Justification of the intermediary in the Collection

A tool or tool is justified by the excellent performance of a task that, without that, would be worse. It is therefore the effective function of the tool that justifies its existence.

By functions of the Intermediary we understand the tasks that will be carried out so that the property for sale -or for rent- is delivered to the buyer under the conditions specified in the contract of sale or lease. For your study, we will divide them into three parts, those that are carried out with the owner as the main subject, those others that are made with the object of real estate and others that refer mainly to the buyer. Some of these work equally affect the owner and buyer.

Property acquisition function. The agency permanently captures real estate for commercialization. This is a different trait from many of the other goods stores where only the suppliers are initially spoken to and then the commercial goods distribution process is responsible for filling the shelves. And from this moment he is ready to sell. But we know that before we start selling or renting real estate, it is necessary to take up the work.

In it we carry out, from the point of view of the distribution of goods, many subfunctions such as:

1.1 Report the state of the real estate market to the selling owner (or lessor) : Being in permanent contact with the market, if the agency has adequate reception systems - and it is logical suppose it like that-, the agency has a great and precise information about it. And to which an agency can access is much more extensive and precise than that which can be accessed by an individual seller.

The agency can offer the owner, relevant market information, generic and also specialized, about the type a product similar to the one that is to transact, in the area and time and circumstance that is.

The greater knowledge about the market and its current circumstances will serve to properly guide the prospect Seller/lessor.

During the sale process, the information function falls on the sale actions that the agency makes on the property for sale or rent.

1.2 Organize the offer of your property for sale (or rent). From how to prepare your product for sale until the fixing of the best starting price and the procedures and cautions to be established in your sale, the actions that for a seller/owner landlord can make an intermediary n multiple, all derived from your greater knowledge about the sale of real estate that the broker owns.

Obtaining documentation, reports, certificates and necessary permits, can sometimes fall on the agency.

1.3 Transport function , which in the general distribution of goods consists in the physical transport of goods purchased from the place of production to the consumption or acquisition.Everything related to the documentary transmission of the property or right in transaction is part of the usual work of the sale through real estate intermediaries. These are responsible for preparing, signing and collecting the purchase signals, prepare private contracts and provide the notary with the necessary data for the drafting of the deed of sale. With this purpose, other steps are added such as verifications of the registration status of the dwelling, the status of payments to the municipality of the property, community payments, etc.

The transportation of the "info" necessary for the transaction, we will see when talking about the functions that the agency performs for the buyer 7 tenant.

1.4 fractionation function, task in which our real estate intermediaries repair very little. In the Distribution of goods in general, the division of large lots of production of goods is denominated to be any in units or packs of consumption that can be acquired by the final consumers. Nobody buys 500 cars, except the car dealer, but this one with its big purchase allows and enables the purchase of those vehicles one by one, by different individual buyers.

In our case the real estate market offers us, except in the housing promotions, the goods one by one, so this division does not correspond to the intermediaries. And in the cases of blocks of houses or parcels of land, it is a task of distribution but assumed by the promoter.

On the other hand, the agency can do some opposite task such as performing operations of grouping or accumulation of the offer by joining different products related to the main purchase. It is the case of selling a house and a storage room and a parking space together in the same operation. (When these properties are not linked and therefore do not constitute a single registry unit.)

1.5 Storage function. Almost never, in our real estate agencies, this function occurs . In the general distribution, this function refers to the fact that the goods have to be stored both for their definitive transport to different consumption destinations, so that already in them, the products for sale await the buyer.

In our case, sometimes something similar occurs as when, for example, we are the repositories of the keys to the properties and we have to maintain them, clean them, repair them, visit them, while the comparison is resolved or when the lease varies. In this case the function would be called maintenance or administration function.

1.6 Financing function of the sales process

The process of commercialization of the property involves a series of expenses, to which, normally, the owner/developer/lessor, does not contribute to its provision, falling on the agency.

Expenses that accompany the risk of not getting in spite of them, the sale of the property.

1.7 Location of buyers or tenants.

This is, look for potential customers. And manage your purchase or lease offers.

1.8 Post-sale function.

After the sale or rental, the agency can provide the owner with many other related services, which we will give account in another postcard.

I say goodbye. Follow with Health!

Miguel Villarroya Martín/January 31, 2016/Madrid.We both thank you for your courtesy in allowing us to use it.