List Commissions Dispute???

[Manny Cirino]

Good afternoon,

   I have an issue were a seller decided to hold off on the listing and postpone all showing until the husband felt better. They never cancelled the agreement because they didn't want to pay a cancellation fee and instead preffered to keep it active and a prove showing case by case. Long story short an agent contacts me 1 day after the listing expired out of no where to let me know she is showing them condos. And was alarmed when she was told by the buyer(my listing client) that she has a pending sale from a buyer who knocked on her door after seeing my sign, who made her an offer and the seller made the agreement to sell the house after my listing agreement expired. Even more alarming is the buyers agent negotiated this illegal agreement. It is my understanding I am entitle to my commission because the offer was made during the time I held the listing and the buyer came as a result of my marketing efforts.

Has anyone taken this to court and how did it turn out for you? 

I am wondering if it is worth the time spent in court for a $12,600 commission.

Thanks for any advice received in advance!

[Greg H.]

I would file a complaint with the local Board of realtors as they typically have a process to handle disputes between brokers.  Small claims would be an option as well

In Texas at least, Brokers are not parties to the purchase contract and title companies are not going to deal with these types of issues