Prety, you're probably not going to like my answer, but I'll preface it with the following:
Each of the professionals who furnished answers to your question have provided great insight into your dilemna and how your expectations should have been better met with regard to offer.
However, here is where we depart. Agency Disclosure in New York State is required where a substantive contact has been made. The responsibilty to furnish that disclosure is the Agent's. With one small catch.
Agency Law in New York State is written in favor of providing Obedience, Undivided Loyalty, Disclosure, Duty to Account, Reasonable Care and Confidentiality TO THE PRINCIPAL THE AGENT REPRESENTS.
And a Seller's Agent does not represent the interests of the Buyer.
Where most buyers fall into the gray area when dealing with an agent about a property listing is how the contact evolved. If you phoned or emailed the Agent requesting an appointment to view the property without requesting formal disclosure in writing, it could already have been furnished in the ad.
The says the Agent is required to provide disclosure...it doesn't say HOW they're suppose to do it. In addition,
" a substantive contact " creates the gray area, as the majority of agents interpret this to mean when an offer is being made.
While I don't blame most consumers shopping for a home for being unaware of the subtleties when dealing with Agents, it does represent a failure on the part of the regulatory agency inside the state to furnish consumer information to create formal boundaries for shoppers to engage licensees.
Now, here's the kicker....the National Association of Realtors is aware that the gray area exists.
You can visit the link below at http://www.CorleyRE.com
to read the entire Agency Disclosure form as prescribed by Article 12A of the Real Property Law of New York State