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작성일자: 2017-10-30   조회수: 398
바이어, 중개인 없이 거래 안전한가? (2)

주택을 리스팅하고 나면 대부분은 바이어측 중개인들로부터 쇼잉 요청이 오지만 자신의 중개인 없이 매물을 보여달라고 하는 바이어들을 가끔 만나게 됩니다. , 자신의 중개인 없이 리스팅 에이전트를 통해 구매의사를 가진 바이어들 입니다. 이전 칼람에서 언급한 처럼 이러한 거래는 항상 바이어가 감수해야할 위험을 수반 합니다. 이번 칼람에서는 부분을 좀더 자세히 검토해 보겠습니다.  

 

많은 사람들이 생각하듯이 리스팅중개인과 딜을 진행한다고 해도 많은 오퍼가 경쟁하는 상황에서 승리를 장담하지 못합니다.

이론적으로 보면 여러 오퍼가 한꺼번에 경쟁할 경우, 리스팅중개인은 모든 오퍼의 가격과 조건을 모두 있음으로 자신의 바이어에게 최고가를 알려줄수 있을 같습니다. 하지만 이것은 부동산거래윤리규정(real estate code of ethics) 매우 크게 저촉되는 중대한 위법행위로 이러한 불공정 거래 사실이 발견되면 중개인은 자격증을 상실하게 됩니다. , 이러한 바이어는 잘못된 기대를 가지고 리스팅 중개인에게 접촉한것 입니다. 또한 자신의 바이어의 오퍼를 가진 리스팅 중개인은 다른 중개인들에게 의심받지 않기위해 공정하게 딜을 진행하고 있다는 절차를 투명하게 공개해야 합니다.

 

리스팅이 많은 중개인들은 시장에 매물로 나오지 않은 비공개 매물을 가지고있을 것이란 기대는 대부분 지나치게 과장되어 있습니다.

어는정도는 사실이지만 과장된 바이어들의 기대가 시장에는 존재합니다. 중개인들이 시장에 나오지않은 매물들을 가지고 있고 이러한 중개인들을 통하면 바이어들이 경쟁없이 거래를 있을 것이라 생각합니다. 필자의 경우도 매년 건의 거래를 리스팅 없이 진행하고 있습니다. 하지만, 실제로는 셀러들에게 어느정도 준비과정을 통해 오픈된 시장에 매물로 내놓고 거래하는 것이 훨씬 좋은 가격에 거래할 있습니다. 특히 요즘처럼 매물 보다 바이어가 많은 셀러마켓 상황에서는 더욱 그렇습니다. 리스팅 에이전트는 셀러의 이익을 최우선시 해야 함으로 리스팅 없이 바이어와 직거래를 유도할 이유가 없습니다. 다만 앞서 필자가 매년 리스팅 없이 거래하는 몇몇 경우와 같이 임대 중인 주택은 살고있는 세입자 때문에 꾸밀수도 없고 판족에 도움이 되는 사진을 찍을 수도 없기 때문에 리스팅 없이 중개인의 바이어와 거래를 하게되는 경우가 있습니다. 하지만 이러한 경우는 빈번한 경우가 아님으로 과대한 기대를 가져서는 안됩니다.    

 

일반적으로, 리스팅중개인을 통해 주택을 구입해도 싸게 구입하지는 못합니다. 

어떤 바이어들은 만일 리스팅 중개인과 거래를 진행하면 바이어측 중개인 몫의 수수료가 절약되어 부분 만큼 어느정도 가격적인 면에서 이익을 있을 것이란 기대를 하는 같습니다. 실제로 많은 리스팅 중개인들이 멀티오퍼 상황이 아닐 , 바이어측 중개인이 없는 경우, 중개수수료(, 4%) 일부(, 1%) 할인(, 3%) 줍니다. 그러나 이러한 내용은 리스팅 계약 당시 이미 셀러와 리스팅 중개인이 약속한 것이며, 자신의 중개인 없이 거래에 참여한 바이어는 셀러가 지불하는 수수료에 관해 어떤 협상 권한도 없습니다. 만족스러운 가격에 딜이 이루어 졌다면, 셀러는 1% 수수료를 절약해서 이득이고 리스팅 중개인은 1%(2% -> 3%)수수료를 받게되어 또한 이익을 얻게됩니다. , 바이어측 중개인이 없는 경우의 중개수수료 절약 효과가 처음부터 셀러와 리스팅 중개인의 이익을 위한 것이지 바이어를 위한 것이 아닙니다.

 

다른 어떤 중개인 보다 리스팅 중개인은 해당 매물에 대한 정보를 많이 알고 있을 있습니다. 하지만 그의 본연의 역활은 해당 주택과 지역에 대해 긍정적인 측면에 집중되어 있습니다.

리스팅 중개인으로 부터 해당 매물이 있는 지역이 하수도가 역류하는 지역이라든지, 옆집에 고물수집하는 사람(Hoarder) 있다는지, 콘도가 법정 소송 이라든지, 인근이 지하에 상습적으로 물이 차는 지역이라든지, 임대법 이나 소방법에 맞지 않은 건물 이라든지, 등의 정보를 스스로 알려주는 경우는 드물다고 봐야 합니다. 리스팅 중개인은 처음부터 셀러로부터 수수료를 받기로 하고 셀러를 위해 일하는 사람 입니다.

나름 어느정도 경험이 있는 바이어들은 자신의 중개인이 없어도 최근 인근에 팔린 주택들의 거래가격을 알려달라고 요구합니다. 하지만, 이때 바이어가 리스팅에이전트와 에이전트 계약이 성립되지않은 상태라면, 당시는 리스팅 중개인은 셀러측 에이전트 임으로 셀러측에 불리한 거래 기록을 빼거나 자료 제공을 거부할 수도 있습니다. 적어도 이때 까지 중개인은 자신의 임무인 셀러측 이익을 우선하고 있는 것이 됩니다.

 

리스팅 에이전트는 셀러의 이익을 최우선해야 의무가 있고, 바이어측 에이전트 역시 자신의 손님의 이익을 최우선 해야합니다. 따라서, 이해관계가 상반되는 양측의 이익을 모두 최우선 한다는 것은 현실적으로 매우 어려운 입니다. 따라서 주정부 또한 부분의 불공정 거래에 대해 민감할 밖에 없다고 봅니다.


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20171220caihuali
작성자:     비밀번호:
*스펨 방지 (왼쪽의 스펨방지용 코드를 똑같이 입력해 주십시요.)

Total: 159 [ Page: 1/8 ]
번호 제목 등록일 조회수
159 바이어, 중개인 없이 거래 안전한가? (2)   [2] [2017-10-30] 398
158 바이어, 중개인 없이 거래 안전한가? (1)   [6] [2017-10-18] 480
157 2017년 새로 개정된 취득세 (Land Transfer Tax)   [7] [2017-09-05] 618
156 주택을 파는 절차 와 고려 사항들(8)   [22] [2017-01-24] 883
155 주택을 파는 절차 와 고려 사항들(7)   [14] [2016-12-24] 829
154 주택을 파는 절차 와 고려 사항들(6)   [13] [2016-12-13] 831
153 주택을 파는 절차 와 고려 사항들(4)   [16] [2016-10-31] 1066
152 주택을 파는 절차 와 고려 사항들(5)   [17] [2016-10-31] 1157
151 주택을 파는 절차 와 고려 사항들(1)   [18] [2016-09-24] 943
150 주택을 파는 절차 와 고려 사항들(2)   [24] [2016-09-24] 1280
149 주택을 파는 절차 와 고려 사항들(3)   [17] [2016-09-24] 1056
148 임대용 부동산 어디에 투자해야 하나? (상업용 or 주...   [14] [2016-06-28] 1467
147 집이 잘 안팔리는 이유 (2)   [19] [2016-05-02] 1247
146 부동산 활황에도 장기 매물이 존재하는 이유들(1)   [23] [2016-04-19] 1863
145 주택 구입시 추가로 발생하는 비용들(2)   [47] [2016-02-09] 9479
144 주택 구입시 추가로 발생하는 비용들(1)   [19] [2016-01-26] 1328
143 집을 잘 팔리게 할 간단한 팁들(Tips)   [20] [2015-11-16] 1440
142 늦가을 집관리 CHECK POINTS   [20] [2015-10-19] 1310
141 주택 Renovation 해야하나?   [20] [2015-06-16] 1436
140 집을 팔 때 중개수수료 차이에 따른 거래방법들   [23] [2015-06-16] 1612
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