I just read a great blog entry by Ki Gray (a Realtor(R) in Austin) about why he as a listing agent prefers to work with Buyer's who have a Buyer's Agent.
I have to say, that as an agent who works ONLY with Buyers, I, too, prefer to work with SELLERS who have a Listing Agent.
I have over the years helped a number of clients purchase FSBOs. I don't actually have any problems doing it, but I often find myself asking my client if they would like me to relay information to the Seller regarding a contract deadline they are going to miss, or asking my client if they would like me to provide a form that the Seller needs to the Seller. I explain that in some instances it might be better to let the Seller miss a deadline. In other cases, if the Seller misses a deadline, it could interfere or interrupt my client's side of the transaction as well. It may delay evaluations, inspections, the appraisal. It may breach the contract.
As an agent for only the Buyer, I discuss these situations with my client and let them direct me as to how to perform on their behalf. Things work out well.
Still, there is something that makes me feel better about getting my clients a particularly great deal on a home knowing that the other party had full representation.
Just as I feel it is unfair for a Buyer to go through a real estate transaction unrepresented, I feel the same about a Seller doing the same. Still, if I am in the midst of a transaction, my duty is to my client, and I don't let that escape me. After all, the difference is that many Sellers CHOOSE to go through a transaction unrepresented, while many Buyers do so unknowingly, or perhaps thinking that the listing agent will represent them.
If you are thinking about moving to the Salt Lake City area, make sure you get an Agent on YOUR side!
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You made the point; Sellers CHOOSE to go through the transaction, on their own. Your fiduciary duty is to your client, the buyer. The unrepresented sellers have taken on the responsibility of negotiating their own deal. However, helping the sellers navigate the paperwork and meet deadlines may help the transaction move along smoothly. In that case, you are still looking out for the best interests of your buyer.