You wouldn’t hand over a large sum of money to a stranger without asking a few questions. Hiring a buyer’s agent is similar: you’re trusting someone with one of the biggest financial decisions of your life, so it pays to do your homework.
The good news is that you don’t need to be a property expert to vet an agent. You just need to know what to ask, and what a good answer sounds like. This guide gives you the questions, why they matter, and the red flags to watch for.
How to Use This List
You don’t need to ask every question in every meeting. Pick the ones that matter most to you, take notes, and compare two or three agents side by side. A confident, professional agent will welcome the questions. If one gets defensive or evasive, that tells you something too.
New to the idea of a buyer’s agent? Start with Buyer’s Advocate or Buyer’s Agent in Melbourne: What They Do and When to Hire One and Is a Buyer’s Agent Worth the Cost in Melbourne?
1. Licence and Credentials
Questions to ask
- What is your licence number?
- Are you a licensed estate agent in Victoria, and is your licence current?
- Do you belong to any industry associations, and what standards do they require?
Why it matters: In Victoria, buyer’s agents operate under an estate agent’s licence. You can confirm a licence with Consumer Affairs Victoria before you sign anything.
A good answer: The agent gives you their licence number straight away and is happy for you to verify it. Membership of an industry body can be a useful extra signal, but it’s no substitute for a licence.
Red flag: Reluctance to share a licence number, or an answer that dodges the question.
2. Experience and Track Record
Questions to ask
- How long have you worked as a buyer’s agent, and how many purchases have you handled?
- Which suburbs and price ranges do you work in most?
- Can you share recent examples of purchases similar to mine? (Details can be de-identified.)
- Can I speak to past clients, or read independent reviews?
- Have you worked with buyers in my situation, such as first home buyers, investors or interstate buyers?
- How have you handled both competitive and slower markets?
Why it matters: Experience is more than a number of years. What counts is relevant, recent and verifiable experience in the type of purchase you’re making.
A good answer: Specific examples, honest context about what worked and what didn’t, and a willingness to connect you with past clients, with their permission. You can see the kind of detail to look for in our client stories.
Red flag: Vague claims, only anonymous testimonials, or promises of guaranteed results. Past results don’t guarantee future ones, and no ethical agent will promise a particular price or saving.
3. Local Knowledge
Questions to ask
- How well do you know the suburbs I’m considering?
- What are recent comparable sales like in those areas?
- How do auctions and private sales usually play out there?
- Are there pockets or streets I should focus on, or avoid?
Why it matters: Melbourne isn’t a single market. Conditions can differ between suburbs, streets and even sides of the same road.
A good answer: Confident, specific insights with reasons behind them.
Red flag: Generic answers that could apply anywhere.
4. Process and Communication
Questions to ask
- Can you walk me through your process from start to settlement?
- How will you build and refine my brief?
- How do you search, including for off-market opportunities?
- Who will I be dealing with day to day?
- How often will we communicate, and by what method?
- How do you keep me updated when a property is moving quickly?
Why it matters: A clear process and regular communication reduce stress and surprises. You can compare what you hear with the process you’ll go through with us.
A good answer: Clear, simple steps, named contacts and realistic response times.
Red flag: No defined process, or being passed between staff without explanation.
5. Fees and the Written Agreement
Questions to ask
- How are your fees calculated, and when are they payable?
- Is there an upfront engagement fee? Is it refundable or credited to the final fee?
- What does the fee include, and what costs extra?
- What happens if the search takes longer than expected?
- What does your written agreement say about ending the engagement?
Why it matters: Fee structures differ, so it’s worth comparing a few quotes and reading the agreement carefully. We unpack the numbers in How Much Does a Buyer’s Agent Actually Cost?
A good answer: Clear, written fees with no surprises, and a willingness to explain every line of the agreement.
Red flag: Vague or changing fees, hidden extras, or pressure to sign on the spot.
6. Independence and Conflicts of Interest
Questions to ask
- Do you receive commissions, referral fees or other payments from anyone other than me, such as developers, selling agents, lenders or other service providers?
- Are there any arrangements I should know about, and will they be disclosed in writing?
- Do you represent sellers or developers in any capacity?
Why it matters: A buyer’s agent should act for you. Understanding who else might be paying them helps you judge whose interests are really being served. For the basics, see why buyer’s agents.
A good answer: A clear explanation, with any arrangements disclosed in writing.
Red flag: Evasiveness, or a habit of steering you towards particular properties or developments.
7. Due Diligence and Risk
Questions to ask
- How do you assess whether a property is fairly priced?
- Do you physically inspect every shortlisted property yourself?
- How do you work with my conveyancer or solicitor, and with building and pest inspectors?
- How do you identify and manage risks before I commit?
Why it matters: The value of a buyer’s agent often lies in what they help you avoid.
A good answer: A defined research and inspection process, and a clear explanation of how they work alongside your other advisers.
Red flag: Skipping inspections or due diligence to move quickly.
8. Scope of Service
Questions to ask
- Do you support me through to settlement, including a pre-settlement inspection?
- Do you negotiate or bid at auction on my behalf?
- Are limited-scope options available if I only want help with part of the process?
Why it matters: Services vary between agencies, so make sure what you need is actually included. For example, our property inspection service is open to anyone who wants an inspection done in Victoria, whether or not they’re a client, and it’s included in our full package for clients. We also cover pre-settlement inspections.
A good answer: A clear list of what’s included, what isn’t and what it costs.
Red flag: Unclear scope, or services that were promised verbally but aren’t in writing.
9. If Things Don’t Go to Plan
Questions to ask
- What happens if we miss out on a property?
- What if the market shifts and my brief or budget needs to change?
- How do you handle disagreements, and how can I raise a concern?
Why it matters: Property searches rarely go in a straight line. How an agent responds when things get hard says a lot about them.
A good answer: Honest, practical answers and a clear way to raise concerns.
Red flag: Defensiveness or unrealistic reassurance.
Quick Checklist to Take With You
For each agent you speak to, note whether you got a clear, satisfying answer.
| Topic | Clear answer? | Notes |
|---|---|---|
| Licence verified | ||
| Relevant experience and examples | ||
| References or reviews | ||
| Local knowledge | ||
| Defined process and communication | ||
| Fees and agreement in writing | ||
| Independence disclosed | ||
| Due diligence approach | ||
| Scope of service | ||
| Gut feel: do I trust them? |
How We’d Answer These at Prime Advocates
We’d rather you ask hard questions now than discover surprises later. We’re transparent about our process, research the market thoroughly, physically inspect shortlisted properties, and discuss fees upfront before you commit. You can read more in our buyer’s agent FAQs, or bring this list to a free session and put us to the test.
Who Is It For?
We work with a range of buyers across Melbourne, including first home buyers, home buyers, property investors and those looking at commercial property.
Frequently Asked Questions
What’s the most important question to ask a buyer’s agent?
Start with their licence number, then ask how they’re paid and whether they receive any payments from third parties. Those two answers tell you a lot about whether they’re properly authorised and truly acting for you.
How many buyer’s agents should I speak to?
Two or three is a sensible number. It gives you something to compare without making the process overwhelming.
Should I ask for references?
Yes. A confident agent should be happy to connect you with past clients, with their permission, or point you to independent reviews and case studies.
Is it a red flag if a buyer’s agent won’t promise a discount?
No, it’s usually a good sign. Property markets are unpredictable, and no ethical agent can guarantee a particular price or saving.
How do I check if a buyer’s agent is licensed?
Ask for their licence number and confirm it with Consumer Affairs Victoria.
Do I still need a conveyancer and mortgage broker?
Yes. A buyer’s agent works alongside your conveyancer or solicitor and your lender or broker, not in place of them.
Related Reading
Ready to Put Us to the Test? Make Your Next Move a Smart One.
You deserve to buy with confidence, not guesswork.
Choosing the right professional to trust with a major property purchase is a big decision. At Prime Advocates, we help buyers in Melbourne make informed decisions, assess market value and avoid costly mistakes, with clear fees and a transparent process from search to settlement, so you can focus on finding the right property for your needs and budget.
Book a FREE 30-minute Property Strategy Session and bring your questions. We’ll talk through your goals and answer anything on this list.
Important Information and Disclaimer
This article is published by Prime Advocates for general information and education only and is current as at October 2026. It is not financial, legal, tax, credit or property investment advice. It has been prepared without taking into account your personal objectives, financial situation or needs, so please consider whether it suits your circumstances before acting on it.
- Get independent advice. Before you buy, speak with a licensed conveyancer or solicitor, a qualified mortgage broker or lender and, where relevant, an accountant or tax adviser.
- Do your own checks. The questions and red flags in this article are general guidance only. You are responsible for assessing any buyer’s agent, including ours, and for verifying licences, references, fees and agreement terms before you engage them. A red flag does not mean wrongdoing, and a good answer is not a guarantee of service or results.
- Rules and costs change. Licensing requirements, stamp duty, grants and concessions, eligibility criteria and buyer’s agent fees change over time and vary between buyers and properties. Confirm current details with Consumer Affairs Victoria, the State Revenue Office Victoria or the relevant government body, and ask any buyer’s agent for their fees in writing.
- No guarantees. Property values and market conditions can rise and fall. Nothing in this article guarantees a particular price, saving or outcome, and past results, including the client stories on our website, are not a prediction of future results.
- Third-party content. Links to other websites are provided for convenience only. We don’t control or endorse their content.
- Understand our role. A buyer’s agent acts for the buyer under a written agreement. Ask us to explain the scope of service, fees and any conflicts of interest before you sign.
