FSBO registry O'Fallon IL

Home Buyers Relocation Services
Would like to know of "For-Sale-By-Owner" Homes:

This is NOT a solicitation for a formal listing ... nor is it intended to create a formal listing, or create an agency relationship with sellers of homes in any form ... please read the details!

Home Buyers Relocation Services, with offices in O'Fallon and Edwardsville, is a unique realty firm representing buyers exclusively, specializing in business and military relocations.
(See our main Web site for details at www.homerelo.com )

We are an "EBO"…an exclusive buyers' office. In our 15th year of such practice, we're set apart from all other local agencies in that we take no listings and serve only buyers as clients.

But we consider the availability of non-listed homes an important part of our service, and help our clients buy a remarkable number of homes in such direct purchases. In the last several years, it has amounted to about one fourth of the purchases we have supported. This program is intended to gather information about the availability of non-listed homes, and therefore to provide access and information to our clients.

This is intended as an invitation to simply register such availability.

We are NOT requesting a formal listing, nor would we legally represent these sellers in any kind of agency relationship. We would owe them honesty and fairness, just as traditional agents that take listings and represent sellers similarly owe buyers. So here's the "fine print" of the invitation:

The details of the "FSBO-Registry" program:

First, we need to have details about the home. Owners' brochures, especially with pictures, would serve very well, but the registry form, provided below, may be used. It could be filled out by either 1) a seller, or 2) an observer. (An observer would only define the address and phone number, and Home Buyers Relo would make the connection with the seller.)

Informational brochures and pictures could be either emailed, mailed or delivered to our office.

Sellers, by by delivering information to us, would be presumed to have accepted the terms and and conditions and so acknowledge their understanding of the relationship, especially the fact this is not a formal listing of any kind. Sellers would have complete freedom to offer the same or a different relationship with any realtor, advertise the home in any other way the sellers choose, and to withdraw the offer at any time.

Please do not register homes here that are listed within the realty community. We already have access to these homes through the MLS and we are legally prohibited from coming between sellers and their agents. (And if homes registered here are subsequently listed with a Realtor, we need to know that, and so eliminate the registration.)

The sellers are encouraged to price the home to our buyer clients at an amount that would include a 3% compensation to Home Buyers Relocation Services. We encourage the compensation to be kept in the transaction so that it conforms to common practice and is included in the overall price for financing and appraisal purposes. Such compensation would be payable from the transaction at closing, and no other compensation is requested by Home Buyers Relocation Services from either party. Compensation claimed by Home Buyers Relo is always disclosed to both parties, and all offers presented to Sellers would clearly identify it.

The incorporation of compensation of 3% into the transaction is, of course, a compromise between no fees and full fees. (Listings traditionally require a 6% fee to be split between seller and buyer realty representation.) Buyers are counseled upon becoming our client that we request 3% compensation, and properties formally listed already include it. They are further counseled to recognize that Buyers have always brought money to the table to pay the Sellers, out of which realty compensation is paid to both parties. Therefore, purchases of unlisted properties from Sellers as outlined here are no different.

Neither is it really different for Sellers. Sellers still must recognize that they need to accept a price that gives them the "net" they require, after the 3% is paid.

We have had cases where Buyers paid compensation outside the transaction, but it's awkward, and it shouldn't be, but it is, difficult to include in the financing package.

Buyers are therefore urged to price their home with a 3% compensation added onto the net they require, and to offer it to other realtors as they wish, (or have a handy "package" to present when a realtor presents a buyer prospect at your doorstep…inevitable.)

Sellers do get important services in this arrangement, too. The use of Board of Realtors Contracts alone can prevent many problems, as it's a great checklist for all detail. We would also discipline the whole purchase and closing process, doing all of the necessary communication, managing financing, inspections and closing detail. Most Sellers come to appreciate having a professional simply standing between them and Buyers…much of the responsibility for detail, disclosure and discovery falling on our shoulders.

Additionally, the buyer prospects that we'll be bringing are always top-notch, highly qualified and well positioned to buy and enter into purchase promises.

By law, we still owe Sellers honesty and fairness, which obviously are integral to our own business practices.

When received, Home Buyers Relo organizes the information and makes it available ONLY to their clients. Homes so registered will not be specifically advertised, although Home Buyers Relo does advertise the availability of non-listed homes in general.

However, because we specialize in relocations, we often like to send fsbo information to clients before they get to town. We'll do that by special permission from you.

The usual practices of showing would prevail….we would show only by appointment and only with specific permission for a specific buyer client. We would not presume authority to present your home to the general public or to any other buyers except those presented specifically by Home Buyers Relo.

Sellers may be present or absent during showings. Contrary to common practice we prefer them to be present and available to answer questions. Sellers may request feedback on showings.

Home Buyers Relo would do all of the paperwork in support of a sale, coordination of the entire purchase process as described above using Board of Realtors forms. State mandated seller disclosure forms will be provided.

Sellers of homes so registered are advised that they have the right to, and are so encouraged, to obtain realty or legal advice from any source at any time.

Sellers are requested to notify Home Buyers Relo whenever their homes are contracted, sold or otherwise removed from the market, with an email or phone call.

Sellers may call Merrill or Paul Ottwein for any details before filling out the registry form, or there is a response blank requesting a phone call for discussing details before the registration may be considered valid.

If you as a seller, are not committed to alternative realty services for the purchase of your next move, we would be pleased to discuss either local service or provide referrals to exclusive buyer agencies nationwide.

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