If we do not allow dual agency, it could mean that some of the buyers Spencer-Hughes generates may not be able to see the property as many insist on being represented by one of our agents. We feel that if an agent represents a buyer and something goes wrong the burden quite often would fall first on the agency and secondarily of the owner. If the buyer has no agent representing them there is a greater chance that the owner of the property would be held responsible for problems with the house after the sale. When I am representing a seller I want to see buyers coming in with their own representation as it helps protects my seller from future liability. No laws can protect you against incompetent people.
Dual agency is the best of a difficult situation.
We managed to eliminate sub-agency where you became liable for comments made by an agent you never even met. In the meantime, it has been replaced with buyer brokerage, which also creates dual agency. Again, you want your agency to find you a buyer, that is why you hired them. The reasons for a buyer to go along with dual agency are somewhat different and again require a certain element of trust and respect for your agent. Chances are you want to be represented and you are in my opinion crazy not to, as most of the time it does not cost you any direct money.