Buyer Representation
The fact is, you can let the Listing Agent write up your offer and present it to the Seller. The trouble is, there are some serious drawbacks to this approach.

The most important thing to remember is that the Listing Agent has a Primary Fiduciary Responsibility to the Seller. This means that whatever happens during the course of a transaction, the Listing Agent has a legal responsibility to always act in the Seller's best interests. Utah Real Estate Law will allow a brokerage and an agent to simultaneously act for the Buyer and the Seller with consent of both parties, this is called “Dual Agency or Limited Agency”. When a listing agent acts in this manner, it must be disclosed in advance, and the agent has to be sure that he does not provide either party with an edge over the other. It seems fairly apparent that this may not be the best thing for the Buyer.

A Buyer’s Agent is the representative of the Buyer. You as the Buyer can feel free to discuss the value of properties, personal finances, and negotiation strategies with your Buyer’s Agent, who will keep your information confidential, and can give opinions concerning the condition of the property, the effect of improvements, and a variety of information which a Seller’s Agent cannot provide to a Buyer.

The Role Of The Buyer's Agent
When we work with you as your Buyer's Agents, we take our role very seriously. We know that the purchase of a new home is far more than just a business transaction and we go to great lengths to make sure that you are aware of everything on the market that could be of interest to you before you make any decision.

Not everybody wants to work in the same way of course, and that is why we tailor our service to suit your needs. Many of the people we work with like to sign up for our free New Listing Notification service, 3, 6 or even 12 months before they plan to buy. They then see details of every home that meets their criteria as soon as it is listed. When they think they may be ready to buy, we will take them to view the homes they have selected and we proceed from there.

Alternatively, you may prefer a more personal approach where we will sit down with you and discuss exactly what you are looking for in a home. Typically, we will then show you a selection of homes that we think are close to what you are looking for, just to confirm that we understand you needs. We will then let you know when homes that could be right for you come on to the market and show them to you. Often, especially if you are not a local buyer, we will take digital photos of these homes, both outside and inside, and email them to you so you can view them at your leisure prior to arranging a personal showing.

When you find a home you want to buy, we will advise you on how to structure an offer and then we will present it to the Seller or the Seller's Agent. Here, our knowledge of local market conditions is invaluable as the price and terms we suggest can vary greatly depending on the type of property, recent comparables, how long the home has been on the market and other factors.

Often, your offer will result in the Seller presenting a counter-offer and some more negotiation may take place before a sale is agreed. Our aim is to ensure that you get the home you want at a price that satisfies you.

The Closing Process (also called “Escrow”, or “Settlement”)
Buying a home is not a simple process and even after the sale has been agreed it will typically take weeks before you can take possession. We will be in constant contact with you during the closing period and we will arrange home inspections, take you through all the paperwork, ensure that the seller delivers all of the necessary disclosures etc. and generally keep you fully informed at all stages. We will also be there with you at Settlement to ensure that you understand everything you are signing and to answer any last minute questions.

What Does All This Cost?
All of this service costs you nothing! It isn't really FREE of course, because the seller pays our commissions. In Utah, it is normal and customary practice for all real estate commissions to be paid at time of settlement from the sellers side of the transaction. This means you will have enjoyed the full benefits of a professional acting only on your behalf through the entire process, and all at no cost to you.