La mediazione: meglio all'estero?

Roberto Ponziani, 24/07/2009 21.38:

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Prima mi dici che in america paga il venditore poi mi dici che in america hanno previsto entrambe le posizioni (anche qui in italia è così, esiste il MANDATO) quindi non ci sono differenze, non trovi?

nello specifico:

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In the United States, real estate agents typically are paid on a commission basis, rather than on the basis of a salary. They get paid only after the property search is over, the contract negotiated and the transaction complete. The commission is usually divided between two brokers since most of the transactions involve two brokers, one that produces the buyer and the other that markets the property and otherwise assists the seller. Under the typical arrangement, the seller pays a commission to his agent, who then offers and pays a portion of that commission to the agent working for the buyer. The buyer commonly pays nothing to his agent directly. Listing brokers in the United States commonly receive a commission in the range of 5% to 7% of the sales price, but there are no standard or established%age and each agreement may be negotiated separatel

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Se io pago uno per vendermi al meglio la casa vado da un real estate brokers.
Il suo lavoro e' piazzarmi al meglio la casa.
Piu' e' alto il prezzo a cui vende e meglio e' per entrambi.
Questo si chiama approccio win/win.
cioe' piu' guadagno io e piu' guadagna il mio agente.

Come cliente quindi posso scegliere di affidarmi ad un agente del genere(tra l'altro la maggioranza in usa/NAR).

Posso invece avvalermi del servizio di un transcation broker cioe' un mediatore che non lavora per farmi avere la migliore offerta sul mercato per la mia casa ma una persona il cui scopo e' solo concludere l'affare il piu' presto possibile.

Sono due ruoli distinti...da noi invece mi sembra che abbiamo solo il secondo.
Cioe' un transaction broker che si spaccia per un real estate broker.

Se permetti c'e' una bella differenza.
Il transacrion broker o mediatore non gli frega un bel nulla ne' del venditore ne' del compratore....punta alla sua mediazione.
Solo che in Italia non lo dite...dite noi AI curiamo gli interessi dei nostri clienti....
Sarà banale,superficiale,quello che ti pare ma talmente semplice da capire che mi sembra che tutto sommato meglio andare avanti cosi e pigliare per il culo che ammettere quale e' oggi il ruolo dell'AI in Italia.
Che poi qualcuno ci metta del suo per essere piu' corretto non lo nego ma rimane comunque un ruolo che non cura gli interessi di una parte e la propria allo stesso tempo.
Cura solo la propria.

Inoltre ti cito la parte che riguarda l'Italia del sito che hai postato.

www.worldproperties.com/CountryBusPractice.aspx?countryID=12&BusinessPracticeID=-1&...

Article 1755 of the Civil Code stabilizes the right to a commission if the transaction is concluded with intervention of the mediator and this must be paid by both parties. The law of 1989 limits this right to only those mediators registered with the Chamber of Commerce; the motivation was to exclude free-lance persons from profiting from an occasional dabbling in estate agency.

The parties, buyer and seller, are free to agree the amount of commission to be paid to the agent, but in case of uncertainty, the Tribunal will make recourse to the local practice where the mediation took place in settling litigation on the matter. In fact there is no set commission in Italy, but it varies greatly from place to place. The Antitrust law has recently forbidden the use of general commission price lists, as these tend to limit competition and the bargaining power of clients.

E QUI I FURBONI CI VANNO A NOZZE!
The right to the commission arises at the moment of the conclusion of the transaction, from the proposal to buy, to the preliminary contract and to the final notary deed sale, it was important to determine at which moment the agent effectively has a right to the commission. Several judicial decisions have finally stated that the transaction is concluded at the moment of the signing of the preliminary contract, because at that moment both buyer and seller acquire legal rights vis a vis one another. Therefore the estate agent may ask for his fees to be paid at the signing of the preliminary contract and not necessarily wait for the signing of the notary deed.

However the serious professional will not consider his work terminated at the signing of the preliminary contract, but will follow his clients right up to the notary deed, when the transfer of property actually takes place. He will wait until this moment to invoice, especially when only a small down payment has been paid at the signing of the preliminary contract.

Estate Agency Commission

The estate agent is entitled to commission as payment for their services. The rate of commission varies according to the area and the price of the property and the specific terms agreed, but is usually around 6%, although larger agencies can charge up to 10%. In most transactions, this is usually paid in equal shares by the buyer and seller; but is paid wholly by the seller in the case of properties under construction.

In holiday resorts, where agents keep their offices open all year round, but negotiate sales only during short busy periods, the commission rates are generally a point or two higher.

In urban rentals of apartments and offices, one month's rent is paid to the agent by both parties for their service. In holiday rentals, where a cost intensive service is given to clients, the estate agent's commission varies from ten percent, up to 25 percent, depending on the number of services offered.