And please, don't tell me how to do my job!
Just because you are an expert in your field don't think you know it all when it comes to buying or selling a house. If you want to keep your money in your pocket you best listen to your Realtor. We have been there and done that with a lot of people in a lot of different circumstances...Many which you couldn't even imagine. Too often I have had a pompous buyer or over zealous seller who thought they could negotiate it on their own only to ask me why I didn't tell them etc etc. I will not argue with a client. I step back and give them full rein. I provide input and suggestions and only have to be told twice (yes, not a one time thing for me here) that they will do it their way.
Advice is one thing I generally do well. If it is on a subject I know well. But when it comes to asking and respecting the advice of a real estate agent I find people think my primary job is to use a key and open the dang on door. There are pitfalls all along the purchase and sale route. When clients follow my lead we rarely step on a minefield. But too often they run ahead and blow themselves up only for me to put things back together. So I have one thing to say.
Just because the seller has a termite inspection and a termite warranty in place does not mean that the previous termite tenants haven't left a great deal of damage or relatives behind. Picture this: Magnificent home, young couple buying their first home. They want the house. They love the house. I suggest a termite inspection. She agrees. He says absolutely not. Why? Because the house comes with a Termite Warranty! This Termite Warranty, I explain, assures us that there are no living breathing termites presently living in the house. PERIOD! We have no idea whether any have ever lived here. The house was built in the 1920s. In Florida! What are the odds that this house has never had a termite tenant? NIL!!!! So, he agreed to my way too many demands and a termite inspection was had. Findings: Four of the nine main supports under the house were eaten away by previous tenants and had to be replaced. At first my buyers walked away from the sale. I hated seeing them so very disappointed. The selling agent and I got together and brainstormed. There was no way the seller could sell this property without fixing the problem. My buyers loved the house. We contacted a foundation company in Tampa. Got a Repair time and cost Estimate. My buyers lowered the offer by the cost of the repairs understanding that the value of the home after repairs would still exceed the total price and the Sellers accepted the new terms. We closed, the buyers proceeded to make repairs. Everyone was satisfied.
Just because the seller has an old survey or wind mitigation doesn't mean that the neighbors are not infringing on the land or your insurance company will accept an outdated report.
Just because the buyer tells you he has financing in place doesn't mean that the funds will be available on the agreed upon contract date. If the buyer isn't being advised properly and after signing the agreement with you heads out and buys a new car or appliances or skips paying his mortgage, he may no longer even be eligible for financing. So if your buyer isn't being properly represented he can screw up the agreement without intending to do so.
Just because the buyer tells you an inspection won't be necessary doesn't mean anything. It has to be in writing. Otherwise they can come back and say the contract is cancelled because the inspection was not completed. Many buyers use the inspection period to get out of the contract. There does not even need to be a reason directly related to the inspection report. So until the buyer has released the inspection contingency in writing you do not have a firm contract.
There are countless examples for every questions relating to a transaction. So, don't go it alone. Don't think you know it all. Get a professional to walk with you.