Wednesday, December 26, 2012

Negotiation Skills for Business

Every time we engage in conversation with another individual we are generally negotiating a view, discussion or action. Everyone has different filters from which they perceive the world or their surroundings. These filters are developed throughout one's life as they grow from a child to an adult. Some of the main influences that can develop one's filters are parents, friends, family, social environment, religion, school and experience. As these filters are molded every individual brings a different view point to a negotiation or business discussion. Understanding the angle or view of an individual with whom you are negotiating is key to laying the foundation to work towards a viable solution.

One of the more widely known methods of understanding human negotiation psychology is the Thomas-Kilman Conflict Mode Instrument, also known as the (TKI). This model asserts that an individual's behavior falls along two basic dimensions: assertiveness - the extent to which the individual attempts to satisfy his or her own concerns and cooperativeness - the extent to which the individual attempts to satisfy the other's person's concerns. This instrument then places an individual into five different style methods when it comes to dealing with conflict.

The first negotiation style is competing. Competing is an assertive and uncooperative, power-oriented style. Most individuals that fall into this category tend to pursue their own interests at the expense of other's using whatever methods they can to win the negotiation. The next style is collaborating. Collaborating is both assertive and cooperative. When collaborating, an individual attempts to work with other individuals to find a solution that fully satisfies the concerns of both. It involves digging into an issue to identify the underlying concerns of the two individuals to find an alternative that meets both sets of concerns. Collaborating between two individuals can take the form of exploring a disagreement to learn from each other's insights, resolving some condition that would otherwise have them competing for resources, or confronting and trying to find a creative solution to their conflict.

Negotiation Skills for Business

The next style is compromising. Compromising is generally right in the middle of the assertiveness and cooperativeness dimensions. When compromising, parties look to seek a mutually acceptable solution that can benefit all parties involved. Compromising might mean splitting the difference, exchanging concessions, or seeking a common ground position. However, compromising can also mean that both parties are giving up something to meet on the middle ground and this is not always a positive.

Another type of style is avoiding. Avoiding is unassertive and uncooperative. When avoiding, an individual does not immediately pursue his or her own concerns or those of the other person. The individual is generally side-stepping the true conflict at hand. They generally find ways to withdraw or postpone an issue to avoid a threatening or intense situation. The last style of the five mentioned in TKI model is accommodating. The accommodating style is generally unassertive and cooperative. Generally, an individual that has an accommodating style will neglect his or her own concerns to satisfy the concerns of others. An accommodating style will just accept the view or stance of others and does not try too hard to push their own objectives onto others.

Once an individual identifies what method of negotiation they often fall into, then they can begin to understand what some of their strengths and weaknesses may be during a negotiation. All the different styles or methods have different strengths and weaknesses associated with them.

Competing can be valuable at times when a decisive action is needed and that individual is not afraid to take control of the situation and make an immediate decision. However, some of the negatives of this style are that a lot of the competing individuals always fight for influence and respect. They may not even have the best solution or not know the answer but often push their opinion on others and act more confident that they feel. This style or method can also cause those around you to inquire less about information or opinions and everyone will be less likely to learn from the negotiation or conflicts.

Collaborating seems to be one of the more effective negotiation methods. The main strength of the collaborative style is that they generally find integrative solutions and adhere to the concerns of both parties because they understand that some items may be too important to compromise. This style can also be very good at merging insights from a variety of people with very different perspectives on an issue or problem. This method can also be viewed as a style that still is able to accomplish all their objectives without rolling over the other parties involved. They are able to gain commitment by incorporating everyone's concerns into a consensual decision.

The weaknesses in this style are fairly limited. However, every negotiation or conflict is different so there will always be times when one method will be better suited for that negotiation. The weakness in always collaborating during a negotiation is that it can take a lot of time and effort. There may be situations where you do not have the luxury of time and effort. Some negotiations don't require advanced solutions or the time it can take to understand the ultimate goals and viewpoint of every individual involved in the negotiation.

Everyone has heard the old saying that it is always best to compromise. However, when truly analyzing this method more in depth that may not always be the case. In a compromise all parties involved are giving up something to help the other achieve their goal. Even in a compromise where the results are considered to be Pareto optimal, individuals would still have to give up some of their ultimate goal to have all the others achieve the optimal position for all parties involved. This style can also lead some to unintended costly compromises of principles, values, long-term objectives, or company welfare. The main benefit of this style as many are aware is that it often satisfies the needs of all parties involved in the negotiation. It can also be a good way to achieve a quick resolution to a complex issue.

Avoiding generally has more of a negative connotation to it than some of the other negotiation styles. However, there can be at times, some advantages to the avoidance method of conflict. This can be a viable way to solve a conflict or negotiation if the potential costs of confronting a conflict outweigh the benefits of its resolution. It can also be used if an issue is not important enough to address and time will be wasted if the negotiation about the issue even begins to ensue.

Last but not least in the methods of negotiating is accommodating. Accommodating can often help a negotiation in the future because if one accommodates to others' needs initially they may be viewed very favorable right away by the others involved. Accommodators are also good at reading situations and can realize when they are wrong. They often can allow better positions or decisions to be considered, able to learn from others and demonstrate that they are caring and reasonable to others needs. However, if one is always accommodating then they may be sacrificing many of their beliefs or ultimate goals just to appease the other parties involved.

After one begins to understand the method or style he or she may fall into then it is time to understand the some of the steps needed to reach an agreement. The first step is to understand everyone's goals or objectives. After one is able to understand the other parties motives than they can begin to understand the needs of each individual and starting negotiating towards a common ground. A key in beginning to uncover an individual's needs and form a common ground is to start to ask some open ended questions.

After gaining a strong understanding of the other parties needs then we can begin to understand how closely their needs fall in line with our objectives. In a lot of situations you can start by gaining agreement on a collaborative effort to solve the problem and fulfilling each party's needs. Then once trust has been established and the other party understands that you are not only searching to obtain your own objectives but also helping them to reach theirs it will become easier to negotiate more of the greater details.

The next step after understanding the other party's needs and working towards a common ground is to start surveying the options available to you. An option can be a possible agreement or part of an agreement that can satisfy either party's objectives. By beginning to explore different options both parties will be able to see different solutions to the problem coming to the table. When you create different options you are create value to the negotiation and building blocks to move the negotiation further down the continuum.

Most of the best negotiations are those in which a number of options have been explored. The first resolution to a conflict is not always accepted and not necessarily the best option for all parties involved. The more options that are generated, the greater the chance that one of them will mutually and effectively satisfy the differing needs of all parties involved. Often, by understanding each other's needs, one can begin to formulate some possible ways to execute a strategy that better solutions and give you some more creative bargaining power.

The key behind developing options in a negotiation is to take organized approach at understanding each parties needs and creating a range of options that can fulfill most of them. To do this one must always come to a negotiation with an open mind. If you do not try to understand the other individual's viewpoints then you will never be effectively working towards a strategy that will fulfill both of your goals. The more options you begin to create, the more room or leverage you will have in that negotiation. To create these options you have to continually remind yourself of the needs and common grounds of the other party and also remember to take into account differences in perception or the filters that were mentioned in the beginning of this paper.

The next items to understand in creating options are timing and risk. Some individuals enjoy the rush of risk and have to make tough decisions in a limited amount of time while others cannot stand the idea of it. Everyone has a different tolerance for risk and they are also different on the speed in which they operate, take action and make decisions. When dealing with any of these scenarios in a negotiation the best action is to try and accommodate the timing involved in the decisions that have to be made.

According to Roger Fisher and Danny Ertel, authors of Getting Ready to Negotiate, when people have several of something, they value the last one somewhat less than those that came before. Fisher and Ertel also state that differences in the marginal value to each party, of some of the goods under negotiation, can create opportunities to improve the overall value they each receive. There is no guarantee that these value creating trade-offs will work in every negotiation. However, if one strives to create good options, prepare in advance, and carefully consider opportunities that create value, then possibilities will become available.

As described by William Ury in his book, Getting Past No, an independent standard is a measuring stick that allows us to decide what a fair solution is. Some common standards include: market value, fair and equal treatment, laws, precedents that have been established in the past. Standards can be utilized when one begins to work or negotiate with a new customer. By establishing certain standards it can help to form the common ground in the negotiation that was mentioned earlier in the paper. Without setting standards the negotiation can have no boundaries and will only make it more difficult to come to a viable solution.

Negotiations always differ in complexity and content. Understanding the different style or methods used by different individuals will help to identify their needs and wants. After understanding the needs and wants it is then time to form the common ground. Once common ground is established in the negotiation then it is time to present the options that will help all parties involved achieve their most viable solutions. Keeping an open mind and always trying to understand the argument from the other individuals' viewpoint will always help achieve the main objectives in a negotiation. A good quote by John Lubbock encompasses a lot about negotiations, "what we see depends mainly on what we look for." By keeping an open mind during any negotiation one may be able to find new possibilities that he or she did not even know existed.

Negotiation Skills for Business
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Works Cited

Roger Fisher and Danny Ertel. Getting Ready to Negotiate. Penguin Books. 1995.
K. Thomas and R. Killman, The Conflict Mode Instrument. (Tuxedo Park, NY: XICOM, 1974). Negotiation 6th Edition. Roy J Lewicki, David M. Saunders, Bruce Barry.
Ury, William. Getting past No. Bantam Books. 1993.

This article was written by Jeff Shjarback.
http://www.tradestock.net

Tuesday, December 18, 2012

How to Make an Offer For Fannie Mae Foreclosures

In foreclosure investing, finding the right Fannie Mae property is only half the task. The crucial step is making sure that you get what you want by submitting offers that are capable of grabbing the serious attention of Fannie Mae. Buying a house and investing in foreclosures is undoubtedly a huge decision that entails a lot of hard work and perseverance. Surely, you do not want all those work wasted because of a misstep in submitting an offer. Read on to learn how to properly make an offer for Fannie Mae foreclosures and ensure that you get the exact property that you want.

Talk To A Real Estate Agent

If you are buying foreclosures from Fannie Mae, you should talk to a professional real estate agent. This agent will help you assess your buying situation and gives you helpful insights on the important factors that you need to consider. An agent will necessarily inquire into the length of time that a certain property has spent on the market and its current condition.

How to Make an Offer For Fannie Mae Foreclosures

He can also acquaint you with the current market conditions as when several buyers are interested in the same property as you are. This is important because when a property attracts a lot of prospective buyers, negotiation can be more difficult and in some instances, can drive the market prices up. Fnma foreclosures normally does not accept offers for a property until such has been listed for at least 3 days. Your agent can help you find the most favorable time to put in your offer.

Submit Complete Documents

As a rule, offers for fnma foreclosures will not be accepted for review if it is incomplete or if there is a missing detail in your offer. Your agent should be able to tell you which documents are important and what attachments are needed to complete your offer. Of course, your offer must be written and should include every required information such as a complete standard or local contract, a Fannie Mae Real Estate Purchase Addendum, an earnest money, and such other financial documents that could serve as your proof of funds such as a preapproval letter.

Once your offer has been approved,Fannie Mae will provide you a 10-day inspection period when you can inspect the property and see for yourself its current state. The 10-day period starts from the day Fannie Mae verbally agreed to your offer which you can confirm on the purchase addendum. It is highly advisable that you hire a professional property assessor to see the needed repairs and submit to you a written cost estimate.

The next steps up to the closing date will depend on several other factors. The important thing is you now know how to submit offers for Fannie Mae foreclosures. Combined with the right attitude, these tips can ensure your success in buying fnma foreclosures.

How to Make an Offer For Fannie Mae Foreclosures
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Joseph B. Smith has been educating buyers on the finer points of Fannie Mae foreclosures at ForeclosureDeals.com for over ten years. Contact Joseph B. Smith through ForeclosureDeals.com if you need help finding information about Fannie Mae foreclosures.

Saturday, December 15, 2012

Negotiations - Increasing Your Effectiveness

Always start with a consideration for consideration offer: a presentation of the minimum transfer conditions well within your negotiating limits. Declare yourself up front. 'You have something I want and I have something you want. I am a negotiator. Let's negotiate about the transfer conditions.' For example, 'I would like for you to.... I understand that it would be something that would change things a little for you. I think that I have an offer that will make it a comfortable thing for you, though. In consideration of your... I will....' Simply fill in your consideration and my consideration: the minimum transfer conditions. You have made me a consideration for consideration offer and have done so in a way that lets me know that you are a serious negotiator.

If I begin negotiating, all is well. I might say, 'I might think about what you want from me; but what you're offering is not enough for me to give you what you want, you will need to....' I have made a counter offer and we are 'horse trading' as the negotiators say. Suppose I say, 'No.' Are the negotiations over? Being a good negotiator you understand my saying 'No' as simply my first negotiation offer. You say, 'That really surprises me. Under what conditions would you...?' I will then probably make an opening offer - present an initial set of transfer conditions to you. If not, you simply learned that what you want is - from my point of view - simply not negotiable.

The following tips have been found by good negotiators to increase their negotiating effectiveness and increase the extent to which they are respected as effective negotiators.

Negotiations - Increasing Your Effectiveness

Stay relaxed and friendly.

Remember the 80-20 rule. Eighty percent of the movement - progress - will be made in the last 20 percent of the time available for negotiating. Knowing this makes it easier to stay relaxed and much easier to be patient.

Keep your focus on the negotiations - the transfer conditions. Skilled negotiators will try to distract you, will talk about things unrelated to the negotiations, and try to diffuse your focus. Through this process, keep your internal focus, your mind's eye on the negotiations.

Ask for and suggest options. When suggesting options, raise - only as possibilities - different mixes or combinations of consideration. Here, it is important to take care to always stay within your negotiating limits.

Always remember that you are negotiating and never simply trying to get your own way. Your focus is on the transfer conditions and includes your giving me something in exchange for what you hope to get.

The following negotiating strategies appear subtle and not easily seen from the point of view of the negotiation novice. For a skilled negotiator like the one you are becoming, though, they are easy to spot and are an important part of your negotiating repertoire.

Use the first third of the available negotiating time simply to get a feel for my interest. Importantly, you will also determine what I want; but my interest represents how I think I will be better off if we are able to successfully complete our negotiations. 'Interest' is not what I want but rather 'Why' I want it.

Once you have a feel for my interest, develop a priority listing of that interest as you understand it. Put my most important interest - my most important 'Why' at the top of the list and then continue listing my interest in terms of descending priority for me.

Acknowledge and facilitate my interest in the priority order you have developed.

Based on your understanding of my interest, take time to show me how I am going to be better off.

As you talk about the transfer conditions, be very clear. Show me who, what, when, where, why, and - most importantly - how.

Within any exchange - meeting transfer conditions - there are some risks. If there were no risks to me including no possibility of being less well off after I give you what you want, I would probably simply give it to you. I would understand that as doing you a favor and, if nothing else, would expect that you might reciprocate at some point in the future. When negotiating, there are always some risks. Be up front with me and very specific about the risks. Show me all of the risks. This will require that you think about the situation from my point of view, from my perspective. Good negotiators are superbly skilled with this aspect of the process. From my point of view, what are the risks? It is always better if you bring them up and define them clearly for me than if I bring them up in the process.

As you interact with me, limit the amount of detail you bring into the process, be very accurate, and always have more detail available to expand on or back up anything you say. Wait for me to request the additional detail, though. If I do not request it, it is appropriate for you to indicate that more detail is available if I would like to have it. Let it go at this, though. (From a strategic point of view, this puts you in the position of being the expert who is teaching me.)

Show me how we will share the risks and responsibilities. Remember that the person with whom you are negotiating will be more comfortable if the risks and responsibilities are shared as opposed to either you accepting all of the risk or responsibility or the other person accepting all of the risk or responsibility. From this perspective, the key is to maintain each of us as equal participants in the process.

Always let me be the one to make the final decision. Even if I may have made the last offer and you are prepared to accept it say, 'I think you have made an offer I can accept. I think we are about to a point where we can agree to agree. What do you think?' Whenever possible, let me make the final decision. Why? Because I will feel better, feel more in control, and feel more comfortable with the position into which you have gotten me.

Always credit me with having made a good decision. Say, 'I feel like you have made a really good decision. I appreciate the time you have spent talking with me about this.' What if my decision was to simply stop negotiating and not do what you wanted me to do? The response is the same. 'I appreciate the time you have taken to talk with me about this. All things considered, I think you have made a good decision from your point of view. It did not turn out quite the way I wanted it to turn out; but I respect the decision you have made.' Why do this? You never know; you may want to negotiate with me again. You have left our relationship at a point where I feel good about you and about negotiating with you again. Save your negative feelings or reactions for a later time when you are by yourself and can say anything you want to say. At the point our negotiations stop, though, take care not to 'burn your bridges behind you,' as they say.

Negotiations - Increasing Your Effectiveness
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This article is excerpted from The Frustration Factor from Glenbridge Publishing. For more from Gary Crow, visit [http://www.leadershipvillage.com/] or [http://www.leadershipvillage.org/]