Simple question that often goes unasked, Are you Working with a Realtor?  A duty for all Realtors to ask when they receive an inquiry on a home or engage in conversation at an Open House.  The question that can save a world of time, emotion and disappointment.

How many times do you hear the "whine" from an agent about showing a home and spending a lot of time with a buyer just to find out that they were working with another agent?  Yes, the buyer should be working through their agent but being realistic we all know that they go to open houses, call and want to see homes when they are not able to connect with their Realtor.  By asking "the question" clarification would be defined upfront and a business decision as to opening the door for them to a listing can be made. 

Wait, I know of the naughty buyers that are not truthful when they are asked if they are working with a Realtor and they say No but they are.  I also know of naughty Realtors that send their buyers out looking and telling them to let them know when they find a home they like and they will write up the offer.  Those scenarios are posts in themselves.  Nothing we can do about dishonest responses but accept as professionals that these things happen.

What curls my toes are stories of agents who know that a buyer is working with an agent and they proceed to plant the seed that they would be so much better of an agent to represent them due to location expertise, etc.  Now that is unprofessional and also an ethical question as well.  Respect for each professional in the business is what we should strive to maintain. 

When asked from a buyer about how to break a Buyer Representation Agreement with another Realtor, now that is also an ethical fine line as well.  I generally tell them that they need to discuss with their Realtor why they have an issue and try to resolve it.  They are under a contractual obligation that is a two way instrument.  They certainly should talk to the agent and the broker.

Best advice ... you need to work with Your Real Estate Agent and I would love to work with Your agent as well.