To answer your second question, repetitively, you have a fiduciary duty first to who you represent. If you represent both buyer and seller, you have more of a duty to protect that who you were in contract with first, yet both at the same time. Sounds tricky, but a good agent can do it. Usually when one partner represents buyers and the other represents sellers, it just means one of them feels like showing houses, while the other doesn't. Each has their own duty to their clients.
Any further questions or clarification, please ask.
The role of each agent serves opposite purposes. The Buyer's agent is trying to get a property for the client at the lowest possible price and obviously the Seller's agent is trying to sell the property at the highest price. The ultimate goal, as in any negotiation, is to meet in the middle and that can take many different paths.
I am not sure if any of this is helping you but I hope so. Perhaps you would be best served talking directly to an agent regarding your questions and points of confusion rather than through this media.
If you would like to talk - feel free to call me at (818) 268-8099, or any other agent/broker that you trust.
unless one has "entered into a separate agreement" with the agent.
So they seem to be saying that the Buyer agent DOES have a fiduciary duty to the seller, but only until the prospective buyer signs such a "separate agreement". ("separate" from what?)
But why would one let an agent be negotiating on one's behalf if they haven't signed such any such agreement? And why would one want to trust an agent who is willing to so negotiate before his duty to the seller has been replaced with a duty to the buyer by virtue of such an agreement?
Ken Dorfman, Broker
Kenneth B Dorfman Real Estate
DRE # 675912
Phone, 888 846 0688