My online registration form, to be filled out when a buyer wants advanced IDX search features, such as additional search criteria, viewing virtual tours, saving a search, getting email new listing alerts, saving favorite properties, etc., asks if the buyer is under a written contract to work with another local agent. Not working with, but under contract. About 20% of the leads I get say they are under contract to work with another agent. If their answer is yes, here is what I send them:

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Dear <first_name>,

Thank you for visiting my <url> real estate web site recently. In accordance with the Privacy Policy and Terms of Use posted on the site: Basic Home Search is available to anyone without registration. Advanced Home Search is only available for properly registered users who are not under contract with another <city name> area real estate agent, and you indicated that you are under contract with, or will be using, another <city name> area agent for your home purchase.

Please see: Why Realtors Have Websites (link to page on my website)

Until we can discuss your situation further, your access to the Advanced Home Search functions on <url> has been temporarily suspended. However, you are always welcome to use the basic home search on our site, which does not require registration or user login.

Sincerely,
etc. etc.

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Basically, the message I convey in the "Why Realtors have Websites" page explains that if their agent is going to get paid for the transaction, then they darn well better be providing a website with a home search as as advanced as mine to support their clients.

I do this because not once in 5 years have I ever converted a lead who said they were working with another agent when they registered, and I let them have access to the advanced search anyway. This way, I at least put the bug in their ear that they should have interviewed their agent more thoroughly. And if they are working with another agent due to relo company assignment, they should question the relo company (and their company's HR department) about why they were assigned an agent who cannot support their long distance, online home search needs better.

Since I started doing this a little over a year ago, not once has any registered lead that received this email and been blocked out ever called or emailed me to complain about the policy. They probably just went to another website to mooch off them.

I am happier because I have asked the question and met my obligation under the NAR Ethics rules to not provide equivalent real estate services to a consumer who is under a written agreement with another agent. I am also happier because I believe I am educating a few of the public about what to expect from their real estate professionals these days. I am also happier to not be cluttering up my lead management database with these jokers.