Attorney Ranj Mohip is a Chicago real estate attorney. The information in this answer is general information and is not intended as legal advice. Further, answering this question or otherwise contributing as a member of Trulia.com does not create an attorney-client relationship. Remember--consult the best real estate attorney in Chicago or in your respective area.
On the other hand, if you elect to work with agents that approach you with a buyer you can expect to be requested to pay a minimum of 3% for their professional services. Since one agent could be doing the work normally handled by two agents, one might expect the fee request to be slightly higher than this percentage.
As the seller without agent support you can try negotiating the buyer/seller payment issue yourself. However, in the case of an agent bringing you a buyer, I wouldn't expect this to be recieved with open arms. Taking this approach could cost you losing the deal.
Please give me a call. With me you can list your house, get it in the MLS (among other places), all for a flat fee + the cooperative commission. I can email you my rate sheet for you to take a look at. I think it would be worth your while, and it won't cost you anything to talk to me.
It may matter whether the buyer discovered it rather than the buyer's agent. However, the buyer may have signed an agreement with the buyer's agent that keeps them involved. If not, no, technically they don't need to cut in the buyer's agent unless they want their agent to represent them. The buyer does benefit from their agent's advice and consultation. Additionally, the buyer's agent has showed them properties, consulted the buyer about the home-buying process, and it just isn't fair to make the buyer's agent work for free. Buyer's agents do a lot of work and oftentimes get nothing in return, and their buyer should be looking out for for them as they look out for the buyer.
Yes, sometimes the buyer will pay, but this is very rare and generally unlikely.
Cut the buyer's agent in and be happy that you may have sold your home.
As to your 2nd question, buyers and agents work together and there is much more involved in a transaction than just finding the house. The buyer's agent must negotiate the offer, make sure all paperwork is correct, handle the inspection, coordinate with the attorney, follow up with any issues, revisit the house periodically for the buyer to measure or meet contractors, advise buyers on schools, local amenities, transportation . . . you see what I'm getting at. Actually finding the house is just the first step of many. Good luck!
As one would expect....everything is negotiable.
It's always best to present the seller with a "one time showing agreement" that they agree to and sign. This document should include the commission paid, who pays what, the name of your customer, and the term for which your customer will be protected.
It is possible that the seller will elect not to contribute toward the professional fees and ask that your buyer cover this expense. In my opinion, this is a sign that it may be best to explore other options for your buyer. In our location 3-4% is the standard commission expectation.
There are no typical amounts. The agent can request an amount which you can agree to or negotiate. Who pays is between you, the agent and the buyer. Generally, I like to get this issue resolved up front as soon as possible. The commission can be paid by either or both parties and who finds the home first really isn't a factor.
Here are some options. You can pay the agreed commission and just consider it a discount. You can increase your price by the agreed upon commission amount in order to pay it. The buyer can pay all or a portion and you pay a portion. Where an agent is involved, take advantage of their knowledge, resources and experience and realize there are lots of sellers out there hoping for a buyer. Be glad you have one.