WY Stat § 33-28-305 (2021)
2021 Wyoming Statutes|Title 33 - Professions and Occupations|Chapter 28 - Real Estate Brokers and Salespersons|Article 3 - Broker Relationships|Section 33-28-305 - Intermediary.

33-28-305. Intermediary.| (a) A licensee engaged as an intermediary shall not act as an advocate or agent for either party and shall be limited to providing those services described in subsection (b)(ii) of this section.  (b) A licensee engaged as an intermediary shall owe to each party with whom the intermediary has contracted the following duties and obligations:  (i) To perform the terms of any written agreement made by the intermediary with any party or parties to the transaction, provided that the terms of the written agreement shall be consistent with this article;  (ii) To exercise reasonable skill and care as an intermediary, including:  (A) Presenting all offers and counteroffers in a timely manner regardless of whether the property is subject to a contract for sale;  (B) Advising the parties to obtain expert advice as to material matters about which the intermediary knows but the specifics of which are beyond the expertise of the intermediary;  (C) Accounting in a timely manner for all money and property received;  (D) Keeping the parties fully informed regarding the transaction;  (E) Obtaining the written consent of the parties before assisting the buyer and seller in the same real estate transaction;  (F) Assisting the parties in complying with the terms and conditions of any contract which may include closing the transaction;  (G) Disclosing to the parties any interests the intermediary may have which are adverse to the interest of either party;  (H) Disclosing to all prospective buyers any adverse material facts actually known by the intermediary, including but not limited to adverse material facts pertaining to the title, the physical condition of the property, any defects in the property and any environmental hazards affecting the property required by law to be disclosed;  (J) Disclosing to any prospective seller all adverse material facts actually known by the intermediary, including but not limited to adverse material facts pertaining to the buyer's financial ability to perform the terms of the transaction; and  (K) Disclosing to the parties that an intermediary owes no fiduciary duty either to buyer or seller, is not allowed to negotiate on behalf of the buyer or seller, may be required to disclose information he learns about a property to the other party, and may be prohibited from disclosing information about the other party which if known could materially affect negotiations in the real estate transaction.  (iii) To comply with all requirements of this article; and  (iv) To comply with any applicable federal, state or local laws, rules, regulations or ordinances.  (c) The following information shall not be disclosed by an intermediary without the informed consent of all parties:  (i) That a buyer is willing to pay more than the purchase price offered for the property;  (ii) That a seller is willing to accept less than the asking price for the property;  (iii) What the motivating factors are for any party buying or selling the property; or  (iv) That a seller or buyer will agree to financing terms other than those offered.  (d) An intermediary has no duty to conduct an independent inspection of the property for the benefit of the buyer and has no duty to independently verify the accuracy or completeness of statements made by the seller, or independent inspectors.  (e) An intermediary has no duty to conduct an independent investigation of the buyer's financial condition or to verify the accuracy or completeness of any statement made by the buyer.  (f) An intermediary may do the following without breaching any obligation or responsibility:  (i) Show alternative properties not owned by the seller to a prospective buyer;  (ii) List competing properties for sale or lease; and  (iii) Show properties in which the buyer is interested to other prospective buyers.  (iv) Repealed By Laws 2011, Ch. 104, § 2.  (g) An intermediary may cooperate with other responsible brokers but shall not engage any subagents.