Canton MA Events and Real Estate


Buyers: Use Your Buyers Agent - They're on Your Side

Buyers:  Use Your Buyers Agent - They're on Your Side

I have read a couple of blog posts recently about buyers who are working with an agent yet they call the listing agents directly for showings & bypass their own agent in other ways.  Some of the commentary indicates that the buyers agent has not properly educated his or her client.  That may be the case sometimes.  However, many times the agent has educated his or her client yet the buyers still will do certain things on their own.  Either way, I thought it was worth reinforcing the theme that buyers should work with one agent - their own buyers agent.

Buyers - if you have gone to the trouble of finding a buyers agent to work with - either an Exclusive Buyers Agent like myself or a traditional agent who is working as your buyers agent - then you should use that agent to get answers to your questions, show you houses, and otherwise help you with all aspects of your home purchase.

Why?  They are on your side.  A buyers agent is there to represent only you, the buyer (unless they have disclosed to you that they are a dual agent - a completely other topic).  Whatever you say to your buyers agent will remain confidential and will not be disclosed to the other side.  If you use the listing agent to show you a house or otherwise communicate with them on your own, anything you say must be disclosed to their client, the Seller, and be a point of leverage in your negotiations.  Something as innocuous as mentioning a job transfer, impending lease expiration or how much you love the kitchen can work to your disadvantage. 

You will not get a better deal, a quicker showing or otherwise get any advantage by contacting the listing agent directly.  In fact, you will likely put yourself at a disadvantage.  To top it off, it is not fair to the listing agent.

If your buyers agent is not responsive or not able to show you properties at a convenient time, then it is time to have a conversation with your agent and if things do not improve, consider ending that relationship and finding yourself another buyers agent.  Just do your first agent the courtesy of letting him or her know that the relationship is not working and you are moving on.  If you have signed a contract with your buyers agent, check the terms of that agreement to determine how best to move forward.

If you are a buyer looking to buy a home in Canton MA, Milton MA or a surrounding community, contact an Exclusive Buyers Agent who will represent your interests first and foremost - your Canton MA Buyer Agent.



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Christine Smith is an Attorney and Exclusive Buyer Agent with over 25 years of experience in the real estate field. 


(c) Copyright 2010-2015 Christine M. Smith, Attorney and Buyer Agent. All rights reserved.

Comment balloon 23 commentsChristine Smith • May 30 2011 04:02PM


Sometimes I think I should send my clients to the selling agent because they always push through their own buyers instead of the other offers that come in.

Posted by Kathy Denworth, Realtor in the Florida Keys, Islamorada, Key Largo (Century 21 Schwartz Realty) over 9 years ago

Christine.....we are listing agents and you can't believe how many buyers call to view our listings or visit our open house events without their doesn't matter to us....if they like the property, we write the offer and include their agent....our goal is to sell property....we will pay an agent for doing nothing and we don't fight over money we haven't earned....and every one of my team members has that same mentality......the buyer is the one without representation.....all buyers need to be represented and if their buyers agent is busy or doesn't want to accompany that buyer, the buyer should find a better buyers' agent like Christine Smith in Canton, MA..... sorry about the length of this comment....I'm very passionate about this topic....

and Kathy... don't put all listing agents in that's not the universal situation.

Posted by Barbara Todaro, Previously Affiliated with The Todaro Team (RE/MAX Executive Realty - Retired ) over 9 years ago

I had a buyer client anonymously contact the listing agent of a house they had offered on - it gave the sellers side an indication of other serious interest and they dug buyers thought it was funny (I didn't) until it caused an unpleasant side effect for them

Posted by Diane McDermott, Charlotte NC Real Estate Market (Realtor®, GRI, Landis e2 Real Estate, LLC) over 9 years ago

Christine, I sincerely appreciate your post. It could be that if the Buyer's Agent is truly doing his/her job, the client will NOT be making other phone calls to the listing agent. I really agree with Barbara, too! Great post!

Posted by David Burrows, No Pressure, Just Seriously Devoted to Real Estate (Classic Realty) over 9 years ago

Kathy...if a listing agent does that, they are not giving their Seller the best representation.  They need to get as many buyers in there & present all offers to their Seller.

Barbara...the open houses I understand, even though I advise against it.  But I tell my buyers disclose that you have an agent, keep your mouth shut & call me if it is THE one.  Thanks for the plug too!

Diane....not funny at all!

David...that could certainly be the case in some, but not all, situations.  Sometimes they just think they know better.

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

Christine, It's such and easy concept, but so many just don't seem to get it.

Posted by Connie Harvey, Realtor - Nashville TN Real Estate (Pilkerton Realtors) over 9 years ago

Great topic Christine. Sometimes handling buyers is like trying to herd stray cats. They will wander to open houses, get tired of waiting for a response and call a listing agents directly, and do all kinds of silly things that lose leverage. If they are working with a buyers agent they should be just as loyal as the buyers agent is to them. Having equal representation is critical in a real estate transaction.


Posted by Mike Wong, Realtor: Commercial, Residential, Leasing, Invest (Keller Williams Realty Southwest) over 9 years ago

Connie....It really is an education process.

Mike....I like the analogy.  I have to say, though, that unless they expect INSTANT response, they should not be tired of waiting for a response if I am their buyer agent. :)

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

You are right that some people have a misperception that the listing agent will give them a better deal.  The listing agent represents the seller.

Posted by Laura Forman, Your Brevard Premier Property Specialist (RE/MAX AEROSPACE REALTY over 9 years ago

Laura....This is true about the listing agent & some buyers just do not realize it.

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

Hi Christine..I agree Why wouldn't a Buyer use a Buyers Agent..If you come to me without telling me you have an agent and we write an offer I get both sides and we're in a limited Dual Agency. With New home builders here they tell their listing agent they cannot represent a Buyer..hence a buyer is getting no advice if they purchase without their own Realtor


Posted by Fred Carver Personal Real Estate Corporation, Accredited Real Estate Consultant (RE/MAX Camosun Victoria BC Real Estate) over 9 years ago

Fred...And it is never a good idea to be on your own without advice and/or representation.

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

Christine:  I am not in favor of Dual Agency, and many states don't allow it.   Here in California part of our Realtor dues are allocated to, "Fight For Dual Agency", when I found this out, I was very disappointed.   The large agencies are for Dual Agency, just because they want transactions double sided within their office, but it's a conflict of interest in my opinion.

Posted by Sidney Kutchuk - Realty Works Temecula Kutchuk - Realty Works Temecula, Realty Works Temecula (Realty Works Temecula) over 9 years ago

Jane...I am not a fan of it either - obviously as an Exclusive Buyer Agent.  It is allowed here with disclosure of course.

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

With so much competition for buyers listing agents are capitalizing on the buyer calls that are coming in.  It's not so much to double end the sale of their listing but to steer those buyers into a different property.  How is this trend affecting your business as an exclusive buyer's agent? 

Posted by Kirsten Lindquist, Realtor - Sonoma Wine Country (Pacific Union International) over 9 years ago

Kirsten....I haven't noticed it as a trend.  Not all that long ago it seems, buyer agency was pretty new in MA so that's how most buyers found an agent to work with - called about a listing & ended up with that person.  While many buyers still probably do that, educated buyers know the value of a buyers agent or an exclusive buyers agent.  They are usually excellent clients & that is where I try to focus my business.

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

Buyers doing their own leg work really work doubly hard.  Not only that, but listing agents get tired of the lookie-loos, and unqualified shoppers. 

Posted by Carla Muss-Jacobs, RETIRED (RETIRED / State License is Inactive) over 9 years ago

Christine, I think some buyers are a bit impatient and want the answer, or showing, right away. They think that going directly to the listing agent will save them time (and some probably think, it may save them money). We know differently. The buyer could be tipping their hand without realizing it. When it comes time for their buyer agent to negotiate the sale price, it may cost them money.

Posted by Donna Malone, Homes and Property for Sale Nova Scotia (Waterfront, Luxury, Family, Affordable, Cottage, Deals) over 9 years ago

Carla....they really are doubling their work.  Of course, I don't mind the lookie-loos and unqualified buyers calling the listing agents......  :)

Donna....You are probably right.  As a country, we are all a bit impatient!

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

Christine I think one of the biggest things that buyers don't realize about the agent's job is that timing is very important and a lot of times, the buyers lack of patience interferes with the process.  As a result buyers take things into their own hands and at that point they jeopardize the relationship with their agent.

Posted by Charita Cadenhead, Serving Jefferson and Shelby Counties (Alabama) (eXp Realty) over 9 years ago
Charita...that is so true - timing is important
Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

What a great post of information to educate buyers.  Buyers do tend to take it upon themselves to contact multiple agents when looking at property and don't realize the value of a having an agent who works just for them.  Sometimes they do themselves a disservice agent-hopping and end up being manipulated into signing a buyer contract with an agent who talks the talk.

Posted by Sandy Colburn, Lake Powell Real Estate - Homes - Acreage over 9 years ago

Thanks Sandy! 

Posted by Christine Smith, Exclusive Buyer Agent & Attorney, Canton, MA (Buyers Brokers Only LLC - over 9 years ago

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