Is it possible to do without a realtor? Most people who are faced with the task of selling or purchasing any real estate ask themselves a similar question.
The majority of Russians are sure that they will definitely need a real estate agent when buying a house/apartment, and it is not at all necessary to have one when selling a home. To believe that real estate sales are safer is a complete misconception. Fraudsters do not sleep and, acting in this case as buyers, they also know how to circumvent the law in their favor, and leave the seller without money and without the object of sale.
Why do you need a realtor when buying an apartment?
What is included in the services?
Its services are very diverse. When purchasing a complex, it all looks something like this:
- Selection of real estate options at the client's request.
- Organizing inspections of each of them.
- Analysis of documents and their thorough verification.
- Negotiating with the seller or the person representing him.
- Transfer of prepayment for the object.
- Collection and verification of documents for the apartment.
- Organization of mutual settlements and preparation of purchase and sale agreements.
- Registration of a state contract.
- Organizing the transfer of housing to a new owner.
- Negotiating with buyers and protecting their interests.
- Receiving advance payment from the buyer.
- Collection of documents for concluding a transaction.
- Preparation of a draft purchase and sale agreement, organization of its signing.
- Submission of documents to state registration.
- Delivery of housing to a new tenant.
Nowadays, there are increasingly cases where the seller and buyer of property are the same person. In such situations, a realtor helps not to miss important details. He not only selects options, but also checks the apartment for cleanliness.
The owner should not have debts for utility bills, in addition, the property should also not be in credit. Thus, purchasing through a specialist is safer.
Realtor rights in court
The rights of an agent in legal proceedings are protected by law in almost the same way as the rights of clients of real estate companies. The list of procedural rights of both parties participating in the court is set out in the Code of Civil Procedure of the Russian Federation.
Precedents constantly happen when the court takes the side of a realtor in his dispute with a client.
An agent can be sued when transferring residential premises to non-residential premises in order to stop it, if they disagree with the transaction and declare it invalid.
Is it needed and why?
When you contact a realtor, you get the following advantages:
- The owner does not fill out the documents. All documentation falls on the specialist. The only thing he must do is give a power of attorney to carry out the work. According to it, the realtor collects papers and draws up a purchase and sale agreement.
- No need to spend money on advertising. The agent himself finds suitable options for the price, and after that all the details are discussed.
- Established customer base. Experienced realtors always have a lot of offers for buyers. He knows about the features of each of them, so that already at the first meeting he will be able to discuss several suitable options.
You should know that realtor services are not free. Often the price for them depends on the price of the housing itself. Payment terms are specified in the purchase agreement, which is signed between the parties at the first meeting. Now it’s worth considering cases in which you can do without the help of a real estate specialist. For people living in a small town, contacting a realtor is not necessary.
In addition, if the owner is in no hurry to purchase, he can independently meet with sellers and look at the objects offered for purchase. Currently, the market is flooded with great deals, so it can take a lot of time to look at each property. The only drawback in this regard is that no one guarantees you a clean deal.
Many people offer housing at an obviously attractive price, but those who don’t know fall for the trick, subsequently losing money and the chance to start a new life in a new apartment.
Why do you need to analyze the real estate market?
I actually saw how my realtor worked. They constantly brought me reports and showed me how the market works now. They even sent me advertisements for the sale of neighbors' apartments. Where the apartment looks the same as mine, but the price is higher.
The agent explained to me why this was happening. For example, this option costs much more because the renovation is better than mine, and the floor is not the first. And the view from the window is not of a trash can, as in our case. In general, I saw with my own eyes how the work was going on. Now I was completely sure that at least someone was now taking care of my apartment.
What does a realtor advise to an apartment seller?
There was a lot of advice. For example, Soviet furniture turns out to have no value, and for the vast majority it is completely trash. I was offered to sell it and do some minor cosmetic repairs at my own expense. This is to mark up the price a little.
What is the responsibility of this specialist?
The realtor's responsibilities are as follows:
- Material damage supported by facts. The agent must conclude the purchase transaction so that the buyer does not lose money and property.
- Refusal to fulfill one's obligations or performing them improperly. Each realtor undertakes to accompany the client until the end of the transaction, taking on all the difficulties.
- Violations that are contrary to the laws of the country. This may include additional amounts of money for services provided, as well as insufficiently professional provision of services to the client.
How to sell an apartment yourself
Well, each of us is absolutely sure that on the Internet you can find the answer to any question. After reading a couple of articles, you can easily become an expert in any field. When I finally decided to put the apartment on the real estate market, I started doing it myself. Then I selected the most popular trading platforms and took photos of the apartment on my phone.
Very sad thoughts came to me then, but I clearly realized that this could not continue like this. The apartment continued to consume both my income and my consciousness. It was decided that we would move on and not look back no matter what. And my childhood memories will remain with me forever, no matter whether I now have this apartment or not.
I chose Avito and Cian to promote the sale. I uploaded the ad to the sites and began to wait. Only nothing happened at all. More precisely, they mostly called me only from real estate agencies. And I, like a real rude person, constantly sent realtors to hell.
What problems may arise with finding a buyer?
Several times during the three months of waiting I showed the apartment to some absolutely shady people. It looks like a married couple who are very interested in buying our apartment. In general, he was a twenty-year-old guy who had no idea where he got the money from. In general, it was hard for me to make contact with potential clients.
How to recognize apartment buyers as scammers
My biggest mistake was that I almost bought into a banal scam. Can you imagine, real scammers called me one day. And it seemed to me that these were quite decent people. They were a married couple who were very interested in life in our area. As if they were so interested in the fact that schools and kindergartens, hospitals, and so on are nearby.
Our area is really very well-maintained and for the family this is a real gift. The viewing was scheduled for the next day after they called. These people really gave the impression of being very decent, although the man made me wary at first. Maybe I really have some problems recognizing people, but they very quickly gained my trust.
There are a lot of articles on the Internet about how not to run into scammers and not lose your money and real estate. Only they are all addressed to buyers, not sellers. I was absolutely sure that this would not affect me in any way.
After all, if a buyer needs to check a thousand documents during a transaction, then I thought. That the seller only needs to know whether the buyer has money. As if this is the only thing that is very important. This was my main mistake, which completely destroyed my nerves.
And everything seems to be going very smoothly, our conversation is going just fine. I am already walking around inspired by the fact that I will soon have a very large amount of money. But then some strange schemes began.
I received a call that the family had finally decided to buy our apartment. And the buyer asks for my bank card number, as if he is about to transfer an advance to me. At that moment I was sitting at work and thought. That something is wrong here.
They decided to call me too quickly and suddenly, why is there such a need? Moreover, why do I need an advance? I didn’t seem to give the impression of a person who needs to get rid of the apartment as quickly as possible.
How scammers cheat apartment sellers out of money
I began to have questions that bothered me. What is going on? I decided to call back and ask the buyers directly. They told me that everything was fine, they say, we want to be sure that they will get the apartment, and my verbal promise means nothing. There seems to be some truth in this.
And I, inspired by the fact that I would now receive money, simply fell for it without a second thought. You can say that I was lucky - I only had fifteen thousand rubles in my account. Nobody could do anything, the buyers disappeared along with my money. Although this was a small amount, I realized that due to my stupidity I could have lost much more.
The police accepted the statement, but did not help. This is one of the most common methods of fraud, which is now at the peak of popularity. Many people have lost their savings due to this scheme. And although my clients deviated a little from the accepted scheme of not showing their faces, this is how they immediately gained my trust.
I'm still scared at the thought that I could have lost much larger sums. Of course, I'm still waiting for this money to come back to me. But it is obvious that we will have to wait too long, and this is unlikely to ever come true.
And it seems that I already realized that this situation taught me a lot, but there were no potential buyers on my horizon. Of course, there were still views, but they told me that I was selling it at a high price. And I was already ready to bargain and reduce the price, but I was still afraid of running into scammers. The fear of being deceived again never left me. I myself sometimes disappeared after they told me that the apartment suited the buyers and they wanted to buy it.
Cost in big cities of Russia
If real estate transactions are carried out in Moscow and its region, then the services of a professional will cost about 100,000 rubles . If we talk about St. Petersburg, then in this city the cost of a realtor’s services is about 90,000 rubles. But in both the first and second cases, the price depends on the value of the property. In other million-plus cities it depends on the cost of the apartment, but more often in the region of 30 - 50 thousand.
We have already talked in detail about how much a realtor’s service costs here.
How much do realtor services cost?
The cost depends on the region where the real estate purchase transaction is made, the price of the apartment and the type of service. As a rule, payment is not taken as a “flat” fee, but as a percentage of the transaction. Traditionally, 8% goes to the realtor.
Services are paid for by the person who contacted the agency. That is, either the seller pays a commission, receiving less, or the buyer, spending more. Only unscrupulous companies can request payment from all parties involved.
The payment term may also vary and must be discussed in advance. Some realtors receive remuneration after the transaction is completed, others when issuing documents transferring ownership rights to the buyer.
How to choose it correctly?
To choose the best realtor, use the following sources:
- Reviews and recommendations. Talk to your friends and family who have used similar services before. A loved one will never recommend a bad specialist.
- Personal work experience. If it is positive, then the best solution is to contact a trusted person.
- Search on the Internet and in print publications. Your agent may be closer than you think. Call several numbers and chat with each of them. Perhaps someone will seem close to you from the very first minute, while someone will push you away.
- Visit a real estate agency. Such organizations employ a large number of agents who are ready to solve problems of any nature.
To avoid making a mistake, consider the following qualities of an agent:
- Experience. Remember that a person can work for 20 years, but still not have many clients. The ability to win over oneself, as well as respect for the opinions of other people, speak of high professionalism. During a personal meeting, you will be able to understand how interested the realtor is in working with you.
- Licensing. Nowadays, this is also not a high-level indicator, but if you have little time, you should still contact a person with a license. He knows exactly how to help the client, even if the amount of money for the purchase is extremely small, and the expectations are too high.
- Localization of work. Some specialists work in specific areas. For example, you want to purchase real estate on the outskirts of Moscow, so you should contact a specialist who knows the area well and can select several options for you in order to save your time and show respect for the client.
Choosing an agency: what to pay attention to
- Participation in ratings, recommendations of major clients and other trophies. Not a single company will hide good reviews about the results of its work. If the agency is among the top and cooperates with large, well-known companies, this is also a good sign.
- A written report on the results of the legal audit. A reputable agency is obliged to describe the results of the audit in detail before concluding a transaction and provide this information in writing. Some agents keep it secret until the last minute in order to save themselves from risks - and the client learns about the unpleasant features of the purchased property after signing the document ymentov.
- The presence of realtors on staff with extensive work experience. No matter how reputable the company is, there may be a staff turnover, and this is bad for the client: it is unlikely that an intern with less than six months of work experience will be able to give a detailed answer, if you want to sell a distressed property or have special purchasing requirements. The presence of a core of professionals who have been working in the agency for years indicates that the company has a favorable atmosphere, and newcomers have someone to come to with questions.
- Participation in associations of realtors: regional and federal guilds and associations is a sign of a good reputation of the agency and fair play in the market, this will be mentioned on the website and in the office of the company. Members of associations must adhere to a certain code of ethics adopted in the guild, in addition, They have commissions to resolve disputes between participating agencies and clients. To get into such an organization, the agency needs recommendations, and you will have to pay fees for membership. The largest association is the Russian Guild of Realtors.
What questions to ask?
First, you need to consult with an agent before making a choice in favor of a particular person. Don't be shy to ask questions regarding price. If it is too expensive for you to have such an assistant, it makes sense to find one that is affordable. You can also inquire about discounts. Ask how quickly the specialist can work.
For example, if buying an apartment is urgent for you, then the realtor should do everything possible to choose the best option and prepare all the documents. Ask your realtor what area they specialize in. Perhaps this is where you want to buy real estate. In addition, finding the best option for you will be much easier.
Be sure to find out how long the specialist has been working, and also take the time to look at reviews on the Internet. Using them, you can make a decision about cooperation with an agent.
Release and transfer of apartment
What I did myself. By this stage, I had already paid the agency - they were not involved further in the process. They didn't even show up to hand over the keys. The buyer’s realtor didn’t show up either, so we didn’t sign the transfer and acceptance certificate: I forgot about it, the buyer didn’t mention it either.
When handing over the keys, I gave certificates about the absence of debts on housing and communal services, and we checked the meter readings. I paid the buyer in cash for indications above those included in the certificates.
How can realtors help? The realtor does not necessarily withdraw after receiving the money. His services may include collecting information and transferring an apartment, especially if you have an exclusive contract.
When I bought an apartment, on the contrary, it was not the seller who came to the transfer, but his agents with a power of attorney. Before that, they collected certificates for him and paid their debts - he only gave them money.
A certificate of absence of debts for housing maintenance is obtained from the management company. This is a certificate from the former owner of my new apartment
If the payment for the service is metered, in the certificate of no debt the supplier provides meter readings as of the date the certificate was issued. The certificate shows that there are no debts only for these indications
When I bought an apartment, my seller’s realtors first called and received a Gorgaz specialist, and after that they were able to obtain a certificate of no gas debts
For help with electricity, my seller’s realtors did even more work: they installed a new meter, then they also called and hired a specialist
What can realtors do to help? Since the financial issues with the realtor and the seller have already been resolved by this point, there is no reason for a dirty trick on the part of the agent.
How to avoid problems with realtors. If realtors have to do something for you at this stage, you need to make sure that they do it. After all, they are usually paid the commission earlier.
Step-by-step instructions for buying an apartment with a realtor
How to buy an apartment through a realtor? When purchasing real estate together with a specialist, you will follow the following instructions:
- Determination of the most important parameters (area, number of rooms and footage).
- Studying offers that are put up for sale.
- Selection of the best among them.
- View apartments and choose the best option.
- Conducting negotiations and bidding.
- Checking and preparing documents.
- Drawing up a purchase and sale agreement.
- Submission of documents for state registration.
The realtor will accompany you from the beginning to the end of the transaction for the purchase and sale of an apartment, and will perform some actions independently, freeing up your time.
Check out other useful resources on this topic:
- Is a notary required when buying an apartment?
- Why is it advisable to insure the purchase and sale of an apartment?
- How much does legal support for a transaction cost?
Reasons for involving a realtor in a transaction
A realtor is an intermediary (legal or individual) involved in transactions of purchase and sale, exchange or rental of housing. His responsibilities include not only finding suitable apartments, but also ensuring legal security. Professional real estate agencies, who value their reputation, always check the home for encumbrances by sending requests to the Real Estate Register and various organizations.
When ordering the services of a realtor when purchasing an apartment with a mortgage or for cash, the buyer can be sure of the following:
- There are no encumbrances on the property, and its legal owner has been accurately identified and the likelihood that it is being sold by a person who does not have title is close to zero.
- The site on which the house is built meets all standards and is intended specifically for such development.
- The transaction will be completed properly: a full package of documents and certificates will be provided, and the procedure for re-registration of rights will be completed in a timely manner.
- If part of the apartment for sale belongs to a third party not participating in the transaction, the buyer will be informed about this. This will avoid litigation, because... upon presentation of ownership of a share in the property, the citizen’s claim will be satisfied with a 99% probability, and the transaction may also be cancelled.
Currently, purchasing an apartment with a mortgage is accompanied by a number of risks, and a realtor helps to minimize them. If the agency employs qualified specialists and values its reputation, the entire transaction will be thoroughly checked.
Why do you need a realtor?
Many people believe that realtors help you take out a mortgage, and this is actually true. Contacting them is relevant in several cases:
- The potential borrower's income is low or he cannot document it.
- Previously, there were delays in repaying the loan, which caused the deterioration of the credit history and there is a chance that the application for a housing loan would not be approved.
- A citizen cannot independently search for the most profitable lending programs or apartments, does not understand the intricacies of drawing up documents when applying for a mortgage, or wants to completely eliminate the possibility of buying a home with an encumbrance, but does not know how to check.
As practice shows, it is best to contact large real estate agencies. Private realtors do not value their reputation too much, while large companies often have extensive experience, a wide base and do not want to spoil their ratings.
