Representing buyer clients since 1975, I'm a Member of the
Moncton Real Estate Board MLS®
New Brunswick Real Estate Association
Canadian Real Estate Association
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Trust is earned by actions, not words.
Phone direct at 506-856-0202
One of the secrets
of making the right buy at the right price is having the undivided
loyalty of your
own independent Agent who is on your side. And please note that in New
Brunswick a salesperson is not
You want to be a client and not merely a
If you're in the market to buy or lease a home or commercial property in the greater Moncton area, I invite you to learn about my credentials and professional services as an independent Agent for the Buyer - a Buyer's Agent.
Learn about Your Rights when using the professional services of a licensed real estate agent.
I pledge undivided loyalty to my clients and I deliver it ! Read my Pledge of Undivided Loyalty.
And read about the perils of Double Agents and Dual Agency.
The Moncton area real estate market can be challenging.
If you are not totally familiar with the area or the process, why take a chance? Quite simply I apply my experience and skills to counsel and advise buyers and sellers about real estate matters. Whether negotiating your purchase or marketing your property, you can rely on me to be your independent Agent, working with undivided loyalty to you and in your best interests.
Searching for listings?
Search ads for all Moncton area properties listed on MLS® on www.REALTOR.ca
Note: All the salespeople and their employers are working for their respective Seller clients as Seller's Agent.
Be very careful giving out information if you call or email the Seller's agency / salespersons.
They have promised their Seller client to get the highest price and the very best terms.
They have also promised to disclose everything you say to their Seller client.
If you're not being represented, you may wish to engage me as your Buyer's Agent.
Contact me by email or phone with the MLS® numbers of specific properties that interest you.
I will get the information for you from the database without revealing anything about you to the Seller's Agency.
(Of course this does not apply to any property where I am the Seller's Agent.)
I can also arrange automatic daily emails of the newest listings. As soon as a new listing is entered in the MLS® System, you'll receive an email with a link to every new listing which meets your home search criteria, complete with the address and price. Click here to try my free, no obligation service
Your Real Estate Charter Of Rights
A Guide to Engaging the Services of a Licensed Real Estate Agent in New Brunswick
Real Estate Agents do not sell a product, they sell their service and it's better for consumers, both buyers and sellers, to close a transaction knowing that they have not made significant decisions alone, without the help of a professional advisor.
Whether you're a real estate buyer or seller you have the right to the advice, assistance, and undivided loyalty of your own Agent in your real estate dealings - if you so choose!
You should never assume that an Agent is acting on your behalf unless you have made the necessary arrangements for the Agent to be your Agent.
When buyers engage their own Agent, the Agent is obligated to obtain the property at the lowest price and best terms possible.
When sellers engage their own Agent, the Agent is obligated to obtain the property at the highest price and best terms possible.
It's your right to make all the business decisions including the terms upon which you engage an Agent.
Property finders/facilitators introduce prospective sellers and buyers who will communicate, negotiate, and contract directly. Property finders/facilitators are not licensed nor are they Agents; so they owe no loyalty to either party. They may solicit payment from both parties and they cannot be relied upon or held accountable for any advice or assistance in negotiations.
Single Agent (Buyer's Agent or Seller's Agent) represent the buyer or seller in a fiduciary capacity. They will represent buyers or sellers, but never both in the same transaction. Sub-Agents are Agents of the Listing Agency employed by the Principal and represent the listing Seller.
Dual-agents can legally represent both the Seller and the Buyer with the informed consent of both the Seller and the Buyer. Dual Agency Agreements vary widely and often do not address conflicts in the duties of loyalty, obedience, disclosure and confidentiality in the same way. Read them carefully and remember your right to seek legal advice before you give up any of your real estate rights by signing a double agency agreement.
AGENT - FIDUCIARY
When acting as your Agent, a real estate Agent (and their salespersons) owe the following fiduciary duties to you, the Principal:
THE SPECIAL VALUE OF FIDUCIARY LOYALTY
When a real estate Agent or Agency (and their salesperson representatives) acts as your Agent, they must:
* Put your best interests before all others including their own. It is this undivided loyalty that represents the extra value that an Agent's services have to consumers over the services of non-fiduciaries, like dual-agents, who owe no undivided loyalty.
* Not represent interests, adverse to you, in the same transaction in which they agreed to act as your Agent because of the inherent conflict in the obligations owed to the two parties. For example, a Single Agent must not represent the seller and the buyer or the landlord and the tenant in the same transaction. If your Agent is disloyal, (s)he could be required to forfeit compensation unless (s)he can prove that you freely gave your Informed Consent to such disloyalty. For your consent to be informed, your Agent must show that (s)he made Full Disclosure of the entire truth, including its real effect on your best interests, in words that plainly explain the risks and detriments of consenting to any proposal that basically asks you to waive your right to your Agent's undivided loyalty.
© 2010 – All rights reserved
1. ALWAYS put the Buyer Client's interests first and negotiate for the lowest price and most favourable terms possible.
2. ALWAYS immediately disclose to the Buyer Client any potential conflicts of interest including any relationships with property sellers, i.e. for sale by owner advertising, facilitator agreements, or represented sellers.
3. NEVER represent both the Buyer and the Seller in the same transaction.
6. NEVER accept incentives to show or to sell any specific property.
7. NEVER accept incentives to refer a Buyer Client to any specific lender, inspector, lawyer or any other service provider.
8. NEVER ask a Buyer Client to waive his/her right to full buyer representation as is done in double agency.
I have a
Single Agency Policy, I may
represent either a buyer or a seller, but never both in the same agreement of purchase
Before you disclose too much information to a licensed salesperson, ask if their agency has a single agency policy.
Larry Estabrooks, Independent Agent
Moncton, New Brunswick
A Double Agent is like a wolf in sheep's clothing.
Not all Buyer Agents will remain as Agent for their Buyer client exclusively
throughout the real estate buying process.
Many Agency salespeople say they will be a Buyer's Agent however ...... when you become interested in one of their Agency’s listings,
they then ask you to consent to Dual Agency and sign a Dual Agency agreement.
This is because the salesperson's Agency has already promised to get the highest price and best terms possible for their Seller client. The salesperson's Agency is now promising to get you, their Buyer client, the lowest price and best terms possible. This is a conflict of interest. So in Double Agency, the Buyer and Seller are asked to consent to devalued or diminished Agency representation.
When an Agency sells a Seller client's property to the Agency's Buyer client, the Agency does not have to split the total commission with another Agency. The Agency retains the most money possible from an individual property transaction. This action is often referred to as a "double ender". And further there is an inherent conflict of interest when there are multiple offers on a Seller's property and one offer is a double ender for the Agency and any other offers are only single enders.
Beware of the Doubles!
> Double dipping
> Double dealing
> Double enders
> Double talk
and the Double Real Estate Agent
Is your trusted real estate advisor a Double Agent ?
You do not have to accept less. Demand full representation!
Find an Agent that will fully represent your best interests without limits.