Did you sign both the listing agreement and the cash Purchase and Sale agreement?

Sounds like you are already under contract with a buyer. Or did I misunderstand that portion of your post. Is your Realtor the agent for both you and the buyer?

Your realtor works for YOU. Is being paid by YOU. If they are not listening to what you want you need to find a new realtor...

@Denita, 'fraid so, I am under contract with this buyer, and having reviewed the documents there probably is no straightforward way out of this, it's embarrassing to even try, and my question is probably reduced to a complaint. Although I am somewhat concerned about price, I'm more concerned about time to take care of myself and find a new place for health reasons. At the price range my house is selling every bit counts, renting is going to take too much of a chunk out of what I need to relocate, which is more complicated than the average able-bodied person. It's the old story of a small thing means a lot to me but probably not to them (they're contractors). I don't want to risk a lawsuit but we'll see, even that might be worth it.

I am in California.

Often a realtor works for a broker.

If your agent works for a broker, under that brokers license, maybe you could ask the broker for another agent.

Also no, she is supposed to be just representing me.

@ Jim Mat, Yes she is and I'll keep that in mind. It won't affect this buyer most likely but it's something to consider. Unless I want to raise a stink and say I wasn't treated fairly somehow, which is probably true but not sure I want to go public about if I don't have to.

Incredible!

Wait until the inspections. If they want anything, simply refuse. You may get to terminate the deal! (And your Realtor!)

whatever contracts you have signed, read them. do you have a contract with the realtor? read that, too. Contracts signed matter. You can be held to them legally which can cost you. be careful.

Thanks for all the advice.

Well one way to possibly get out of the contract with the seller is to refuse to fix anything that comes out of the inspection. Depends on what your contract has on that. In my state there is no requirement to fix anything. The seller may decide to walk or just take care of it themselves. If they walk then you're off the hook and if they don't at least you saved yourself some money by not paying for any fixes.

Refuse to fix anything.

OP has frequently mentioned contractors being involved as the buyer and the offer being all-cash. I'm guessing they are buying this to flip it, know they are getting it below market and won't be risking their deal by asking for any fixes. Hopefully for OP I am wrong and she can get out of this deal and with a realtor she is comfortable with.

It is highly unlikely that the buyer will ask for repairs. In the original post she mentions that the buyer is a contractor and that it is a full price cash offer. Most contractors don't want the seller making repairs at all IME.

@houseplantsgalore - ask your agent to push back the closing to your desired closing date. Yes you are under contract and the date is in the contract. This is what addenda are for - when a change pops up. If the contractor won't push the closing date back, try seller post closing possession at a rent of zero dollars for an extra 30 days after closing. If your agent won't work with this, speak to her broker.

lol..freeoscar beat me to it!

I missed the part about the contractor.. Sounds like a very shady deal and I might report her to the RE board

Did the agent bring you other offers or only this one?

I'm not sure it is shady. We don't have the details of the contract and we don't know the seller's market. It is not unusual for a contractor to offer all cash for a home in a desirable area. If the seller is uncertain about the price or any other element of the contract she can contact the agent's broker and hire an attorney. It could be seller's remorse (it happens) or it could be something else. We have no idea based on the post submitted here.

It sounds like the agent did not present other offers and discouraged them. If that was true before the contract was signed, the OP may want to consult with an attorney before doing anything else. There may be ways to either terminate the contract or take action against the realtor -- or an attorney may have some other thoughts.

I think its suspicious that realtor wouldnt welcome the higher offer - what realtor doesnt love a bidding war? One might ask why this one didnt, and actually dissuaded OP from considering it.

I am not sure it matters whether or not your agent properly performed his/her job. Unless you can prove that there was some sort of effort from the buyer to inappropriately influence the realtor, it doesn't have anything to do with the contract between buyer and seller.

In a real estate deal, such as this, you have two contracts. The first between the realtor and seller, and the second between the buyer and seller. So long as the buyer entered into the contract honestly and in good faith, the failure of the realtor to properly execute his/her responsibilities probably isn't grounds for cancelling the purchase agreement.

When it is all over you can sue the realtor if you want.

What Bry911 said.

You can suggest all the addenda you want, but the refusal of the buyer to accept them still gives you no way to terminate the contract.

^^True. But the seller won't know unless she asks. Suffering in silence only builds resentment.

Is the buyer a contractor? There's one mentioning s/he might.

Other than that, what's been said above: "Refuse to fix anything."

Other than that, how does a seller know whether a realtor actually presents all offers?

<How does a seller know whether a realtor actually presents all offers?>

The answer is the same for the question, " How does a buyer know if the listing agent is being truthful about a property receiving multiple offers?" We don't. We have to hope the realtor has integrity and is being truthful versus making up fictitious offers to instigate a bidding war.

There is also the possibility of simply not going to close and taking hte house off the market. The buyer might have the right to sue, but most folks will not want to take months or even years to get a home a seller doesn't want to sell - especially if they planned to live there, Better to go get a house to live in. The dynamics are a bit different if it is an investor, but if they only came to grab the house to try to flip it and make a proffit, the profit potential changes tremendously once the seller says, "Take me to court -- I'm not selling." It could get ugly -- so if you really don't want to go forward, you need to bee prepared for that -- and I wouldn't put the house back on the market with another agent for at least 6 months to a year.

That's the flip side of having a contractual right -- it may not mean a lot if one side backs out. My sister had a contract a cash purchase of her former home -- no outs. I specifically commented on that when I reviewed the contract for her. Buyer delays then say we won't close. Cash deal, no outs. They have the right to sue for specific performance or damages. Right now, they are keeping the claim to damages in the back pocket while looking for another sale. Nine out of 10 folks won't sue, but you have to be prepared for the one who might.

Just to follow up:

Yes, I got stuck in a legal hard spot thanks to a bad realtor and forgetting who was boss. I really had a bad feeling throughout the entire process, probably lost out on several thousand dollars and let myself be rushed into settling too quickly to people I didn't like who are just going to bring down the neighborhood by turning one more affordable single family house into a rental. I should have just walked away before signing on the dotted line. A really horrible, greedy, pushy person who was supposed to be representing me, didn't.

Don't let this happen to you.

I don't understand why you went through with the sale after all your misgivings.

^^ um maybe because she signed a contract?

I may have misinterpreted op's last post, it sounded like they had an opportunity to walk away. Now that I'm reading it again, op must have been referring to when they first accepted the offer.

Buyers and sellers always have the opportunity to walk away...

ncrealestateguy, Please share a few ideas for sellers to walk away.

...The opportunity, sure. But it will cost them. :P