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I totally agree with Eric. Disclosures must be made by the seller specially if the land is been considered by a commercial buyer. In the commercial transaction we make sure a Phase I environmental study is done or provided by the seller and if any possible issues come out of it a Phase II is required. You may also need to work with a landman for the purposes of mineral leases that may be in place. You should consider taking a couple of the Realtor Land Institute classes if you are going to represent a seller/buyer on a land deal. There are so many things that could potentially become a liability on a land deal.
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