LI House Hunters is an Exclusive Buyer’s Agency. How consumers buy and sell real estate has evolved to a new level because of internet technology. Today’s Buyer is more knowledgeable than ever! Buying a home is often the biggest purchase in your life. Shouldn’t your Agent be fully representing and protecting you? Think about this for a moment…. If your lawyer was representing both you and the other person on the other side of the case, wouldn’t a serious conflict of interest occur? So when you are buying a property, why would you want your agent representing the Seller? |
LI House Hunters is an Exclusive Buyer’s Agency. How consumers buy and
sell real estate has evolved to a new level because of internet technology.
Today’s Buyer is more knowledgeable than ever! Buying a home is often
the biggest purchase in your life. Shouldn’t your Agent
be fully representing and protecting you? Think about this for a moment….
If your lawyer was representing both you and the other person on the other
side of the case, wouldn’t a serious conflict of interest occur? So when
you are buying a property, why would you want your agent representing the Seller?
A recent survey completed by the National Association of Realtors shows that
over 40% of the buyers are now being represented in the real estate transaction.
In some states that figure is now over 80%. Considering the rapid growth
of buyer agency throughout the country, it’s just becoming popular in
NY. The CBR® Certified Buyer Representative designation, ABRM Accredited
Buyer Representative Manager, ABR Accredited Buyer Representative designation
assures you that the agent you hire has been trained and will perform to the
level of a competent professional, working in your best interest in your real
estate transaction. LI House Hunters is the only Long Island (Nassau & Suffolk) Real
Estate Firm dedicated to solely representing home buyers.* Our goal is
to help our clients find and purchase the best property that meets or exceeds
their needs. This is done while keeping sensitive information including identity,
income, occupation, financial status and buying motivations confidential, when
appropriate, to protect you, the Buyer. We analyze market data accurately and
disclose any physical, functional, and locational defects and/or deficiencies.
We may also recommend not buying certain homes due to noted drawbacks. We advise
our Buyers on offering the best possible price at the best possible terms,
and then we utilize our negotiating skills to benefit YOU! An Exclusive
Buyer’s Agency is typically compensated the same way as any ordinary
real estate transaction. The fee is disbursed at the closing through the proceeds
of the sale. It doesn’t cost you anymore and it gives the Buyer added
protection for your purchase. Whether you are a first-time home buyer
or very experienced, you will value the difference in allegiance and advocacy
when you hire LI House Hunters. LI House Hunters does list a few properties
each year for our former clients and referrals who want us to represent them
as sellers. The Benefits of a Buyer Brokerage is numerous. The chart below
helps to more clearly illustrate how having a Buyer Broker relationship will
put you in a superior bargaining position throughout the real estate acquisition
process. Long Island House Hunters is responsible to our clients in providing
these services. We are not salespeople, do not “push” certain houses
that are for sale, and do not use sales pressures or selling tactics taught
to the typical salesperson at many real estate seminars. Our Sales Associates
are Certified Buyer Representatives (CBR) and/ or Exclusive Buyer’s Agents
(EBA). We represent only our client’s best interest and assist our client
in purchasing a property by providing straightforward advice, objective counseling,
full disclosure and verification of all pertinent details of any property of
interest.
OUR MISSION
It is the mission of Long Island House Hunters to consistently provide the
highest quality, most innovative and exceptional real estate service available
on Long Island. Our client’s needs always come first. It is our endeavor
to always provide value that exceeds our client’s expectations. We
will be positive, helpful, and enthusiastic at all times. We will run a clean,
organized, and efficient operation, and always adhere to the highest standards
of integrity and ethical business practices. We will constantly strive to create,
develop, and implement new ideas, strategies, and services that will benefit
our clients. We will continue to seek continuing education in all aspects of
our business to increase the service we offer our clients.
CORE VALUES
HONESTY & INTEGRTIY – at all times and in all situations
EXCEPTIONAL SERVICE – to become the standard bearers of unbeatable
service in real estate. We keep our client’s #1 Goal our #1 Goal.
OPEN COMMUNICATION – to always communicate with our clients and keep
them informed every step of the transaction. We say we will do, sometimes more,
never less.
WORK ETHICS – to always perform with confidence and professionalism.
We strive to continually improve our services to exceed our client’s
expectations. We provide a passionate, ethical level of service to all
of our clients.
Buyer Broker facts on Website………
Will it cost me more money if I use a Buyer’s Broker?
No. It will probably save you money! We are Realtors® and are typically
compensated the same way as any other Realtor. Our fee is included in the purchase
price and dispersed by the seller’s attorney at the closing, the same
way as seller’s agents are paid.
How can you save me money?
Since we work for the buyer, we are not trying to get the seller the highest
price for their property. We are working to get you the best price, and
thus, will usually save you money over a traditional seller’s agent.
This is part of our legal obligation to you.
If you are paid a percentage of the sale price, isn’t it in your best
interest to keep the price high?
First and foremost, we have a contractual obligation to work for our buyer’s
interest. Our agents always attempt to negotiate a lower price for you. As
your advocate, our obligation to you is fiduciary in nature. Our firm is legally
bound to represent your interests in all aspects of the home buying process.
Second, for each $1,000 we save our clients (assuming our usual compensation
of 2-3% of the purchase price*) our firm will forgo an additional $20-$30,
which would then be split with our agent, each getting 1%-1.5%. For each $1,000
we save you, our agent’s commission on that savings is reduced by only
$10-$15. LI House Hunters will never put our business or our client relationships
in jeopardy for a few extra dollars. We always act in our client’s best
interest.
Third, we have established our business and our reputation on satisfied customers.
A job that is well done will lead to further recommendation and new buyer referrals.
*Commissions vary – this is used for illustration purposed only.
Do I need to sign a written Buyer Broker agreement?
Yes, it outlines our firm’s duties to the buyer and discusses how the
agency relationship works. It is very similar to a listing agreement when you
are selling a home. As exclusive buyer’s agents, we use our expertise
and knowledge to find you the most advantageous home at the lowest price and
in the most efficient manner. It commits us to work for you as a principal/client-agency
relationship, providing a much greater degree of representation and service.
This agreement protects the buyer client and the buyer’s agent in a clear
and consistent manner.
LI House Hunters would be more than happy to email you a copy of this agreement
for you to view.
How long is a buyer agreement for?
It can be drawn up for any length of time, from one day to several months.
Most clients prefer it to be from 60 -120 days, however, any time frame is
fine.
Do we owe you anything if we don’t buy a home?
No. We are only compensated when there is a successful closing.
What if we sign an agreement and later decide we don’t want a Buyer’s
Broker?
Our agreement states that if our client is not satisfied for any reason, or
simply changes their mind, the agreement may be cancelled.
If I skip using a Buyer’s Agent and go directly to the seller’s
listing agent, won’t I save more money and have less confusion?
Absolutely NOT. The fee that we would have received, which you are paying
for anyway as part of the purchase price, will just go to the seller’s
listing agent and agency. They will collect double the money, and you will
only get “dual agency” or no representation at all. The listing
agency works directly for the seller’s interests with legal obligations
to negotiate for the highest possible price at the best possible terms. The
listing agency must disclose all of your personal and financial criteria, including
income, assets, mortgage status, buying motivations, contemplated offers, etc.
to the seller. We keep all of your information confidential. A seller’s
agent is in violation of the law if they do anything to help or benefit the
buyer. That means that the seller’s agent cannot give you any
information that puts their seller client at a disadvantage.
Other agents have told me that they are the only agent who can show the houses
listed with their agency.
This statement is NOT true. New York’s Department of State (DOS) has
ruled that the buyer always has the right to choose their own real estate broker/agency.
In 1991, New York enacted a law requiring a written disclosure form which states
who the broker is clearly representing. This form must be signed at first substantive
contact with buyer and sellers and, dual agency requires informed consent of
all parties in the transaction. If the buyer chooses to be in a buyer agency
agreement, any home listed by a real estate agent must be made accessible to
a certified buyer’s agent. Therefore, a buyer’s agent can have
access to show you many more homes than any ordinary seller’s agent.
If I am looking in a certain neighborhood maybe I should go with a local agent
who is more “familiar” with that neighborhood.
NOT necessarily. Please remember that traditional agents are trying to
sell you something, so they may only tell you what you want to hear to make
a quick deal. By law they cannot tell you “what is wrong” with
any of their listings and neighborhoods, how to negotiate, if the price is
too high, or any other information which may compromise the seller’s
ability to sell at the highest possible price. Our agents have successfully
closed on properties throughout Long Island (Nassau & Suffolk Counties).
What if I have seen a property with a seller’s agent and now I want to
use a Buyer’s Broker to buy that home?
You would probably be better off calling us before you go to see the house.
If you went to an open house, you may not be bound to that agent. However,
if you called from a sign or advertisement, you may have to continuing working
with that agent to purchase that particular property. There are many factors
involved. Please call us for an assessment of you particular situation before
you go any further.
Please contact us if you have any further questions. We want you have a FULL UNDERSTANDING of
the home buying process.
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sales, luxury homes for sale, luxury home market, real estate agent for celebrities
and stars, short sales, commercial real estate, commercial properties. Lora
Cusumano
Director of Sales & Marketing
Licensed Broker New York & Florida
CBR (Certified Buyer Representative)
ABR (Accredited Buyer Representative)
ABRM (Accredited Buyer Rep Manager)
Direct Line: (516) 801-1059
Email: lcusumano@lihousehunters.com
Languages Spoken: English, Spanish
In recent years, Lora Cusumano left a highly respected real estate firm where
she was a Top Producer and a member of an elite group of Specialists for the
high end luxury market on the famed Gold Coast to become Director of Sales & Marketing
for L.I. House Hunters. Lora had the foresight to notice that the real
estate market, which is evolving at a rapid pace because of technology, lacked
Buyer Agency and proper representation of a Buyer in the purchase of property.
Her favorite analogy while explaining what Buyer Agency is to potential client
is:
If you were getting a divorce would you have two attorney’s representing
your future ex? So why wouldn’t want to hire an agent to represent you
and your best interest when you are making the biggest purchase in your life?
Lora states,” Buyer’s don’t realize that all compensation
paid to the agents is coming out of the proceeds on the sale regardless of
whether you are working with a Seller’s Agent or a Buyer’s Agent.
You, as the Buyer, are actually providing the funds or proceeds at the closing
table.”
Lora’s lends her strong business skills and charming personality to assist
her agents and achieve the results you want while negotiating a home or marketing
an exclusive listing. Once you meet her, you will see that she is not only
disciplined, self-motivated and enthusiastic, but will do everything in her
power in making your real estate experience a pleasant, time saving, and successful
experience. Lora is an impressive negotiator and organized contract coordinator
offering you hassle free closings. Lora is a Certified Buyer Representative
and is affiliated with the Long Island Board of Realtors, the New York State
Association of Realtors and the National Association of Realtors.
L.I. House Hunters has become the Largest Real Estate Firm Representing the
Buyer on Long Island. Lora’s successful team of agents covers all of
Long Island to Montauk Point and even into parts of Queens. She has guided
her team of Sales Professional to demonstrate the highest level of professionalism.
She is a production leader committed to excellence. Lora is committed to saving
her clients time, money and aggravation. Her clients’ personal and financial
information is always kept in strictest confidence. She offers the highest
standards of service with enthusiasm, dedication, honesty and integrity!
Lora is always available to address any questions or concerns. Please do not
hesitate to call or email.
***Lora is the 1st Broker in Nassau County & the 2nd Broker in Suffolk
County to receive the ABRM National Designation!