Hey Kris,
Does the seller own any of the bordering parcels? If so, perhaps the seller surveying the parcels they are retaining would be an opportunity for you to enlist the same surveyor for a diminished fee because they have already done most of the work. Ask your bank about what requirements they have with the Phase 1. Sometimes if they are doing it as a "portfolio loan" they will be happy even without a Phase 1. But if they are planning on selling the loan, they are more concerned with the Phase 1 being very recent. Also, it depends on the use since the original Phase 1. Are there any underground tanks?
I agree with the general notion that it is a sellers market. And often an offer with too many strings attached can really turn off a seller. But take advice from your broker with a grain of salt...their incentives are not directly aligned with yours. They may be great at what they do and also have your best interest in mind. But at the end of the day, they are looking to get the transaction done, and it is you who will have to live with the property long term.
Another consideration is that there is an upside to paying for the due diligence stuff yourself. You have direct contact with the vendors. You are paying them, so they work for you and as a result you can weed out the low quality vendors, whereas the seller will almost always want the lowest quality vendors (for example pest inspection) with the hope that they don't find anything.
This has kind of been a vacillating response going both directions. So the key takeaway:
If I were you and there were multiple offers, only ask for the NHD. If yours is the only offer, ask for everything, the worst they can say is no. You can then come back and offer the same price without all the strings attached.
Good luck
Dylan
