Hello!

I posted this in the "Buying" forum but it seems like it might be better suited for here.

I've got all my funding in line and am ready to buy a house!
I've spent the last year doing lots of leg work and lets just say i've got it all done. I know the house i want as well as the terms I want it at (price, who pays closing costs, appliances, etc.).

I was going to do all the negotiating myself but have recently been told that hiring a real estate agent can cost me nothing because they typically have a cut negotiated with the seller's real estate agent. I thought this was excellent! I know exactly what I want and and I can bring in a professional at the very end to get the best chance of getting it for no extra costs. But my question is since I've done all the work and am pretty much giving someone a sell can I ask an agent to pay me some of their commission? Is this allowed?

Or if i do end up negotiating myself what kind of things can i bring up to get the seller to lower their selling price? I will be negotiating with a new development.

Is this house for sale by the owner, or does the owner have it listed with an agent?

Hmm... The house is in a new community. They have their own sales team in that community. I'm pretty sure the same company that builds the houses does the listing.

I walked through their houses over year ago. But I am yet to go to the sales team since i've gotten funding a few days ago to talk about the houses nor have I narrowed it down to one house.

Okay, so basically you can work with a member of their sales team who is a licensee (a real estate agent) to buy the house of your choice, correct? If true, is there any reason why you would be hesitant to do that now that you have your funding in place?

I suppose the only reason is because the floor plan i'm leaning towards needs to be neogiated down a bit. My thought process is the best way to get it negotiated to where I want it is to have a professional do the negotiating for me...

Okay, so you've at least talked to a member of the sales team at the development, is that right? You got some information from them, right? And if so, how long ago was that? Not that time makes any difference, but I'm curious.

about a year ago I was looking around for houses with my wife for fun I suppose. We stopped into their office a few times and talked to their sales rep to get the info on their community.

The last few days i've visited their website to look at their floor plans and price as well as to get reacquianted with everything they offer (warranties, appliances, custom choices, etc.)

Typically the seller is paying the commission not you. If you are buying from a person who is doing a "For Sale by Owner" they are not doing it that way so they can sell it you for a cheaper price. They are doing it so that they can pocket the savings. When there is a buyer's agent involeved then the commission is split between the buyer and seller agent, if their is no buyers agent then the sellers agent becomes a dual agent and gets the full commission, no split. In other words, it is unlikely that you will save anything by not having a buyers agent by your side. In fact, without one you may pay even more since the only licensed individuals involved in the transaction will be contracturally obligated to represent the best interests of the seller. If you want to attempt to get part of the buyers agents commission you can try, but I doubt you'll be very succesful. I for one would not represent you under those terms. There is much more work involved than just presenting an offer. Do yourself a favor, get an agent and let them work for you. If you are so tight that you hate the fact that anybody is getting paid, then go to school and get your own real estate license. Try working out that same arrangement with a lawyer, doctor, or accountant. I get so tired of buyers and sellers who want us agents to bend over backwards to look out for their interests and negotiate the best buy for them but don't want to pay us for our services.

If you gave your name to the sales staff at the builders office than it is doubtful the builder will pay your agent's commission at this point. If your agent had introduced you to the builder then the builder would pay the commission.

If the builder already knows who you are, even from a year ago, and you bring in an agent now you might have to pay that agent, especially if they make you sign an exclusive buyer agency agreement which requires you to cover any commission not covered by the seller.

Be careful what you sign.

I think this is the best answer now that we know the OP has actually visited the sales office in the past.

There are few, if any developers in my market. In "bubble" days there were more, and as I recall, an agent could fax buyer information to the sales office, or drop it off, or bring a prospect in, and if a transaction resulted, a commission would be paid. So, most usually, the buyer was turned over to the sales rep who knew all the incentives, upgrades, etc., and would work with the buyer. One small developer that remains says send your buyers to me and I'll pay you 3%. Seems to work fine.

Does that constitute a Listing Agreement in your Jurisdiction ?

No, of course not.

LOL, nobody can "make" you sign such an agreement. since you located the property yourself and have arranged financing, a buyer agency agreement would be pointless.

**you do NOT need a buyer agency agreement in order for the agent submitting your offer to represent you ONLY.

all you need is an agent willing to submit an offer for you.