anticipations. This frequently results in our homes being overvalued by them.

As well as the another common approach agents utilize to get us to hire them is the phantom buyer. They'll likely tell us that they have recently been contacted by one or several buyers who are searching to get a property simply like ours, as we are showing our house rounds. To pressure us even more, the broker may telephone his office in our presence, purportedly to check these buyers continue to be in the market. Invariably his office will confirm there are bus loads of eager buyers all eager to find our property. The message of the agent is going to be clear - then we'll miss the opportunity of a sale that is rapid at a great price if we don't sign up with the buyers immediately. A couple of days after we've signed, when the promised buyers seem to have inexplicably vanished into thin air, it's easy for the agent to tell us that the buyers have found someplace else or changed their minds or for the broker to give us some other cock-and-bull story to explain the buyers' astonishingly fast disappearance.

2. The cost-slash

It's not fairly unlikely that your agent will have overvalued your property as a way to get one to sign with them.

Many sellers assume that it is in the broker's interest to get the best price possible. But this simply isn't the case. Let us we assume you've got a Sole Agency agreement using a selling fee of 1.5%. If you are looking for say GBP285,000, the estate service will make the individual broker and GBP4,275 perhaps - GBP427. In case the agent manages to convince one to take offer the agency will pocket GBP3,975 and the representative GBP397. While GBP20,000 drops, the agency simply loses GBP300 and the broker GBP30. Some intelligent brokers could even get one to agree a fixed fee of 1.5% of the asking price, so that when they afterwards convince you to accept a lesser offer, their commission remains gloriously intact.

Getting one to drop your price is normally comparatively easy. They tell you that they've had several buyers see the property instead of all the feedback continues to be as favorable as they'd anticipated though the broker could have initially been highly complimentary about your home. The superb transportation connections may unexpectedly become a concern because of too much traffic and congestion; your sizeable garden, which had been such a huge selling point, might pose a problem for the type of busy young professional couples who'd take the market for a house like yours; your tremendously creative colour scheme, which the agent had so admired, might well have put off buyers looking for a much more unbiased decor and so on. The broker may even tell you that just after you had signed up, they unexpectedly got several other similar properties on the novels of the service and that they all sold incredibly quickly as they were more 'competitively priced'. Or the broker might claim that there have been a few offers for your own house which were much below your asking price. But whatever approaches are employed, most sellers can quickly be convinced to drop their cost down to the level the agent had always understood they would get.

The perfect scenario for the broker is when a client signs a Sole Agency agreement giving exclusive rights to that agent to sell the property for an established period. This puts the agent under less pressure to sell the property because, so long as they change it during the contract period, they will get their commission. Less advantageous for the broker is a Multiple Agency agreement where the seller puts their property with several brokers. This sets up a race between agencies as to who gets the commission and the sale, meaning several services may do quite lots of work but miss out on earning any cash - not something likely to be valued by the service manager. Using a Multiple Agency scenario, there are two common scenarios that may develop. You may see that each agent will do less work to market your property as the understand it is likely another broker will get the commission along with the sale. The consequently focus their efforts on properties where they've Sole Agency and try to push on buyers. Or else a frenetic race could possibly be as each broker attempts to get you to take any offers they receive. In this case, they may feel an even greater demand to convince you to accept a price-slash and also you'll get bombarded with agent calls all suggesting what great buyers they have prepared to take your property if just you'll show some flexibility on cost. It's just later, as soon as you've accepted an offer and removed your property from various other brokers, that you determine the buyer was not quite as solid as was suggested - they may be in a chain trying to sell their property, or may not have the finance fully organised or might not have the ability to complete as rapidly as you'd considered. But by then it's normally too late to alter your mind and return to other agents.

3. The slash-and-catch



The most financially damaging situation to get a seller is when an agent decides that they will earn plenty of money for themselves by getting you to sell your property at an attractively low cost to a person who is in fact among the agent's business contacts, friends or loved ones. This slashing your cost and catching your house may be somewhat clear-cut as when the agent manages to convince one to accept a low offer from one of their associates plus they subsequently resell your property for a strong gain netting the broker maybe GBP10,000 to GBP20,000 or more for only a few hours work.

A more complex variant of the scam is when you have a flat or house which should be modernised or a house which could be split up into flats. Here the agent may possess a relationship with a programmer. The price will generally be that the agent alerts the programmer to the opportunity, motivates the programmer's offer to be accepted by you (while asserting your property is going to a private buyer) and gets a bung from the programmer. This bung is well known in the trade as a 'drink' and will generally range based on the profit made by the programmer. As a way to motivate one to sell at below market value, offers may be withheld by the agent from actual buyers or get friends to put in low offers to drive you towards a cost-slash.

The Internet has made the slashandgrab similar properties that were somewhat property for sale Barnet harder by providing sellers with quick access to info regarding the costs have attained. However, the slash-and-grab works an absolute treat with older, perhaps more exposed sellers who may be downsizing- selling off a larger family house and moving to a bungalow or flat after their kids left home and have grown up. These sellers make easy targets because, if they've lived in a house for quite some time, they could have purchased it for a five-figure amount - GBP50,000 or perhaps GBP40,000. So when the seller receive a six-figure offer like GBP350,000, they will consider they're making a massive profit and may feel uneasy about pushing for more. Also, often such sellers will generally not have thought about the worth of these properties if converted into flats and so may be tricked by the broker into just comparing the price offered to that paid for other similar family homes, that will usually be drastically significantly less than the value when converted into flats. However, it occurs to normal people all of the time - on my street a retired couple sold their 3-flooring end-of-terrace house for GBP385,000 that is around. Unknown a partner in the estate agency which had handled the sale and sold as three self-contained flats for almost GBP750,000 just a few months later after probably less than GBP50,000 had been spent on the conversion bought it.

Tags: Estate Agents

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