Most people who sell their homes don’t lie, cheat or commit fraud -- but some do. The problem is, you can never be sure who, and when. In my business, I see this happen to homebuyers once in fifteen or twenty transactions -- enough to be a major concern.

These problems aren’t likely to concern you too much if you use me when purchasing your next home. I’m one of only a few real estate professionals who actively seek out and uncover these situations to the best of my ability in every transaction where other agents may turn their heads the other way to make a quick commission and hope the problem goes away . . .

With home sales at a 10 - year high, here are a few of the biggest traps to be on the lookout for:

• Trap: The house has been on the market longer than you may realize. When that occurs, major structural or neighborhood problems may exist that you haven’t yet been able to detect . . . or the house may be overpriced.

• Trap: The real estate agent "freshens" the listing by taking the home off the market, only to put it back on a few days later to try and fool the computer and make it look like a new listing. For example, if a seller listed his home in January, and it was still unsold in October after more than nine months, his broker might cancel the listing for a few days, then re-list the home to make it look like it was just listed in October.

What I can do to help: My computers can be programmed to spot duplicate listings or re-lists. I can also run a historical search on any property, and tell you exactly when it was listed, for how much, and for how long. Just ask me.

• Trap: You’re unaware the couple selling the house is facing a crisis, such as a transfer or a divorce. In such situations, home sellers are often very eager to sell.

What I can do to help: I’m an expert at finding out "What’s cooking". If you’re looking at a For-Sale-By-Owner, first ask one spouse why he is moving, then ask the other spouse later on why they’re moving see if the answers are compatible. If one spouse is not around, a divorce or job transfer is the most likely explanation. If the furniture has already been moved from the house, it’s possible the sellers have already purchased and could be making two house payments and may be in a hurry to sell.

Having this information can help you get the home for the price you want to pay. If you know the couple is divorcing or needs to move quickly, they will be more likely to negotiate a price that is favorable to you. If the home is listed with a real estate agent, I'll get this information for you without you having to play Colombo.

• Trap: Sellers try to talk you into accepting a home warranty instead of an inspection. A home warranty states that the mechanical elements of the home are in good condition. Some sellers present the warranty as a substitute for a professional home inspection. The sellers might claim they are trying to save you the $200 to $300 you would need to pay a professional inspector. All warranties, however, come with rigid limitations, exclusions and deductibles. The gap between the cost of a new roof and the amount paid by the home warranty can be bigger than the Grand Canyon, and you end up footing the bill.

What I can do to help: Never buy a home that hasn’t had a professional home inspection. If I help you, I'll write your offer contingent upon your approval of written inspection reports by professional, accredited inspectors of your choice. If the home inspectors find any problems, I'll negotiate with the seller for the expense of the necessary repairs. If we can’t get the seller to agree with our requests, you will have the right to cancel the contract with no penalty whatsoever.

• Trap: The sellers never mention a special assessment. Condos and co-ops frequently charge owners additional payments for unplanned property repairs or improvements. Cities and township may levy assessments against property owners for forthcoming sidewalk repairs, water or sewer installation, or any of a number of issues. Some sellers try to sell before the assessment is due and do not mention the impending expense to prospective buyers.

What I can do to help: Ask the seller and the condo or co-op association whether any special assessments are or will be due. Get it in writing, signed! Use title insurance every time from a reputable title company. Make sure you get a policy "without exceptions", or you may well end up with a policy "with exceptions". If I help you, you don’t have to worry about any of this, I do all the "worrying" for you.

• Trap: The real estate broker may represent the seller. While the seller broker will work with you, and will seem helpful, he is really working for the seller.