Sellers trying to play one Real Estate Company against Another and getting caught in a trap they made

Just recently dealt with two situations that ended poorly for the Seller:

CASE 1: When Being Slick Didn't Pay Off

I was called to see about listing a home. I gave the listing presentation. All seemed well. Both husband and wife seemed to like me. They wanted to buy new construction immediately after the sale. I gathered the preferences for he new home and had 3 builders that could deliver their product. I called each builder but they refused to speak to me when I mentioned the customers names. One builder called me afterhours and said another agent already registered the customers. I called the sellers but they stopped answering my calls. I was primarily dealing with the wife. After doing more research I found out another agent registered the sellers with every builder in a 20 mile radius so I couldn't possible register them. A few days later the husband called me apologizing and told me his wife was playing me against another agent. I explained what the other agent had done and he was totally upset. They said they were upset but still allowed the other agent to list their house and deal with the new build as well. Their house was sold under value and the new sale was over priced. They later told me they had a horrible experience with the agent and regretted the choices that were made.

CASE 2: My House Is Listed But I Didn't Sign a Listing Agreement, or Did I?

I received a lead from my company because the original agent had a situation to deal with. I called the customers but no answer. I left a message. I began my research and discovered the customers house was being represented by another Brokerage. I called the brokerage to verify and found it to be so. Two days later the customer called me about setting up a listing appointment to market her house. I told her I couldn't help her because she is already represented by another Brokerage. She said she didn't sign anything. She said she simply asked the other company to place a sign in her yard and begin to try to generate offers and to market the property. I explained to her she technically agreed to allow the other company to list her property and market it because there is a MLS number on the HAR system with a sales price. Customer claimed she did meet with the other company and did agree to many things, but, they are not her agent. I explained once they have that listing agreement that you agreed to, placed their sign and entered they property into the system they in fact were her representatives and I could not help her. She said she'll get it straight and would call me back. 

The other company listed her house for about $40,000 below market value and refused to increase the sales price. The owner called me repeatedly very upset but I told them over and over I can not help them because they are represented by another Real Estate Agent.

Lesson: Stop trying to outsmart people and stop trying to run silly games on agents because you'll end up in a bad situation in the end.

Call me if and only if you are serious.