2015年1月, a new voluntary option became available in 威斯康星州consin that permitted a 威斯康星州consin firm, 或州内持牌人(ISL), to allow an out-of-state broker (OSL) to provide limited brokerage services in 威斯康星州consin. 威斯康星州. 统计. § 452.137 allowed 威斯康星州consin listing firms to either enter into a referral arrangement with an OSL or enter into a cooperative agreement with an OSL. 因此, the ISL remains at the helm of the transaction while offering flexibility, 如果需要, 到一个允许OSL参与事务的ISL.
自从威斯康辛州通过. 统计. § 452.137, we learned the voluntary new option worked fine for the majority of those who utilize the cooperation. This cooperation was available to all transactions, residential and commercial.
然而, commercial practitioners indicated the current OSL law created one situation in which an ISL could arguably practice outside of the permitted 威斯康星州consin laws because 威斯康星州. 统计. § 452.137号只有在ISL有财产清单时才允许合作. This limitation exists when an OSL reaches out to an ISL who does not have a property listed. It is common for the OSL and OSL’s buyer or tenant to want to cooperate with someone other than the 威斯康星州consin listing firm to ensure the OSL’s buyer/tenant has assistance of an expert in that specific market area, but not relying on the listing agent who is representing the seller.
因此, the 包装材料 worked with 中国人大lators to create a new voluntary commercial option for ISLs who do not have a property listed but wish to cooperate with OSLs working with commercial buyers and tenants.
This new voluntary option for ISLs is for those who want to cooperate with OSLs working with or representing a buyer/tenant, but in which the property is not listed by an ISL or the OSL wants to cooperate with someone other than the listing ISL. 基本上, this voluntary option exists for when an OSL is working with a commercial buyer or tenant and the OSL wants to cooperate with an ISL.
Under this new provision of the law combined with current law, the following will be able to exist*:
- A 威斯康星州consin firm that has a listing can enter into a WB-28 Cooperative Agreement with an OSL. This option is currently available under the law for all types of transactions.
- A 威斯康星州consin firm that does not have a listing can enter into a commercial cooperative agreement with an OSL who has a buyer/tenant. This new provision of the law is limited to commercial transactions only.
* The 威斯康星州consin firm can always choose to enter into a referral arrangement rather than cooperation.
在这个新的商业合作机会下, 所有现有的OSL合作法律都适用. As a reminder of the current OSL parameters, see the following 包装材料 publications:
- “妈妈我可以?， 2015年1月 威斯康辛房地产杂志: www.包装材料.org/WREM/Jan15/OSL.
- 2015年6月，“来了，WB-28表格到了” 威斯康辛房地产杂志: www.包装材料.org/WREM/June15/OSL.
- 2015年2月 法律更新、《新澳门威尼斯人网站》: www.包装材料.org/LU1502.
The following provides a simple summary of the new law’s provisions:
- 新法律仅限于威斯康星州的商业交易. 根据法律, commercial transactions are any property other than any real property containing one to four dwelling units or real property zoned for agricultural use. 然而, commercial transaction does not include any transaction concerning a dwelling unit that is a part of real property containing more than four dwelling units and that is being sold on a unit-by-unit basis.
- Each WB-commercial cooperative agreement will specify the property type, 函数, 一般的地理位置, approximate size and 函数al limitations or geographic limitations on location of the buyer or tenant’s transaction project search.
- A separate WB-commercial cooperative form is required for each type of property.
- Require either the OSL or ISL to engage the buyer or tenant in a client relationship. Either the OSL or the ISL can enter into an agency agreement with the prospective buyer or tenant. The cooperative agreement shall acknowledge whether the OSL broker or ISL firm has the agency agreement. If the OSL broker has entered into the agency agreement with the prospective buyer or tenant, the OSL broker and the prospective buyer or tenant shall be considered to be a principal firm and client for purposes of this chapter, ISL公司应为子代理. 当ISL是子代理时, the ISL shall provide the OSL broker with a copy of the disclosure statement under 威斯康星州. 统计. § 452.135(2)给客户. The OSL broker is not required to request that the client sign the statement. 新澳门威尼斯人网站代理的概述:
The WB commercial cooperative agreement must acknowledge if the OSL or ISL has the client relationship.
如果OSL只有客户关系, the law acknowledges the ISL is a subagent of the OSL and the ISL must provide the OSL a Disclosure to Clients form to be given to the OSL’s client. The OSL is not required to request the client sign the Disclosure to Clients form.
- The OSL shall not negotiate with the seller or landlord unless authorized under the WB-commercial cooperative agreement. 如果房产没有被ISL公司登记, ISL必须与卖方或业主进行所有谈判.
- The OSL shall not view or show commercial property for sale or lease without the ISL unless authorized under a WB commercial cooperative agreement. If the property is not listed with an ISL listing firm, the ISL must view the property with the OSL.
- OSL不得与其他ISL有任何联系, another ISL’s seller or landlord unless otherwise agreed to in the WB commercial cooperative agreement.