I found a house I like and contacted the listing agent. Initially she stated that she will represent both sides in my case and we would get benefit without an agent. But when I started to do the calculation for my offer, basically deduct the 2.5% from the regular offer prices and stated that there is a room of a few thousands dollars for her work representing use, really just draft an offer, she said that's not how it works, I should not take commission into consideration when making an offer, just think what the house worth for me. The commission is paid by the seller, they will discuss and I don't need to know anything about it. I am confused:
1. From legal perspective, shouldn't the 3 parties (buyer, seller and agent) sign an agreement that specify the situation that this is a multiple representative situation? So everything is clear and everybody is acknowledged?
2. shouldn't the commission payment schedule be written on paper, we, as buyers have the right to know how the commission is paid?
3. what's the correct process to work on this transaction? Shouldn't I, when making an offer, attach a separate schedule indicating that our offering price is lower by $$$$ because the savings on the BA's commission, and get the seller sign back with acknowledgement?
4. When should the lawyer be involved?
Is this listing agent following the policy or is she/he trying to hide things from buyer/seller?