What is a buyer's agent?
The concept of a buyer's agent is recent -- the first ones began appearing in the mid-1980s, in response to confusion over whom agents work for. Under the traditional agency system, an agent could work for a buyer AND a seller -- an obvious conflict of interest. His (or her) duty was to the person paying the sales commission, regardless of who first contacted the agent. What that meant was an agent didn't necessary represent the buyer's interests in achieving as low a home price as possible and having a full selection of properties from which to choose. 

The buyer's real estate agent is a licensed real estate salesperson who, acting on behalf of a real estate brokerage company, enters into an agreement with a person seeking to buy a house under which the agent agrees to assist the buyer in finding and purchasing a house. A buyer's agent works exclusively for the home buyer, and cannot represent the seller unless specifically agreed upon by the buyer. The buyer's agent may be compensated by the buyer directly or may agree to share in the commission paid by the seller to the listing agent at closing. 

The purpose of having an agent when purchasing a home is to help you as a buyer, make good decisions! The buyer's agent and his or her brokerage firm owe the buyer the same duties of loyalty, obedience, disclosure, reasonable care and accounting as the listing agent owes the seller. The buyer's agent may assist in the negotiation and preparation of a purchase agreement and related documents from standard forms, but may not give legal advice unless he or she is a licensed lawyer. The buyer's agent and his or her brokerage firm may not also represent the interests of a seller unless the agent first obtains a written agreement from the seller, and also obtains the buyer's written consent after making a full disclosure to the buyer of the conflicts of interest involved in representing both a buyer and a seller, and the resulting limitations on the agent's ability to represent buyer's interests.

 
The level of services you should expect from your Buyer Agent:
- Loyalty
- Obedience 
- Disclosure\Confidentiality 
- Accounting in dealings
- Knowledge of the Market:
The agent should be in the practice of studying homes and prices every day, touring homes with and without buyers, reviewing construction techniques and practices and talking to other agents about their experiences. The agent should be familiar with trends both locally and nationally, so that he can do the most effective job of representing your interests. 
- Appropriate Houses to Consider
What you want and what you can afford in an area you want to live in. Trying to find a home and make a move in this hectic environment is tough enough, without someone trying to pressure you to buy things you don't want. The agent should be able to zero in on the house you want immediately. 
- Active Effort to Find You the "Right" Home
The agent should be actively search, utilizing the computer, personal contacts and even searching for homes that are not listed or even for sale if necessary. 
- Proven Negotiation Skills
The agent should have demonstrated effective negotiation skills, and be able to explain how they work.
- Financial Information
The agent should be familiar with a variety of finance programs and loan companies to guide you to the best program for your needs
  
A buyer's agent should be willing to make commitments to you as a buyer that include:  
Investment in  Time
Investment in Energy
Investment in Money 
Effort to do what it takes to find you the right home at the right price. 
Represent Your interest ahead of their own. 
Advise you on all facets of the negotiation and purchase. 
Educate about the market and the process 
Execute a "client centered" service/value package
 
When an agent commits to doing these things, including his time which is the only nonrenewable resource he has, it is only fair that he receive an equal commitment from you as a buyer that include: 
Honesty about your needs and plans, even if they change.
Serious about buying a new home. 
Qualified to buy and cooperation with a mortgage lender. 
Purchase of the home through the agent. (It's the only way he gets paid)