Real Estate Agent

Smartmoney.com: Consumer Action: Ten Things Your Real Estate Broker Won't Tell You Thursday December 29, 2005 3:23 PM ET U.S. Markets close in: :37 Search (choose an option below) Quote Charting Earnings Ratings Competition Financials Profile Key Statistics Insiders Site Search News (Enter Symbol) advanced search SmartMoney Select My Portfolio Tools Maps Stocks Advanced Trading Funds ETFs Personal Finance Autos Career Journal College Planning Debt Management Health Care Insurance Life LTC Insurance Real Estate Retirement Tax Guide Economy & Bonds Small Business SmartMoney TV SmartMoney Magazine SmartMoney University Business Travel Technology SmartMoney Mobile Holiday Survival Guide Select Homepage Stock Screener Market Map 1000 Fund Screener Stock Compare Fund Map 1000 Fund Compare XStream Quotes More... 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Editor's Picks Features Ten Things Real-Life Index Advertisement 4.25% APY with hsbcdirect.com Online Savings. Earn 8X the national savings average and make money into big money. No minimums. No monthly fees. Member FDIC. Email This Story Print This Story Save This Story Send Us Your Comments Add this column to your News Alerts (New!) 1. "Your open house is really a party for me." Hire a real estate broker to sell your home and one of the first things he'll likely suggest is hosting an open house, so potential buyers can casually check out your property on a weekend afternoon. While open houses are promoted as a great way of finding a buyer, a National Association of Realtors study found that their success rate is a mere 2%. No matter. Having an open house serves another important purpose — for the broker. "It gives him a database of clients," says Sean McNeill, an independent real estate broker based in New York City who says that he doesn't like open houses, preferring to match clients with appropriate buyers. "At open houses, you get all kinds of people walking in. Some are [trying] to see how much they should sell their own places for; others just want to get a look at what's out there." All are perfect pickings for a broker looking to increase his roster of buyers and sellers. "Think about it," McNeill says. "The broker is devoting a couple hours of a weekend. He won't do that unless it helps him in a big way." 2. "My fees are negotiable." Brokers like to make it sound as if their fees are engraved in stone, but that's rarely the case — especially in a brisk market, when brokers fiercely compete for properties they can unload fast. This past summer one broker in the Midwest says he lowered his fee by a full percentage point because there was so much demand for good properties that he needed leverage. Indeed, says the broker, who asked not to be named, sellers should shop around for broker's fees. He suggests these negotiating tactics: "If somebody's willing to commit to me for selling one place and buying another, I give a discount. If you're in a particularly desirable neighborhood with a house that will bring a lot of traffic" — say, at an open house — "that can be used, because the broker will use the flow of people to get potential customers. And with some [smaller] brokers, all you need to do is ask and they'll lower the commission." 3. "Think you've had no offers? Actually, there've been several." Legally, the broker you hire to sell your home is obligated to tell you about all offers that come in. In reality, some don't. Perhaps he thinks the offer is insultingly low for you, but more likely, "the broker thinks it's too low for his own purposes. He wants to hold out for a bigger commission," says McNeill. Or else there's an outside broker (or "co-broker") circling your house, and the primary broker is waiting for one of his own clients to make an offer so he can keep the full 6% to himself. "You must be clear with your broker that you want to be informed of all offers," McNeill says. "Otherwise, you may be leaving him to make decisions that you should be making." Check the listing agreement drawn up when you hire the broker; if the promise to disclose all offers isn't listed explicitly, insist that it be added. 4. "I talk about you behind your back." You spot your dream house as you're driving through a neighborhood and call the broker listed on the For Sale sign. That's how a lot of buyers stumble on a broker — who, in turn, happily shows you other houses, asking about your needs, laughing at your jokes. It's easy to get loose-lipped and forget whom you're dealing with: someone else's agent. "Legally, brokers are obligated to provide their sellers with any information that can help them get the best prices for their homes," says Stephen Israel, president of Buyer's Edge, a Bethesda, Md.-based company that represents homebuyers. "If you tell the broker that you're willing to pay $500,000 but want to offer $450,000, they'll pass that on to the seller. They have to." Also, some brokerage companies encourage prospective buyers to get preapproved for loans. While that can make a buyer more attractive to a lender, it also tells a broker whether a buyer can afford a $600,000 house when he's trying to haggle on a $400,000 property. "When somebody asks for [a preapproval], find out who they're representing," says Israel, acknowledging that such details can short-circuit your negotiating leverage. "If they represent a seller — or someone in their office does — they shouldn't have it. The broker may tell you she will be impartial, but how can she be?" 5. "Sometimes I forget whose side I'm on." The past 10 years have seen the proliferation of the buyer broker, agents who are supposed to work strictly in the buyer's interest, helping him get a fair price on a home as well as avoid pitfalls along the way. Unfortunately, things don't always unfold so nicely. While buyers may think they're getting a broker who isn't commission-hungry, many buyer agents are just that: They usually get about 3%, the same amount any broker typically earns when he gets involved with another agent's listing. "Buyer brokers are sometimes too focused on closing the sale and getting that commission," says Max Gordon, an Overland Park, Kan.-based real estate broker and attorney, so it's often in their best interest to see you pay as high a price as possible. Even worse, some brokers who call themselves buyer advocates are actually working for companies that also represent sellers. "Brokerages offer bonuses to buyer agents if they sell an in-house listing," says Israel. A good way to get a broker who has no such conflicts of interest: The National Association of Exclusive Buyer Agents, whose Web site (www.naeba.com) can help you find a buyer agent near you who pledges to help you get the best deal possible and has no ties to sellers' agents; many even work on a fee structure rather than on commission. Page 1 | 2 Consumer Action Archive To license this content, click here ADVERTISEMENTS Click here to get your FREE report -- The Motley Fools´ 2 Top Picks. 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Foreclosure Property

Investing in Pre-foreclosures and Foreclosed Property THE SOURCE FOR INFORMATION ON FORECLOSURE OUR MOST POPULAR PAGES Bank Foreclosures - REO Pre-Foreclosure Homes Foreclosure Help Foreclosures Discussion Real Estate Investing Sites FORECLOSURE ARTICLES Ready to Invest? Foreclosure Investing 101 Foreclosure Investing 111 Buying at Trustee's Sale Finding Foreclosures Determining Property Value Real Estate Foreclosures FORECLOSURE RESOURCES CA Foreclosure Time-Line Investment Tools Sources for Comps CA County Resources Real Estate Definitions INFORMATION & LINKS Foreclosure Industry Links Avoiding Foreclosure Scams Equity Buyout Scams Trustees and Posting Co.'s "How To" Information Curb Appeal Importance HOME MAIL Investing in Pre-foreclosures and Foreclosed Property Would you buy a house for $150,000 if you could buy the house next door in the same condition for $100,000? If you are a smart investor, I'm going to bet you wouldn't. If you are just beginning as an investor and need information, how are you going to get it and how much are you going to pay? THE SAME CONCEPT APPLIES! You can easily get a basic understanding of the stages of foreclosure, how to purchase property at each stage of the process and ways to obtain financing for your purchase for free or at a very nominal cost. Libraries, bookstores and many websites all offer free or low cost information. Obtain the basic information, read it once, then continue reading it until you KNOW all the material. Your success is not going to be handed to you, you have to become an authority on the investment approach you choose. The confidence and knowledge you will obtain are essential keys to success. No seminar or course costing hundreds or thousands of dollars will put the confidence and knowledge in your mind, YOU have to make the decision and effort to get it there. THERE ARE NO SHORTCUTS! Seminars Books and Courses Cash Investors Personal Counselors Recommendations Avoiding Scams Seminars An easy way to spend a lot of money. The personal motivation inspired by the speaker will always last long enough to provide you time to buy the books or courses. If you are truly motivated to become an investor, you don't need a seminar. On a positive note, if you are an active investor and have already bought a course to increase your knowledge, a seminar is one way to allow the author or presenter to expand on their printed material. TOP Books and Courses Available at Libraries, Bookstores and Websites. Balance the cost against the information presented. You can't really argue the benefits of a twenty dollar book against a seventy dollar book, both undoubtedly have good points and bad points. Try to find the most appropriate information for your situation at a reasonable price. Courses costing hundreds of dollars or more should not be purchased by a new investor. When you have the basics down solid and want additional information or specialized information, then consider additional courses. Remember, your success will not be determined by the size of your library, but by your motivation and knowledge. TOP Cash Investors Take our course, we'll back you up financially! Great sales pitch and I'm sure it would happen if the property could be purchased cheap enough, but anyone can find a cash investor. The hardest part is finding the property. You don't know any cash investors? Look in your local Yellow Pages under Real Estate Loans. Look for ads that say "All Credit" or "Any Credit", typically these are hard money lenders(cash lenders) who have investment money. Can't find any? Look in your local newspaper for real estate ads saying "We Buy Houses", these will often be cash investors. Still can't find any? Look in your local legal newspaper for Notices of Sale. A location will be listed where properties in foreclosure are going to be auctioned off. Go to the location at the time specified and talk to the investors who show up. These are investors used to dealing with properties in foreclosure, find out their requirements, get phone numbers and you are all set. TOP Personal Counselors Sign up with us and we'll provide one-on-one help for as long as you need it. Oh, I'm sure they have experienced investors just sitting around waiting for the phone to ring. There are newsgroups where you can have your questions answered, but your best source of help is going to be investment clubs. Clubs are comprised of local investors who will share information and resources with you. They will have a good grasp on area values and should be able to help you more than anyone else. Plus, if you haven't found a cash investor yet, this is a good place to find one or get referred to one. Look in the Yellow Pages under "Clubs","Associations","Real Estate" or various web sites have lists. TOP Recommendations Take a deep breath, relax and plan your success. You'll need information, resources and knowledge. Find a local investment club, ask where and when they meet, go to all the meetings, absorb everything you can and make contacts. Evaluate the books and information you have seen, pick a source and start reading. Follow the web site discussion groups, print articles that have resources or solid information and save them. Read all the articles you can find on different web pages, it will add to your knowledge. Consider completing a Real Estate Licensing Program Many established real estate companies provide subsidized Real Estate Licensing School. If you do not have a background in real estate, this is a fairly inexpensive way to get an education regarding the technical processes involved, what is necessary to sell a home plus all sorts of additional knowledge. Many companies charge a higher fee if you do not get your license and work for their company, so be sure to shop, an independent school might be cheaper. Look in the Yellow Pages under Real Estate Schools. Keep in mind that if you actually obtain your real estate license, you have different legal considerations than if you are unlicensed. Even if you don't actively sell property full-time, when licensed, you are considered a real estate professional. Go to Open Houses Every weekend houses are held open by Realtors. Go to all the open houses in your area every weekend. You'll learn what sells, what doesn't, what the price ranges are in different areas and start to build a knowledge base of property in your area. It takes gasoline and time, but it's the best way to get a feel for what values are in a given area. Build your Resource File Organize your information and file it. Individual properties will come and go, but six months from now, you don't want to find a property that suits a cash investor's requirements and discover that you cannot find the investor's phone number. Or you were supposed to check back with a property owner this week, but you can't find the paperwork and don't remember the address. The only way to keep track of everything is to have organized files that you use. Understand it doesn't happen overnight. Honestly, the first few times you try to put a transaction together, I would expect problems. It's part of the education process. As long as you don't make the same mistakes again, you'll only get better at what you do. Education is the first big hurdle, the second one is experience, and there's only one way to get that. To just do it. TOP When everything is looked at, MOTIVATION is the base for all of it. You have to be motivated to get the education, you have to be motivated to get the experience and you especially have to be motivated to keep on doing it through the times where nothing seems to be going right. ARE YOU MOTIVATED?

Real Estate Broker and

NYS DOS, Real Estate Professional Page NYS Department of State Division of Licensing Services F requently A sked Q uestions Applicants for Real Estate Broker and Salesperson Licensure Do I need to be licensed? Generally, Article 12-A of the Real Property Law provides that anyone who, on behalf of another and for a fee, 1) negotiates a sale, exchange or rental of real property, 2) collects rent, or 3) negotiates a commercial loan secured by a mortgage must be licensed as a real estate broker. What is the difference between a real estate broker and a real estate salesperson? A real estate broker is responsible for the supervision and conduct of the real estate brokerage business. He or she applies for and holds the license on behalf of the brokerage. This person is known as the "representative broker." A real estate salesperson works for and is supervised by the representative broker. The salesperson acts as the representative broker's agent. All listings, although perhaps negotiated by a salesperson, are accepted by the representative broker. How do I become a real estate salesperson or broker? In order to qualify for licensure as a real estate salesperson, an applicant must have satisfactorily completed a 45 hour salesperson qualifying education course in real estate approved by the Secretary of State, and have passed a qualifying examination administered by the Department. In order to qualify for licensure as a real estate broker, an applicant must have at least one year of experience as a licensed real estate salesperson or at least two years of experience in the general real estate field (e.g., buying and selling your own property, managing property owned by your employer), have satisfactorily completed both the qualifying salesperson course of 45 hours and an additional 45 hour real estate broker course as approved by the Secretary of State, and have passed a qualifying examination administered by the Department. Who licenses mortgage brokers? Anyone who negotiates or attempts to negotiate any mortgage loan other than a mortgage loan on residential property, in the state of New York, is required to be licensed as real estate broker, or as a salesperson associated with a real estate broker. This license is issued by the NYS Department of State. To negotiate a mortgage loan on residential property (one to four family building) registration with the New York State Banking Department is required. If I am a real estate management company, do I need a real estate broker's license? That depends on what services you provide. If you collect rent or place tenants in vacant spaces on behalf of your landlord client, the answer is yes. If, on the other hand, your services are strictly maintenance, the answer is no. you are not acting as a fiduciary (not handling another person's money). Whom do I call if I am not sure whether I completed my 22.5 hours of continuing education during my license term? Contact the school(s) you attended. Schools are required by law to maintain course completion records for three years. You may request duplicate certificates from the school(s) in the event you are audited. In order to renew my salesperson license, I completed the 45-hour broker qualifying course. Can I apply the extra 22.5 hours to my next license term? No. The law clearly states that continuing education must be completed within each license term. I could not complete the continuing education, but I wish to renew my license anyway. Can I apply for an extension? Please refer to §177.6 in the real estate law booklet. Extensions will only be granted in bona fide hardship cases. You must submit the following, preferably prior to your license expiration: a written request for the extension, completed renewal form, fee, and original documentation demonstrating your hardship; i.e. , medical documentation. I think I might be exempt, but I am not sure when I originally became licensed. Can you tell me when I was first licensed? No. The Department of State only maintains seven years of real estate records. You may possibly determine your original date of licensure if you know when you completed the salesperson course and how long it took you after completing the course to apply for your license. What happens if I do not complete my continuing education and don't renew my license? If you do not renew your license, you cannot conduct any real estate activities that require a New York State real estate license in accordance with Article 12-A of the Real Property Law. There are no grace periods that allow you to continue working while not licensed. You have two years from the date your license expires to renew your license. If you fail to renew within that period, you will be required to pass the state written examination. No continuing education will be required to repeat the licensing process again. When you submit your new salesperson application, you must include the following: your new examination results, application fee, and a copy of your expired license/pocket card or ORIGINAL proof of completing the salesperson course. If possible, it is better to submit original proof of your salesperson course. If you do not have an original certificate, then call the school where you took the course to request another certificate. If you are applying for your broker's license, you must submit ORIGINAL proof of your 45-hour salesperson course and 45-hour broker course, or a copy of your expired broker's license. How do I obtain a waiver from the 45-hour salesperson or 90-hour broker course requirement? You must submit a written request stating the waiver you are applying for along with ORIGINAL proof of course completion, a detailed outline listing topics and hours, and a course description. We only review prelicensing courses from other states that were completed in a classroom setting. (No home-study/correspondence courses.) The prelicensing salesperson's course must be at least 45 hours of classroom instruction and the broker's course, 90 hours. In addition, if you have graduated with a Master's Degree with a concentration in real estate, you may qualify for a 90-hour waiver of the qualifying courses. Please submit an official transcript with your waiver request. If you are granted a waiver, you will receive the waiver letter, the license application, real estate law booklet, and examination schedules. When you are ready to apply for your license, please submit the ORIGINAL waiver letter with your application, fee, passed examination results, and any other required documents. I have been a real estate licensee for many years. Am I exempt from the continuing education requirements? Article 12A statutorily requires all real estate brokers and salespeople to complete 22½ hours of Department of State approved education within their two-year license period prior to the date of expiration. The law does provide for an exemption from this requirement for a real estate broker who has 15 consecutive years of combined licensure as a salesperson and a broker and who is actively engaged in the real estate business as a real estate broker at the time of renewal, or an admitted NYS attorney. Where do I get more detailed information? You may access pertinent law and regulations, applications and exam schedules from this website. You may also request this or other information by calling a Division of Licensing Services customer service representative at (518) 474-4429 or by writing to: New York State Department of State Division of Licensing Services 84 Holland Avenue Albany, New York 12208-3490 [ NYS Department of State Home Page ] [ Licensing Services Menu ] [ Real Estate Professionals Page ]

Sell House

How To Sell a House and Other Real Estate - Home Selling Advice  You are here: About > Home & Garden > Home Buying / Selling > How To Sell a House Home & Garden Home Buying / Selling Essentials 10 Things Home Buyers Shouldn't Do Best Tips for First Time Home Buyers "Must-Do" Tasks Before You Sell How to Buy a Home, Step by Step For Sale by Owner Advice Articles & Resources How To Buy a Home How To Sell a House Celebrity & Historic Credit Reports & Scores Design & Remodel Home Maintenance Inspections & Appraisals Investing & Foreclosures Modular & Manufactured Mold, Radon, Lead, etc. Mortgage Advice Moving & Relocation Real Estate Careers Real Estate For Sale Vacation Homes Buyer's Guide Before You Buy Top Picks Home Buying Books Foreclosure Books Mortgage Books Product Reviews Forums Help FREE Newsletter Sign Up Now for the Home Buying / Selling newsletter! See Online Courses   Search Home Buying / Selling > How To Sell a House How To Sell a House and Other Real Estate Tips and tutorials to help you sell a home or other real estate. Home selling advice that helps you sell your house faster and for the best price. This information is for home sellers who choose to employ a real estate agency as well as for sellers who prefer to sell by owner. Subtopics Choose a Listing Agent (4) Market Value (4) Escrow and Closing @ Offers and Contracts @ Facts About Surveys and Deeds @ Property Disclosure (6) Getting it Ready to Sell (5) Real Estate Forms (5) Articles & Resources Sort By : Guide Picks | Alphabetical | Recent 10 Steps You Should Take Before You Sell Your Home Are you planning to sell your house? Be sure to take these important steps before you list the home with an agent or market it yourself. You can make your real estate transaction go more smoothly if you pay attention to these home selling essentials. 10 Ways to Make Home Buyers Hate Your House There's a common thread that runs among nearly everyone who is buying a home--most home buyers will quickly turn around and walk out your door if they detect one of these problems. Make sure your house is free and clear of these hot spots before you put it on the market. Home Selling Advice for For Sale By Owner Sellers Home sellers, are you going the for sale by owner route? You'll have lots to contend with during the real estate transaction, but these tips help you take actions to protect your interests and have a trouble free closing. Passing Your Home Inspection Nearly all home buyers will hire a professional home inspector to inspect your home before they go to closing. Is your home ready? Here are several hot-spots that worry buyers the most. Showing Your House to Potential Home Buyers You've completed all of your home selling tasks and now it's time for buyers to come and take a look. Do you know how to handle showings? Many of the basic showing how tos are the same, no matter whether you are selling the home by owner or using a real estate agent. What if Your House Needs Repairs? Do you really understand every clause within the contract you just signed? I've found that repair issues are one of the least understood parts of a home sales contract. It's a misunderstanding that can cause you lots of headaches--and money. Get the facts before you sign. How To Measure Residential Square Footage Each year, lawsuits are filed by home buyers who discover that their new home's square footage is not the figure stated in advertising. Real estate agents and for sale by owner sellers can reduce their risks of lawsuit by knowing how to accurately calculate residential square footage. Top Reasons Why Good Houses Don't Sell Don't let your house sit on the market because it falls into one of these categories. eCourse - How To Sell a House This eCourse takes you step-by-step through the process of selling a house. Sign up and you'll receive a newsletter once each week until all materials are covered, giving you plenty of time between lessons to make decisions and sort out your home selling options. Should You Allow the Buyer to Move in Before Closing? During the home selling process sellers are sometimes asked to agree to give the buyers possession of the home before closing. Learn the pros and cons of a buyer possession before closing agreement.        Topic Index | Email to a Friend Our Story | Be a Guide | Advertising Info | Work at About | Site Map | Icons | Help User Agreement | Ethics Policy | Patent Info. | Privacy Policy | Kids' Privacy Policy ©2005 About, Inc., A part of the New York Times Company . All rights reserved. Around About Oprah's Life Vacation Ideas Shop Safely Online VIDEO: Craft Rooms VIDEO: Christmas Traditions What's Hot Coping with Unethical People How To Buy Land Real Estate Appraisal Before You Buy a Log Home Package Home Buying / Selling - GuideReviews Headlines Getting Ready to Sell Your House Guests and lots of activities make it difficult to show... Before You Buy Gas Logs Gas logs are growing in popularity every year, so manufacturers... Pros and Cons of Becoming a Real Estate Agent You've decided you want to become a real estate agent,... Step-by-Step Directions Help You Measure Square Footage Each year, home owners discover that their new home's square...

Real Estate Loan

Century 21 Real Estate: home buying, home selling, financing and property listings. español Put My Century 21 to work for you, simply register your email address and create a password. Once you're registered, you'll be able to • save property descriptions • store your search criteria • file agent information • build a custom library Find out more or register now! Already registered? Sign in . -- Welcome to Century 21 Real Estate Century 21 Real Estate is your online resource for home buying, home selling, financing and property listings. Whether it's a house, condo, or any other type of property, we can assist you with your real estate needs. Search for Properties Looking to buy a new home, condo or any other property? Search thousands of properties in our real estate listings. Search Property Listings » First Time Homebuyers Guide » View Our Buyer Service Pledge » International Century 21 Real Estate LLC is part of the largest real estate referral network in the world - with over 110,000 brokers and sales associates in over 30 countries and territories. Access our world offices today» Sell a Property Let our real estate agents create a customized marketing plan to sell your property. List your Property » View Our Seller Service Pledge » View Mortgage Rates View current mortgage rates, apply for a home equity loan, crunch numbers with home mortgage calculators and more! Apply for a Mortgage Now» Use Our Mortgage Calculators » Find an Office or Agent Find and contact a CENTURY 21 Office or Agent to handle your real estate needs. Find an Office or Agent » Quick Vote! Your vote counts! Let us Know Where do you spend the most time? Bedroom Living Room Kitchen Bathroom Dining Room ©2005 Century 21 Real Estate LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each CENTURY 21 Office Is Independently Owned And Operated. All rights reserved. Information appearing on this site has been produced by or obtained primarily from Century 21 Real Estate LLC and its representatives and from CENTURY 21 franchisees. Century 21 Real Estate LLC is not responsible for the accuracy or completeness of the broker information, sales associate information, listing information or other information provided by our franchisees appearing on or through this site. Such information has been provided by independent third parties who are solely responsible for such content. Certain conditions and restrictions apply to System promotions. Terms and Conditions of Use.