Even in today’s buyer’s market, finding a buyer is the easy part. While this is basically true, the steps involved in getting to that point can be critical. Establishing the proper price point, investigating permits, providing disclosure guidance, evaluating planning, title and survey issues as well as determining highest and best use of the property are but a few of the pre-listing subjects that arise. Proper pricing and effective marketing quickly brings REALTORS® to the point at which they really begin earning their money. REALTORS® assist with negotiations, provide advice regarding the nuances of the contract, assure that buyers are qualified to proceed and trouble-shoot the transaction through to closing. Each transaction is completely different. Watch this. This week alone, along with normal real estate duties, I’m juggling an access issue, tracking down documentation for a corporate sale, untangling a probate problem with an out-of-state owner while at the same time dealing with the more common problems related to termite inspections, surveys, title problems, easements, setback violations, permitting problems, settlement statement accuracy, closing dates and property inspections. It’s no surprise then that when it comes time to show a listing represented by a discount broker, a limited service broker or for-sale-by-owner, extra caution is required. Without another full-service agent involved, the work load and liability for the transaction lie squarely on the lone agent involved. Performance of pre-listing tasks is normally non-existent. Also absent are critical double-checks which insure the seller is making full and accurate disclosures; permits are difficult to validate and fair housing compliance is not guaranteed. When we are put in the position of working directly with a seller who is self-represented, we must be careful about providing advice, otherwise we risk becoming an “accidental” dual-agent. This sometimes alienates sellers who may get the impression that we are being less than cooperative. Additionally, agents involved in such transactions often lack assurance of compensation for their professional services. Most buyers these days still work with a committed agent with whom they have an established relationship. They understand the nuances of buying property in Hawaii make purchasing without competent representation very scary. Buyers and sellers deserve full and complete representation. Any arrangement which provides less is really unacceptable especially given the size and gravity of the transaction!