You need those tests completed to be APPROVED for financing, so at some point they would have needed to be performed. It becomes a contract (agreement of sale) issue to start out an offer with no inspections, then "add them later". Contract requires the type of financing to be disclosed, at which time the listing agent would point out the same thing - the tests will need to be acceptable to complete the financing. Without opting for the tests up front, it would be a breach of the listing agents responsibility to the sellers to accept that agreement, ignoring the ultimate need for the tests. The sellers can choose to refuse the offer, counter with a willingness to allow the tests (its still their property), or move on to an offer which does not raise the question of the condition of well and septic. In my opinion, your agent handled it correctly. In fact, attempting what you suggest would have been misleading and inappropriate for the agent to be involved in.
Diane, also in Butler, PA
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so, maybe you don't have to list them as a contingency but if the selling agent doesn't pick up on it they should loose all commission for not doing their job and protecting their cloients.
It's the financing, not the inspections... or maybe like a dog chasing his tail... if the offer is fairly close, conventional or cash financing will win out b/c it's less of a hassle all around.
just my two yen
Unfortunately, not all agent fully know the sales contract, let alone the potential outcomes possible. Luckily this keeps me in business and well I don't mind saying business is good.