Hmmmm....   I have strong ethics and rules when it comes to things like this.   One is trying to stay away from the Division of Real Estate and the other is trying to stay away from Karma.

You must take in consideration all procurring cause issues before lapping it up with a buyer regardless of the "buyer broker agreement" if this actually has something to do with a particular house.  You must also resolve the buyer broker agreement as well.  

However, outside of that if a buyer expressed dissatisfaction with her agent, I would simply say that this is unfortunate; however, you should see if you can have a meeting of the minds with your agent and see rather if you can resolve the communication issue.    I would then give my card and say if you are not able to resolve the issue and will be looking for a new  real estate agent, I am more than happy to sit down with you and see if we are a good fit.

Moral of the story:  If this buyer will screw one agent, they will screw you and if you jump to quick after all the low hanging fruit in this business, then you have it coming :-) 

I'd ask if they signed a buyer broker agreement.  If they didn't, I'd suggest you say that you're not a predatory realtor, but if it really isn't working out with their current realtor, you'd be delighted to work with them once they cut ties.

My response is - "Have you told your agent that you are unhappy?", that is always the first step to take when your agent is not doing his/her job.

But....she "likes" her enough to let her continue showing her houses she can't afford....hmmm....The agent can't be holding her hostage...

i suspect, there will be disagreement with me on this. but unless that buyer has a signed agreement..i think they are open clients. i might say, i am sorry your dissapointed with BOB, sometimes  there are just bad matches. i would enjoy working with you. if you care to work with me i will be happy to listen to your NEEDS. qualify them, show a couple of houses, or have a meeting. get them signed with you and have at it

I vote for Jill's perfect answer on this one.  Their call, but the legalities are something that have to be addressed if they are in a contract with another agent.

What I might say would depend entirely on whether or not this buyer had a signed buyer-broker agreement with the other agent.  

I would employ the Jill Murty, Realtor - Orange County, CA method on this one! 

Melanie, I probably would listen, kindly; but I would make no attempt to solicit business.  I would possibly ask "Have you discussed the matter with the agent?"  and I would encourage them to do so. 

I would ask if she has entered into a Buyer-Agent agreement; and if so, expain that she would need to resolve the differences or disolve the relationship in writing before any other REALTOR® is free to represent her.  I WOULD NOT PROMOTE THE IDEA OF ENDING THE RELATIONSHIP.  That has to be her idea, and the other agent should be so apprised.

Entering into such a relationship with her is probably inviting more trouble than one would wish to get into.  My DNA is not a match.  DNA means Do Not Attempt.

If the buyer is not tied to the agent, and seems eager to work with you - I would go for it.  Depeding upon how this information was shared, I might also suggest going back to the agent and offering that feedback!

These types of Q&A's always leave A LOT out of the story.  I can't base my professional response on what was asked because I don't know enough of the particulars.  Was the buyer stating an unrealistic price range to their agent? Is the buyer trying to get such a deal that nothing is reasonable?

Many buyers are too fixated with a price range, and can't see the forest for the trees.  Many buyers think their agent has some sort of magical powers that can manifest the dream house, at under $200K.  Dream-on . . . buyers.  

I'd ask them 3 important questions:

1. Did you sign anything?

2. How did you find that Realtor?

3. Why don't you like your current Realtor; be specific please?

Jill Murty, Realtor - Orange County, CA and Bob Crane have great responses too.

 I have worked with several clients as their Plan B, after careful vetting out of the bad Plan A situation. It's ethical to relieve a client of a bad situation; but I'm very cautious that it's the truth and it's not the client...I've even called the other agent to get their side of the story. I've passed on a few clients and had a couple rethink leaving Plan A. The circumstances dictate my actions.

Melanie DePiro Don't get involved. This should be between the buyer and their agent.

I really like Vashon Christian response.

Too often I sat beside a 'going through divorce' victim whose relationship started with an affair. "What did you expect" response is very insensitive, but incredibly realistic.

In the case you describe I think but do not say, "IF you don't like your current agent I KNOW you won't like me."  Then I present them a cookie. 

I explain buyer agency and the buyer's agreement so they understand what they need to make an informed decision and give them my card if they would like to talk after severing ties with the other agent.

I always say - and mean - that I do not want to intrude on an established relationship, but if they are considering a change and are free to do so (ie not contractually obligated to current agent) then I would be honored to assist.

I asked if they signed a buyers rep agreement, and have they spoken to their agents regarding this situation?

It could be that the agent knows the higher priced houses have been on market for a long time and are due for a price drop? But, when you fill out a BBA, the buyer should state the price range they are qualified for. If agent keeps pushing overpriced and/or in house listing, cancel the BBA and get another agent.

Good morning Melanie. It happens, I would always send them back, it might be in the clients best interest work things out or attempt to get out of the agreement they have.

Make it a great week!

 Good Monday morning Melanie. It seems as if Jill has a very good answer for you.

Ask if they have signed anything and if yes ask if they have a buyers brokerage agreement. If they do, I would advise them I can't help them until they cancel that with their other agent. 

Clearly, first you need to know if that person has a signed buyer agency agreement with another agent. If not, take time to explain to them how you work and that you respect their budget in the search process should they decide to cut ties with the other agent. I always also ask them if they've explained to their current agent that they are unhappy before discussing my own services.

Approach the prospect in caution. Do not be too pushy asking if the person would like listing properties of interest...... When the prospect is ready they contact you.  

Melanie,

I would recommend the buyer conveys that to her Realtor.

Melanie, the fact that they stated this to you and initiated the conversation makes it easier for you to determine whether to work with them in the future.  Your next questions might have been "do you have a contract with this agent?"  If not, the door would be wide open.

Have you signed anything?  No?  Here is my contact info, what did you say your name was?

Have them refer themselves to you; check into their Buyer Agency status first and do what needs to be done. Speak to your broker.

"I'm sorry to hear that.  We'd be happy to sit down with you and listen to your needs and help you find what you want."  

Our friend Jill Murty, Realtor - Orange County, CA got this one right on the $$$