Let's go House Hunting...

"Why would you even ask me that?
I'm insulted! 
Every time something goes missing around here, everybody looks at me! 
For your information, I don't even wear that shade - it doesn't flatter my complexion 
and it tastes terrib...oops."

So here you are, pre-qualified for a mortgage, and raring to go.  Hmmm...what to do now?  I know, let's go online and check out www.mls.ca.

And this is where I tell you a little, possibly unknown, fact.  This site, as helpful as it is, is a Canada-wide provider of MLS information.  It is NOT the actual MLS system.  As such, all the information you see on that site was sent from the Winnipeg Real Estate Board Multiple Listing Service.  The time delay is generally 3-4 days!!  This is the very reason why the sizzling properties on mls.ca or Realty Link are usually always sold by the time you see the listing for the first time.  That's right...that perfect listing you found is basically day old news (well actually more 3 or 4, but you get my drift).  As a  REALTOR®, I obtain information as soon as it hits the actual MLS system.  I also receive tips on properties not even listed yet through my own professional relationships with my office, other agents and homeowners.

Okay, so you've gone online and that's not exactly working for you.  I know...let's go to open houses or just phone the name on the sign of that cute property I saw on my way home from work yesterday.

STOP RIGHT THERE!

My biggest piece of advice I can give to any buyer is this...

Please, please, please get your own agent that represents only you!

This is where I can get heavy into "Agency" and "Limited Joint Representation" and if you hire me as your REALTOR®, you can bet I will, but for now, I will keep this in the simplest terms and language because I know the majority of you are here to simply visit a blog, not read a textbook on real estate.

It always baffles me why a buyer would choose to have the owner's agent represent them as well.  Can you kind of see the conflict that could arise?  When you have your own agent, that agent is representing you.  Legally, they must put your best interests ahead of everyone else's...including their own.  That means, if I find out a little something about the owner's motive to sell or their bottom line or anything at all for that matter, I am obliged to disclose it all to you.  Anything you tell me I am bound to keep in the strictest of confidence.  (Okay, let me clarify that...as long as its legal folks...I am bound by law first).  So I can't let your personal motivation for buying or your bottom line be leaked to anyone.  Can you see where that could be beneficial to you?  Now let's assume you went to an open house, loved it, and you wanted to make and offer.  "Oh look...and here's an agent right here...how handy!"  (at this point I must confess a little about myself, I do enjoy and indulge now and again in the fine art of sarcasm)

SKREEEEEECH....hold on boys...this is where things take a little turn.

If an agent represents both the buyer and the seller they cannot legally divulge any thing personal about either one of you.  So technically, she/he can't tell the owner what your bottom line is and she/he can't tell you what their bottom line is.  Maybe it's just me, but when an agent is trying to play it safely from the middle I can't help but anticipate a bit of a slippery slope there.  I just don't understand how that agent can possibly be in a good position to negotiate effectively for both of you.  And since the seller was "there first", I just feel its the buyer that may be getting the short end of that negotiating stick. And just another point of clarification here...if the two agents are two different people but work for the same brokerage/company, legally that is considered the same as having the same agent represent both parties.  So ideally, you should have a different agent from a different brokerage.

So how do I get access to listings as soon as possible?

I will create a personalized search for you with all your particular criteria (price range, location sq footage, how many bedrooms and bathrooms, etc) and I can activate it in rather short order.  The minute a property hits the actual mls system, you will be sent an automatic email with a direct link to that listing. 

How do I get an automatic search started for me?

Simply scroll down to the bottom of this blog and click on "please email me" and I'll get it going for you right away.  Tell me the particulars of what you're looking for and the email address that you want the search to go to and its that easy.  If you see something that catches your eye and you want to see it,  I'll arrange a showing for you.

If I hire a REALTOR® to help me find a house, does that mean I am responsible for paying my REALTOR® myself? 

In the majority of cases, the commission is set when the owner signs the listing agreement with their REALTOR®.  Upon completion of the sale of their home, the commission is taken from the sale price and then everybody involved in given a slice of the "commission pie".  Who decides how big that pie will be, you ask?  That was agreed upon between the listing agent and the owner at the time the listing was signed.  The commission pie is then divided between the two brokers, all the agents, any and all assistants that were involved, and all the advertising and costs that accumulated during the sale of the property.

There are special circumstances that do come up that would involve the buyer paying their agent's commission directly but I would make you aware of those instances far in advance.  It would usually be on the way a particular house was listed.  Again, it's not the norm and I would completely keep you informed on those rare occasions.  

But I don't live in Winnipeg but I am planning on relocating there.

Not a problem.  You still will get access to all the Winnipeg listings that fall into your search criteria. 

Sandi, that's all great information but what's with that photo?

This week, Winnipeg is going through quite the cold snap and we've had just a wee bit too much snow and more expected in the forecast.  We all have been busy shoveling, shivering, shoveling and shivering. (Well, I shivered and my husband shoveled)  I thought we could all use some cheering up...I hope you enjoyed it.  I don't know about you, but it definitely brought a smile to my face...but then again it's not my dog and it wasn't my lipstick.

I'm here for YOU.

~ Ciao