The Duty Of Confidentiality In Real Estate

In any Listing Agreement there is a point in time when the agency relationship ends.

A Listing Agreement, as it is widely known, is none other than a contract between the rightful titleholder of an interest in land (the ‚Principal‘) and a duly licensed real estate firm (the ‚Agent‘), whereby the firm stipulates and agrees to find a Buyer within a specified timeframe who is ready, willing and able to purchase the interest in land that is the subject matter of the contract while acting within the realm of the authority that the Principal confers onto the Agent, and wherein furthermore the titleholder stipulates and agrees to pay a commission should the licensee ever be successful in finding such Buyer.

As in all contracts, there is implied in a Listing Agreement an element which is commonly know at law as an ‚implied covenant of good faith and fair dealings‘. This covenant is a general assumption of the law that the parties to the contract – in this case the titleholder and the licensed real estate firm – will deal fairly with each other and that they will not cause each other to suffer damages by either breaking their words or otherwise breach their respective and mutual contractual obligations, express and implied. A breach of this implied covenant gives rise to liability both in contract law and, depending on the circumstances, in tort as well.

Due to the particular nature of a Listing Agreement, the Courts have long since ruled that during the term of the agency relationship there is implied in the contract a second element that arises out of the many duties and responsibilities of the Agent towards the Principal: a duty of confidentiality, which obligates an Agent acting exclusively for a Seller or for a Buyer, or a Dual Agent acting for both parties under the provisions of a Limited Dual Agency Agreement, to keep confidential certain information provided by the Principal. Like for the implied covenant of good faith and fair dealings, a breach of this duty of confidentiality gives rise to liability both in contract law and, depending on the circumstances, in tort as well.

Pursuant to a recent decision of the Real Estate Council of British Columbia (http://www.recbc.ca/) , the regulatory body empowered with the mandate to protect the interest of the public in matters involving Real Estate, a question now arises as to whether or not the duty of confidentiality extends beyond the expiration or otherwise termination of the Listing Agreement.

In a recent case the Real Estate Council reprimanded two licensees and a real estate firm for breaching a continuing duty of confidentiality, which the Real Estate Council found was owing to the Seller of a property. In this case the subject property was listed for sale for over two years. During the term of the Listing Agreement the price of the property was reduced on two occasions. This notwithstanding, the property ultimately did not sell and the listing expired.

Following the expiration of the listing the Seller entered into three separate ‚fee agreements‘ with the real estate firm. On all three occasions the Seller declined agency representation, and the firm was identified as ‚Buyer’s Agent‘ in these fee agreements. A party commenced a lawsuit as against the Seller, which was related to the subject property.

The lawyer acting for the Plaintiff approached the real estate firm and requested that they provide Affidavits containing information about the listing of the property. This lawyer made it very clear that if the firm did not provide the Affidavits voluntarily, he would either subpoena the firm and the licensees as witnesses to give evidence before the Judge, or he would obtain a Court Order pursuant to the Rules Of Court compelling the firm to give such evidence. The real estate firm, believing there was no other choice in the matter, promptly complied by providing the requested Affidavits.

As a direct and proximate result, the Seller filed a complaint with the Real Estate Council maintaining that the information contained in the Affidavits was ‚confidential‘ and that the firm had breached a duty of confidentiality owing to the Seller. As it turned out, the Affidavits were never used in the court proceedings.

The real estate brokerage, on the other hand, took the position that any duty of confidentiality arising from the agency relationship ended with the expiration of the Listing Agreement. The firm argued, moreover, that even if there was a duty of continuing confidentiality such duty would not preclude or otherwise limit the evidence that the real estate brokerage would be compelled to give under a subpoena or in a process under the Rules Of Court. And, finally, the realty company pointed out that there is no such thing as a realtor-client privilege, and that in the instant circumstances the Seller could not have prevented the firm from giving evidence in the lawsuit.

The Real Estate Council did not accept the line of defence and maintained that there exists a continuing duty of confidentiality, which extends after the expiration of the Listing Agreement. Council ruled that by providing the Affidavits both the brokerage and the two licensee had breached this duty.

The attorney-client privilege is a legal concept that protects communications between a client and the attorney and keeps those communications confidential. There are limitations to the attorney-client privilege, like for instance the fact that the privilege protects the confidential communication but not the underlying information. For instance, if a client has previously disclosed confidential information to a third party who is not an attorney, and then gives the same information to an attorney, the attorney-client privilege will still protect the communication to the attorney, but will not protect the information provided to the third party.

Because of this, an analogy can be drawn in the case of a realtor-client privilege during the existence of a Listing Agreement, whereby confidential information is disclosed to a third party such as a Real Estate Board for publication under the terms of a Multiple Listings Service agreement, but not before such information is disclosed to the real estate brokerage. In this instance the privilege theoretically would protect the confidential communication as well as the underlying information.

And as to whether or not the duty of confidentiality extends past the termination of a Listing Agreement is still a matter of open debate, again in the case of an attorney-client privilege there is ample legal authority to support the position that such privilege does in fact extend indefinitely, so that arguably an analogy can be inferred as well respecting the duration of the duty of confidentiality that the Agent owes the Seller, to the extent that such duty extends indefinitely.

This, in a synopsis, seems to be the position taken by the Real Estate Council of British Columbia in this matter.

Clearly, whether the duty of confidentiality that stems out of a Listing Agreement survives the termination of the contract is problematic to the Real Estate profession in terms of practical applications. If, for instance, a listing with Brokerage A expires and the Seller re-lists with Brokerage B, if there is a continuing duty of confidentiality on the part of Brokerage A, in the absence of express consent on the part of the Seller a Realtor of Brokerage A could not act as a Buyer’s Agent for the purchase of the Seller’s property, if this was re-listed by Brokerage B. All of which, therefore, would fly right in the face of all the rules of professional cooperation between real estate firms and their representatives. In fact, this process could potentially destabilize the entire foundation of the Multiple Listings Service system.

In the absence of specific guidelines, until this entire matter is clarified perhaps the best course of action for real estate firms and licensees when requested by a lawyer to provide information that is confidential, is to respond that the brokerage will seek to obtain the necessary consent from the client and, if that consent is not forthcoming, that the lawyer will have to take the necessary legal steps to compel the disclosure of such information.

Immobilienmakler Heidelberg

Makler Heidelberg

My Favorite List of Some of the Best Places to Camp in California

Nature offers and always will end up being to me, one of the finest things that this lifetime has to offer you. I’ve often got an appreciation for the excellent outside, camping and discovering nature. You would in no way think how wonderful your own state really is or even backyard! More than the previous 10 years I have spent virtually every calendar year camping out with a team of family members and friends all over California. Nothing at all comes near to the level of friendship and companionship camping provides to our friends.

Being the large, boisterous, uproarious group indicates sound is definitely generally a major concern intended for all of us. While in even more recent years, we have quieted down the sound – we have furthermore in the previous, obtained our reasonable talk about of complaints (of course looking back again on this now I just get rid of my mind… but I’m glad to have cultivated as an individual) Over the many years we have discovered some helpful ideas while camping out. Whether you are usually an encountered recreational camper or simply beginning out, we have a list of some amazing spots as well as first period camping guidelines. We understand and completely appreciate camping out etiquette and so with this in mind here are usually some of our preferred places, the greatest places to camp in California as nicely as some of the best backpacking excursions in Ca.

Henninger Flats, Alta Dena, CA

This is our current favorite backpacking trip and one of the best backpacking trails in Southern California if you’re looking for something for beginner-intermediate level. This will be typically the trip we start off with for buddies just getting into hiking.

The hike up to the campgrounds starts from the gated entrance roughly 3 miles up an extremely straightforward fire road. We discover parking on Pinecrest Ave and then strolling to the entry to be fast and easy and there is usually sufficient car parking. As soon as you start the journey, the elevation get totals around 1400′ and will be arrived at through a continuous but reasonable incline in approximately 2 hrs or much less (with several moments of rest of course. The greatest issue about this walk is definitely the hard to find protection along the trek. If you plan to perform this walk during the summertime, I recommend to begin night and earlier to prevent the high temperature. Although this not necessarily a walk in the recreation area in regard to ease, the quality is definitely simple more than enough and there are 4 benches about 1/4, 1/2, 3/4 way up the trail and after that one last counter correct before the Henninger Flats Campground indication if you want to take the excess weight off and catch your breath.

Once you help to make it to the campground, generally there are 3 levels of scattered campsites with a lot of shade, trees and shrubs and locations to setup the hammock. Each web site has it’s personal box stove (although fire restrictions are usually frequently at „higher danger“ meaning gas stoves are usually generally the just sorts of open fire source permitted – fireplace permit needed. There are usually recycle and trash cans offered scattered throughout. The top degree is definitely by considerably the most remote and the sights you can observe from this level are usually simply spectacular. Wedding reception is definitely spotty but not really too poor. This is a dog-friendly on-leash campground. There are various paths up and beyond Henninger Flats and this campground will be generally utilized as a base get away for more hard and more time backpacking and walking trails. Check-in is at the quaint, little guest middle situated in the back near the Fire Department

Camp Nylen, Joshua Tree, CA

If you are looking for Joshua Tree Camping or camping in a desert, I highly recommend this private team campsite. This will be one of the many secluded campsites I’ve been to out in Joshua Tree and the site itself is just fantastic. I recommend an AWD or 4WG automobile as the street to obtaining to the place is definitely very bumpy and unpaved (a regular vehicle should create it simply fine as long as you get it easy and go slow) As soon as you arrive, you will see the pergola will be quite large and now there are usually a number of picnic furniture set up as properly as a large bbq and variety for cooking. There is no garbage available – pack-it-pack-it-out. There are usually personal and well-maintained porto-potties and free potable water provided (please become sure to refill – instructions would end up being offered)

There is a gas fire pit set up close to the assortment of big rocks which makes for a great collecting spot at night. The stones during the night provide a lovely background by the fire hole and in the daytime are fun to climb and we invested a good amount of time hanging out up best traveling by air a kite (it will be quite windy up there). Numerous shootings stars can be seen from right here as well as the Milky Way and some other constellations. There is barely, if no reception here. This will be a dog-friendly campground but just become cautious of creatures. There have continually already been small to no creepy crawlers every period we have been right here.

One thing to be careful in relation to are the snakes (as this is a desert environment it is usually good to have an knowing in relation to the types of things you’ll encounter). You can notice therefore many celebrities out here and there is no light pollution to disrupt the see. There are usually noise limitations at night time but as lengthy as you maintain it at a reasonably lower degree it will be good. With the locations at Joshua Tree this is effortlessly my #1 spot for leave group camping out in Southern California.

Mustang Horse Ranch, Lake Hughes, CA

If you are looking for a campsite with amazing sunsets and like hiking some of the best walking paths in California, this campsite will meet or exceed your expectations. This will be like an ideal and perfect place for camping. It is a mixture of deserts and hills with numerous hiking, quad and equestrial trails. The web site is definitely big and right in the center of the farm near the horses. You usually discover the race horses simply gleefully prancing around and if you’re lucky you can breeze some perfect team pictures with them in the history.

The host Daniela is wonderful and very friendly. The 1st time we stayed right here was for a shock suggestion group camping out journey for my girlfriend converted fiancee. You can also find really clear outhouses and a gasoline campfire. There will be furthermore potable drinking water obtainable. Daniela offers guided RV trips per demand for an additional charge but it is very enjoyable and nicely worth it. This will be dog-friendly campsite. It is not as well far away from Orange County but end up being certain to download instructions for offline setting as there will be no wedding reception right here (numerous of our team obtained dropped the very first period as it can be difficult with Gps navigation) The climate can obtain incredibly windy so become ready in-case.

Kirch Flat Campgrounds, Tollhouse, CA

By much my favorite group spot for camping in Southern Ca within every classification. There are a combination of first-come, first-serve campsites here as properly as one huge team campsite received by lottery. Although this is even more toward main California, this place will exceed your anticipation all around even with the travel. The commute takes around a strong 5.5 hours from Orange County but it is a relatively simple generate up until the base of the hillside. There will be a little bit of some canyon driving (I individually love traveling through canyons) and as soon as you get to the campgrounds you should find it fairly simply off the freeway.

There is a beautifully refreshing, cool river – the King’s River – that flows through here from the hill run-off. During the summer months the warmth can obtain up in the triple numbers therefore dangling out near the riv closest to the group campsite region is definitely the greatest place you can end up being. There is a big seaside area and generally there will be a good quantity of space although it can be quite exciting.

There are multiple outhouses around and they could be a bit clean but they aren’t awful like some of the greater Los Angeles county hiking trails we’ve been through. There is a fire ring at every web site and several areas sit down correct along the banking institutions of the river so the moving water dampens a great deal of sound. If you are usually fortunate sufficiently to earn the team campsite, it arrives with a quite quiet region towards the back again of the campgrounds near the water along with multiple open fire bands and one large fireplace band (I’m speaking huge!)

There is ample space for parking cars and setting upward tents and many picnic tables for food and supplies. The landscapes around every path can shift very significantly and can offer various background scenes and places. There are a lot of frogs close by that audio make an instead funny croaking noise like you’re being evaluated by a cow („hmm?!“ – you must to hear it to realize) the initial time we remained right here we idea there had been cows outdoors our tents. This will be a dog-friendly campsite and our group offers several canines who all definitely like it here. There is no lighting air pollution and once again most of the sound will get dampened by the running drinking water therefore the team campsite will be ideal if you possess a rowdy group like us.

There was a whitewater rafting company away here almost all summer every year but as a result of to Covid they may have regrettably shut down for good. There are usually different spots to get to around right here for some incredible landmarks and views. You can discover some trekking places and plenty of areas to proceed angling. This is one of the many lovely campgrounds I have actually already been to and the best matter about it, will be it is completely free of charge! If you acquired to select just one location in Southern Ca to move camping out, you would become totally taken aside by the beauty that will be the Kirch Flat Campgrounds.

While now there are a lot of amazing walks and paths in California, these would be quite a few of my favorite recommendations based off location, sights and amenities. With the tens of 100s of reviews, it appeared simpler to simply sort through everything and provide what we found had been the greatest general. Whether you’re searching for hiking, camping or team camping out, any of these areas would provide the perfect destination for camping, you will not end your trip unsatisfied!

Immobilienmakler Heidelberg

Makler Heidelberg

Every Landlords Guide to Finding Great Tenants by Janet Portman; Book Review

Multi-unit investors are the bread and butter clients of experienced and successful real estate agents. 1031 exchanges are one of the many options for landlords-to-be. After the closing or escrow though is when the real work begins and offering ways to smooth the operational transition for new or repeat owners of rental properties, can be a great source of future referrals for real estate agents. A new book released in 2006 should be a required closing gift from the selling agent to the buyer of any multi-unit building or complex, with two or a thousand units.

Every Landlords Guide to Finding Great Tenants by Attorney Janet Portman, Nolo, 2006, ISBN 1-4133-0413-3, Paperback, 455 Pages is designed in an reader friendly format, full of icons, shaded call-out boxes, sample forms, and checklists. Easy-to-read tables outline state-specific laws on returning security deposits and showing notices, to name a few. From apartment marketing programs, how to show a rental, fielding and screening calls, and checking references, no step in the process is left out and all procedures are drilled down to the bottom line.

Ms. Portman brings an experts perspective on the law, but don’t think that this is a dry read. Engaging text sprinkled with bullet points, graphics, and clever caution points, make this the best desk reference for any landlord. Perfect for the experienced but exasperated landlord to the freshly minted, this is a must-have rental resource.

Every Landlords Guide to Finding Great Tenants comes with a handy CD-ROM, for on-the-go landlords. The CD has files of all forms featured and discussed in the book, as well as sample landlord-tenant conversations. Nothing has been left out of this complete guide and the format makes it simple to focus on a particular theme, and revisit others on a when-the-time-comes basis.

Chapter titles include; Choosing Good Tenants Makes Good Business Sense, Complying with Discrimination Laws, How to Deal with Current Tenants-Before You Look for New Ones, How to Advertise Effectively, How You Should Show Your Rental, Preparing Your Rental Application and Screening Materials, Fielding Initial Questions and Phone Screening, Prepare Your Rental for an Open House or Showing, Face to Face: Showing the Rental and Negotiating with Prospective Tenants, evaluating Rental Applications, Checking Applicant’s Credit Reports, Checking Landlord, Employer, and Personal References, Checking Applicants‘ Criminal Backgrounds, How to Choose and Work With a Tenant Screening Agency, Choosing Your New Tenant, and How to Reject-What to Say, What to Write.

This book is a solid ten and highly recommended to building owners, 1031 Exchange Qualifying Intermediaries, real estate editors and educators, leasing and rental managers, real estate agents and brokers.

Immobilienmakler Heidelberg

Makler Heidelberg

What You Need to Know About Buying House in Summer 2018

The sunniest time of the year when sun is shining brightly is surely a great time for exploring new neighborhoods and visualizing future patio parties during viewings. If you are planning to buy home this summer then it is important to understand the housing market prior starting any serious shopping. You must have to know what housing market is like for buyers now and what you can do to end up the best home with best price that fits right in your budget.

Owning a home is an investment in your future and with that in mind you wants to make sure that you are making educated decisions so that you could get the best possible deal. Housing market in 2018 should be just as strong this summer as it’s been all spring. List prices and existing home sales have risen this year but there are perks to house hunting right now, too. We present you some of the facts and tips to help you get the most out of this year’s summer housing market.

SUMMER MARKET FACTS

DURING THE SUMMER PRICES DROP: Although summer is busy home-buying season but still it is not crazy as prices drop from May through October. Anyhow if you hang out until late August then you could find a really great deal-that is when nearly 14 % of listings get a price cut.

Private Mortgage Insurance Is GETTING MORE Reliable: PMI or Private Mortgage Insurance getting cheaper after PMI lenders MGIC and Radian lowered their rates this spring; it is great financing news for homebuyers. That’s going to cause most of these PMI companies to be competitive with each other which in result going to bring them all down. Less than 20 % of down payment makes the home buyers to get PMI. It means it will be cheaper for some buyers to get into homes sooner.

HOMEBUYING TIPS FOR SUMMER 2018

DON’T DISCOUNT OLDER LISTINGS: At the times when homes are flying off the market within days due to strong competition, it is easy to think a listing that’s a week or so old is a red flag. But keep in mind that it is not always the case. It is often because buyer got cold feet and pulled out of a deal on a perfectly good house. But thanks to the assumptions home buyers make about older listings in busy markets, the delay can cause the price to come down.

There are just more of these in market. The number of homes in market is shrinking but still there are 8.3 % more fixer-upper among them than there were six years ago. If you are dead-set against a fixer-upper to be prepared to move quickly then there is only ever going to be a couple of options at a time. And when new listings come up it’s going to be pretty ferocious.

GET TO KNOW THE NEIGHBORHOOD: The plus point of competitive market it gives you temptation to make an offer on any available property that fits your criteria but if it’s in the wrong neighborhood, you may never want to purchase the house. It is better to take some time and do community scouting before making an offer. You can even find out what your future neighbors have to say about the area by communicating with them.

MAKE THE STRONGEST OFFER: To stay in the market make the strongest offer, even your offer is not the highest because now is not the time for low ball-offer. No doubt, coming up with cash offer could be tough for many home buyers but there are some ways to make a strong offer that don’t require gobs of money. Substantial eventualities like a shorter closing or inspection period and writing a great offer letter can help make your offer stand out.

Immobilienmakler Heidelberg

Makler Heidelberg

A Buyer’s Guide to Select That Perfect Home Audio System

So you have been planning to upgrade your existing audio/video system or are planning to get your first setup, but the sheer amount of available options across brands and setups is confusing you to select the one that suits your needs. Here’s a list of factors that you should take into consideration before buying and would considerably help you filter out the perfect systems for your home.

Buying a great audio setup takes considerable research and investment. It’s like buying a car. Both serve practical and frivolous needs and vary greatly in terms of quality, size, aesthetics, performance and price. And truthfully a great set of speakers will last longer than your car. So before you shell out the money empower yourself with the knowledge and research to delve into years of sonic bliss.

Below are the factors that you should look out for and it can be assured that your purchase will be easy, fun and downright satisfying.

1. Listening habits

If you will use this system for just listening to music, watching some movies occasionally or are just looking out to beef up the volume output of your TV a pair of speakers or a soundbar is perfect for you. And if you are looking for a bit of bass just add a subwoofer to it and you’re good to go. It is not always necessary to have huge speakers to deliver mind blowing music.

2. Reviewing the space

This is a very crucial factor to look out for in deciding the kind of home audio system you should go for. The big blunt factor is ‚how big your room is‘. The additional factors are if your room is crowded with furniture and if you are going to place them in furniture. The more a room is open and less furniture clad the better is the sound. To be crisp and precise about it, small rooms are not suitable for large music systems as they tend to flood the room with bass and leads to muddy sound. On the other hand large rooms with small speaker systems make the sound seem localized, whereas larger ones give you a more seamless and immersive experience.

3. Features and price

Considering you are out to buy a home audio system it can safely be assumed that you have saved up for it. It’s an important investment as what you go for is likely to stay with you for a while. The important factors that you should compare across models in your budget to get the best bang for your buck are power rating, Peak Music power output (PMPO), impedance and connectivity options like Bluetooth, wifi, aux, usb, and memory cards. Make sure that you buy from a standard brand or ones with a good reputation. They provide high quality materials that stand the test of time without compromising on the high quality, immersive sound experience for the optimum experience in home entertainment for you and your family.

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Makler Heidelberg

4 Benefits of Using a Multiple Listing Service

Today, realtors strive to make selling homes for potential sellers as feasible as possible. They have invested millions of dollars in developing Multiple Listing Services (MLS) and other technologies that facilitate efficient transactions. Through the MLS, brokers are able to share information on their property listings with other brokers who get compensated when they produce a buyer. Even though the real estate market is competitive, this arrangement has allowed competitors to cooperate in order to benefit the sellers.

1. Increased Exposure to Property

With MLS, sellers do not need to struggle to get potential buyers to see their property. Instead, the service lists their property, which is viewable to thousands of home seekers who visit the sites. Brokers cooperate with other brokers to list the property on multiple sites. This allows sellers to use a platform that was created by realtors for realtors to leverage a wide market for their property. In the long run, this helps to reduce unnecessary fees.

2. Sellers Can Relax

In the past, sellers used to work with several brokers and realtors when selling a property. This proved to be daunting, especially when making follow-ups and meeting potential buyers. This is no longer the case. With MLS, you take the photos of the property and upload them to the site. This allows buyers to get a picture of the property before a visit. Most providers allow the listing to remain on the site up to 6 months until the seller gets a buyer.

3. Professional Legal Help

There are legal aspects that are involved in selling a property and it is important to get everything right. Any issue could lead to delaying the sale of the property or not selling it at all. There are agreements to be signed that highlight the estimated price, advertising costs, commissions and agreement duration. A multiple listing service helps sellers to understand and meet some of these requirements to ensure a hassle-free sale. They also can help in unique cases such as where a divorce is involved.

4. Guaranteed Seller’s Privacy

MLS are maintained for real estate professionals to assist their clients with buying or selling a property. The participating brokers provide the data of the listings to the public free-of-charge. In such cases, the data is useful to the sale of the property and the buyer may want to access it. However, there are some cases that sellers may want to limit access to certain information such as personal contact information and the times when the property is vacant for showings. The service ensures that the seller’s information is not shared without permission.

Multiple Listing Services are a true reflection of the competition and innovation that exists in the real estate market. These services have help to ensure sellers can advertise their property to a wider audience. It is safe, easy and convenient for both sellers and buyers. There are different business models, such as full service and limited service, that MLS use, and a seller can choose an option that they deem best.

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Makler Heidelberg

Advantages and Disadvantages to an MLS Search

MLS searches (or Multiple Listings Service) are based off the principle; „Help me sell my inventory and I’ll help you sell yours.“ It is a unique concept, though one not many other industries use. Real estate brokers acknowledge the advancements in technology once MLS searches became popular, and are willing to present the advantages and disadvantages of MLS queries to interested parties. The decision of utilizing this service is ultimately up to the potential buyer.

No For Sale By Owner (FSBO) Options

One of the big disadvantages to MLS searches is they do not include homes sold by the owner, unless the seller has negotiated a certain percentage of the commission to the realtors. If interested in FSBO’s, the buyer must search potential neighborhoods for FSBO signs and negotiate a price within their range. If the buyer does not know much about negotiating prices, or how much homes are worth, MLS queries still provide some contribution for comparison purposes. If excessive research is undesirable to the buyer, then MLS queries provide another benefit.

Less Research for the Buyer

Buying a home might already be considered a stressful process for some. MLS searches can cut down on some of that stress because it reduces the research the buyer must conduct. There are already so many other aspects a buyer must remember to look into, including the community, crime rate, demographics, school districts, job outlooks, among others. MLS queries place hundreds of homes from the participating brokers into one database, with hundreds of fields with which to search the properties. Knowledgeable brokers with years of experience determine these popular search fields; whereas if the buyer conducts the research by himself or herself, he or she may question whether the information they find is accurate.

The Internet Outdates MLS Queries

The younger generation might claim the Internet is called the „Information Highway“ for a reason. While it is true certain states have their MLS queries readily available on the Internet, not all states have this accessibility. It is also important to consider that information researched on one’s own time might not be as accurate as the MLS searches provided by real estate brokers.

A Trusting Community

As mentioned earlier, all MLS queries are based off the „You scratch my back, and I’ll scratch yours“ premise. In other words, there are no hidden agendas. All brokers participating in MLS queries are trying to provide the buyer with the greatest number of options. They keep the buyer’s requirements in mind and try to create satisfactory customers.

Ultimately, the decision to use MLS searches or to conduct the research on one’s own is up to the potential buyer.

Immobilienmakler Heidelberg

Makler Heidelberg

Real Estate Photography Tips For Realtors – Don’t Do it Yourself, You’ll Lose Your Commission Check

I’ve done it myself; taken what I thought were great listing pictures and used them for my online MLS listing. My clients thought they were fine and I thought they were just fine, until I started working as a buyer’s agent in Seattle a few years back.

I worked with over 40 different buyers a week and everyday I’d hear, „Did you see those listing pictures? There’s no way we want to see that house, it’s a dump! Does the listing agent know how bad they are?“ Obviously, the listing agent didn’t spend anything on real estate photography.

My buyers would also see some great listing photos and want to get in to see the home that afternoon. We’d step inside and they’d wonder if it was the same home they saw online. They felt cheated because the pictures were nothing like the real home. (but at least the listing agent got buyers walking through the house).

It all came down to the listing pictures they saw online. That’s essential marketing for listings! Give buyers a great picture and they’ll jump inside the house that day. Give them a „do-it-yourself“ picture and they’ll move onto the next home. The listing pictures make the difference, especially when you spend a few bucks on professional real estate photography!

Even when the listing pictures were better than the actual house, guess what? It still got the buyers inside! That’s your goal as a listing agent; get as many showings as possible. Professional real estate photography makes that happen.

With upwards of 80%+ of buyers looking online now, the listing photos are the first thing they’re looking at and basing their initial impressions on.

How much money in lost commissions do you think you’re missing because you won’t spend a couple hundred bucks for professional real estate photography?

If you did spend the well invested marketing dollars on some professional real estate photography…….

  1. You could have more satisfied clients because the home sold faster.
  2. You could have made more cash because you didn’t have to drop the sales price when the listing became stale on the market.
  3. You could look like a top producer in the area because of the quicker sales, better looking listings and more satisfied clients. Your overall image is enhanced, big time!

Isn’t it funny how such a small aspect of your business can affect the whole thing? Anytime you realize how one issue affects your net profits, that’ll make you perk up, right?

Now don’t give me the excuse that it’s too expensive because it’s not. Look at it as a marketing and advertising expense because that’s exactly what it is. And real estate photography is one of the best things you can spend your marketing dollars on.

You have a couple options……..

You could grab a professional in real estate photography in your local area and offer them $50-$200 to come to your listing and take some fabulous photos. Make sure they’re top notch, have all the right equipment and understand the goal of these photos. You don’t want to pay for real estate photography that’s no better than your own.

Your other option is to go with a company like Vicaso.com who does real estate photography exclusively. Their business is listing photos for real estate agents!

You can schedule your photo shoot on their website, pay about $200 or so and get the most captivating listing photos you’ll ever see. Even if you have a crack house listed for sale, their real estate photography will make it look like a palace.

I’m telling you; don’t skimp on your real estate photography. Look at the cost as an investment. If you spent $200 on professional real estate photography and got back another $20,000 in commissions that year from faster sales, more clients, and higher listing prices, wouldn’t that be worth it? You betcha!

Immobilienmakler Heidelberg

Makler Heidelberg

Tips To Find the Best Homes For Sale

Are you on the verge of buying a new home in the city? It can be a thrilling episode altogether if you’re planning to change the neighborhood or moving to a new city. The townhouses stand to be a favorable choice for most property buyers interested to move to cities. The traditional narrow and terraced houses with more than two to three floors are good choices for families looking forward to budget homes. Again, investors consider buying such properties for their future benefits. But, if you and your family are excited to get a new residence in the town, few suggestions might help you.

Make your priority list

If you have a family with you, then you guys should sit along and discuss the priorities based on which choose the townhouse. For instance- a single person’s apartment differs from that of a family. If you are a family person with one or more kids, you need sufficient space for the children. You’ve to think about the future when your kids will grow up and will seek individual rooms. If you have are intending to buy this property as your permanent address, you have to consider the future. Moreover, you need some extra space, if you’ve pets along with you.

Stick to the additional features

Along with the spacious rooms and the living area for the family, you might have the interest in some special and additional features. It might include the number of balconies, how the rooms are faced, whether the rooms are receiving ample light and air and so on. If you have kids, you need to buy an airy home that receives ample sunlight and fresh air. You can also have a preference of choosing a sea facing or a riverside property so that you can enjoy the view from your townhouse.

Location matters

The location has a very important role to play when you are looking for the house. You gave to stick to the priorities and the location that might also include the priority list when you are about to choose a new residence. Make sure the area has easy access to the marketplaces, gas stations, medical stores, hospitals etc.

Take the help of a reliable real estate agent to find the best homes for sale in your preferred location. Make sure, the professional has the reputation of having the most updated property listing in the area. Besides, the agents help throughout the whole process of selecting and buying the house.

Immobilienmakler Heidelberg

Makler Heidelberg

Long Beach Homes for Sale – Four Things You Will Love About Long Beach, California

More and more individuals especially those who are planning to find their homes are now starting to recognize the pleasing qualities of Long Beach both as a business and pleasure haven. This interesting city seems to be the perfect example of a place where bikinis and business suits combine harmoniously as elegant buildings where businesses and trade is a common scenario stands mightily next to the Pacific Ocean. This pleasing mystery is one of the driving factors that drive many home seekers to delve into Long Beach homes for sale and Long Beach real estate listings.

Indeed, investing in Long Beach houses for sale is a worthy undertaking – whether you plan to live in it for a long time or rent it out for holiday takers. There is a lot of things to like about owning homes in this pleasant community.

1. Convenient Transportation Means

5 ½ miles of mesmerizing coastline with an airport serving national flights easily accessed by a light rail system known as the Blue Line MetroRail taking commuters to Staples Center and downtown Los Angeles and from there be able to connect to Pasadena and Hollywood are just few out of the many reasons that attracts not only tourists but also aspiring residents to invest in Long Beach real estate.

There are also plenty of buses that can take individuals to any place downtown and nearby places like the Ocean Boulevard wherein neatly painted and prearranged residences and commercial establishments constructed many decades ago are located.

This means that even if you do not have your own car, you can easily report to your work and go back home without much difficulty since transportation methods are offered in variation.

2. Diverse and Pleasing Recreational Attractions

Just like the old adage goes, „All work and no play make Jack a dull boy“. Well, this would not happen if you are living here. It is definitely one of the most wonderful cities in the nation wherein there is more than just beach to enjoy. Going downtown you will gain pleasure from the plenty of trendy shops, dining places and other attractions that offer fun and entertainment for individuals of all ages.

Shoreline Village offers great shops and dining locations wherein you can see the splendid skyline. The 5th largest city of California is also home to many nice parks, and other recreational areas wherein golf, skateboarding and lawn bowling are just few out of the numerous sports activities that you can engage in during your free hours.

3. Charming Beaches

As you browse around Long Beach MLS for sure you would come across with descriptions that define the beaches in this part of California. The beautiful city offers some sandy beaches and equally charming coastline close to the downtown area. There are also choices of beaches near Naples and Long Beach Peninsula wherein you can just sit and frolic on the sand with your kids as a breather from a busy week at work. For those who love quiet times, you can just sit there with your loved one as you watch the skyline and the sun for a romantic but serene quality time.

4. But more than anything else, the booming and continually sprouting economy of the place is the top reason why many are rushing to invest in homes for sale in this part of California.

It is then pretty easy to understand why investing in Long Beach homes for sale can benefit you financially if you choose to rent it out. At the same time, it can also provide you much pleasure in terms of experience if you decide to exclusively use it with your family.

Immobilienmakler Heidelberg

Makler Heidelberg

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