About Exclusive Buyer Representation

Why is an EXCLUSIVE buyer agent different from other real estate agents?

An EXCLUSIVE buyer agent represents only your interests, NEVER the sellers. An exclusive buyer agent is legally bound to serve you with loyalty, obedience, disclosure, confidentiality, reasonable care and diligence, without any conflict of interest which can and does occur with firms that represent both sellers and buyers!

Are all buyer agents exclusive?

NO! If a real estate firm represents both buyers and sellers, a buyer agent from that firm could end up representing both the buyer and seller in the same transaction. It isn't possible to obtain the best price and best terms for two opposing parties in the same transaction. That's why Housing Solutions Real Estate is an exclusive buyer agency. We never represent the seller. We always represent your best interests.

Housing Solutions Real Estate is 100% loyal to you, 100% of the time.

Comparison of Exclusive Buyer Agents

	Exclusive Buyer Agents	Other Real Estate Agents
Is Licensed by the State
Works on a Fee or Percentage of the Purchase Price
Keeps Your Private Information Private
Represents You, the Buyer, and NEVER the seller
Always Puts Your Interests ahead of the Seller's
Is Motivated to Show You ALL the Houses on the Market

Is a buyer agent licensed by the State?

Yes. All real estate agents are licensed by the State and governed by the Real Estate Commission of that State. New Hampshire licensed real estate agents can choose to be a seller's agent, a buyer's agent, a sub-agent, a non-agent or a disclosed dual agent. Vermont licensed real estate agents can be a seller's agent, a buyer's agent, a broker's agent or a limited agent.

Is Housing Solutions Real Estate an exclusive buyers agency?

Yes! We are licensed as a buyer agents by the States of New Hampshire and Vermont. We specialize in helping buyers find homes and properties in the Upper Valley-Dartmouth-Sunapee Region of New Hampshire and Vermont. We are exclusive buyer agents because we never represent sellers, only buyers. We give 100 percent loyalty to you.

Does anyone at Housing Solutions Real Estate ever list properties for sale?

No! Housing Solutions Real Estate has not represented properties for sale since 1991; none of our agents work for sellers. We represent buyers only.

How do seller agents feel about working with an exclusive buyer agent?

They like it. Any top producing sellers agent likes the professionalism and efficiency of an exclusive buyer agent. The buyer agent takes responsibility for the buyer, which lessens the responsibility (and liability) of the sellers agent and the seller.

How does a buyers agent get paid?

If the property is listed with a sellers agent, Housing Solutions will receive the "co-broke" fee that is offered to agents who cooperate in the sale. This co-broke fee is set between the seller and the sellers agent and paid at the closing. This is Housing Sollutions only compensation in the transaction.

Do I still owe a fee to a buyer's agent if I buy property direct from the owner?

If you have a written contract with a buyers agent, and the contract excludes "properties for sale by owners," you won't owe a fee. But you also give up your agents help with that type of purchase. If you have a written contract and it doesn't exclude "properties for sale by owners," then you may owe a fee. Your buyer agent will help find properties that are for sale by the owners, evaluate the property, analyze the market data used to determine fair market value and therefore used for negotiation, and oversee the transaction to closing.

Won't I get a better deal working directly with a sellers agent?

If you think that the sellers agent will be more motivated because they'll receive the whole commission fee, think again. The fee for the sellers agency is typically based upon a percentage of purchase price. Their legal duty is to get the highest price and best terms for their client, the seller, and their fee is directly related to that price. The higher the selling price, the higher their fee! That's strong motivation for helping the seller. A good sellers agent prefers working with buyers who are being represented by their own broker because the buyers broker is legally responsible for the actions of their client. That means less liability for the seller and the sellers agent.

How do I hire my own agent?

There is only one way to hire your own buyer agent and that is in writing. You must interview an agent, and discuss the scope of services, fees, and length of service. The results of your discussion are put into writing, and signed by you and the agency. No written contract? Then you haven't hired an agent. Don't make the mistake that thousands of buyers have made by thinking that an agency is working for you, when it's really working for the seller.

Isn't it a conflict of interest if a buyers agent is paid from a percentage of purchase price while at the same time the agent is supposed to get the lowest price and best terms for a property?

An exclusive buyer agent has a fiduciary duty to advance your interests before his or her own.

At Housing Solutions Real Estate, we pride ourselves on negotiating the best price and best terms for our clients. Referrals and recommendations from past clients make up a large part of our future income.

I've bought a number of houses over the years, why should I use an Exclusive buyer agent now?

Real estate transactions are subject to federal, state and local guidelines that are constantly changing. What's the first thing most real estate agents do when they decide to move their own homes to a new area? They sign up with a buyer agent who knows the area, and the state and local guidelines. The benefits of an exclusive buyer agent far outweigh the risks of purchasing property without proper representation.

What should I look for when selecting a buyer agent?

Make sure the buyer agent you choose meets these criteria:

Will the agency keep my information confidential?

Yes. An exclusive buyer's agent must keep all your information confidential. Your financial resources and reasons for purchasing are protected. But a seller's agent who receives confidential information from a buyer has a legal duty to share it with the seller. This can definitely work against you during negotiations. Remember: Housing Solutions Real Estate is 100% loyal to you, 100% of the time.

NH Agency Disclosure Form (pdf)

VT Agency Disclosure Form (pdf)