# Buyer Representation

> Buyer Representation coordinates discovery, negotiation, commitment, and transfer

| Field | Value |
|---|---|
| Stable ID | `node:kiduna:real-estate-mortgage:listing-transaction:buyer-representation` |
| Family | Listing & Transaction |
| Domain | Economics |
| Era | Institutional Age → Agentic Age |
| Kind | actor-or-institution |
| Archetype | The Intermediary |
| Claim layers | empirical, cultural_historical, synthesis, interpretive, symbolic_divinatory |

## What it is

Buyer Representation is a actor or institution in the Listing & Transaction family, defined here by the function it performs in the property system rather than by label alone.

## What it actually does

Buyer Representation coordinates discovery, negotiation, commitment, and transfer.

## Why it exists

It exists because place is unique and immovable while law, capital, information, and human lives must still coordinate around it across time.

## System mechanics

- **Who uses it:** counterparties, clients, members, regulators, investors
- **Incentives:** compensation, completion, risk control, reputation, authority
- **Inputs:** place, people, records, rules, resources, time
- **Outputs:** rights, constraints, uses, relationships, consequences
- **Dependencies:** Land, Authority, Information, Capital, Time

## Archetypal reading

- **Essence:** Buyer Representation coordinates discovery, negotiation, commitment, and transfer
- **Gift:** Clarity about buyer representation makes a hidden allocation of place, time, authority, value, or risk available for deliberate choice.
- **Wound / Shadow:** When buyer representation is treated as neutral or inevitable, its costs can be shifted to people who hold less information, authority, liquidity, or mobility.
- **Failure mode:** The failure mode appears when buyer representation is stale, opaque, mispriced, misrecorded, overextended, or applied outside the conditions that made it useful.

## Lenses

- **Personal:** Notice where buyer representation appears as a structure in your own commitments: what is held, promised, priced, protected, excluded, or deferred?
- **Business:** Buyer Representation reveals a handoff among information, authority, incentives, operating work, and capital. Make the owner of each handoff explicit.
- **Financial:** Buyer Representation changes the timing, priority, comparability, liquidity, or distribution of cash flow and risk.
- **Property:** Buyer Representation changes how a physical place can be used, valued, financed, transferred, occupied, maintained, or reclaimed.
- **Community:** Buyer Representation can create benefits inside one parcel while exporting costs or opportunity to neighbors, institutions, or future residents.

## Divination

The Intermediary enters the reading through Buyer Representation. The issue is not only what is visible; it is which map of ownership, time, risk, authority, or belonging currently governs the situation.

**Question:** What does Buyer Representation know, want, control, and carry if the transaction fails?

**Guidance:** Shift scale, clock, stakeholder, boundary, and claim layer before choosing a move.

## Game function

Creates a playable role with asymmetric information, incentives, authority, and accountability. Initiative 1.

## Relationships

- **Party Wall externalizes to Buyer Representation.** Party Wall externalizes to Buyer Representation through a change in rights, information, cash flow, priority, timing, or physical use.
- **Seller Concession externalizes to Buyer Representation.** Seller Concession externalizes to Buyer Representation through a change in rights, information, cash flow, priority, timing, or physical use.
- **Buyer Representation amplifies Flood Determination.** Buyer Representation amplifies Flood Determination through a change in rights, information, cash flow, priority, timing, or physical use.

## Oppositions

- Use Value versus Exchange Value
- Speed versus Diligence

## Historical lineage and regulatory context

Read Buyer Representation through the lineage of Listing & Transaction: earlier customary or local arrangements became recorded, standardized, financed, regulated, digitized, or contested over time.

Rules vary by jurisdiction and transaction. Use the cited primary sources as starting points and verify current local law, program guides, contracts, and professional standards before operational use.

## Visual direction

Text-free rounded-square enamel artifact for Buyer Representation: a central instrument surrounded by flows of information, authority, capital, and accountability; vitreous midnight enamel, blackened steel, warm brass, copper accents, mortgage-paper cream, deep green, slate, and sky blue.

## Engine output / Sentinel handoff

The generative interpretation above is preserved as Engine Output. Sentinel factors: jurisdiction-specific rules, factual uncertainty. These factors request contextual review; they do not delete or silently rewrite the candidate.

## Research / provenance

- [Mortgage Resources](https://www.consumerfinance.gov/compliance/compliance-resources/mortgage-resources/) — Consumer Financial Protection Bureau; origination, disclosures, appraisal, servicing, mortgage regulation.
- [How to Buy a Home](https://www.gov.uk/government/publications/how-to-buy-a-home/how-to-buy) — Government of the United Kingdom; homebuying, tenure, searches, surveys, exchange, completion.
