A buyer’s agent acts under a written appointment and within the authority, services and remuneration stated in it. The label does not enlarge the legal role. Searching, market assessment, negotiation and bidding may fall within the engagement; legal advice, building inspection, surveying, valuation, tax and finance do not become the agent’s functions merely because they are relevant to the purchase. A sound appointment identifies each boundary.買方代理人依書面委任，在其中列明的權限、服務及報酬範圍內行事；名稱本身不會擴張其法律角色。搜尋、巿場評估、議價及競投可屬委任範圍；但法律意見、驗樓、測量、估值、稅務及融資不會僅因與交易有關而成為代理人的職能。完善的委任文件會逐一界定這些分界。
8.1Minimum checks最低限度查核
最低限度查核Minimum checks
- Verify the individual and agency licence on the Queensland public register.
- Use the prescribed residential appointment form 6 (or commercial form 6A) and read exclusivity, term, fees and termination provisions.
- Ask who pays the agent and require disclosure of referral fees, developer commissions, rebates and related businesses.
- Confirm professional indemnity insurance and a written complaints process.
- Check direct experience with the target suburb, property type and body corporate regime.
- 在昆士蘭公共登記冊核實個人及代理公司牌照。
- 使用規定的住宅委任表格6（或商業表格6A），並審閱獨家權、年期、費用及終止條款。
- 詢問誰支付代理人費用，並要求披露轉介費、開發商佣金、回扣及關聯業務。
- 確認專業彌償保險及書面投訴程序。
- 核實其對目標地區、物業類型及業主法人團體制度的直接經驗。
8.2What a good scope looks like良好服務範圍
良好服務範圍What a good scope looks like
| SERVICE服務 | EVIDENCE EXPECTED應有證據 | LIMIT TO CONFIRM須確認的限制 |
|---|---|---|
| Search and shortlistSearch and shortlist | Written brief, comparable sales, ownership-cost assumptions.Written brief, comparable sales, ownership-cost assumptions. | On-market only or off-market access; geographic limits.On-market only or off-market access; geographic limits. |
| 搜尋及篩選 | 書面要求、可比成交、持有成本假設。 | 只限公開市場或包括非公開盤源；地域限制。 |
| Property assessment物業評估 | Inspection notes, risks, body corporate red flags and resale factors.視察紀錄、風險、業主法人團體警示及轉售因素。 | Not a legal, structural or valuation report.並非法律、結構或估值報告。 |
| Negotiation議價 | Documented strategy, authority limit and contractcondition instructions.有紀錄的策略、授權上限及契約條件指示。 | Agents must not pressure the buyer to waive legal or finance protections.代理人不得施壓要求放棄法律或融資保障。 |
| Auction bidding拍賣競投 | Written maximum and bidding authority.書面最高價及競投授權。 | Auction contracts generally have no cooling-off period.拍賣契約一般沒有冷靜期。 |
8.3Interview questions面談問題
面談問題Interview questions
- How many recent purchases have you completed in this exact market and property type?
- Do you or an associate receive money or benefits from sellers, developers, mortgage brokers, conveyancers or property managers?
- Will you review body corporate records, or only identify that a specialist search is required?
- What happens if I find the property myself, cancel, or buy after the appointment ends?
- How is your recommended price supported, and who verifies rental or growth assumptions?
- 你最近在這個市場及物業類型完成多少宗買方交易？
- 你或關聯人士是否從賣方、開發商、按揭經紀、產權轉讓律師或物業管理人收取金錢或利益？
- 你會審閱業主法人團體紀錄，還是只提示需要專業查冊？
- 如我自行找到物業、取消委任，或在委任期結束後購買，會有何後果？
- 建議價格有何依據？誰核實租金或升值假設？
8.4Licensing and the written appointment牌照與書面委任
牌照與書面委任Licensing and the written appointment
A Queensland buyer’s agent is a licensed real estate agent appointed to act for the buyer. The engagement should use the prescribed appointment form and clearly identify services, fees, expenses, term, exclusivity and termination. Licensing confirms that a provider is regulated, not that the provider is expert in every market or property type.昆士蘭買方代理人是由買方委任的持牌地產代理。委任應採用指定表格，並清楚列明服務、費用、開支、年期、獨家性及終止。牌照只證明其受規管身份，並不證明其在每個市場或物業類型均具專業能力。
Before signing, the buyer should check the public licence record, the contracting entity, professional indemnity insurance and the person who will actually perform the work. An agency may promote a senior adviser while delegating research and inspections to junior staff. The appointment should state the expected deliverables and the standard for reporting conflicts or referral benefits.簽署前，買方應查核公開牌照紀錄、契約實體、專業彌償保險及實際執行工作的人員。代理公司可能以資深顧問推廣服務，卻把研究及驗樓交由初級人員處理。委任文件應列明預期交付成果，以及披露利益衝突或轉介利益的標準。
8.5Designing a useful scope of work設計實用服務範圍
設計實用服務範圍Designing a useful scope of work
The scope should reflect what the buyer cannot efficiently do alone. It may include strategy, suburb and building research, off-market sourcing, inspections, comparable sales, rental evidence, ownership-cost analysis, negotiation, auction bidding and coordination of legal, building, valuation and body corporate specialists.服務範圍應針對買方無法有效自行完成的工作，可包括策略、地區及大廈研究、非公開盤源搜尋、視察、可比成交、租金證據、持有成本分析、談判、拍賣競投，以及協調法律、建築、估值及業主法人團體專家。
The engagement should distinguish information gathering from professional opinions. A buyer’s agent can identify a possible structural or body corporate red flag but should not present legal, engineering, tax or valuation conclusions without the relevant qualification. The written report should record evidence, assumptions, limitations and unresolved issues before an offer is made.委任應區分資料搜集與專業意見。買方代理人可指出潛在結構或業主法人團體警示，但如無相關資格，不應提供法律、工程、稅務或估值結論。書面報告應在出價前記錄證據、假設、限制及未解決事項。
8.6Fees, commissions and conflicts費用、佣金與利益衝突
費用、佣金與利益衝突Fees, commissions and conflicts
Buyer’s-agent fees may be fixed, tiered, retainerbased or linked to the purchase price. A percentage fee can rise when the buyer pays more; a fixed fee may reduce that tension but does not guarantee effort or quality. The buyer should understand when the fee is earned, whether GST and expenses are additional and what happens if no property is purchased.買方代理費可採固定、分級、聘用費或與購買價掛鈎的模式。百分比費用會隨買方支付更高價格而增加；固定費用可減少此張力，但不保證工作量或質素。買方應了解費用何時產生、GST及開支是否另計，以及最終沒有購買物業時如何處理。
Conflicts can arise from developer stock, sellingagent relationships, mortgage-broker or conveyancer referrals, property-management appointments, renovation work and rebates. The buyer should ask whether the agent receives any benefit from any person connected with the recommended property. Disclosure allows assessment; it does not automatically neutralise the conflict.利益衝突可源自開發商貨源、賣方代理關係、按揭經紀或產權律師轉介、物業管理委任、裝修工程及回扣。買方應詢問代理人是否從與獲推薦物業相關的任何人士取得利益。披露使買方可評估衝突，但不會自動消除衝突。
8.7Interview, evidence and exit面談、證據與退出機制
面談、證據與退出機制Interview, evidence and exit
Selection should test recent experience in the exact market, price range, property type and body corporate structure. The buyer should ask for examples of rejected properties and the reasons for rejection, not only successful purchases. A disciplined adviser adds value by preventing a poor acquisition as well as by sourcing an attractive one.選擇代理人時，應測試其在相同市場、價格範圍、物業類型及業主法人團體架構的近期經驗。買方應要求提供曾被否決物業及其否決理由，而不只是成功購買案例。嚴謹顧問的價值不只在尋找合適物業，亦在避免不良收購。
The appointment should require document retention, written instructions for bids, confirmation of price limits and a complaints process. Termination should address active negotiations, confidential information, continuing fee claims and return of documents. If performance is unsatisfactory, the buyer should give clear written notice rather than relying on informal dissatisfaction.委任應要求保存文件、競投須有書面指示、確認價格上限及設立投訴程序。終止條款應處理正在進行的談判、保密資料、持續收費申索及文件歸還。如表現不滿意，買方應發出清楚書面通知，而不只作非正式抱怨。
- Require written authority before every binding step.
- Read the complaints and termination pathway.
- 每項具約束力步驟前要求書面授權。
- 審閱投訴及終止途徑。
This chapter is general educational information, not legal, financial, tax, building or investment advice. Outcomes turn on the particular contract, title, survey plan, community management statement, applicable regulation module and the law in force at the relevant time. Obtain independent Queensland legal advice before signing a contract, waiving a condition, settling, or buying management rights. Where the English and Chinese texts differ, the English text governs. 本章僅提供一般教育資訊，並非法律、財務、稅務、建築或投資意見。法律結果取決於個別契約、產權、測量圖則、社區管理聲明、適用的規管模組，以及相關時間的現行法例。簽署契約、放棄條件、辦理交割或購買管理權前，應取得獨立的昆士蘭法律意見。如中英文本有異，概以英文為準。