MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

forgive me, this is wordy but I dont know how else to say it!!!

I have been wondering what is the right thing to do. I am in contact with 2 Real Estate agents who work (and live) in two areas we are looking at, that have limited inventory on the market. I don't understand some things though.

I know she can show me any MLS listings. But if there is an open house and I can go in, should I still be calling this uninvolved agent to represent me? Wouldn't the main listing agent prefer a buyer not from MLS (less commission for her/him)? Wouldn't using my agent (even with an open house that I can attend on my own) lessen my chances of getting the house due to the fact that the listing agent would have to split the commission and would lobby for her own offers to be presented first?

Another thing is...what About listings that have open houses that are exclusive? Am I not supposed to go find myself a house just b/c I am in contact with an agent from another agency?

Am I making sense? I don't know what to do. I hate working with an agent, but its hard not to communicate with someone to get listings sent, information, etc. Plus you would hope that an agent would develop a relationship with you and help you find a house. But if things dont go to the MLS (purely exclusive) can you be expected NOT to contact the listing agent directly?

I guess what I am asking is, what is the right thing to do re MLS listing and exclusives, and will doing certain things not be right as a buyer? I just don't know what do do, or if it is my perogative as a buyer to do whatever it takes me to find a house.

I thinkg it is tricky b/c I know both agents (two different towns) live in the same limited size neighborhoods we are looking to buy in, and I would not want to hurt anyone's feelings, pizz them off if they might be my neighbor!!!

Thoughts, please set me straight on what is the right thing to do, my rights to find my dream house!!!

THanks!

Message edited 7/20/2007 1:16:47 AM.

Re: MLS listings vs exclusives re working with an agent - Need HELP

Well, sometimes working with an agent can hurt your chances of getting a house if the house is another agent's listing. This happened to my sister, and she lost a house she really loved b/c she was tied to this one agent. In my situation, I did not work with an agent, and found my house by going to an open house. The homeowners were real tough with the price negotiations, but since agent did not have to split a commission with anyone, he negotiated his commission to help us get the house. This would not have happened if I came in there with an agent. I would think that it is easier to get a house for a better price if the agent you are dealing with is the house's listing agent. They will not help to convince the homeowner to take your offer if hey are getting a small commission. Also, if it is between you and your agent and a customer who has no agent, the other person has a better chance of getting the house, I would think. Good Luck. I hop[e this helped.

Re: MLS listings vs exclusives re working with an agent - Need HELP

Message edited 7/20/2007 12:47:35 AM.

Re: MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

I actually called everyone who owned the listing. I had a friend tell me that sometimes the listing agent lowers the comission and lowers the house sale if she is the one selling too - so she doesn't have to sell. Anyways, we looked in all areas and I stuck to Levittown a lot. There was this one house that I kept trying and for some reason, the agent I was working with mostly in Levittown wasn't taking me to the house. I called another agent and he asked me to meet him at his office- well out walks the other agent I was working with when I was waiting for the new one! (I had never met the previous one at his office). It was a very very very awkward situation and I would never want to be in it again. Anyways, long story short we ended up buying w/ the first agent so hopefully it was all made up in the end! I would just be careful b/c it gets awkward!

Re: MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

Message edited 7/20/2007 8:43:53 AM.

Re: MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

I know its a tough thing to figure out.

I am looking in one area and have a RE agent. I have gone to open houses without him when they were either on or not on MLS yet. I always tell the listing agent that I am represented.

My dillemma is if I find a FSBO and then have to tell him that we went that route instead! That is always in the back of my mind.

He was able to get us into two different exclusive houses. One, he would have gotten his rightful share since he was friendly with the other agent. The other, he would have only gotten a referral fee if we had moved forward with it.

I was open with him that I will go to any open house and he just asked that I let them know that I am definitely represented.

Re: MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

Unless you have contracted with a buyer's agent, no agent is actually working for you.

On another thread, someone wrote about their great experience working only through the listing agents.

Re: MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

We went to open houses alone. It worked in our favor. In the end our bid was slightly lower then another bid but since we did not have an agent the listing agent lowered her comission. The sellers got what they were looking for and the agent got more than she would have if she had to split it.

Unless the agent is taking/has taken you to tons of houses, or you signed some kind of contract I wouldn't worry about etiquettte.

Re: MLS listings vs exclusives - etiquette re listing agent vs another agent -HELP!

There aren't really too many exclusive listings out there anymore because its not beneficial to the agent to do this. If there is an exclusive listing, it will not be on MLSLI for you to find anyway.

The market is so bad right now that it is unlikely that you will have an offer turned down for another one because an agent has to split comission. And it is also against the rules for an agent to "lobby" for one offer over another because he or she will get more comission for one. Houses are sitting on the market for months, it is so rare that more than one offer will come in unless the house is spectacular deal.

However if you feel more comfortable dealing directly with listing agents, then you should do that. If you decide to go this route though, I think it would be the nice thing to tell the agents you are working with you will no longer need their help. They are doing work by searching the MLS for you and sending you listings -thinking that you are a potential customer. Of course you have no obligation to do this, but it would be the right thing to do.