丰业银行：加拿大房地产已是买方市场

hezhegaigua2

我不是房产经纪, 当然就没你知道得多了。请接受我的虚心求教：说说内部潜规则给我长长见识吧！

谢谢！


Why should I use a real estate agent?

    A real estate agent is more than just a "sales person."  They act on your behalf as your agent, providing you with advice and guidance and doing a job - helping you buy or sell a home.  Due to the fast changing market, the data on available listings is not 100% accurate.  There are times when you need the most current information about what has sold or is for sale, and the only way to get that is with an agent.

    There are two types of agents, "Buyer's Agents" and "Seller's Agents".  It used to be common for all parties involved to work for the seller, hence the term "Seller's Agent".  Nowadays, you will most often find a different type of agent, the "Buyer's Agent".  If you are in the market to buy, it would be advisable to use a Buyer's Agent.  They can make recommendations on what terms and prices to offer as well as negotiating a deal with your best interest in mind.  If you happen to be working with a Seller's Agent, never disclose to them the top dollar you are willing to pay for any property.  Keep it narrowed down only to things that you would tell the seller directly.  

hezhegaigua2

我不是房产经纪, 当然就没你知道得多了。请接受我的虚心求教：说说内部潜规则给我长长见识吧！

谢谢！


We may have become a self-serve nation, but there are some professionals that are definitely worth your money. A good real estate agent can be worth every cent especially if you are a first time home buyer or too busy to manage the variety of aspects involved in buying a new home. Here are six reasons you should consider getting an agent.

   1.Using the Internet Isn't Enough

      Buying a house is the biggest investment most people make and having a professional to walk you through the experience can make a huge difference in the choice you make. It is an excellent idea to utilize the internet to research homes for sale and neighborhoods, but the computer isn't going to give you the whole picture. A real estate agent can assist you with creating a financial plan so you know what homes to seriously consider. An agent can also assist you in prioritizing what homes to visit and which neighborhoods meet your needs.

   2.Time is Money

      Working with home sellers or their agents can be extremely time-consuming. If you have a full time job, meeting with sellers or even talking on the phone may be burdensome. A real estate agent can save you time by dealing with getting answers to questions you have. They can also do the leg work involved in eliminating prospects that don't meet your needs which will equal one less house that you need to tour.

   3.You Will Have a Professional Negotiating

      If you aren't good at or comfortable with negotiating, it is an excellent idea to have a professional do this for you. A real estate agent will have a firm grasp of the market in the neighborhood and know when you have room to negotiate with the seller. An agent will also understand what aspects of the house are desirable and what aspects may lower the possibility of sale. Unless you are extremely savvy in the real estate market, an agent is much more likely to get you the best price.

   4.Agents Have Connections

      There is more to buying a house than just negotiating the sale. You'll be working with home inspectors, the escrow company, possibly a settlement attorney as well as others. If this is a professional that you must hire, your agent can suggest a reputable choice. Your agent may also be able to get information and assist you with other professionals that you work with because of their connections. You may only need a home inspector several times in your entire life, but a real estate agent works with them daily.

   5.Agents Have Knowledge

      A good real estate agent understands more than just the market and the finances of buying and selling homes. An experienced agent also knows what people want and need. There may be a myriad of small things that you don't think to consider when buying a home that an agent will quickly point out to you. You may not have considered the fact that there is only one electrical outlet in the bedroom you would like to make an office, but your agent might pick that out right away. An agent can be invaluable for small things you might have overlooked.

   6.Your Real Estate Agent Has Done This Before

      Even if you have bought a couple of houses, unless you are a real estate investor, chances are you aren't an expert. A real estate agent is familiar with the trends in the neighborhood in which you are buying a home and in all of the various changes in regulations and technology. Unless you buy and sell property professionally, there is no reason for you to have the amount of knowledge that an agent has. So why not invest in their services?

      Ask around and get recommendations for agents from friends and or ask for recommendations from agents that you are unfamiliar with. A good agent should be willing to spend a little bit of time with you, answering questions about their work and experience. Choosing a real estate agent is an important component to successfully buying a home, so be sure to seek out a reputable professional.

hezhegaigua2

我不是房产经纪, 当然就没你知道得多了。请接受我的虚心求教：说说内部潜规则给我长长见识吧！

谢谢！


Should We Buy on Our Own or Use an Agent?

When they first begin looking for a home, many buyers ask "can't we do this on our own? Do we really need to use a Real Estate Agent?" The answer is yes, you can do it on your own. There is no law that prevents you, as an individual, from buying property without professional Real Estate assistance. You can search for homes, arrange showings, and even negotiate on your own (although, in some localities, the actual contract for purchase will need to be drawn up by an Attorney). The real question may be "do we want to do it on our own?"

There is a misconception among many first time home buyers that by using a Real Estate Agent, they will be subject to paying a commission. In virtually all situations, this is not the case. The commission for the sale of a home is paid for by the seller, not the buyer. If you went to your local appliance store and bought a new refrigerator, you wouldn't expect to pay a commission to the salesperson. The same applies when you buy a house--it is the seller of the item (in this case a house) that is responsible for paying to have it sold.

If you do decide to "go it on your own," your choices will obviously be very limited. The only homes that you can buy without any Agent assistance are those that are "For Sale By Owner" (FSBO)--generally a small percentage of the market. These are home owners who, for whatever reason, have decided not to use an Agent in the sale of their house. It may be because they think they can get more return by not paying a commission, or it may be because there was no Agent who would take their house listing at the price they demanded. Many Real Estate analysts have found that the selling prices of FSBO homes are equal to--or higher--than those listed by Agents. A problem arises when, as a "do-it-yourself" house buyer and without the benefit of a Comparative Market Analysis, you need to make a determination whether or not the house is worth the asking price. How do you decide? There is too much money potentially involved to make a "seat of the pants" decision. In this case, you will need to either secure an independent appraisal to determine a realistic price range for the property or develop your own determination of value.

The next mistake that many buyers make, when they find that their choices are so limited by only dealing with homes for sale by owners, is to jump into the "listed" market by checking advertisements and calling Listing Agents directly or visiting Open Houses. There is not a dime to be saved with this strategy (the seller is still going to pay a commission) and you run the risk of ending up with no representation, since the Listing Agent is duty bound to represent the seller. Please see the discussion on Agency. It is crucially important that you understand how it applies when you buy a home.

hezhegaigua2

我不是房产经纪, 当然就没你知道得多了。请接受我的虚心求教：说说内部潜规则给我长长见识吧！

谢谢！


Mortgages

mortgage approvalsProbably one of the reasons that buying a home is such an emotional experience is because of the fact that not only do you have the actual house buying to deal with, but for most home buyers you also have the mortgage process to encounter. This can be a smooth and almost uneventful process, or an unnerving one. A great deal depends on the preparation of the buyer as well as the selection of an efficient mortgage company.

hezhegaigua2

hezhegaigua2

你知道房地产经纪为了成为经纪所花费的时间和金钱吗？你知道作为经纪每年必须支出的费用吗？你知道地产协会对经纪的严格规范和惩罚制度吗？你希望经纪把自己（在一定意义上是购买来的）信息免费提供给你吗？
你如果成为了经纪，你还这样想吗？你愿意冒风险而不使用经纪吗？

再次提醒：你会又猜想我就是房地产经纪吗？

欲晓

JJ要自强,千万顶住,要坚信天天有人抢OFFER,至少五年后房又会转好(多伦多应该不会象底特律,那里的制造业长线下滑,房市长线看淡).

阿强

看了你贴的那么多，我有点领悟了：买房要用房产经纪。可是，我这个人生性多疑，因为经纪的佣金来至自房产交易后的成交额。所以问题出来了：
1  没有成交，经纪就一分钱也没有。所以，不良经纪因此而产生：有人为了促成交易, 放弃了作为买方经纪，必须为买方利益着想的原则，出卖了买家的利益，明知此房不好，但仍然忽悠买家买下了房。在这种情况下，买家应该怎么办？买家要如何提前防止利益的损害？若事后发现了，要如何补救？

2  成交金额越大，经纪的佣金越多。有不良经纪为此不顾买家利益，多花了不该花的钱，这时要怎么办？

3  谁在监督房产经纪的职业操守？经纪什么可以做，什么不能做？发现经纪违规要向谁投诉？

哪吒(低B）

看了你贴的那么多，我有点领悟了：买房要用房产经纪。可是，我这个人生性多疑，因为经纪的佣金来至自房产交易后的成交额。所以问题出来了：
1  没有成交，经纪就一分钱也没有。所以，不良经纪因此而产生：有人为了促成交易, 放弃了作为买方经纪，必须为买方利益着想的原则，出卖了买家的利益，明知此房不好，但仍然忽悠买家买下了房。在这种情况下，买家应该怎么办？买家要如何提前防止利益的损害？若事后发现了，要如何补救？

2  成交金额越大，经纪的佣金越多。有不良经纪为此不顾买家利益，多花了不该花的钱，这时要怎么办？

3  谁在监督房产经纪的职业操守？经纪什么可以做，什么不能做？发现经纪违规要向谁投诉？



没有免费午餐，买卖房屋需要经纪，经纪也是人，需要工作，需要吃饭，没有房屋交易就没有收入，如果说被经纪忽悠，是不公平的，因为经纪如果知道市场动向，他早就不需要工作了，就好像你就是现在去银行，那些所谓的投资专家还要你买基金，基金经纪，或者房屋经纪让你消费，是他们的工作，至于最后的决定在于你

我认为如果你的经纪让你买大麻房子，或者危险房，才是不良经纪

被人忽悠，不要骂别人，是因为你自己白痴！！！

欲晓

看了你贴的那么多，我有点领悟了：买房要用房产经纪。可是，我这个人生性多疑，因为经纪的佣金来至自房产交易后的成交额。所以问题出来了：
1  没有成交，经纪就一分钱也没有。所以，不良经纪因此而产生：有人为了促成交易, 放弃了作为买方经纪，必须为买方利益着想的原则，出卖了买家的利益，明知此房不好，但仍然忽悠买家买下了房。在这种情况下，买家应该怎么办？买家要如何提前防止利益的损害？若事后发现了，要如何补救？

2  成交金额越大，经纪的佣金越多。有不良经纪为此不顾买家利益，多花了不该花的钱，这时要怎么办？

3  谁在监督房产经纪的职业操守？经纪什么可以做，什么不能做？发现经纪违规要向谁投诉？


没办法,认倒霉,JJ在背后偷笑.

hezhegaigua2

看了你贴的那么多，我有点领悟了：买房要用房产经纪。可是，我这个人生性多疑，因为经纪的佣金来至自房产交易后的成交额。所以问题出来了：
1  没有成交，经纪就一分钱也没有。所以，不良经纪因此而产生：有人为了促成交易, 放弃了作为买方经纪，必须为买方利益着想的原则，出卖了买家的利益，明知此房不好，但仍然忽悠买家买下了房。在这种情况下，买家应该怎么办？买家要如何提前防止利益的损害？若事后发现了，要如何补救？

2  成交金额越大，经纪的佣金越多。有不良经纪为此不顾买家利益，多花了不该花的钱，这时要怎么办？

3  谁在监督房产经纪的职业操守？经纪什么可以做，什么不能做？发现经纪违规要向谁投诉？


你这种性格，这种想法，实际上你否定和怀疑了所有的销售人员：房地产，汽车销售，人寿保险，房屋保险，汽车保险，金融服务，投资顾问，直销人员，交通警察，家庭医生。......

你需要心理辅导吗？

欲晓

看了你贴的那么多，我有点领悟了：买房要用房产经纪。可是，我这个人生性多疑，因为经纪的佣金来至自房产交易后的成交额。所以问题出来了：
1  没有成交，经纪就一分钱也没有。所以，不良经纪因此而产生：有人为了促成交易, 放弃了作为买方经纪，必须为买方利益着想的原则，出卖了买家的利益，明知此房不好，但仍然忽悠买家买下了房。在这种情况下，买家应该怎么办？买家要如何提前防止利益的损害？若事后发现了，要如何补救？

2  成交金额越大，经纪的佣金越多。有不良经纪为此不顾买家利益，多花了不该花的钱，这时要怎么办？

3  谁在监督房产经纪的职业操守？经纪什么可以做，什么不能做？发现经纪违规要向谁投诉？


听说现在有一种自买自售,可以节省这笔开支,你也可以投资这种生意,应该有前途.

阿强

[QUOTE="hezhegaigua2"]
你打击了一大片，你能不与他们大交道吗？



你这种性格，这种想法，实际上你否定和怀疑了所有的销售人员：房地产，汽车销售，人寿保险，房屋保险，汽车保险，金融服务，投资顾问，直销人员，交通警察，家庭医生。......

你需要心理辅导吗？


说到正事, 你就避而不谈，而且上纲上线，进行人身攻击。

这个问题对于你这个这么熟悉房产行业的人就这么难吗？！
--------谁在监督房产经纪的职业操守？

hezhegaigua2

说到正事, 你就避而不谈，而且上纲上线，进行人身攻击。

这个问题对于你这个这么熟悉房产行业的人就这么难吗？！
--------谁在监督房产经纪的职业操守？


如果你有证据，一个电话可以打到多伦多地产协会，经纪会有麻烦的。还有一个CPA消费者保护法。

http://attach.51.ca/other/1/7/1/6/7/6/userphoto/591682.gif

hezhegaigua2

没有免费午餐，买卖房屋需要经纪，经纪也是人，需要工作，需要吃饭，没有房屋交易就没有收入，如果说被经纪忽悠，是不公平的，因为经纪如果知道市场动向，他早就不需要工作了，就好像你就是现在去银行，那些所谓的投资专家还要你买基金，基金经纪，或者房屋经纪让你消费，是他们的工作，至于最后的决定在于你

我认为如果你的经纪让你买大麻房子，或者危险房，才是不良经纪

被人忽悠，不要骂别人，是因为你自己白痴！！！
http://attach.51.ca/other/1/7/1/6/7/6/userphoto/591691.gif