Dual agency has potential for conflict of interest and even moreso with a Hubbard Clause offer. I, as an agent, would not be comfortable as a dual agent and would decline in favor of an alternative.
Was the offer negotiated verbally or it was presented to you in person/via email?
If the offer a verbaly low offer, f.e., and your agent just ran it by you as an option for a while (not even thinking you'd consider this offer) - and then, when everything firmed up, she presented the offer officially and disclosed her status with the buyer - this may not be a problem...
If this was not the case, then the proper disclosure was not done timely, and this needs to be discussed with your agent and her broker.
Re. the buyer - why would the property be shown to the buyer, if you are in contract?
Unless this is a short sale and you want receiving back up contracts, you should not be showing the house any longer.
Every realtor, who is both a listing and a selling agent, has to treat both clients fairly and ethically.
In most cases, it will work fine, as long as you are happy with the terms of your contract.
Hope this helps,
Beachfront Realty, Inc.
As far as the hubbard - depending on which contract you're using generally the home stays on market until the hubbard is resolved.
I am not crazy about hubbards myself at all, but that is my opinion as agent. It sounds like you really need to speak with your agent about this situation and if you no longer feel comfortable with your agent, I would recommend reaching out to the broker.
The agent is obligated to disclose that they're acting as a dual agent 'in advance', and need to get written permission from both parties. Otherwise it becomes 'undisclosed dual agency' which is a bad thing.
In negotiations, you have already allowed your agent to become privy to proprietary information about your situation... and clearly she was advising you (and the buyer)... the Hubbard Clause is the least of your worries here. In my opinion, you should contact the managing broker of your listing agent's office, and ask for another agent to be reassigned. This agent has behaved poorly, and who knows whether their advice was in your best interests, at this point, or not?
Get the managing broker involved. Your agent has crossed a line, that should not have been crossed.
I would recommend you speak with the manager of your agent's office. One question: is your agent also representing the sale of the buyer's property as well? There could be room for negotiating the commission.
Ask the manager, based on their knowledge of your market and if they have knowledge of the market where the buyer's home is located, how quickly they feel the buyer's home will sell.
It has been my experience that Hubbards are not shown in general since it is under contract, tied up. How long is the buyer asking for the Hubbard to be in effect?
Again, too many unknowns to answer with any assurance and I recommend you speak with the manager.
Keller Williams Platinum Properties
That's one issue.
Another one deals with dual agency. And while that's an overall concern, I think your worry in this case may be misplaced. Frankly, no agent is going to be enthusiastic about showing your home if there's a contract on it. Whether it's a dual agent or a pure buyer's agent, your home will be pretty much off the market--effectively, not literally--once you accept a contract. Besides, in most cases the listing agent also isn't the buyer's agent. So it's unlikely that your listing agent would encounter another buyer who'd be interested in your home.
My ordinary advice would be to consult with your agent on this. As you can see, though, the matter gets complicated when "your" agent is also representing the buyer.
And there's another question--the same agent is YOUR listing agent and the BUYER's buyer agent. Question: Who is the LISTING agent for your BUYER? That's the agent who might be able to give your agent an idea about whether your buyer will be able to sell his/her house. (And please don't tell me that it's the same agent!)
I'm not licensed in Connecticut and I don't know your situation or the situation of the buyer. However, I can say that I'd be reluctant to allow that contingency to remain. Only do so if you're 99% confident that the buyer's house will sell.
Hope that helps.