There is so much to cover with a seller on a listing appointment that it can be overwhelming for them. There is a lot of focus on:
market value
list price
marketing
feedback
advertising
showings
condition of the home
multiple offers
internet presence
One question a seller should ask of their agent is:
"How will you answer questions on my behalf, such as:"
why is the seller moving?
are they leaving anything extra with the house?
is this a divorce?
is the seller negotiable?
Of particular importance, how does your agent answer the question "Has your seller had any offers on the property?" Well I can tell you that this is something that should be discussed with the seller, either at the listing appointment or when the question is asked. I personally believe that there is no benefit to a seller I represent in divulging if there have been any offers. If the answer is "No the sellers have not had any offers yet" then the buyers may be inclined to offer a lower number, thinking the sellers might be getting a little desperate. If the answer is "They have had a couple of offers but they didn't work out, then the buyers may be inclined to offer a lower number, thinking the sellers might be getting a little desperate. In either case, the end result could be the same. And yes, I know it's a tough market, but I believe most sellers would want their agents to encourage offers. So at the same time your agent says that he/she cannot divulge information about offers, they can certainly say,"but the seller will look at all reasonable offers." (or whatever the instructions are from the seller.)
The important thing to remember is that decisions about what to tell the other agent regarding how many offers, or lack thereof, or multiple bids, or anything material to the seller's negotiation, must be the seller's decision, not that of the agent.
If you would like to buy or sell a home in the southern communities of Cleveland Ohio, please call me at 440-263-7496, or you may want to visit my website for more specific information on the communities I service: Brecksville Ohio Real Estate, Broadview Heights Ohio Real Estate, North Royalton Ohio Real Estate Independence Ohio Real Estate, Seven Hills Ohio Real Estate, Parma Ohio Real Estate, Parma Heights Ohio Real Estate and Middleburg Heights Ohio Real Estate. Information is obtained from Neohrex (Northeast Ohio Real Estate Exchange) and is deemed reliable but not guaranteed and should be independently verified. Properties subject to prior sale, rental, or other status changes. All properties that are advertised as being listed or sold by Barb Szabo are in conjuntion with ReMax Trinity.
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