Initiative is typically a positive trait in real estate agents

Q. My husband and I have had our home "for sale by owner" for a few months, and we listed it on sites like Craig's List, owners.com and fsboa.com. We have now decided to enlist the help of a broker. I recall seeing a column regarding how to find an agent who would meet our needs but did not read it at the time, as it did not apply.

While we had the home for sale, agents came to our open houses and made follow-up phone calls and e-mails (borderline harassment) hoping to list the home. Our thought is that productive salespeople are too busy selling homes and do not have time to use this method of obtaining leads. How do we find the top-selling agents?

A. Don't underestimate those Realtors who called while you were marketing on your own. Those are agents interested in your particular neighborhood, which is always a plus. They're salespeople with initiative. Ignore the ones you felt were harassing, of course. But if any seemed helpful, offered advice, for example, call now and invite them over.

Spend an afternoon visiting open houses in your own neighborhood. Take a good look at the agents handling those properties. You're searching for someone who seems interested in your particular situation and who has useful suggestions. And while you're there, you can take note of how your competition is priced.

If that doesn't turn up anyone you want, call three firms that are active in your neighborhood (look at lawn signs) and ask each to send someone over. Even if you like the first one who arrives, let them all make their standard listing presentations. You'll learn a lot.

There's no one right answer to whether you'll be better served by a man or a woman, national franchise or small local brokerage, experienced agent with lots of listings or an eager hardworking newcomer. Just try to find the right fit for the way you like to do business, someone you can feel confidence in during this stressful time.

Q. Back in a column from November 2007 you wrote about listing an outhouse as one quarter of a bath. I've searched online for what you wrote in that column, but can't find it. Would you be able to direct me to a site or e-mail me that text? We have an outhouse at our cottage and have a collection of outhouse materials for people to read while they're visiting the outhouse!

A. Are you saying you want to add my column to your outhouse library? I am honored.

I'm impressed that you remember the exact publication date. The little item you're asking about came at the end of a weeks-long discussion about just what was meant by a half-bath, three-quarters bath and the like. The letter read:

"Back in the late '70s, I was searching for a home in New England. In one ad, the house was listed with 11/4 baths. When I asked the real estate agent what that meant, I was told the property included an outhouse (one quarter). I guess at that time it was a fairly common practice."

I answered: "And that, I should think, is a great finish to the number-of-baths discussion." And you see, it did end the discussion for more than a year till I received your e-mail.

Q. My wife and I refinanced a four-unit property. Taxes and insurance were included in our mortgage payment. Each year our insurance carrier sends a fire insurance invoice to be paid by the insured (us) for three of the units. The entire property tax is paid by the mortgage company. Our impound escrow account has a balance each year. Are my wife and I obligated to continue to pay fire insurance for this property? Can we ask our lender to use impound account funds to pay premiums? Are we able to recover funds that have been collected and not disbursed to our fire insurance carrier?

A. First of all, talk with your insurance agent or directly with the company, to find out if the whole building is covered by insurance. That "insured for three units" makes me nervous. And while you're talking with them, say that you want bills sent directly to the mortgage company from now on.

That won't save you anything, though. The money in that escrow account belongs to you. It's being held to pay your bills. If it runs short once it starts paying insurance premiums, you'll have to make bigger monthly payments to fill the account again.

• Edith Lank will respond to questions sent to her at 240 Hemingway Drive, Rochester, N.Y. 14620 (please include a stamped return envelope), or readers may e-mail her at ehlank@aol.com.

2009, Creators Syndicate Inc.