Disclosure: Appearance of Conflict between Appraiser and Listing Agent [who is the same person]

[glenn walker]

Son - You can't disclose your way out of
a conflict of interest when it's a clear conflict of interest to everyone involved. The minute you had to ask if you had a conflict of interest you knew you did and just wanted folk's to tickel your ears.

 

[sputnam]

This is slightly off topic but I didn’t want to start a new thread . I conducted an independent appraisal for separation proceedings . The spouse is a licensed agent and has reached out several times with threats if I don’t reconsider the value and use her comps . The two appraisals are very close - within 4% of reach other . I don’t want to ask my client to review her appraisal as I don’t want to appear at all as an advocate but I’m obviously curious if the opposing appraisal is chocked full of errors and omissions as my hunch is she pressured someone to low ball the home . Of course her threats include the local board . Any advice on how to proceed would be appreciated.

Your Client is your Client. You have no responsibility toward the spouse/agent. The spouse/agent has no standing to demand a reconsideration of value. If your Client asks you to consider additional sales then, of course you can. I definitely would not suggest it to the Client. You probably should keep records of the spouse/agent's contacts with you. And, have an attorney on stand by.

 

[J Grant]

My client is fine with the value . The opposing party is not. She appears to be an emotional train wreck who only believes her value is correct even though they are close . I was hired to perform my own independent appraisal not hired to review the other parties but since I’ve been threatened countless times should I review theirs to potentially point out flaws or does that mean I go from being independent to advocate ? I don’t want to be accused of bias or like I’m advocating but I’m also being threatened at the same time .

Seriously? Review the other appraisal - your client would not want you to, and if you ask, they would think you are a lost cause for asking
. You should not have been responding to her emails and texts from day one. The only response is , please direct any inquiries to the lender; I am prohibited from discussing appraisal results with anyone except the client.
Its late in the game but that can be your response now. Send it once and from that point on ignore her textes and emails.

 

[PushinValue]

Why call it an appraisal. Give a price opinion as an agent to appraisal standards. Call it a CMA. Accuracy of appraisal with no liability…

What am I missing ?

 

[Sandra Koutsopoulos]

I suspect the owner/seller is looking for an actual unbiased value opinion to weigh against what the agents' pitch to influence him into signing a listing. If he has a solid unbiased appraisal, and especially if that appraiser clues him in about agents typically anticipating prices going up, rather looking backward to where prices stood 3-6 months ago, seller can make some informed decisions. It may be a tough market to call at this moment because so many ppl have said they feel uncertain about whether the economy & their job will be solid and doing even better within the next 6-12 months, or if they feel things are shakey & unsettled. I've heard most ppl say they are sitting tight and not making any moves until the path ahead is clearer.

That said most Realtors are optimists in most every market, especially when giving a pitch to homeowners, leading them to believe agent X can get higher price than agent Y, but too often, once the ink is dry on the listing contract, listing agents start hammering the Seller for price reductions or sales concessions. So I think it's a good idea to inform prospective sellers of that typical tactic.

Also, just because an excellent appraiser is also a Realtor, those 2 jobs have 2 hats, and marketing and sales know-how may be a separate skill not all appraisers typically have to the same level as Realtors who only do sales 24/7.