Boston Real Estate for Sale

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In Massachusetts, most agents will be working for you, the seller, as a “listing agent” and for you, the buyer, as a “buyer’s agent”. Make sure you know, beforehand. If your agent is a “subagent”, he or she is working on behalf of the seller, not you.

Understanding Real Estate Agency Relationships

It’s important to understand what legal responsibilities your real estate salesperson has to you and to other parties in the transaction. Ask what type of agency relationship your agent has with you

There are five kinds of agency relationships in real estate recognized by the state of MA

Boston Condo Seller’s Agent:

Represents and is acting for the seller only. May be a listing agent, or any REALTOR® licensed to the listing broker, or a selling subagent.

Subagent:

A broker or salesperson who is working with a buyer, but represents the seller.

Buyer’s Agent:

Representing and acting for the buyer only. As with a listing contract with sellers, an agreement for buyer representation must be in writing.

Dual Agent:

one licensee representing both the seller and the buyer as clients in one transaction, or two agents licensed to the same broker, one of whom represents the seller and one of whom represents the buyer in one transaction. This requires  full disclosure and informed consent of both parties. Dual agents have a limited role, must not advocate or negotiate for either party, and must not act to the detriment of either party.

Facilitator:

A real estate licensee who works for a buyer, a seller or both in a transaction but does not represent either in a fiduciary capacity as a Buyer’s Broker, Seller’s Broker or Dual Agent. Facilitators may perform services for consumers, but do not represent them. Facilitators are bound by license law and common law, but owe only the fiduciary duty of confidentiality unless other fiduciary duties are agreed to between licensee and consumer.

Buyers and sellers both like to ask me if I am a buyers agent, or a sellers agent.  Some of these conversations have revealed some mis-information about dual agency.   Dual agency happens only when an agent, or the agents broker, or more than one of the brokers agents  are working on behalf of that broker and representing both parties in the same transaction.

I am both a buyers agent and a sellers agent.  I encounter situations where I am asked to play both roles in a single transaction.   I have represented both parties in a transaction but I prefer not to.   Dual agency is a bit different in than buyers agency or sellers agency in that the agent can not advocate or negotiate for either party.  Takes the fun out of it for me, and I still believe that both parties are better off if they each have their own agent.

As an agent I find that my experience as a buyers agent and as a sellers agent helps me with both roles.  When it comes to negotiating an offer no matter which side I am representing I have a clear understanding of what the other party might want, or how they might be feeling about it all. 

Real estate is about people and buying or selling property is a large and important transaction, and there are always emotions involved.  Having experience with sellers helps me advise buyers and having experience with buyers helps me advise sellers and understand how to market their home.  I can see the home through the buyers eyes, just as I can see the buyers offer from the sellers point of view.

Nonagency relationship (called, among other things, a transaction broker or facilitator)

Some states permit a real estate licensee to have a type of nonagency relationship with a consumer. These relationships vary considerably from state to state, both as to the duties owed to the consumer and the name used to describe them. Very generally, the duties owed to the consumer in a nonagency relationship are less than the complete, traditional fiduciary duties of an agency relationship.

Boston Real Estate and the Bottom Line

If I were choosing an agent I would not consider it an advantage to work with an agent that is not representing both parties in the transaction.    I would consider it an advantage to have my own agent representing my best interests instead of an agent who is operating in the dual agency role and representing both parties.  Like it says above:  

“Dual agents have a limited role, must not advocate or negotiate for either party, and must not act to the detriment of either party.”

Buyers who go from open house to open house or the agent listed on each sign, to see each home,  run the risk of working with an agent in a dual role.  Get your own agent. There is still a myth out there that agents can only show their own listings.  We can show any home listed in the MLS, this is called “broker reciprocity“.  It helps sellers because all agents are working to sell their home and it helps buyers because they can work with any agent from any company to buy any piece of real estate.

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