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Real Estate Agent

Real Estate Agent

Real Estate Agent

Real Estate Agent from Switzerland in 2018

Drawing up a sales-effective exposé, organising inspections and conducting contract negotiations – the sale of a property requires a high degree of competence and experience in addition to the time required. This guide will tell you what makes the appointment of a real estate agent worthwhile.

The main task of a real estate agent is to arrange apartments and houses to be let or sold. For this purpose, a real estate agent applies his commercial knowledge as well as the market knowledge and the experience from the past with regard to building substance, assessment and potential. Also, the real estate agent is looking for the right property for its prospective buyers.

Brokers have usually specialized in a region or a type of real estate, because only then can a real estate broker successively acquire competence and acquire knowledge and establish it in the long term. These brokers usually have a buyer database looking for exactly one property in the region or just for the particular property.

What are the tasks of a real estate agent?

The primary task of an estate agent is to find a buyer or a tenant for your property. If you take a closer look at the sales process, you will quickly notice that the sale of real estate is quite complex and demanding. Only those who exceed their clients’ expectations, have a feel for the market and have sales talent can count themselves among the best real estate agents.

The real estate agent offers assistance with the individual sales steps:

•Review of the property and pricing
•Determination of the marketing strategy
•Creation of exposé and photographic material
•Advertisement on online portals and in other media
•Conducting sightseeing
•Price negotiations and buyer choice
•Preparation of contract documents
•Contract conclusion and notary appointment
•Handover of the property
•After-sales service

These tasks must be fulfilled by a real estate agent when selling your property.

What makes a really good broker is its service and quality of advice. You can use the following items on the checklist to check in advance if the real estate agent can meet your entitlement:

•Does the realtor assist you in obtaining all the sales documents, does he organize the energy certificate and does he ask for a current excerpt from the land register?
•Does the broker advise you on the various sales strategies and does he consider your personal situation?
•Does the real estate professional give you a say in the pricing decision or is he trying to force you to make a quick decision?
•Does the real estate agent in the valuation of the property on various sources such as the purchase price collection of the expert committees back? And does he subject the object to a detailed inspection?
•does the broker just rely on an online ad or does he use his database of contacts for targeted addressing?
•Does the broker advise you on how to best present your property for sightseeing?
•Can the broker refer the buyer to a suitable financial advisor?
•Does the broker make a preselection among the buyers and does he check their solvency?
•Can the broker create the sales contract for you and does he have extensive legal knowledge?
Checklist: These tasks has a real estate agent for rental
•The broker uses the local rental price index or comparison objects for determining the rental price
•Does the broker know about current tenancy law and help you to create a lease ?
•Does the broker ask the tenants for a self- assessment and does he take a credit check?
•Does the broker advise you on modernization?
•Does the real estate agent take care of the handover and does he prepare a report?

Hire agents: yes or no – what are the advantages and disadvantages?

Hiring a real estate agent to sell or rent a property can pay off in many ways. Not everyone has negotiation skills, visits are time-consuming and legal pitfalls can quickly cause difficulties: With a real estate professional, you have a competent partner at your side, which takes the effort out of you and takes care of the optimal sales.

Your advantages hiring an agent:

•Time savings: The real estate agent takes over the entire sales process for you until the contract is signed
•Market knowledge: The broker knows the real estate market locally, can estimate the selling price correctly and develop the best marketing strategy.
•Contacts: Often real estate agents have a database of interested parties. This increases the chances of quickly finding a suitable buyer.
•Experience: Estate agents know exactly how to negotiate the best possible price.
•Expertise: A real estate agent recognizes the potential of a property and where the problems lie. He can advise you competently on topics such as energy efficiency and maintenance requirements.
•Range of services: A good broker also helps with financing issues, offers an after-sales service and takes care of handing over the property after signing the contract.
•Credit check: When letting, the broker will pre-select for you and check the creditworthiness of the applicants.
The disadvantages
•Brokerage: If the realtor brokers your property successfully, a brokerage commission will be charged
•Image: If you contact a dubious broker, this may have a negative impact on the sales opportunities of your property.
They want to take advantage of it. Then let’s just recommend the right real estate agent. Click here for a free and non-binding broker recommendation.

What to look for when commissioning a real estate agent?

You have a property, a house, an apartment or a business for sale? You want to rent your property? Before you hire a broker with your project, you should take the real estate expert under the microscope. If you want to sell a villa in an upscale neighborhood, a rental agent is probably not your best bet. Find out if the broker fits in with his offer on your property. If possible, make recommendations from other owners and ask the agent for references. Also inquire about the broker’s reputation and market presence in your area.

Who pays the estate agent?

The payment of the real estate agent depends on whether it is a sale or a lease.

Agent’s commission on sale

If there is a valid brokerage contract and the real estate agent has successfully sold the property, he may claim his commission. How high the commission is depends on the usual regulations in your region. Usually the broker’s commission is between three and six percent of the sales sum plus VAT. Before you conclude a brokerage agreement as a seller, you should negotiate the amount of the sales commission with the broker. In addition to the amount, there is also the question of who has to pay the brokerage fee. There are various scenarios for this:

– Internal commission: The brokerage fee is paid exclusively by the seller. For the buyer, there are no brokerage fees for the purchase.
– External commission: The broker’s commission is to be paid by the buyer upon conclusion of the contract. The broker must inform interested buyers of this already in the advertisement.
– Internal and external commission: Buyer and seller can also share the commission. Whether this is done in half or in varying proportions is determined in the sales contract.

Broker’s commission for letting

While previously the tenant was often asked to pay the bill, especially in conurbations, today the landlord usually has to pay the brokerage fee. The new legal regulation obliges the client of the broker to pay the broker’s commission. In most cases, this is the owner who commissions the real estate agent to let his property. As the landlord, you have the opportunity to negotiate the amount of the commission with the real estate agent. Tenants only have to pay the commission if the real estate agent is specifically looking for an apartment for them and does not already have it in his portfolio.

Finding the best real estate agent – how does that work?

Use the following criteria to assess the real estate professional before commissioning:

– Since when has the estate agent been active on the local real estate market?
– What references can the real estate agent provide?
– Which sales channels does the real estate agent use?
– What qualifications does the real estate agent have?
– Is there a membership in a professional association?
– What services does the broker offer?
– Is the broker specialised in certain types of real estate?
– What insurance cover has the broker taken out?

For his commercial activity the real estate agent only has to obtain an official permit. This permission enables the real estate professional to become an independent real estate agent and to broker real estate. Since there are no admission restrictions for the profession of real estate agent, lateral entrants can also be successful.

Nevertheless, it can be advantageous for real estate agents to qualify for their tasks through training. Today, many estate agents enter the profession through training as a real estate agent. If real estate agents choose this training, they acquire additional specialist knowledge in administration, construction, renovation and financing of properties. Further meaningful training paths are the further training to the real estate specialized landlord or a study of the real estate economy. Because the requirements on the real estate market constantly change, real estate brokers should hold themselves by training further on the newest conditions.

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Real Estate

Real Estate Switzerland – A Complete Guide from A-Z 2018

Real Estate

Real Estate

The sale or lease of a property can be greatly facilitated with the assistance of a professional real estate agent. He gets the most out of the property and usually scores higher prices than a private sale.

Real estate: What is it?

The definitions given to it are numerous, however, they all mean the same thing. Real estate is a term used to refer to any immovable property. This term also refers to all transaction and management activities carried out on real estate. Its scope is so extensive that it affects a large number of activities among which there is architecture, urban planning, construction, stewardship, housing, etc. To this end, it is an activity that can not do without the right and knowledge in finance.

The real estate market is governed by the law of supply and demand in real estate, allowing a price fixing of real estate assets – in the context of a free market without excessive regulation or regulation.

If the real estate supply is too strong then a fall in prices can be observed – deflation -. If the real estate supply is too weak – so very strong demand – then a speculative real estate bubble may appear. Both cases can create a phenomenon of crisis and crash in real estate .

What are the activities developed and observed in a real estate market?

There are economic agents making purchases, sales, rentals, real estate management and rentals on so-called residential properties – houses, apartments, buildings – or professionals – commercial premises, offices, real estate business , industrial buildings , etc.-.

Importance of a real estate broker

Selling a home or a home is the biggest financial transaction of a lifetime for many people. And the divestiture process is very complex and often involves a series of pitfalls that cost not only a lot of time, but money as well. If you take a few tips, nothing stands in the way of a successful business with a broker and you put your property search into competent hands. Experience and market knowledge are decisive criteria in order to be able to find the desired property for the customer.

What services do brokers provide?

• Arranging the purchase, sale and exchange of developed and undeveloped real estate, apartments, business premises, prefabricated houses and businesses (and corporate interests)
• Arranging of existing contracts (rental and leasing contracts) for real estate and companies
• Arranging rights to real estate
• Authorization to trade in real estate and to arrange mortgage loans
• Valuation
• market analysis
• Creation of meaningful exposés
• Application in Internet portals and print media
• credit checks
• Carrying out of purchase surveys

Real Estate in Switzerland

Real estate agent is not a regulated or licensed profession in Switzerland. Therefore, the most important features of a good broker are professionalism, salesmanship and integrity. Professional brokers are often part of larger professional networks or corporate organizations. It may therefore be worthwhile to check the estate agent in this regard. The Swiss Brokers Chamber (SMK) acts as a professional association.

Who is allowed to buy a property in Switzerland?

The “Federal Law on the Acquisition of Property by Persons Abroad” (BewG) – popularly known as “Lex Koller” – regulates who may buy a property as a foreigner in Switzerland.

What is the process of purchasing real estate in Switzerland?

If the real estate acquisition is approved, the purchase in Switzerland is similar to that in Germany: the contract partners clarify their conditions, and the notary sets up the purchase contract. Both parties review the contract again, then he is notarized and signed by the notary. Following the purchase price must be paid and the new owner is entered in the land register. Only then is the purchase officially sealed.

The purchase contract must normally contain the following components:

• Deed
• cadastral plan
• Suspected contaminated sites Cadastre
• Information about the property, such as building plans, building specifications or building insurance policy
• Building regulations and zone plan
• control value
• Financial information and estimate
• Private law agreements

In order to make no mistake when buying real estate, buyers should inform themselves in advance: “In cantonal regulations, the land registry of the cantons continues to help,” says Erb. “Or the buyer turns to a local real estate agent or lawyer, who must be familiar with the cantonal regulations.”

What additional costs are due when buying property in Switzerland?

The amount of the incidental purchase costs of a property can vary from canton to canton. They usually range between five and ten percent of the purchase price:

• Brokerage commission : In practice, between one to five percent of the purchase price is customary. In accordance with the Swiss Code of Obligations, this principle is paid by the client.
• Notary : These costs vary depending on the canton or even municipality. In Zurich, for example, 0.1 percent of the purchase price, in Bern 0.5 percent. As a rule, buyers and sellers share the costs in half.
• Land register entry : Again, the costs vary from canton to canton, and how they are set up. They are usually shared between buyer and seller.
• Change of hand : In some cantons, a change of hand tax is charged instead of or in addition to the land register fee. The amount varies depending on the canton.
• Real estate transfer tax : This is due in most cantons and is between one and four percent of the purchase price, or the official tax value.

After the purchase, the costs do not end yet: The annual property tax – called property tax in Switzerland – amounts to depending on the canton of 0.5 to two percent of the official tax value of the property. Certain cantons, such as Zurich, Schwyz or Aargau, however, refrain from levying the tax. In addition, further taxes may be due. Anyone who buys a property in Switzerland should seek the advice of a tax expert on site, which special features he should consider. It is also advisable to seek legal advice from a specialist lawyer.

When is a real estate valuation needed

Knowing the value of a property is especially necessary when the property changes hands. This is the case with the purchase and sale, but also with divorce proceedings, division of assets, building conflicts or even foreclosures.

Buy and sell

Often real estate is valued before buying or selling. The real estate value determination serves as a decision aid and as a guideline for determining the selling price. It is a hedge for both parties, so that the property is not bought or sold above or below value.

Divorce

After a divorce, there is often a gain compensation, in which the profit generated within the marriage period is divided equally between both spouses. Since acquired real estate as well as the existing assets of both parties are included in the profit adjustment, the determination of their value is indispensable.

Inheritance and donations

For tax purposes, the transfer of real estate as well as donations requires the property to be valued. If the heir lives in the inherited flats for at least ten years, the state runs out of funds. In this period, however, he may not sell, rent or lease the property. However, there is the restriction that in children the living space may not exceed 200 square meters. If the apartment or the house is not used, the inherited property must be taxed. Property that is rented for residential purposes as a result of the inheritance is calculated in the estate tax determination only with 90 percent of the market value. The allowance is based on the market value of the property and the degree of relatedness.

Custody and guardianship

In addition, in custody matters, when the Guardianship Court takes over the sale of a dependent owner, an opinion on the market value of the house is often obtained. Thus, the court makes sure to get the best out of the care taker.

Extension of mortgages

Another reason to evaluate a property is the extension of mortgages. For example, if the interest rate fixed on a loan expires after about ten years, then it can be negotiated with the bank on the basis of an opinion on improved financing conditions. Banks usually determine the real estate value when financing. However, according to the majority legal opinion, they can not charge any fees for this. Especially with direct banks and the big intermediaries of mortgage loans, it has been customary for years to pay the valuation itself. However, individual banks, especially house banks, require the borrower to commission the property valuation himself at his own expense. Whether this practice will be approved by courts in the future, is open.

Conclusion

Real estate investment, like any investment, has a percentage of risk and it is possible that the property suffers a devaluation. However, we can foresee these risk factors in some way and sell the property ahead of schedule to avoid future risks. An ideal benefit is to get up to 30% more than what we pay in 3 years of investment.

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