the seller needs to be educated up front and given the alert of a few common things that might happen.... and then give the proper direction of not communicating with any buyer directly but referring them to you... getting their name and number if possible.... but giving them your card...

I recently had this happen.  I just told the buyer "Oh, My god, you didn't really call him did you?  Please tell me you didn't"

I would call and offer an apology to the listing agent along with explaining to the buyer he/she is off limits.

I just had a buyer call my seller and I notified the buyer's agent of the contact. Can't always prevent this action but we can be professional about the situation.

First inform your buyer of the legal and financial impact of breaking a contract for a non-contingent issue.   Review the Buyer Agency agreement with them.  If this deal fails to close for this reason, I would be terminating my relationship with the buyer too. 

Oh wow...sounds like two of my latest deals. One was easy to fix. One took six weeks to work out and an attorney was involved. The second situation was a bit different than what you described and I had the sellers, but it was a tough battle. The buyer advised the sellers to cancel their listing agreement with my company so they could take her low ball offer. I still have the listing, happy sellers and the buyer is crying because she lost out on her dream property. 

Some people treat realtors as Supralock box doorpersons. After viewing they contact listing agent to strike a deal directly.  They are highly educated people. These days if they do not want to sign an agreement realtors are advised not to show.  

I would inform the buyer the sellers agent will not be representing you.  The listing agent will make sure the seller gets a good deal.   Then I will remind the buyer they do not pay me and I will make sure they are taken care of through the whole process.  

H Debbie Reynolds. You've got some good answers here. If buyer cancels the deal, I would definitely move on from this buyer.

I had a situation where my buyer decided to withdraw offer after they found out the house was in a different school district. The seller called my buyer as phone numbers are on the contract and he would not take no as an answer . He continually made calls to the point of harassment . Bad situation if you are the buyer or seller in these situations . 

Seriously: I have never had a buyer call the seller direct, so not sure what I would say.

Obviously:  Buyer does not trust the buyers agent to solve the problem.

Realistically: Buyer is not bound by any law or ethics that says they cannot call the seller, so they can do anything they feel like.

Objectively: The buyer may piss off the seller so much that the seller will not cooperate, OR...the seller just may be intimated enough that they will jump through the hoop for the buyer.

Regardless of what your buyer does, IF YOU CLAIM YOU ARE INDEED A BUYERS AGENT, you will not badmouth them to anyone.

Eve

Well, bypass this buyers - sooner the better Debbie Reynolds 

First try and explain how it is because sometimes they do not understand how we work.

Just be patient, explain why these procedures are important and hope the deal closes soon.

Intervention.  

I would explain that They shouldn't call the seller, because it could jeprodize the sale of the home he is interested in and that I represent him, so he doesn't have to go direct.  That's what I get paid to do.

I ask them if they trust me to get them the information.

I've had buyers meet the sellers inadvertantly at the home, and they both played nicely. But I tell my client that if there is an issue, to come to me to resolve it. Also, NEVER promise anything to the other side unless going through me and get proper paperwork signed. We need to make them understand the pitfalls of verbal agreements.

This prospective home buyer simply needs some good coaching on how to have a successful transaction.

First, get the buyer to back off the seller. Then, if possible, find a way to deal with the issue the buyer is so obsessed with. Failing that, if there is still time, get the buyer out of the deal. If you must do the latter, plan to drop the buyer as soon as the release of contract is ratified. If they do this once, they'll do it again.