2. Intensive cultivation in business circle: Intensive cultivation in business circle is the most time-saving, effective and direct method. Intensive cultivation in the business circle can also enhance visibility and credibility, thus improving the transaction rate of nearby communities. Doing a good job in the business circle will naturally increase the market share, so that there will be a steady stream of development houses and regional advantages can be maintained.
3. Strange visits: Many brokers are afraid of strange visits. In fact, this is the most fun and interesting way, and you may have unexpected luck at any time.
4. Telephone visit: The secret of telephone development is: introduce high-quality cases, share cheap and valuable houses nearby, and buy and sell bilateral customers together; Ask directly if there is a house for sale, and pay attention to your gentle and polite tone.
5. Network development: There are too many resources on the network. Now you can get listings and customers through mobile APP and official WeChat account. The most commonly used clients of brokers, Anjuke and Fangtianxia, attract customers by publishing some houses; Look for customers and houses on the personal pages of classified websites such as Jiji.com; According to the broker's credit rating, the customers of Sesame House-finding Platform take the initiative to contact the broker and so on.
6. Roster: There are rosters of various business associations and business activities.
7. Distribution: I usually go to community administrators, neighborhood leaders, clan association cadres, small shops, beauty salons, and occasionally give gifts, but try to pick their free time.
8. Consumer places: such as eating breakfast, buying clothes, sending business cards, etc.
9. Image advertising: setting up a community to designate personal image advertising offline, which is rarely done by individuals; Display online personal stores such as Anjuke and Fangtianxia, and display the personal credit page of Sesame House Search Platform.
10, leaflet page: leaflets are distributed in the community, and there is a mailbox DM, and notices are posted in the mailbox. Pay attention to whether the content of the article attracts people who need to buy and sell houses, and remember to pay attention to whether people, things, time, place and things are clear.
1 1. Company overdue rooms: colleagues can exchange inoperable overdue rooms. Pay attention to the efforts and efforts of former brokers, recognize them, and don't suppress them, because suppressing their former hands will also hurt themselves.
12. introduction of old customers: it is much easier to manage old customers than to manage new customers (old customers who have already made a deal, entrusted customers). You can send birthday cards and New Year cards as usual, keep in touch and ask them to introduce you to the client.
13. Bank collection personnel: Some banks have their own collection specialists for customers with abnormal payment, who can manage them and establish long-term cooperative relations to create a win-win situation.
14, auction information: use a website that can provide housing information.
15, builder's visit: cultivate and maintain a good customer relationship, because many builders have more or less spare rooms, you can operate in both directions.
16, all kinds of professionals: the management of social professionals (network management of rich people), through which you can help you succeed and create achievements.
Responsibility of real estate agents
(a) the responsibility to provide true information related to the conclusion of the contract
The most important responsibility of the housing agency is to provide the real situation related to the conclusion of the contract. The services provided by real estate agents include consulting and intermediary services, and signing intermediary contracts. An intermediary contract is a contract in which the intermediary reports the opportunity to conclude a contract to the client or provides media services for concluding a contract, and the client pays the remuneration.
When providing intermediary services, a real estate agent shall disclose the following important facts to the client:
1, house ownership;
2. Rights restriction information such as house mortgage and pawn;
3. Registration information such as advance notice registration and objection registration;
4. Basic information such as the names and ID numbers of the buyers and sellers.
Since the information provided by the broker is an important basis for the client to sign the contract, the broker shall truthfully report the relevant matters to the client. If a broker intentionally conceals important facts related to the conclusion of a contract or provides false information, which damages the interests of the client, he shall not ask the client to pay remuneration and shall be liable for damages. In judicial practice, when an intermediary company sued the client for paying the agency fee, the court held that "the intermediary company, as an institution with professional knowledge and experience in real estate agency, should strictly abide by the practice rules, conduct necessary investigation and verification on the entrusted matters, obtain information as much as possible, and report to the client truthfully and fairly, so as to facilitate the establishment of the contract and get paid. If the intermediary company fails to verify the ownership and mortgage, which leads to the termination of the contract, it has no right to ask the customer to pay compensation. This shows that the court believes that it is a very important obligation for the intermediary to disclose information truthfully.
Two misunderstandings about the real situation;
1. Intermediaries should only provide true information within their own capabilities. For example, the intermediary company can ask the seller to provide the original and photocopy of the real estate license, and should also go to the real estate trading center to understand the rights of the house. However, if the seller forges the identity card and real estate license of the trading right holder, causing losses to the buyer, the buyer cannot think that the intermediary has provided false information. Because under normal circumstances, it is difficult for intermediaries to judge forged documents, which is beyond their ability. The information provided by the intermediary is not the responsibility of guarantee, but the responsibility of prudence and diligence, and reasonable attention is enough.
2. The intermediary has no obligation to guarantee the credit of others. The intermediary is only an intermediary, and the third person introduced by the intermediary signs a contract with the client. If the third party breaches the contract during the performance of the contract, the intermediary will not be liable.
(2) Deliberately concealing important facts or providing compensation for false information.
As mentioned above, if the intermediary intentionally conceals true information or intentionally provides false information, and introduces it to the buyer while knowing that the seller is not the owner himself or the legal agent, thus causing losses to the buyer, the intermediary shall be liable for compensation.
(three) the responsibility for not completing all the entrusted matters
If the intermediary agreement stipulates that the intermediary fee shall be paid at 1% of the transaction price, the services provided by the intermediary shall include the following contents:
1. Ownership investigation: investigate the consulting source, current situation, mortgage, rights restriction, etc. from the real estate trading center. , and make written records; The requirements and conditions of punishment involving the obligee in investigation and consultation; Verify the disposition qualification, identity and rights of the obligee and relevant personnel.
2. Usage survey: collect, investigate and inquire about the location environment, service life, whether there are hidden dangers of defects, whether the roof, wall, floor, doors, windows and equipment in the house need to be tested or repaired, the transfer price of equipment, and the settlement of related expenses. Inquire from the property management unit whether there is leasing, illegal construction, infringement of adjacent relations, payment and use of maintenance funds, etc.
3. Market research: collecting, investigating and consulting the market comparison of buying and selling prices, tax and fee settlement, room type comparison, psychological price comparison between buyers and sellers, and the influence of relevant policy changes; Carry out various forms of information dissemination activities.
4. Determine the transaction intention and conclude a transaction contract: accompany both parties to inspect the house, equipment and environment on the spot; Agree on the negotiation time and communicate the trading intentions of buyers and sellers; Show and identify ownership information, and determine the identity of the parties. Select the contract text for both parties to the transaction, guide and witness the signing of the contract, and truthfully inform both parties of the agreed terms and precautions of the sales contract, the way of performance, the way of paying the house payment, etc.
5. Handling the transfer of property rights: agree on the time of data collection, report, confirmation and confirmation of the transfer procedures of both parties, collect taxes and fees payable on behalf of customers, and complete all transaction transfer, transfer and house occupancy procedures.
Most of the intermediary contracts provided by real estate agents stipulate that the client pays the agency fee of 1% of the total house price on the date of signing the formal sales contract. However, sometimes after signing a formal contract, the agent will not continue to perform due to one party's breach of contract or other reasons, so the agent will not complete the above services. In this case, the agent not only can't get the required remuneration, but also should refund part of the agency fee, and the client can't claim compensation.