In Pennsylvania, it is only recently that a prospective buyer could hire an agent to represent their side of the home buying transaction. What should a home buyer expect from a buyer's agent?

• Home buyers should be able to expect loyalty and confidentiality from their agent.
• The agent should promote your best interests and provide you with all available facts that could influence your decision about making an offer for a home. It is your responsibility, however, to let the agent know if they are meeting for information needs.
• A buyer's agent can offer research materials that help you make a realistic offer. They may even suggest numbers, but it is your money and your offer.
• A buyer's agent should give you the "what if" scenarios about the clauses in a contract. The agent may recommend additional contract contingencies to protect your interests.
• A buyer's agent should track and handle many of the day-to-day needs required to get to closing (such as inspections, helping you find a lender, tracking the progress of the loan, working with the closing attorney concerning any title issues).

An exclusive buyer agency agreement normally ties you to one agent. However, that agent is also tied to you! For the agent to receive his/her paycheck, they must find the home you seek. At any time, if you feel your agent is not doing his/her best in this regard, contact the agent first and let them know of your dissatisfaction. Most contracts may be dissolved by a letter to the broker, but this may be discussed also before signing the contract.

A non exclusive buyer agency lets you have multiple buyer agents without altering standard contracts, but most agents won't work in that capacity, because they may not get paid for their efforts on your behalf.

• The contract should cover a specific time period agreeable to both parties.
• The agreement should be in writing with both party signatures and dates. It should outline the expectations of both the buyer and the real estate agent.
• The agreement can be far-reaching or cover listings only in a specific geographical area.
• The contract should address agent compensation. Buyer's agents are usually paid a portion of the seller's commission at closing, but not always. Ask how agents are paid in your area. What if you buy a for sale by owner property? Will you pay the agent's commission? If not, get it in writing now.

Clarify any questions you may have before you sign.

Your Buyer's Agent

When you contact an agent and find one you believe you an work with satisfactorily, verify that the agent can work as a buyer's agent. Some choose not to, and some are prohibited by state law.

Ask the agent to explain the services you can expect from her/him as your buyer's agent.

It is acceptable to ask for a blank copy of the buyer agency contract and take a day or two to study it. If some aspects of the contract concern you, ask the agent to delete or alter them.

Find out how dual agency is handled, or if it is legal in your state.

Don't let anyone pressure you into signing an agreement that doesn't feel right.

Don't sign a buyer agency agreement until you know the agent is the right one for your needs. Interview a few, from different brokers, if possible. Some states allow agents to initially work under an oral buyer agency agreement, but you'll usually need to put it in writing before making an offer.

An alternative is to allow the agent to work as a seller's agent until you feel comfortable signing an agreement. Do not disclose confidential information to a seller's agent!

Just like in your profession, there are good agents and there are better ones. I cannot stress enough the importance of finding one you can work with comfortably. In most states, advertising and marketing expenses come out of the agent's pocket, and every "laborer is worthy of his/her hire". Remember that agents do a lot of work behind the scenes. This is what you pay them a commission to do. Make sure he/she is working for you. Don't be afraid of the buyer's contract. Just be smart and know what to expect. 

Happy hunting!