The real test of an estate agent’s ability and dedication is how fully he is involved with the seller, the buyer and the conveyancer after the sale has gone through.
The agent should be able to show that he knows the area and its market conditions and if possible that he has operated in that area, that he will advertise through online platforms and in the printed media, that he has a ‘Plan B’ in case no buyer comes forward and that he declares any links, e.g. family ties, to other parties involved.
It is not how he markets and sells a property, according to Tony Clarke, managing director of the Rawson Property Group. “As soon as the sale document is signed, the seller will be expected to work through a range of tasks – and it is the estate agent who must ensure that he does this correctly and on time."
Clarke says if the agent does not, it is possible that certain suspensive clauses in the Deed of Sale won't be met on time – and if a due date is missed, it can make the deal invalid or result in difficult and prolonged delays.
Matters such as obtaining a mortgage bond and getting the clearance certificates from specialist contractors certified to check the electrics, the plumbing and the gas installations are some of the tasks referred to. In the case of such technical issues, he says the specialists employed have been known to invent problems so as to be able to rectify them and pump up their bills. A good estate agent will assist with this process and make sure this does not happen.
He says it is also important to ensure that the Rates Clearance Certificate is received from the municipality on time. In theory this should be the duty of the conveyancer – but it is the estate agent’s job to keep the conveyancer on track time-wise.
“Thereafter it is essential to get confirmation from SARS that the transfer duty has been paid and, by liaising with the conveyancer, check that all legal documents are signed and have been delivered.”
Suspensive clauses can be extensive and in some cases four or five other sales and transfers will depend on the one in question, says Clarke. “To allow these to be on hold or even cancelled is just not acceptable."
In the circumstances, the selection of an estate agent is of utmost importance and the seller cannot be too careful in finding the right person.
The agent should be able to show that he knows the area and its market conditions and if possible that he has operated in that area, that he will advertise through online platforms and in the printed media, that he has a ‘Plan B’ in case no buyer comes forward and that he declares any links, e.g. family ties, to other parties involved.
Clarke says that the ‘cheapest’ are never the best. If an agent is too willing to operate on a cut-throat commission and if he does not at least ask to handle the sale on a sole mandate, Clarke says these are indications that he is probably a second or third league player.
