He probably wants to deal direct with you because land values are in the toilet and he doesn't want a Realtor to tell you what you need to hear and not what he wants you to hear.
How did your agent discover property? Was it listed? FSBO?
If FSBO, he should have got something from the seller, or you - his mistake.
Seller may be trying to end run his own agent.
If seller has agent, he could be liable to both his agent and your agent, the procuring agent.
This is tricky stuff. This is why buyers/sellers get and retain an agent.
But you be the expert, right?
If you didn't know the answer to this, do you think you won't have more issues.
And maybe a shady seller too.
As Patricia and Roger point out, without a signed buyer's agent agreement you're not legally obligated to use him.
but ethically, morally...? You wouldn't have even known about the property (land) except that your agent sent it to you.... and now you're wondering if it's okay to do an "end-run" around him?
Most agents do not have their buyers sign a contract for services which often is not in the best interest of the agent or the buyer. The buyer is trusted at his word to work with the agent. So, if you decide to pursue this purchase, which is known as a FSBO (For Sale by Owner), you are entering this transaction without any representation. Land contracts are tricky at best. What do you know about soil samples, wells, utilities, CCRs, setback allowances, permits, etc? Basically, you would take the seller at his word unless you knew what to verify and how. The term "buyer's remorse" is rampant in real estate transactions across this Country for a reason.
There is also a saying that goes"...anyone who represents themselves in a legal setting has a fool for a lawyer....." . I am not a fan of FSBO transactions as neither side provides themselves with representation that could be financially and legally beneficial to each party.
Trans-Action Realty 500
6121 Lakeside Drive
Reno NV 89511