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Simon’s Town Home Owners and Your Sole Mandate Rights
Most Simon’s Town home owners aren’t aware of their rights when it comes to a sole mandate.
Let’s consider a few pointers from the estate agent’s ethical code regarding their responsibilities when you as a home owner agree to a sole mandate:
The real estate agency as well as all the real agents must have a valid fidelity certificate. If this is not the case commissions cannot be claimed. In all cases ask to see fidelity certificates.
No agent may over promise the listing inset price of a home in order to negotiate a sole mandate. (See ethical code 3.8) I recommend you get your agent to provide you with historical proof of similar priced homes sold in your area before suggesting a price. They can also give you the value per square meter for houses sold in your area. (Please not estate agents are not certified valuators. Unless they are qualified valuators they may not valuate your home or advertise they can do it for you).
A sole mandate is only legal with a signed contract with instructions clearly indicated. A handshake or an oral sole mandate does not exist.
The ethical code is not adhered to when the sole mandate allows for an unreasonable time frame (see 2.2 of the ethical code).
The cancellation date of the mandate is indicated as a calendar date, if not, the sole mandate agreement is invalid. For example 31 January 2008 and not 30 days from the day of this agreement .
No option is allowed to extend the sole mandate or open mandate after it comes to its agreed end. The agent can then negotiate a new mandate. Even if the option is currently part of the agreement.
All though a real estate agent is not legally obliged to market your property the ethical code prescribes it. I advice you to agree in writing what marketing you expect from your sole mandate agent. If they do not comply you can cancel the agreement. You can have a look at our sole mandate agreement to get an idea. We provide you with a guarantee of service.
An estate agent may not agree to a sole mandate if his obligations clash with a mandate from an existing client until he/she has indicated the fact in writing to the existing client.
No real estate agent may agree to a mandate if the agent is not skilled or informed to fulfill it and not assisted by a skilled person.
An an agent may not agree to a sole mandate if the agent did not explain in writing the implications if you sell your home during or after the sole mandate period.
If you need any advice on your a current sole mandate let me know and I will refer it to an expert for you free of charge.
May you have a great day.
Johan Horak
P.S. A sole mandate is a great way to ensure that you get the Simon’s Town House Marketing you deserve and it creates competition between buyers as long as real estate agents don’t abuse it.
SimonsTownRealty: Sell, Buy A Simon’s Town Property? Phone Today 021-7864028 or 082 870 2004 How Do You Care For Your Second Home When You Are From Out Of Town? Ask The Local Eye To Take Care.
When you need a Simon’s Town real estate agent who is an expert in marketing, or let me rather say an` expert in the psychology of marketing then you are on your way to choosing a real estate agency with a difference. When your real estate agent combines the latest communications and multi media technology then you are getting a little closer. When you add these characteristics with an in-depth knowledge of the Simon’s Town property market then you may just have found yourself a very different real estate agent.
SimonsTownRealty.Info was established to build trust via a property newsletter. The idea is that people who know and trust us will rather do business with us than anybody else. In addition to the newsletter we share our soul with potential home buyers and sellers at http://SimonsTownRealty.Info
We share with our readers the property trends, the risks for double commissions, why you don’t want your property to become a wall flower many more tips. For example we know that Simon’s Town homes for sale is purchased by outsiders; people from the UK and Gauteng (and the Gautengers is slowly but surely busy to overtake people from the UK).
“If I cannot find you, you don’t exist”.
This is a critical point, although traditional real estate agents are aware of, but they battle to market to these people who are not physically in Simon’s Town. These outsiders home buyers search online for properties in Simon’s Town. And it’s not good enough to say you have a web address - If I cannot find you, you don’t exist.
As I said, these buyers search the internet. Now, if you search for “property Simons Town” you get a few real estate agents. But the search-problem is a complicated issue and we are experts in online search methodology.
We pay Google to place an advertisement for more than 2000 possible search terms related to property and homes in Simon’s Town. In return Google place these ads when people from the UK, Europe and South Africa search for homes in Simon’s Town (or who we believe will be interested in the home).
SimonsTownRealty.Info is trained in the writing of these advertisements for Google or any other copywriting required to sell goods. When people click through these ads they land on a specific page where they can read and watch the video on your property.
We take photos of your home, acquire royalty free music and create a video on your property. This video is loaded onto Google Video and/or YouTube.com and placed on your dedicated SimonsTownRealty.Info page. When potential buyers of your property visit the page they don’t get boring facts and figures they get an emotional story and a feel for your home. You can have a look at one such page http://simonstownrealty.info/category/for-sale/
Very few Simon’s Town real estate agents are aware of this simple but effective indicator.
When sellers contact us we provide them with a free comparative analysis of their home’s value and we also make it available to the buyer if they want it. As a rule of thumb our research indicates that the average R2 000 000 home sells for between R9000 and R12 000 per square meter floor area. Finishing and location can add more than R2000 per square meter.
Talking about indicators; the average Simon’s Town home takes 120 days to sell. The objective must be to price it right and to sell the home if you are motivated to sell it. If you are not committed then your property will become stale.
By The Way: SimonsTownRealty.Info only works with people who are committed to sell their homes. Because our ethical code stipulate that we need to provide you with the best possible service and advice but dabbling will prevent us from providing you with the service you deserve.
Do you choose competition between property buyers or real estate agents?
If you want to sell your property you need to decide if you want to create competition between buyersor if you want to create competition between agents. It’s well know that some estate agents will pull all the tricks in the book to try and sell your home; you can expect ridiculous offers , price confusion, or even paying double commission when the estate agents compete to sell the same property.
The alternative is to create competition between buyers. When you appoint one or max two real estate agents you create a feeling of scarcity and the accompanied feeling of urgency.
My advice to you is to limit the competition between real estate agents andaward a mandate to one exceptional agency or two at the most. You need to do in writing. But let the agent do this for you.
What level of marketing exposure do you want for your Simon’s Town home?
The marketing plan we provide you with is dependent on the level of exposure you want from us. If you want the fully inclusive package with the
1. FREE Photo’s ,
2. Video virtual tour with appropriate royalty free music,
3. A professional voice over for the video message.
Exclusive keyword optimized page for Google
Paid Google Adwords for more than 2000 relevant keyword search terms
We will spend a lot of time and money to expose your home to qualified buyers (buyers who will hopefully see your property as a limit offer only), we will go out of our way to protect and look after your investment. As we mentioned, we take the risk if we know we have a 95% chance of selling the home and this is possible when you agree to an exclusive opportunity.
On the other hand if you prefer the open for all real estate approach you can chose any three of the marketing points of a possible 17. Unfortunately the video, paid Google ads and the dedicated marketing page are not included in this option.
I think that you’ll agree with me when I say, “Your interests are more important than any Simon’s Town real estate agent’s ability to please you”.Your investment is dependent on our ability to advise you on what’s good and not so good. Sometimes these issues (advice) may be hard to face. If you want the best from your real estate agent do you want the bad with the good or do you only want the apparent good?
May you sell your home with the best Simon’s Town real estate agency
Regards
Johan Horak
P.S. How many Simon’s Town real estate agents provide you with a guarantee and an option out of a exclusive mandate,“Should SimonsTownRealty.Info not comply with the agreed marketing plan, the you shall have the right to, in your discretion, write to us, to resolve any breaches and, if we don’t resolve them within 72 hours, you can cancel the sole mandate instantly without prejudice to any of your rights.”
SimonsTownRealty: Sell, Buy A Simon’s Town Property? Phone Today 021-7864028 or 082 870 2004 How Do You Care For Your Second Home When You Are From Out Of Town? Ask The Local Eye To Take Care.
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