Full Service, Do's & Don'ts

As a seller, if you’ve chosen “Full Service”, you’ve chosen wisely.  Many agents simply don’t like dealing direct with home sellers, (Limited service Listings).   Who can blame them? Some sellers get it but many sellers are absolutely clueless as to “Protocall” and how things are done between buyer’s agents and listing agents.

Even the slightest mistake can result in the buyer’s agent simply backing out and not submitting the offer. Even after an offer is signed I’ve seen sellers blow the deal because they have no clue on how things are done.. Then the deal falls apart, valuable time is lost because the home was off the market potentially disastrous consequences.   Full service takes the “Fear Factor” out of the equation.  While there are no guarantees of a successful closing, the odds are increased substantially.
 

GUIDELINES FOR FULL SERVICE

• Help schedule showings only. 
• Have ZERO interaction with the buyers agent if you speak or meet with them.
• Look, walk and smell like a regular listing done with any traditional Realtor. Any deviation from this may result in the buyer’s agent becoming confused as to how to proceed. When buyer’s agents get confused they question the type of listing, if it’s FSBO and whether or not they’ll get paid!
• NEVER EVER discuss terms or price! I cannot stress this enough. Don’t give an agent a free feel on you as a seller so to say.
• No texting or calling the buyer’s agent EVER. All communication is done via email to YOU and us! This way it’s in writing. Verbal things like calls are meaningless.
• Read up on “Agency”! We are your “Sellers agent” with a duty to you. The buyer’s agent is just that, a “Buyer’s Agent” with a fiduciary to the buyer and typically cannot interact with you the seller. If they do the odds are they’re pumping you for free info. This is a poker game, don’t give away your cards!  Please read here on agency: https://en.wikipedia.org/wiki/Law_of_agency
• If you get an offer, make sure we get it too, remember, many agents can’t read the remarks which clearly state all offers to seller and us, listing agent.
• Never call an agent for feedback. That’s like asking “How was the food”? They’ll tell you what you want to hear. Besides, as I mentioned, NO interaction with buyer’s agents verbally or texting. You can email them though include us.

The bottom line:  We are here to help.  We’ve found some sellers are like loose cannons chomping at the bit for an offer and will do anything for it including almost begging the buyer’s agent for feedback or an offer.  Also, if you as a seller are texting and calling buyer’s agents we have no idea what’s doing on so cannot help.

The best course of action is to email the buyer’s agent AND include us so we can see, monitor and assist you.

This should help guide you.
Thank you,
Jeff Kermath
broker / owner

Full Service — How To Handle The Offer

Full Service – How To Handle The Offer

With most of our listings we have the seller’s contact info in the mls for agents to contact sellers direct for showings.  The only problem with this is when an offer is coming, often times agents will call or text you the seller questions relating to offers.  We do not want agents contacting you with any questions relating to offers, or anything other than questions regarding your home.  Some agents are unscrupulous and will attempt to get information on your home or try to feel you out as to how negotiable you are as a seller… Do not answer any questions relating to the purchase or give away any info on how negotiable you may be!

How to do things the ideal way:

1. Direct agents to email you and me.  This way we are all in a loop and I can help.  Additionally, everything is in writing and can be saved to your address.  If they get in the habit of texting you they will later then I’m cut out and can’t help.

2. Tell them not to read the instructions in the mls, this says to email offers to you and me, this way there are no delays.

3. When the buyer’s agent emails the offer to you and us we can then go over the offer together to determine the best strategy.

If the offer is close we can discuss strategy. If the offer is low then usually I recommend we send and “Email counter” to the agent instead of making a formal counter in writing. When we send an email counter offer I have found that if you the seller compose an argument as to why we are countering at our desired price it works best. When you create an argument as to the counter, site the reasons like improvements, what you’ve done to your home, anything that supports why we are coming back and the desired counter price.

If we can come to terms then we can do the formal counter offer in writing and hopefully get a signed deal!

Thank you,
Jeff Kermath