Hi Gymrat76, its possible to buy a HDB flat without appointing an agent to represent you. Its very straightforward & quite failsafe, just check with HDB on the procedures & requirements. As the HDB is involved, they make sure everything is in order & they advise you accordingly. Thousands of flats have been bought this way. I myself bought a flat 3 times doing all the paperwork myself with no hassle or problem. However, if you are a first timer & you have no confidence in understanding processes & handling paperwork, or you find dealing with a bank to obtain a loan complex & tricky, then its best you get an agent to help you & pay him a comission for his services. If no bank loan is involved, its definitely much easier & smoother since only HDB & CPF is involved.
Seller's agent always try to get a cut of an additional 1% from the buyer, in addition to the 2% from seller, in such a case. You just point out its unethical or inappropriate for him to represent/advise both parties as there will be a conflict of interest, & you are literate & competent enough to do the purchase yourself. There is no law that you must appoint an agent to represent you. Emphasise that he as agent for the seller has to act in the seller's interest & that if you are a genuine buyer & knows what you are doing, he has no right to refuse to deal with you on behalf of the seller.