Ron Rogers

Pmg, I did not get through all of the answers given here but if someone has not said it already, a buyer's contract is a bi-lateral contract that is binding on both parties. The agent has responsibilities right along with you. If the agent does not fulfill his side he is in breach of contract. Now I don't know what was put into his side of the agreement but there should be some responsibilities there. A buyer's agency contract is a good idea for you as a buyer if you know what you are signing. You should have things in there like the agent will show all homes in a certain area in a certain price range. They will call you once per week or twice per week or whatever you want him to do.
The breach on your part is monitary and fixed within the contract so if you buy a home from another agent you could have to pay him that fee. His side of the contract is service and has no set value so it could be decided by a judge on what your inconvenience and loss of opportunity is worth. He has no more control over you than you do over him. It is equal on both side. I would still recomend doing an agency contract with your next agent but you need to know that your loyalty has value. If you give your loyalty what is your agent going to give you in return. Understand that the contract is meant to line out expectations. If I do this service) you will pay me that or you will give me that (loyalty)
You need to talk to his broker and if you don't get the results you need there you should talk to an attourney. I am not assuming he is not doing his job as you say but reguardless, you guys are not working out and it is in both party's best interest to part ways and he actually has the potential to loose more than he will gain by trying to keep you from canceling the contract.
I am not in your market but when you are released from this contract, send me an e-mail and I can refer you to a great agent in the Denver area.

Ron Rogers
Ron@KlamathHome.com - Tue Nov 10 2009, 21:30