This issue has been discussed so many times on this board, by a number of lawyers, that anyone who regularly reads this board should be very clear on the rule. If, after reading several of these posts, the seller still simply offers insurance, and hopes that will shift the risk of loss to the buyer, then maybe they are not being as up-front as possible. If you want to shift the risk, say it. Make sure it's part of the deal before the bids are cast. It's that simple.

Michael Siskin