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If you allow the buyer to dictate the offer price of the home and the seller to pick from a selection of offers and you as the agent remain neutral in that negotiation then there is no issue.. Your roll is to explain the contract variables, options and possible outcomes of them. We shouldn't be steering the negotiations, just pointing out the road signs and what they mean to the clients. That being said, Leslie Ebersole said it best about the BAA. I've never had an issue telling a client up front that I'm working with several clients offers on one home and cannot discuss the offers or variables.
If the sellers lender finds out they will be in court or the sale won't go through. The agent is also in trouble. If the seller let you know in an email you've got enough info to go to the state licensing board and file a complaint. You could also talk to his/her broker before that using your broker to do the talking. It's totally unethical and becoming violates several statues. It's a whole different matter if they simply reduced their commission. That would be legit.
That section is quite clear to me. You have some options listed and an "Other" category. If the buyer does not investigate the other options and list them in "Other" then they don't apply. Or in "Other" have "see attached Addendum" if the space provided isn't sufficient. I see this as the Buyers responsibility at the time of the offer. On the other had, the selling agent should advise the seller to counter making clear what will actually be paid for by the seller by mentioning a fixed dollar amount toward the policy or specific items in addition to the "Basic" plan. If a buyer asks for "All appliances" as you mentioned, with the inclusion of what the buyer is bringing into the home without mentioning them specifically, the seller mindset will be "all appliances in the home" since they are not aware of what the buyer is bringing. If that isn't acceptable to the buyer then it sounds like Arbitration is in order.. or if the dollar difference is nominal the agents involved split the additional cost and call it a day.