The commissions would be spelled out in the lease agreement, as would the representation for each party, whether an agent for both, or each, individually. Anything less than spelling this all out in advance leaves far too many potential areas of disagreement. ( Appraisal, commission, price, etc.)
Expecting a buyer to "give" you an option deposit, wondering what the value could be in a year or two, ( Or taking a gamble as to what the value might be.) wondering who might be guiding them through the transaction, is probably - in MY humble opinion, anyway - a fairly selfish expectation, on your part. At least that's how your scenario is coming across. ( Almost as if you want to have your cake, and eat it too.)
Most successful transactions, whether for a regular sale, or a lease option, all SHOULD have a foundation of being a win-win situation.
As I mentioned earlier, it is probably best to just do a one or two year lease, with a provision that the tenant has the first opportunity to purchase, should the landlord decide to sell.
Typically, there was an agent or two involved in setting up the lease, and there should also be a provision/addendum making them part of a subsequent purchase, if and when that happens. The commissions should be set at the beginning of the lease, not at the end.
If the transaction does occur, then the agent(s) help the parties come to agreeable price ( possibly with each party hiring an appraisal, and splitting the difference.) and terms, and they open an escrow.
The agent(s) would get paid at the close of the escrow, just like in a normal transaction.
That is how I see such a transaction being a triple win - for the buyer, the seller, and the agent(s).
Now, If the appraisal comes in higher thats great for the buyer, but if it comes in lower not so good for the buyer.. You don't see many of the lease option to buy because the buyer could lose their large deposit. This is the risky part for the buyer and can be good for you. If you would like a copy of the contract just let me know.
Ingrid Ski Realtor 949-874-0432 OCAreaHomes@gmail.com
Real Estate Broker