Offers

[Irene M Ward]

I can't add much more to the excellent points raised in this thread. I didn't notice any mention of whether or not the seller's agent was a dual agent or not. While he wrote the contract on your behalf, did he fully disclose to you his role and in which capacity he was representing you, if at all?

The bottom line is that the seller can wait as long as they want IF you agree to it! You can withdraw your offer anytime before the contract is ratified so if you've got a bad feeling about this, there's probably a very good reason. Get yourself a buyer's agent that you feel comfortable with, is highly recommended, and has a track record of not doing Dual Agency. Their role is to look out for your best interests - NOT those of the seller.

I'm not implying there has to be a lose-win situation here for either party. I'm simply stating, when two professionals are individually representing their clients, the offer and the subsequent transaction has a much better chance of success. At least that's always been my experience.

Good luck and move on with a very valuable lesson learned about representation!

[Remaxman]

The buyer doesnt have to agree to the seller sitting and waitng on their offer. Once the time period the buyers stated in offer expires the offer is null and void. The seller can counter offer two weeks later if he wants to. The buyer at that time can reject, counter, accept. The whole thing seems pretty crazy to me, seller sounds like a dope.

As far as Irens comment "Get yourself a buyer's agent that you feel comfortable with, is highly recommended, and has a track record of not doing Dual Agency. Their role is to look out for your best interests - NOT those of the seller."

Dual agents DONT look out for just the sellers interest, they look out for both, without disclosing confidential information. In all actuallity agents tend to walk alot straigher when they are dual agents as they know that can be fried by the commision if they do cross the line.

Let me throw this out there....why should I be a dual agent on a listing held by my office with an agent other than myself? I dont know that agents seller from jack and dont have access to any files etc. It just irks me to hear nothing but negative comments when it comes to DA, it is being stereotyped.

I will agree some agents shouldnt do DA but alot of agents can handle it just fine and represent both parties equally.

Sorry to get off track....Any offer made HAS to be presented to the sellers without delay, now once presented they can sit and sit and sit. I have to agree with the others, find a new agent, and new home.

[Duncan Pollock]

Permit me to throw something of a spanner in these works ....
I know there's the principle of procuring cause in the US and this can -- in my opinion, anyway -- lead to some problems. However, I'll also argue that any buyer has a legal and godgiven right to use the services of a Buyer's Agent, regardless of how frustrating this may be to a listing agent who's shown them a property.
But in this specific case, I think the listing agent deserves to "lose half the sale" in view of the poor treatment (albeit perfectly legal) treatment the buyer has received.
At the first opportunity (i.e. as soon as the irrevocable day/time is reached or, most certainly, the moment there's another request to delay the seller's decision), the buyer should walk, go out and immediately hire a Buyer Agent, and then submit a "take it or leave / put up or shut up" alternative offer.
The worst that can happen is that this isn't accepted. But the previous/current one hasn't been, either, has it?
It's the kind of behaviour by an agent that has occurred in this instance that keeps giving the real estate business such a poor reputation!

Duncan

[tom]

I just looked at the dates....