We have a form that gets attached to the offer on which the Seller is required to sign and acknowledge that the offer has been presented and that they have declined to accept or counter.

I don't allow any agents access to my clients either; they do not want to have to deal with anyone they did not hire!

Be there when the offer is presented.

Yes.

Form an alliance with that agent. Create a bigger 'First Look' inventory and both of you will benefit exponentially.

Of course if you are unable to embrace this concept, the answer to your question is 'you can not.'

What you are unaware of is the method of selling the owner has chosen. Most agents know only one way to sell a house. The agent to whom you refer may not be one of those agents and has allowed the owner the liberty and benefits of CHOICE.

Join forces.

Write a good offer, send the supporting documents with it and a cover letter saying why you believe it is an acceptable offer.  If it didn't comp out to list price I always send my CMA with it. I show them why we offered what we did.

Are you inferring that he doesn't present competing offers - in which case you can certainly find out the terms of the closed deal and determine why your buyer wasn't successful. If there's an ethics violation, it's on his sellers to file it. Because he is the broker owner, you have no recourse.

Are you inferring that he gives his own buyers inside information to boost their offer - this is doubtful to me because it's unlikely he would always even HAVE a buyer for every house.

I see this happening more and more and one concern of Buyers is whether the offer is even being presented.  I give a timeline for reply and then ask that if the Seller rejects the offer, they sign the form noting time/date rejected and Seller's signature.  If you have a hardcore offender, I would ask to present the offer directly to Seller (w/agent present, of course).

I wish I knew the answer to this one Nancy, it seems some will take the low road when ever possible.

Nancy - I am not sure what you are referring to. Are you saying that every time this agent has a listing, he is finding a buyer on his own to purchase that property in that area? And if there are other offers, that this agent is always convincing the seller to take his buyer clients offer over all others, or is just not showing all other offers? There is never an incident where another buyer is represented by an agent, and that is the only offer on the table to one of his listings?

If this agent is not presenting all offers, I would believe that would be a huge violation. If the agent is somehow convincing his buyers to offer more, or the same as other offers, so he can ensure himself of getting both sides of the transaction, I think the real estate board would like to know this as well. Serving his own interests first to make himself more money is not what a real estate agent should be doing. 

I like Susan Emo's answer. Attach a form that requires the seller to sign and acknowledge that the offer has been presented, and that they have declined to accept or counter.

I think you are in an impossible situation. No matter how good your offer is, if the agent has his own interests in mind, he will skew your offer to look inferior to his. Why do you want to deal with someone like this? Is this the only possible listing your buyer likes?

thats a good question. we used to ask for a presentation to the seller in person. it was of the only ways to ENSURE the seller heard it, and correctly. I know...you shouldn't have too, but its possible. and one other, and i don't suggest it in very many cases, when doing it in person, offer a discount to you the buyers  agent, to save the seller some money. I'm just saying....if i was going up against a red flag broker, and this house was for my people, and i had showed them 40 houses, i might want to put this to bed right away. :)