A big portion of misrepresentation claims come out
of dual agency transactions, says Drayna, who makes this claim based on his experience rather than any hard statistics.
We do a lot
of dual agency transactions, which keeps our numbers so high.
Not exact matches
5 % if any two agents are part
of the
transaction; 4 % if I am the only agent in the
transaction (in my state we do «limited representation» in lieu
of dual agency), and 3 % if the seller brings me a buyer to close.
I have successfully completed
dual agency transactions and collected both ends
of the fee, without guilt!
The recently released 2001 NAR Member Profile shows that more than 80 percent
of REALTORS ® represent buyers in at least some
transactions: 51 percent use disclosed
dual agency for in - house
transactions, 25 percent practice single
agency (representing either a buyer or a seller, but not both, in a
transaction), and 5 percent practice exclusive buyer
agency.
Dual - Agency Dilemmas Brokers using tenant - matching technology should be mindful of their state's laws and brokerage policies on dual agency — the ethically murky situation that occurs when the broker represents both the landlord and the tenant in the same lease transact
Dual -
Agency Dilemmas Brokers using tenant - matching technology should be mindful of their state's laws and brokerage policies on dual agency — the ethically murky situation that occurs when the broker represents both the landlord and the tenant in the same lease transa
Agency Dilemmas Brokers using tenant - matching technology should be mindful
of their state's laws and brokerage policies on
dual agency — the ethically murky situation that occurs when the broker represents both the landlord and the tenant in the same lease transact
dual agency — the ethically murky situation that occurs when the broker represents both the landlord and the tenant in the same lease transa
agency — the ethically murky situation that occurs when the broker represents both the landlord and the tenant in the same lease
transaction.
Buyer and seller representation with disclosed
dual agency: An agent may represent both the buyer and the seller in the same
transaction, with the informed consent
of both.
In the 1990s states began adopting legislation that established the designated and disclosed
dual agency models and outlined the duties
of practitioners based on the role they were assuming, such as seller's agent, buyer's agent,
dual agent, or
transaction facilitator.
This prohibition extends to the receipt
of commissions from the other party to a
transaction, a situation which creates potential difficulties for brokers in buyer
agency and
dual agency relationships.»
NAR members recently received word that the U.S. Department
of Housing & Urban Development would be implementing a new policy on Oct. 1, 2013, that would prevent
dual agency agreements in FHA pre-foreclosure
transactions.
My greatest concern would be for the liability
of the
dual agent (in the same office as the listing agent) deemed to have the knowledge and, in
dual agency jurisdictions, unable to act under the umbrella
of a
transaction brokerage as a designated agent.
Transaction Brokerage has been used in situations where Designated
Agency needed to be modified for reasons that would be similar to the application
of «Limited
Dual Agency» when practicing Common Law
Agency.
On Friday, July 14, 2014, the US Department
of Housing and Urban Development (HUD) issued Mortgagee Letter 2014 - 15 allowing
dual agency agreements in FHA pre-foreclosure
transactions.
Some NAR members have received communications from servicers, such as Bank
of America, that
dual agency is not allowed in FHA short sales
transactions.
For those who don't know, «
Transaction Brokerage» is the «Designated
Agency» version
of «Limited
Dual Agency».
Hoping / realizing that both sides are comfortable with the outcome
of a
dual agency non-negotiation
transaction does not mean that one side or the other would still be happy upon ultimately learning that the other side would have offered more or would have conceded more.
But if
dual agency happens to occur with a qualified Realtor's, and both parties (the clients) are amenable to it, my experience is that the Buyer and Seller are likely to be better pleased than in a typical
transaction (and I have dozens
of transactions to prove this, with no negative ones to disprove it).
Dual agency certainly disadvantages a buyer or seller or both in a real estate
transaction at the expense
of their professional agents.
The proposal is expected to be introduced in the legislature this spring as part
of a bill that would abrogate common law in connection with real estate
agency and set forth specific duties for different forms
of agency, including single
agency, disclosed
dual agency, and
transaction brokerage.
Even if one
of those other licensees has long before established an
agency relationship with a buyer, if that buyer becomes interested in any
of the brokerage's listings, both the seller and the buyer must first agree for their respective licensees and the brokerage to act as
dual agents before the seller and buyer can begin negotiating the
transaction while using the assistance
of those two licensees.
I NEVER discuss motivation
of any buyer or seller in ANY
transaction anyway, I NEVER discuss what my buyer is willing to accept on ANY offer either,
dual agency or not.
It is my guesstimate that approximately 30
of all real estate
transactions are
dual agency, so why would an informed buyer be interested in signing a BBA and be willing to pay an agent a fee for a reduced level
of service.
The brokerage would not start out, as it does today, as the sole agent for one
of the parties, with every licensee engaged by the brokerage taking on the same status, and then have to strip away many
of its
agency obligations (and simultaneously stop being able to provide the
agency services it initially offered) to become an impartial
dual agent in an «in - house»
transaction.
The main difference between today's role
of the brokerage as a
dual agent, and the proposed role
of the brokerage as a
transaction facilitator, is that this is the role
of the brokerage that would be established from the outset, either when a listing is taken or a buyer
agency agreement is signed.
While
transaction brokerage addresses some
of the conflicts
of interest associated with
dual agency, it reduces the range
of services that licensees can provide and results in lesser consumer protections for all parties to a
transaction,» says OSRE.
Here is my submission to that end regarding
dual agency transactions: Another Realtor
of local stellar repute (not from the chosen Realtor's brokerage but whom the buyer's and seller's mutual Realtor would recommend to his / her respective buyer / seller clients for their approval) would oversee / facilitate the negotiation process once an offer — or offers — has / have been announced as being on the table.
Two
of the key recommendations: that regulators adopt Designated
Agency and Transaction Brokerage (see Definitions on page 8) to help overcome problems with the existing dual agency relatio
Agency and
Transaction Brokerage (see Definitions on page 8) to help overcome problems with the existing
dual agency relatio
agency relationship.
Much
of the discussion has focused on the two new business models — Designated
Agency and Transaction Brokerage — the CRG's ATF proposed as «best practices» solutions to concerns about dual agency i
Agency and
Transaction Brokerage — the CRG's ATF proposed as «best practices» solutions to concerns about
dual agency i
agency issues.
In terms
of Designated
Agency and Transaction Brokerage, it was the view of the Task Force that dual agency is a situation that causes problems within the industry and if we could find ways to minimize those problems, the industry and consumers would benefit from
Agency and
Transaction Brokerage, it was the view
of the Task Force that
dual agency is a situation that causes problems within the industry and if we could find ways to minimize those problems, the industry and consumers would benefit from
agency is a situation that causes problems within the industry and if we could find ways to minimize those problems, the industry and consumers would benefit from that.
Just as caveat emptor has vanished from residential
transactions,
dual agency is next — and there's no danger
of dual agency when you practice
transaction brokerage.
Agents doing
dual agency transactions should take special care to make clear all existing relationships that could be perceived as conflicts
of interest.
Under brokerage
agency, this
transaction typically becomes one where the brokerage and its related licensees become limited
dual agents, with the consent
of the clients, and the clients» interests are treated impartially.
By forgoing potentially millions
of eyeballs on two leading real estate portals, one could argue that Edina is betting the «double dip» they will get from
dual agency transactions will more than make up for the loss in visibility — a loss that could increase market time
of listings and loss
of clients who DO want wider distribution
of their home.
Before practicing
dual agency under this exemption, a licensee must make a disclosure to both parties to the
transaction, informing them
of the duties and responsibilities
of the licensee to the clients, and the risks associated with a
dual agency relationship.
Dual agency - Representation
of two principals (usually seller and buyer) by the same agent in the same
transaction.
Some brokerages intentionally withhold listings from these sites in hopes
of increasing their chances
of collecting a double commission (happens in
dual agency and designated
agency transactions).
K1363 - Disclosure
of Dual Agency or
Dual Representation in a Commercial
Transaction
Big brokers are so addicted and adept at manipulating their clients into risky
dual agency / double commission
transactions, that sophisticated and almost undetectable schemes that increase the frequency
of dual agency have become routine.
The court affirmed the appellate court's opinion by holding that, pursuant to that statute, each
of the salespeople involved in a
dual agency transaction owe fiduciary duties to both the buyer and the seller.
73 DOS 95 Matter
of DOS v. Marotta - consolidation
of actions;
dual agency; disgorgement
of broker commission; broker may act concurrently in a single
transaction as an agent and a principal with informed consent
of and full disclosure to principal; broker's agreement breached by broker where broker obtained property incompatible with client's stated needs; no broker's fee earned where brokerage agreement breached by broker; broker engaging in business under trade name acts as individual;
agency created between broker and buyer by conduct
of parties;
dual agency allowed upon full disclosure and informed consent
of both buyer and seller; no commission earned by broker where breach
of fiduciary duty; refund unearned commissions
79 DOS 99 Matter
of DOS v. Pagano - disclosure
of agency relationships; failure to appear at hearing; proper business practices; unauthorized practice
of law; unearned commissions; vicarious liability; fraudulent practice; jurisdiction; ex parte hearing may proceed upon proof
of proper service; DOS has jurisdiction after expiration
of respondents» licenses as acts
of misconduct occurred and the proceedings were commenced while the respondents were licensed; licensee fails to timely provide seller client with
agency disclosure form prior to entering into listing agreement and fails to timely provide
agency disclosure form to buyer upon first substantive contact; broker fails to make it clear for which party he is acting; broker violates 19 NYCRR 175.24 by using exclusive right to sell listing agreement without mandatory definitions
of «exclusive right to sell» and «exclusive
agency»; broker breaches fiduciary duties to seller clients by misleading them as to buyer's ability to financially consummate the
transaction; broker breaches his fiduciary duty to seller by referring seller to the attorney who represented the buyers when he knew or should have known such attorney could not properly protect seller's interests; improper for broker to use listing agreements providing for broker to retain one half
of any deposit if forfeited by buyer as such forfeiture clause could, by its terms, allow broker to retain part
of the deposit when broker did not earn a commission; broker must conduct business under name as it appears on license; broker engaged in the unauthorized practice
of law in preparing contracts for purchase and sale
of real estate which did not contain a clause making it subject to the approval
of the parties» attorneys and were not a form recommended by a joint bar / real estate board committee; broker demonstrated untrustworthiness and incompetency in using sales contract which purported to change the terms
of the listing agreement to include a higher commission; broker demonstrated untrustworthiness and incompetency in using contracts
of sale which were unclear, ambiguous, vague and incomplete; broker failed to amend purchase agreement to reflect amendment to increase deposit amount; broker demonstrated untrustworthiness in back - dating purchase agreements; broker demonstrated untrustworthiness in participating in scheme to have seller hold undisclosed second mortgage and to mislead first mortgagee about the purchaser's financial ability to purchase; broker demonstrated untrustworthiness by claiming unearned commission and filing affidavit
of entitlement for unearned commission; DOS fails to establish by substantial evidence that respondent acted as undisclosed
dual agent; corporate broker bound by the knowledge acquired by and is responsible for acts committed by its licensees within the actual or apparent scope
of their authority; corporate and individual brokers» licenses revoked, no action taken on application for renewal until proof
of payment
of sum
of $ 2,000.00 plus interests for deposits unlawfully retained
After almost two years
of work, the Canadian Regulators Group (CRG)
Agency Task Force is proposing two new business models — Designated Agency and Transaction Brokerage — as «best practices» solutions to ongoing problems with dual a
Agency Task Force is proposing two new business models — Designated
Agency and Transaction Brokerage — as «best practices» solutions to ongoing problems with dual a
Agency and
Transaction Brokerage — as «best practices» solutions to ongoing problems with
dual agencyagency.
When different licensees are designated to act on behalf
of different clients who are negotiating the same
transaction,
dual agency is avoided.
One
of the most important remedies often available to victims
of undisclosed
dual agency is rescission
of the contract — because
dual agency transactions rarely involve an arms - length
transaction.
Licensees should also be aware that when acting as a limited
dual agent in a
transaction where the parties to a contract have entered into a limited
dual agency agreement, that agreement specifically modifies the duty
of confidentiality and provides that licensees have a duty to disclose information to both parties in a
transaction, subject to three exceptions as follows:
Perhaps the most nefarious consequence
of dual agency is that consumers are stripped
of their representation on the most important and complex
transaction of a lifetime.
Dual agency is the opposite
of the definition
of an «arms - length»
transaction.
On Tuesday, HUD announced that is was banning
dual agency on short sale
transactions (
transactions involving distressed homeowners) in order to help achieve its goal
of an «arms - length
transaction.»
With proper practice, including not sharing the confidential information
of their respective clients, designated agents engaged by the same brokerage are able to avoid many
of the conflicts that can arise under limited
dual agency with respect to these types
of «in - house»
transactions.
The conflicts
of limited
dual agency continue to exist, however, if the same designated agents are acting on behalf
of a seller and a buyer in relation to the same
transaction, or acting on behalf
of two buyers who are interested in buying the same property.