Broker Gary, owner of Orkney Realty, has verbally agreed to…

Brоker Gаry, оwner оf Orkney Reаlty, hаs verbally agreed to represent his friend Jerry in the purchase of a new home and will seek his 3.5% commission from the seller. Everything goes according to schedule until the day of closing. The seller arrives and refuses to close because his listing broker, John of Dumbarton Realty, failed to present another higher offer for the property that had arrived the week before Jerry's. Jerry is delighted because he had changed his mind about purchasing anyway, and he doesn't think he should have to pay Gary because he didn't buy the house. What recourse does Gary have to secure his commission?