You are a first time buyer and plan to purchase in 2021. Currently your local real estate market favors sellers; low inventory and strong sales.
How can you protect yourself from Sellers' (and their agents) overpriced listings?
First, never reveal information to the Sellers (or their representative agents) that could put you at any disadvantage in negotiating an agreement to purchase. If you are not sure about what information you could reveal, your starting point should be: NOTHING.
I'm serious. Reveal no information unless you can be guaranteed it will be kept confidential. It would be wise to speak with a real estate licensee about single agency buyer representation and if they offer that type of representation. If anyone attempts to convince you that dual (double) agency is acceptable, keep looking for someone who can deliver the undivided loyalty of single agency representation.
If you are still not sure about the above, ask your lawyer / solicitor about agency representation.