Why would you be working with such a person?  Fire them and protect your reputation -  no listing is worth this.

If you are my agent, and you come to me with that question . . . I have a conversation with the seller about how everything must be factually disclosed and if they can't or won't perform (and the listing requires that they do, so if they signed it and are still lying, they're in breach) . . . the black felt pen comes out, scrawls "Listing Cancelled, Agency Terminated" across the listing agreement and vaya con dios!
Ain't no one got time fo dat!

...and you wanted the listing so bad that you overlooked the lies and took the listing? 

But now you want to throw the seller under the bus?  Who are you representing? 

Eve

I would not take the listing.

No but you can be sure that he will start calling you one. I would put him in the verify everything category. Everything must be in writing (emails) also.

Best to fire the client.

Unless you are prepared to testify under oath and in open court, there are other more diplomatic and practical ways to call attention to the problem

I don't think that falls under the category of "disclosure."  If he is lying to you about the age of the home, age of windows, roof etc., ask for reciepts and you an verify cetain things yourself like lot size, through the land registry office.  If you need to put this information on the listing you can say "windows Approx. 10 yrs old, furnace approx. 7 years old. etc.,  based on information provided by the Seller.  When the home is inspected, he can usually tell the age of these things.

If they were lying and it was material to the home sale, I'd have fired them and not needed to disclose squat! Why put yourself in jeopardy in such a situation? 

Hope your E&O is paid up and you have a good attorney on retainer.

It is out the the realm of possibility that I would continue to engage with such a person.  The listing agreement would be cancelled.  I agree with Susan Emo - it is just not worth it. 

As Susan Emo wrote!!

Candice A. Donofrio nailed this one!

The trouble is that people don't change much, particularly in characteristics like this. It is quite clear to the rest of us that if you keep dealing with him, you are going to get much more of the same treatment. And it won't ever get better.  

John Peak, you absolutely deserve better than that.  If you don't know how to extricate yourself safely (i.e. maintain your reputation) because of his tactics, find a way to make him fire you.  Tell your subconscious to find you the right way out.  Every time you worry about it, send the message deep again. Then keep your eyes and mind open for ideas.

Sounds like some important clues may have been missed early on. If I found the seller was lying repeatedly I would terminate the relationship. Disclosure? I think not - no requirement from what I know and that would seem to set up a potential legal problem by publicly calling your client a liar. Why risk your reputation!?

I have never seen a form or addendum for that...

Your obligation is to disclosure all you know about the property. The fact that the seller is a liar does not change that obligation. 

I would step away from the listing if I could contractually.  If necessary get an attorney to advise.  I'd be very uncomfortable representing them.  I would not disclose that my client was a liar, that would not be okay, but I would not want to be in a position where I could be liable for incorrect disclosure due to dishonesty by my clients part. -Kasey

As Susan said - don't work with clients you cannot trust.

John,

I am with Susan Emo .  Life is too short to make yourself miserable.  A

John Peak - do you really want to go there?

Why would you work with someone you know is a liar? I'm not that desparate for money.

Can you prove they are a compulsive liar?

If I've caught them in a lie, I'd have a nice long talk with them.  If they did it again, it may be habitual (maybe they lied about telling the truth from there on in).  If it's habitual, I'd go to another source (if available) or drop the listing.

Good question, but I do not think you should do that.  You are working for the seller.

John,

 I think I have to agree with what everyone has said so far FIRE THE CLIENT, I know sometimes at the beginning you might no be able to tell that they are a liar....but if you have this question Aurevoir!

As part of your "loyalty" package, you could not, but you could ditch him.

when and if the seller gets sued, they sue everyone.... the seller's lies will be your problem too....I'd  get rid of that listing...

My duty would be to fire them and stop representing them.

Disclose?  For what purpose?  Do you mean to potential buyers?  You need to have a talk with your Designated Broker and come to a decision about how to handle it.  

Hard up for listings?

Belong to the school of "He/She who has the most listings win"?

Not sure why anyone would put up with loss of reputation from a seller

Any agent who allows buyer to talk to seller sets the stage for unintended consequences.

This is real estate malpractice.

NO such duty exists, unless of course you live in CA where the nuts and flakes run the fram.

NEXT! Wish them luck on the way out the door!

Your integrity and reputation are more important than the sale. Are these really lies or just their opinion.  If they are putting the lies in writing and you can prove they know they are lying, I would have a conversation with them, However, if they are just "overly optimistic" they may just need a conversation.

ask the broker

If they are lying about material facts yes; otherwise, no.

No, i would approach the seller and go over why honesty is needed in the legal documents they are signing and the repercussions for not.

No.

Disclose to who?

I think next steps would depend on what the lies were about. Everything would need to be documented with this seller, that's for sure. 

It's not true ! Or is it ???

The last I checked.  No.  

No, but I wouldn't work with them if this were the case.

The seller doesn't convey with the real property so I would say just have him put everything in writing and sign. Follow up every verbal communication in writing. 

No

No, but why ask?

Remember who you are representing.

How could you disclose this? "I am a psychiatrist and expert on liars and have caught my seller in fraud" How could you demonstrate this to be a fact without the seller suing you for defamation? Say the seller states the house is built in 1970 but in reality it was build 1965- put the correct date in the MLS. Seller lies about what exactly?