In 1990 the National Association of Realtors (NAR) changed this misconception by creating the Mandatory Agency Disclosure form. The agent you select when you want to explore purchasing a home is now REQUIRED to tell you that she/he is either a Seller's Agent or a Buyer's Agent. If a Buyer's Agent, they will ask you to sign a Buyer's Agent Agreement.

The buyer’s agent is compensated from the proceeds of the home sale. In a For Sale By Owner it is necessary to negotiate directly.

A buyer’s agent offers the purchaser the following benefits:

• Help the buyer find properties that fit their needs.
• Help the buyer determine how much they can afford and show them properties within that price range.
• Advise the buyer when making an offer on a particular property.
• Prepare a Market Analysis for the home a buyer is interested in purchasing to determine the best price and terms to offer.
• Present the offer to the seller on the buyer’s behalf.
• Negotiate on the buyers behalf.
• Review and explain all documents to the buyer.
• Provide lists and recommendations for qualified vendors if needed (i.e. movers, home inspectors, carpenters, etc.)
• Arrange for property inspections once an offer is accepted.
• After inspections, confirm that needed repairs have been completed.
• Work closely with mortgage broker and seller’s agent throughout the process to make sure everything is progressing smoothly.
• Before closing, review HUD-1 settlement for accuracy and help answer any questions for the buyer.
• Retain strict confidentiality in every aspect of the transaction.

In more detail, my job is to search the complete Multiple Listing Service (MLS) inventory available on the market, including For Sale by Owners (FSBOs) and homes that are not on the market. I have absolutely no allegiance to any seller, serving only the buyer. My task is to find the home that best suits the wants and needs of my buyer clients at the best possible terms and advantage. It doesn't matter how long that process takes --- 1 month, 6 months, 3 years. I will represent you 100% until your goal is achieved.

When a home is found that best matches your criteria, the next step is to research everything possible about the home that may affect your enjoyment of that home. I investigate the seller's situation, neighborhood quirks and any concerns that you may have. All the compiled data is studied in order to give a clearer picture of the home being considered. If the information gathered proves favorable, a sales evaluation is made of comparable properties in the area. You can now make a reasonably informed decision on whether or not to pursue the home.

I will counsel you on what to can expect during the negotiation process in terms of price, and if you wish to continue, an Offer To Purchase strategy is formed and an Offer To Purchase is presented to the seller. As a Buyer's Agent, my intent is to create the best possible advantage for you prior to closing by getting as many contingencies, terms and conditions beneficial to you agreed upon during the Offer To Purchase phase of negotiations.

The partnership between you and I will help keep you well informed and empower your Oshkosh real estate decision-making. As a result, you become comfortable with any decision you make, even if you decide not to buy. I recognize that this is probably the largest investment decision you will make and I do not take my responsibility lightly.

After the seller accepts an Offer To Purchase we will enter the next phase of the purchase process. I recommend the professional services necessary to conduct all the various inspections that may be necessary as well as any other contingencies that you may face. I will advocate on your behalf to the seller those items found defective that you and I feel are the responsibility of the seller to repair or replace. Subsequently, credits or price reductions are negotiated or we may elect to terminate the contract with no harm to either party.

Please feel free to ask any and all questions during our first meeting. I am focused on being your partner in realizing your dream of owning a home in the beautiful neighborhoods of East-Side, South-Side and University. My exclusive goal is to make this the best real estate experience you have ever had.

My guarantee:

1. Access to all homes on the market including those listed with the Multiple Listing Service (MLS), For Sale By Owner (FSBO), and Internet homes.
2. You will see only homes in the price range you request because I am working for YOU!
3. You will only be shown homes that meet the criteria you specify, since I do not have listed properties for sale I don't have to steer you to those properties first. Should a friend or family member of mine ask that I list their home, I will NEVER serve as an agent for the buyer of that home.
4. I will point out any problems I might see or suspect as a potential problem when showing you homes.
5. You will be advised of proposed road construction, flood plains, air traffic patterns, septic tank concerns, environmental hazards and much more.
6. You will be shown what other homes have sold for in the neighborhood you are considering to determine if the subject home is a good buy or over priced.
7. You will receive my expert opinion about what would be a good price to pay for the home.
8. I will negotiate to get you the best price and terms. I will not hesitate to suggest walking away from the deal if the seller will not be reasonable in their negotiations and price demands, or if the seller refuses to do the necessary repairs after the home inspection has been completed.
9. I am knowledgeable about potential problems that could arise from contract to closing, and I will steer you around them for a smooth and stress free closing.
10. After closing I will always be one phone call or email away. Our relationship does not end when the final document is signed. I will continue to serve you AND anyone you refer my way.

Again - Who Pays the Buyers Agent?

In 95% of all home purchases the seller pays the commission. In the other 5% I will negotiate with the seller (usually For Sale By Owner) so that you’ll have professional, knowledgeable representation at no cost to you.