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By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 3
  At what point does one reach the level of professional in the field of real estate? Here’s my story. The Province of New Brunswick first issued a real estate license to me in January 1975. Back then I learned the fundamentals of real estate. Through the years I’ve added credentials and knowledge. Let’s look at some criteria for “professional”.   Criteria for professionals may include: Excellent skills related to the profession. Expert and specialized knowledge in their field. A professional is an expert who is a master in a specific field. High quality work in, for instance: administration, consultancy, creations, marketing, presentations, research, services, or other field endeavours. A high standard of professional ethics and work activities while carrying out one's profession. A pr...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  Buyers ask: I stopped into an open house and the host asked for information from me. How much should I tell them?A - You should reveal as little as possible about yourself or your interest in their property or even your opinion of their property. Assuming that you could become interested in their property, even small details you reveal in conversation could put you at a disadvantage in purchase negotiations. I viewed a property ad online. Should I call the number or email to ask questions?A - Confidentiality is a big buyer advantage. Use your own real estate representative to protect your information. A buyer’s representative can get answers to questions without revealing any information about you. (see answer above) How is confidentiality important?Here is just one of many examples o...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
Buyers have the right to: single agency representation by a real estate agent. full representation from their real estate agent undivided loyalty from their real estate agent. confidentiality of information revealed to their real estate agent. disclosure of how and how much their agent is compensated. protection of their best interests by their real estate agent. review any written representation agreement decline any offer of double / dual agency representation, limited or otherwise. notification of all property listings meeting their criteria as they come on the market. receive a market price comparison analysis prepared by their agent for any property they decide to offer on and prior to signing an offer. disclosure before signing an offer regarding all available property informatio...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
Undivided Loyalty to the Client over the Real Estate Brand or Franchise   Undivided Loyalty is my value proposition to potential real estate clients. “You will receive my full and undivided loyalty throughout your real estate transaction.“ Undivided loyalty means full representation. Undivided loyalty means no double agency or limited representation. Undivided loyalty means no collusion with co-workers. Undivided loyalty means no doubling up on the transaction. Undivided loyalty means the client comes before the brand. The benefit to a client of undivided loyalty is comfort in the fact that someone is accountable for fully protecting the client’s best interests throughout the real estate process, from beginning to completion.   Do you value undivided loyalty? Because if you place little...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  Many Offer Help - Fewer Offer Full Representation Real Estate Services   When dealing with one of life’s most expensive personal investments, would you prefer help or representation?   I’m not referring to those expensive personal investments, children. I’m referring to housing. Many people including real estate licensees will offer consumers help with their residential real estate transaction. However few helpers will agree to be responsible for full representation and undivided loyalty throughout the real estate process.   Family and friends may offer help. Unlicensed real estate services may offer help. The world wide web offers help 24/7/365. However who is willing to take full responsibility for representing your best interests?   A few real estate lawyers offer full representati...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  A Buyer’s Market is a Smart Time to Move Up the Housing Ladder Maybe it’s a need for more space to accommodate a growing family. Maybe it’s the high heating bills for that old starter home you purchased a few years ago. Whatever your motivation for considering a move up the housing ladder, think about this. A buyer's market is a smart time to move up the housing ladder.   In a buyer’s market you may have to settle for 5% less for your lower priced dwelling. Now in the same market you should be able to negotiate a 5% a reduction in a higher price range dwelling. And depending on the number of rungs you are moving up the ladder, the net dollars can be considerable.   And in the case of also moving up the energy efficiency ladder, it may cost you no more to heat your newer dwelling than ...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 2
  Agency Fiduciary Duties - Can Fairness Replace Loyalty? Two fiduciary duties owed to a client (principal) in a real estate agency relationship are full disclosure and undivided loyalty. In a single agency relationship there should be no problem satisfying both duties. In a double agency relationship a real estate licensee can certainly provide full disclosure to both buyer and seller. However in a double agency relationship it is impossible to provide undivided loyalty to both parties. I find many real estate licensees bemoaning the lack of client loyalty in some of their agent - client relationships. Yet these same licensees believe it perfectly acceptable to ask seller and buyer clients to waive their right to undivided loyalty by signing a double agency agreement. Typically these d...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  Agreement of Purchase and Sale - Insurance Clause Q&A The Agreement of Purchase and Sale form approved by the New Brunswick Real Estate Association for use by its members offers Buyers the choice of a condition upon property insurance. 6. INSURANCEThis offer (_) IS or (_) IS NOT conditional on the Buyer obtaining insurance for the Property satisfactory to the Buyer. The Buyer must deliver written notice to the Seller no later than _______ on the _________ day of _________________________________ , 20____, that this condition is fulfilled or this Agreement becomes null and void. The Seller agrees to co‐operate in providing access to the Property as required for the fulfillment of this condition. Buyers sometimes ask about this condition and here are some answers: This condition protect...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  Full Representation in Single Agency Means Saying NO to Double Agency When I agree to represent a seller client it’s made clear that I have a single agency representation policy. I also explain that if an unrepresented consumer calls me about the seller client's property, I inform the consumer that I represent the seller. One of the first things I ask a consumer who calls on a property I have listed is: Are they currently represented by a real estate licensee? If the consumer says yes then I suggest they contact their representative about the property. If the consumer confirms they are unrepresented, I explain how they will be treated as a customer regarding any property which I have listed. I explain that my single agency policy means if the unrepresented consumer wants representatio...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 2
  Agreement of Purchase and Sale - Water Test Clause Q&A The Agreement of Purchase and Sale form approved by the New Brunswick Real Estate Association for use by its members offers Buyers the choice of requiring a water test. 7. WATER TESTThe Buyer (_) DOES or (_) DOES NOT require the water supply to be tested for:(_) potability (E.coli / Coliform) (_) any additional criteria (chemical / mineral): _________________If the results of such testing fail to meet the Guidelines for Canadian Drinking Water Quality or any additional criteria as specified, the Buyer may terminate this Agreement by delivering written notice to the Seller or the Seller’s Agent on or before the ______ day of ___________________ , 20____ upon which this Agreement becomes null and void. Buyers ask about this clause a...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  The Agreement of Purchase and Sale form approved by the New Brunswick Real Estate Association for use by its members offers Buyers a choice of requiring an inspection of the property or not. 5. INSPECTIONThe Buyer (_) DOES or (_) DOES NOT require an inspection of the Property. The Buyer is urged to carefully inspect the Property and may, if desired, have the Property inspected at the Buyer’s expense. If the results of the inspection are not satisfactory to the Buyer, the Buyer may terminate this Agreement by delivering written notice to the Seller or the Seller’s Agent on or before the _____ day of _______________________________ , 20____ , upon which this Agreement becomes null and void. Buyers as well as Sellers often ask what this clause means and here are my answers: The Buyer's r...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 3
  Real estate consumer, may I suggest you take time to reflect before consenting to double agency. When you began your real estate relationship with a licensee, were your led to believe you would receive full service, full representation and full disclosure? If your answer is no then no need to read further.However if yes is your answer, then read on. Ask youself how you feel now that your real estate licensee, in whom you've confided and placed your trust, is encouraging you to accept something less than full representation. If you feel that full representation and undivided loyalty are not that important to you the no need to read further.If you feel you will be getting less out of the real estate relationship than you bargained for then stop.If you feel you've been misled by a wolf i...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  The real estate industry is regulated by the Real Estate Agents Act, together with private legislation (An Act to Incorporate the New Brunswick Real Estate Association), which is administered by the industry through its Association.There are four classes of licenses issued by Consumer Affairs under the Real Estate Agents Act. Any company or individual that is in the business of trading in real estate, as defined by the Act, is required to license. Applicants must submit the proper application form and fees, as well as a surety bond.An agent's license is issued to the corporate body, partnership or individual who is legally responsible for contracts, financial accountability, advertising, sales representatives and other matters respecting the trading in real estate.The Real Estate Agen...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 0
  Dear Seller Client,As your real estate Agent I ask that you complete a residential Property Disclosure Statement. The PDS helps us identify relevant information and conditions regarding your property and also prepares us for the typical questions asked by buyers.You are not legally obligated to complete a PDS, but the information can be helpful to me when listing your property. You should be aware that a PDS may include items that a seller need not disclose such as observable defects. Buyers are expected to fully inspect your property and take note of such mattersYou are only required to disclose any material latent defects. These defects, not readily apparent to the casual observer, involve conditions that may make your property dangerous or potentially dangerous, unfit for habitatio...
By Larry Estabrooks, 100% representation means NEVER DUAL AGENCY !
(Independent Real Estate Agent)
Comments 5
  It has been my experience that the majority of today's real estate buyers, when informed of their right to full representation from a real estate licensee, choose the undivided loyalty of single agency over the limitations of double agency service. Undivided loyalty from a real estate licensee means single agency service and full representation.Consumers have a right to undivided loyalty in a real estate transaction.Of course consumers also have the right to choose to remain as just customers, declining any offer of agency service from a real estate licensee. Consumers cannot be forced into an agency relationship with a real estate licensee.For more about real estate relationships in New Brunswick see : http://www.larryestabrooks.com/rights.htm  
By Nicola Lindsay, CRSS
(Nicola Lindsay ReDesign and Home Staging)
Comments 0
My name is Nicola Lindsay of Nicola Lindsay ReDesign & Tacks"N"Tapestry . I am a member of the Canadian Redesigners Association (CRDA). The CRDA has designated October as "Get Redesigned Month" and we are launching the campaign in conjunction with our annual national conference which will be held in Toronto at the Sheraton Gateway (Toronto Pearson Airport) on October 17-19, 2008. The CRDA supports Ovarian Cancer Canada (OCC) nationally, and we are hopeful that there is a way we can support a woman or maybe several women with ovarian cancer who are living in Charlotte County and area. With the intent of helping a woman or women in need, we would like to donate a free "redesign" for someone who may benefit from such a service. If you are aware of a woman in Charlotte County and area who h...

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