Honest question for other agents, because I might be making my own life harder than it needs to be.

I'm representing a buyer on a rural property and it hit me that everything I know about whether the place is compliant and legally used came from the seller's side. The seller disclosure says the solar was permitted, the second unit is legal, the well is fine. I passed all of that on to my buyer as if it were fact. I had no idea whether any of it was true.

So I went and checked. County permit portal, parcel record, hazard maps, tax roll, recorded deeds, then matched each fact against the statute or ordinance it triggers. Most of an evening across six or seven county and state websites, each with its own quirks. Some of what the seller said held up. Some of it did not: a permit that was issued but never finaled, a use the zoning does not plainly allow.

2 questions:

• Is this normal? Do you rely on the seller's disclosure and let the inspector, title and appraiser catch the rest, or do you verify compliance and legal use yourself before your buyer commits?

• Am I being overly concerned? Where do you draw the line between what a buyer's agent should know and what gets passed to someone else?

Not looking for a lecture on disclosure law. Looking for how working buyer's agents actually handle this day to day.