I do not use scripts and I do not use buyer broker agreements...when I suspect I have a disloyal buyer and I want to make sure my gut check is right, then I bring out the buyer broker agreement and poof off they go:) Endre

I explain this to them at first substantial contact so that when the time is right, I ask if they're ready.  If they ask why they need to, I remind them that in North Carolina (and South Carolina), I am a sub-agent to the seller and would like to solidify our relationship so that I am representing THEM and not the sellers!

Maybe the Luca Brasi method from The Godfather?

I explain the value of an agreement and remind them that the seller has representation and so should they, BUT I don't ask for these agreements up-front and have never had anyone give me trouble about signing one at the appropriate time. So no scripts. Of course, I'm not into scripts, in general. They sound phony.

Simply explain the agreement and their options.

I have never been comfortable using scripts in general but if it works for you, go for it.

I explain that I cannot use all my talents including my master negotiating skills for them unless I work as their agent. It is not in their best interest to not have me on their team.

Press hard...it's cheap carbon!

I think Debe Maxwell  amd Thomas J. Nelson, Realtor, CRS gave you good answers!

In CO if you work with a buyer as a buyer's agent, you HAVE to have this in writing.  I will work with a new buyer one day, then ask for it to be signed.

William Piotrowski Many, many years ago I gave up scripts but I had to chuckle while reading Endre Barath, Jr. comment.

Scripts never work.  Benefits do.

Eve

William I've been in this business so long I don't use scripts. However I did teach my agents to use a BB. It happens at the first meeting as part of the buyers presentation (really good one btw) and package. Easy peasy and no big deal.

I don't use them.  Have never seen a need for them and have never been screwed by not having one in place.

another reason I always listed property.....

"Sign here.  Press hard.  Third copy is yours."   Just kidding.  

A.  I do not use scripts

B. I do not use a buyer broker agreement.  

I am with Endre Barath, Jr. on this one. 

You have lots of great answers.

I am working exclusively for you

I explain that there are plenty of agents work with but I ask for their loyalty

William.

I think you have excellent answers from both Debe Maxwell and Thomas J. Nelson, Realtor, CRS .

William Piotrowski - trust in the relationship. Do you trust me to help you with the biggest purchase of your life?

I don't use scripts because I prefer to speak naturally.

I just email it to them, ask them to read it and ask me any questions, along with other good info I hand out and let them know I need it before I can show them property. I do it very matter of fact like any other disclosure.

Here's a tip, whatever you say to get sellers to sign a listing agreement, same script except remove seller and add buyer and say sale not listing. It's the same principle with both documents. It's the same logic, the same business practice the same valuable professional presenting either.

It is necessary to start with genetic scripts to gain confidence, but with time, each of us develop personal scripts customizable for each client. 

I see lots of ideas for you to choose from, and I am glad you are getting lots of responses to your concerns.

I don't use scripts, they never fit for me. 

I never use a script...i find many people do not like them...they sound canned!

      I explain that unless they sign a Single Agent Notice in the exact format required by Florida Statutes 475.278, they are NOT represented by the agent... even if they have signed a so-called "Exclusive Buyer Brokerage Agreement".  That EBBA only protects the Broker; it may or may not establish a fiduciary or agency relationship.

I want us to be in a win win situation.  I will work for you and will do you a good job but to be fair, I need this sign.

Do you have an agency brochure in your state?  We have one we are required to provide at first substatial business contact.  Going through that brochure with them is pretty much the script, explaining the options and why it is a good idea.-Kasey

In Oregon we are required to provide new clients with an agency pamphlet. When this is done, we have another document which we use with buyers which ensures buyers that we are working on their behalf. They are not obligated to purchase locally, but if they do, this document ensures they use us.

I don't use a script.

"Please sign here".

Please sign here so that we can proceed.

There is no script. It's not an easy conversation, but it's the law in CT.

While we are bound by an oath of results, this serves as a reminder of it

I do not talk in a scripted format.  Each buyer responds differently to the same set of words.

I have not use a contract for buyers. If and when I find they are not going to use my service, I am out. 

We usualy do a Buyers Consultation Session

Don't normally use them. If I suspect the need to do so, I turn them loose!

William Piotrowski No script, but give them all the benefits of buyer representation. There are many.

Great, sign here and let's get started!

Joe Pryor nailed this one!

No scripts.

Membership has benefits and privilege.

I don't use a specific script. We just discuss the agency disclosure first, which already talks about representation and roles, and then we discuss the buyer/broker agreement which is pretty much a natural segue. (The first form defines my role and responsibilities and the second defines theirs.)