Lake Keowee Real Estate —  Using a Buyer's Agent

Why should you use a Buyer's Agent? To have a Professional on Your Side.

Buyer’s Agent = Only the Buyer’s Interest at Heart

Let Carol work on your behalf, providing independent representation to help you find, evaluate, and negotiate for your Lake Keowee property in the community that best suits your investment portfolio and your family’s lifestyle. Working through a Buyer’s Agent will not cost you more than going directly to the developer, and it may save you money. Allow me the privilege of showing you homes or land in our pristine lake communities, providing objective advice, that will best suit your family’s needs.

A Buyer's Agent represents only the interests of her buyer clients. If you don't have a written Buyer's Agency contract, the agent working with you is the seller's agent, not yours, and he is required by law to represent the seller's interests. That includes revealing to that seller any confidential information you might have accidentally mentioned!

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Buyer Value Proposition

A Buyer's Agent can advise you on contingencies to add to an offer. For example, I might advise you to get an excavator's opinion on the costs to prepare a lot for a foundation if it looks like it may be expensive. Would a listing agent do that? Probably not. It is the listing agent's job to protect the interests of his client, not your interests. If you give me the priviledge of being your Buyer's Agent then I can work totally on your behalf!

These are the Top Ten service areas we provide to buyers.

  1. Work with you to analyze your wants and needs so you get a clear picture of your ideal home or land. This will save you a lot of time and effort (not to mention driving around).
  2. If you plan on financing, we help you get the process started and find you the best deal.
  3. Provide community information.
  4. Organize and schedule a property search process, including updated listing information and showings.
  5. When making an offer, provide comparable property information (if any) to help you establish true market value. Complete all needed paperwork. Advise on terms and conditions.
  6. Present the offer and negotiate.
  7. After you select vendors (home inspectors, attorney, pest control, etc.) coordinate and schedule their work.
  8. Prepare for the closing, including consultation and ensuring documents are prepared.
  9. Review closing documents and resolving last-minute issues, then completing the closing.
  10. Assist with post-closing issues, if any.
Pattersons receiving Broker of the Year award at Trillium in Cashiers, NC

Doug & Carol Patterson received Trillium's Preferred Brokers of the Year award for 2004. They were the high-selling brokers from the Cashiers-Highlands area.

Buyers found thier independent representation as Exclusive Buyers' Agents valuable.

Trillium is a private 2,000 acre Lake community, with a 4½ star Golf Digest rated course, in the Blue Ridge Mountains in the Cashiers-Highlands area of NC. Doug and Carol were REALTORS® in Cashiers and the SC lakes for many years before deciding to specialize in Lake Keowee, and can refer you to top agents in Cashiers if you want the best of both worlds.

Being an unrepresented real estate buyer isn't much more comforting than being unrepresented in court. You have four options when buying real estate:

  1. Deal with the seller's agent (sub-agency). Obviously, you can't count on the seller's agent to help you get a good deal. He has a legal obligation to get the best deal for his client, which means the worst deal for you. Also, regardless of what some buyers think, you don't get a reduction in commission by going to the seller's agent; the seller determines the commission amount. Not using a REALTOR® can actually costs you thousands more.
  2. Buy directly from an unrepresented seller: For Sale By Owner (FSBO). This is truly flying blind for both buyer and seller. The seller has no firm basis for the price he's asking, and you don't have guidance on what to offer. He doesn't want to pay commission, and you expect to get a discount from him for that reason. There is nobody to guide you through the required forms and contracts. You probably end up paying too much.
  3. Use a REALTOR® as a dual agent. This is an agent who represents both buyer and seller. You get help with all the paperwork and inspections, but no negotiating assistance and no advice. This agent must protect both parties without putting the interests of one above the other. Depending on your experience you may be comfortable with this option. Confidentiality is maintained for both parties.
  4. Use a REALTOR® as a buyer's agent. You get advice, negotiating power, and help through all the paperwork and inspections. This agent works for you only, and you don't pay extra for this service.

Understanding Agency

Understanding agency simply means knowing who works for you and who doesn't. Knowing the difference can mean money in your pocket. The South Carolina Real Estate Commission wants you to know how agency relationships work between agents and the public. To that end they have published a short brochure that explains the different types of agency relationships available. I will present and explain this brochure to you at our first meeting, or by phone and email if needed.

You can download the Agency brochure from the South Carolina Real Estate Commission.

Protect Your Interests!

As a buyer your mindset will be different than when you are selling. Once you have decided to make a serious offer on a property, there are things you must do to make sure you are getting a good property at a fair price. These things are not required by law, but are essential to make sure you don't make a $500,000 mistake. Remember that no house or lot is perfect, so don't demand perfection before you'll make an offer. High expectations often kill good deals. That's why we have contract contingencies and inspections.

  1. Get a survey. Know what land you are buying. Sometimes what you think you see is not nearly what you get.
  2. Get a home inspection, including a septic test. There could be invisible problems.
  3. Get an appraisal - even if you are paying cash. You may want to sell this property some day - hopefully for a profit. Remember, you make your money when you buy, not when you sell.
  4. Have a REALTOR® represent you with a written Buyer Agency contract. Remember, if the agent working with you doesn't represent you by contract, she works for the seller.
  5. The seller wants to know you are a serious buyer before taking his property off the market for you, so be sure that you have a lender who has money to lend. In today's banking environment some do not.