You want to buy a new home and sell your current one at the same time. Can the same real estate agency handle both processes? Or would that create a conflict of interest? In this article we explain the rules, when a buying agent may also act as a selling agent, and in which situations this is not allowed.
What Is the Difference Between a Buying Agent and a Selling Agent?
A buying agent represents the interests of the buyer. They help search for suitable properties, assess the condition of a home, advise on bidding strategy and guide the negotiation and legal process.
A selling agent represents the seller. Their role is to create a strong property presentation, determine the asking price, manage viewings and negotiate on behalf of the seller to achieve the best possible sale price.
These roles therefore require a different approach. A buying agent aims to secure the property at the lowest possible price, while a selling agent tries to achieve the highest possible price for the seller.
Can a Buying Agent Also Be a Selling Agent?
That depends on the situation. The professional rules of the Dutch real estate association NVM are very clear on this point. A real estate agent may never act as both the buying agent and the selling agent for the same property.
The reason is straightforward. An agent representing both parties in the same transaction would have access to sensitive information from both sides. What is the buyer’s maximum budget? What is the lowest price the seller is willing to accept? Having both pieces of information would make independent advice impossible.
When Is It Allowed?
There is an important difference between the same property and the same client.
An agent may sell your current home while also assisting you with the purchase of another property. In that case there is no conflict of interest because the transactions involve different properties and different counterparties.
In fact, this combination can even be beneficial. Your agent understands your situation, knows what you are looking for and can coordinate the sales and purchase processes effectively. This can include aligning completion dates, negotiating a longer contingency period or managing both processes simultaneously so you do not end up between homes.
What Should You Pay Attention To?
If you are considering hiring the same agency to sell your current home and help you purchase a new one, there are a few things to keep in mind.
- First, check whether the property you want to buy is listed by the same agency. If that is the case, your agent cannot represent you in the purchase of that specific property.
- It is also wise to ask in advance how the agency handles situations where a property from its own portfolio becomes relevant. A professional agency will be transparent about this and may bring in an external buying agent or help you look for alternative properties.
- Finally, discuss the costs. Some agencies offer a reduced fee when they assist with both the sale and the purchase, since they are already familiar with your situation and preferences.
Buying and Selling with Koops Makelaardij
At Koops Makelaardij we assist clients with both the sale and purchase of homes in Amsterdam, Amstelveen, Haarlem and Leiden. With four offices and more than fifteen years of experience in the region, we know the local housing market inside out.
If you plan to sell your home while searching for a new one, we coordinate both processes carefully. You work with a dedicated agent who understands your situation and personally guides you through every step.
Would you like to know how we can help? Feel free to contact us or explore our pages about buying property in Amsterdam, Amstelveen and Leiden.
What Does a Buying Agent Do During a Viewing?
A buying agent views a property with a professional and critical eye. They ask targeted questions to the selling agent and identify issues that buyers often overlook. In this article we explain exactly what a buying agent does during a property viewing and how this can help you avoid an expensive mistake.
Why Bring a Buying Agent to a Viewing?
As a buyer you have a legal duty to investigate the condition of a property before purchasing it. This means you are responsible for assessing the property carefully. Defects that you could reasonably have discovered during a viewing cannot easily be claimed from the seller afterwards.
That makes the viewing one of the most important moments in the buying process.
The challenge is that buyers are often emotionally involved. You might already imagine where your furniture will go in the living room, while missing warning signs such as moisture stains behind the sofa.
A buying agent looks at the property with a neutral and professional perspective. They are not influenced by attractive staging or a stylish interior.
What Does a Buying Agent Look For During a Viewing?
A buying agent evaluates the property from several angles. The most important aspects are the structural condition, potential hidden defects and the surrounding environment.
When assessing the structural condition, the agent examines the foundation, roof, walls and floors. Are there cracks in the walls? What is the condition of the brickwork? Is the crawl space dry or are there signs of moisture?
The agent will also check installations such as the central heating system, plumbing and the electrical panel.
Hidden defects are issues that may not be immediately visible but could lead to significant costs later. Examples include wood rot in window frames, mold behind furniture, roof leaks or drainage problems. An experienced buying agent knows where these issues often occur and checks those areas carefully.
In addition to the property itself, the agent also evaluates the surrounding area. Is parking difficult in the street? Are there future construction plans nearby that could affect the view? How active is the homeowners association and is the maintenance reserve fund healthy?
All these factors influence both the value of the property and your long term living comfort.
What Questions Does a Buying Agent Ask?
During a viewing a buying agent asks targeted questions to the selling agent or the homeowner. These are questions buyers may not think of themselves but which are essential.
For example, when was the roof last replaced? Have there ever been leaks? How long has the property been on the market? Why is the owner selling?
The agent will also ask about details that may not appear in the sales brochure. How is the relationship with the neighbors? Are there any known defects? Which items will remain in the property after the sale?
The answers to these questions provide a much clearer picture of what you are actually buying.
Preparation and Follow Up
A good buying agent prepares the viewing in advance. Before you even enter the property, they have already researched how long the property has been on the market, what comparable homes in the area have sold for and whether there are any planning restrictions or issues with the homeowners association.
After the viewing the agent will discuss their findings with you. Are there issues that require further investigation, such as a structural inspection? Is the asking price realistic considering the condition of the property? And if you decide to make an offer, what would be a sensible bidding strategy?
This follow up is just as valuable as the viewing itself.
Does a Buying Agent Attend Every Viewing?
That depends on the agreement you make.
Some buyers attend the first viewing themselves and involve the buying agent only for a second viewing once a property becomes a serious option. Others prefer professional guidance from the start.
At Koops Makelaardij we tailor our approach to your preferences. If you prefer to explore properties on your own first and involve us once you find a home you like, we will guide you from that moment onward.
If you would rather have professional support from the very first viewing, we will gladly accompany you.
Buying Assistance with Koops Makelaardij
At Koops Makelaardij we attend property viewings with you and provide expert advice throughout the process. We know the Greater Amsterdam region inside out, from canal houses in the city center to 1930s homes in Amstelveen and new developments in Leiden.
You work with a dedicated buying agent who understands your situation and personally supports you at every stage. Not an algorithm or remote advice, but a professional standing next to you when it matters most.
Curious about what we can do for you? Feel free to contact us or explore our buying services in Amsterdam, Amstelveen and Leiden.
Curious about what we can do for you? Feel free to contact us or view our purchase pages for Amsterdam, Amstelveen, and Leiden.
