We remove the stress out of buying your home!
Our team of agents are dedicated real estate professionals who work for YOU, to get you the BEST OF THE MARKET
Get a professional on your side!
Contact Details
Email Us
info@lmba.net.au
Call Us
Deb Worthington - 0484 923 381
Bec Riley - 0493 992 668
Contact Us Here
Frequently Asked Questions
Buying property comes with a long list of questions, and every one of them deserves a straight answer. Below are the questions we’re asked most often about working with a buyer’s agent in Lake Macquarie, covering fees, off-market properties, auctions and what we actually do for you. If your question isn’t here, call Deb or Bec and we’ll talk it through.
What is the difference between a buyer's agent and a real estate agent?
Here’s the honest answer: there isn’t one on paper. We hold the same real estate licence as every other agent. We are all real estate agents. The difference lies in who we work for. A selling agent is engaged and paid by the vendor, so their professional duty is to get the highest possible price for the seller. We define ourselves as buyer’s agents rather than selling agents because we are engaged and paid by you, and our professional obligation sits entirely with you. We never list or sell property, which means that when we tell you to walk away from a house, it’s because it isn’t right for you, not because we have another one to sell.
How much does a buyer's agent cost?
We only ever charge a flat fee, agreed upfront and set out in writing before anything starts. Many buyer’s agents charge a percentage of the purchase price, which means the more you spend, the more they earn. With a flat fee you know exactly what our service costs from day one, and the only thing we’re motivated by is getting you the best result. The fee depends on the level of help you need and there are never any surprise extras along the way.
Is a buyer's agent worth the money?
For our clients, our most common feedback is “I wish we engaged you sooner!”. Not understanding the market, pricing and negotiation skills can cost more than our fee several times over, and that’s before you count the value of your time, the weekends you didn’t spend at open homes, and the property you didn’t buy because we found something wrong with it. Selling agents negotiate every day; most buyers do it a handful of times in their life. We level that playing field.
Can a buyer's agent negotiate a lower purchase price?
That’s one of the most valuable things we do. We find out the important information so you can make confident choices. We provide advice on market price, settlement terms and we negotiate firmly and without the emotion that pushes so many buyers past what they could have achieved. We can’t promise every property at a lower price than advertised, but we can protect your interests with our professional experience.
How does a buyer's agent know what a property is really worth?
Not from the price guide. We look at recent comparable sales in the same suburb and, ideally, the same street, adjust for land size, aspect, condition and position, and factor in how the local market is moving right now. Value can shift dramatically over a few hundred metres, from a water view to a busy road to a flood-affected block, and that local knowledge is what turns a rough estimate into a confident number.
Can a buyer's agent find off-market properties?
Yes. We speak with selling agents frequently, and we often get access to properties before they are listed. We also have local connections and are called by owners wanting to sell their home to check if we have any matched buyers. Less competition usually means a much calmer process for you. It’s worth knowing, though, that the term “off-market” is used very loosely in real estate, which brings us to the next question.
What's the difference between off-market and pre-market?
They’re often used interchangeably, but they’re not the same thing, and the difference matters. A genuine off-market property has no selling agent involved at all. The owner is open to selling but hasn’t engaged anyone, and the opportunity usually comes through direct approaches, relationships or local networks. A pre-market property already has a selling agent engaged; it simply hasn’t been advertised yet. The agent is typically offering it to a small group of buyers before the photos, listing and open homes begin, and there is often a campaign already planned if it doesn’t sell quietly. This isn’t always the most attractive offer as the ‘exclusivity’ of pre-market can be used against a buyer at a premium price but it is always on our radar to then be prepared for when it is on the open market.
It’s important to note: Most of what gets called “off-market” is actually pre-market, and buyers are frequently led to believe they have an exclusive opportunity when the property is on its way to the open market anyway.
We’ll always tell you exactly which situation you’re in, so you can judge how much competition you’re really facing and how hard to push on price.
What property problems can a buyer's agent help me avoid?
Plenty. Across the areas we buy in, the usual suspects include flood and zoning issues, foreshore and jetty lease complications on waterfront properties, unapproved renovations and studios, poorly run strata schemes, and homes with more problems than the photos suggest that we discount so it doesn’t waste your time. We also identify and notice other things like tenancies, easements, unusual clauses or unusual terms & situations you mightn’t even realise to look for. We understand differences in your purchasing situations (aka first home buyer with a 95% loan has different needs to a low loan or cash buyer) … and we fact check and look out for all kinds of problems pre-emptively. Our in house motto is to ‘protect risk first, then buy property’.
Can a buyer's agent bid for me at auction?
Yes. We attend and bid on your behalf with an agreed strategy and a firm walk-away price. Auctions are designed to create pressure where all the selling agents and Auction agents in the room are engaged by the seller, so having a calm, experienced bidder in your corner is one of the simplest ways to avoid paying too much or missing out on the right home.
When should I talk to a buyer's agent?
Right from the beginning. You don’t need to have your finances sorted or a shortlist of suburbs before you call us. Our team has extensive experience in lending, so we can point you in the right direction on where to start with finance and shape your brief before you’ve spent months trawling the portals and attending open homes. We sign you up when you are ready to buy.
We also regularly help buyers who have already found a property or properties and want expert help with the due diligence, negotiation &/or the auction. Whenever you come to us, we can add value.
How long does it normally take a buyer's agent to find a property?
Every search is different, but on average our clients secure a property within three to four weeks of engaging us. The timeframe depends on how specific your brief is, what’s available at the time, and how quickly you can make a decision when the right property comes along. Because our team works full time in real estate, we’re already experts in the market you’re entering and can quickly summarise where it sits right now, what your budget will buy and which properties are worth your attention, which makes the whole process much faster than searching on your own.
What questions should I ask before hiring a buyer's agent?
Start with these: Do you only work for buyers, or do you sell as well? Do you receive any commissions or referral fees from selling agents, developers or anyone else? How well do you know the areas I’m looking in? What does your fee cover, and what does it not? How many clients are you working with right now? And take a look at their reviews. We’re happy to answer every one of these on the spot, and our reviews speak for themselves.
Why Choose Us
Honest Advice and Genuine Support
We guide you through your next property purchase with advice and support, providing factual and relevant information pertaining to your purchase with clear communication so you can make confident decisions
Time is Precious!
Let us do the legwork and streamline the property search by conducting targeted inspections on your behalf, saving you time while increasing the opportunity to find the right home much faster with our local knowledge and connections
Understanding the Process
We coordinate with any and all relevant services, including finance and conveyancing, and manage your offers and negotiations to expertly navigate the competitive market. We remove the stress to ensure a smooth process through to settlement, so you can focus on your future!
Mission Statement
Our mission is to deliver an exceptional real estate experience rooted in integrity, transparency, and respect for all clients. We are dedicated to acting in the best interests of our clients, ensuring they are fully informed and confident throughout the buying or selling process.
We uphold the highest standards of professionalism, ethical behavior, and compliance with industry regulations. Our commitment to clear, accurate, and trustworthy communication fosters trust and satisfaction, treating every client with fairness and accountability.
Whether you’re buying or selling, Lake Macquarie Buyers Agency we are here to guide you with transparency, respect, and a commitment to your success.