In this case, of course you would need to pay the buyers agent. It is no secret that the 6% commission is paid 3% to buyer's agent and 3% to brokers agent. Furthermore, each 3% commission is somehow split between agent and broker. The only money that iceman can save in this case is the 3% that he pays to his agent/broker (or 1 or 2% if he is feeling charitible). If the buyer comes with an agent then the agent deserves to be paid. However, if the buyer came 10 months ago, he can certainly return without an agent (unless an agent is still showing him around).
Regarding your last question, that is why lawyers are required in some states (especially on the ice coast)
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