I am a realtor in MA. I have a buyer's agency relationship with a client who expressed to me an interest in a house she saw 4 months ago through the listing agent who showed her the property. She wanted to take a closer look with me representing her.

Upon making the appointment, we met the same listing agent at the property, he immediately recognized her and stated to me (in front of my client) that he was procuring cause and owed me no commission. I stated that my client saw the property several months ago and he replied, "it doesn't matter; she is here because of my advertising and I showed her the house first." (Incidentally, she never signed anything with him)

My client wants to make an offer on this property and I want to be compensated.

What advice can you offer? Is he procuring cause?