Hi and welcome! My name is XXXXX XXXXX X will be assisting you. I am happy to help.
I know of no general restriction for the listing agent/broker to refuse to accept an/or refuse to submit a back up offer. The only explanation I can think of is that the short sale seller and buyer might have signed a short sale addendum to not allow back up offers. However, if that short sale addendum allows the seller to accept backup offers and send those offers to the bank, you might be a in a position to persuade the seller/agent to submit your offer to the bank.
Also, listing agreements may contain a provision that once the seller has executed a purchase contract with a buyer the listing broker has no obligation to continue to present offers to the seller. Also, possibly it has to do with the commission rate/agreement.
Note, it is legal for a seller to refuse to present additional offers to their lender for approval, even if those offers are higher. The lender, however, is an essential party in these transactions so sellers should ensure that they understand the lender’s preferences or requirements when processing a short sale for a borrower/seller. Realtors should remember that the seller is still the legally responsible person so unless their direction is illegal or contrary to the lender’s instructions they should follow their direction. So, it seems that there may be particular agreements that are in place that is the reason why they are not accepting back up offers.
I hope this response answers your question. If you need clarification or have a follow up question, please let me know. Best regards, Damien
DISCLAIMER: Answers from Experts on JustAnswer are not substitutes for the advice of an attorney. JustAnswer is a public forum and questions and responses are not private or confidential or protected by the attorney-client privilege. The Expert above is not your attorney, and the response above is not legal advice. You should not read this response to propose specific action or address specific circumstances, but only to give you a sense of general principles of law that might affect the situation you describe. Application of these general principles to particular circumstances must be done by a lawyer who has spoken with you in confidence, learned all relevant information, and explored various options. Before acting on these general principles, you should hire a lawyer licensed to practice law in the jurisdiction to which your question pertains.
The responses above are from individual Experts, not JustAnswer. The site and services are provided “as is”. To view the verified credential of an Expert, click on the “Verified” symbol in the Expert’s profile. This site is not for emergency questions which should be directed immediately by telephone or in-person to qualified professionals. Please carefully read the Terms of Service (last updated February 8, 2012).