The full scope of buyer representation
A buyer's advocate is appointed by the buyer to provide the services set out in their engagement. The buyer's goals, budget, intended use and priorities help guide the search and assessment process.
The scope may cover the full process from defining the brief through to settlement, or a narrower service such as property assessment, negotiation or auction bidding.
Typical services may include property sourcing, suburb and property research, coordinating inspections and specialist advice, reviewing comparable sales, negotiating or bidding and supporting the buyer through the purchase process.
A buyer's advocate does not replace the buyer's Queensland solicitor, building inspector, town planner, finance adviser, accountant or other specialist. Their role is to coordinate relevant information and work alongside those professionals, each of whom advises within their own area.
The terms buyer's advocate and buyer's agent are generally used to describe the same role.
I use buyer's advocate because it reflects the responsibility of representing the buyer throughout the agreed process.
For me, that means understanding what the client is trying to achieve, asking the right questions, bringing together the relevant information and providing considered advice at each stage.
Who each agent represents
The selling agent is appointed by the seller to market the property, manage enquiries and negotiate the sale.
A buyer's advocate is appointed by the buyer to provide the agreed search, assessment or negotiation service.
Understanding who has appointed each agent helps clarify whose instructions they are following in the transaction.
Queensland conduct rules prevent a property agent from accepting or continuing an appointment where their duty or interests conflict with the client's interests. Before engaging an advocate, ask who they represent, how they are paid and whether any relationship exists with the seller or selling agent.
Noosa Property Scout operates as a buyer only agency. I do not take seller listings or represent sellers, and I do not have referral arrangements with selling agents. My fee is paid by the buyer who appoints me.
A person performing buyer's agent services in Queensland must hold the appropriate real estate licence or registration. You can verify their details through the Office of Fair Trading Check a Licence service before engaging them.
When it makes senseWhen buyer representation may be useful
The usefulness of a buyer's advocate depends on the buyer's circumstances, the property and the scope of assistance required.
| Situation | How the service may assist |
|---|---|
| Remote buyer | Local attendance, property research and coordination when the buyer cannot easily inspect in person. |
| Limited time | Managing the search, inspections and information gathering within an agreed brief. |
| Unfamiliar area | Local context and property specific research when the buyer does not know the area well. |
| Auction purchase | Coordinating preparation and bidding within a price and strategy agreed with the buyer. |
| Complex property | Bringing together planning, building, legal or other specialist advice where several issues need to be considered. |
| Negotiation support | Assessing comparable sales and negotiating on a property the buyer has already identified. |
Common engagement and fee structures
A buyer's advocate should explain their services, fee structure, payment dates and any additional costs before the buyer signs the engagement.
Fees vary according to the scope of work, property type, location and provider.
A Queensland real estate licence can allow an agent to act in different types of property transactions. The licence alone does not identify who they represent in a particular purchase.
Check the written engagement, ask whether the agency also lists property for sellers and confirm whether any relationship, payment or benefit involves the seller, selling agent or another service provider.
Ask about payments and relationships. Before engaging a buyer's advocate, ask whether they pay or receive any referral fees, commissions or other benefits and how these arrangements are disclosed. Also ask whether they have any financial or commercial relationship with the seller, selling agent or a professional they recommend.