In any real estate deal, the onus is always on the buyer to do his homework ahead of time and make sure he can actually do what he wants with a piece of property if he buys it.
We run into it all the time. I've never understood why people will spend big money on a piece of property assuming they can do anything they want with it. The worst case we've had recently was a fellow paid $480,000 for 80 acres planning to put in a subdivision, and then found out local zoning regs didn't allow it. With good reason. The property is in a water conservation area and zoning regs limit residences to 3 per quarter section because there simply isn't enough ground water to support more than that. And the property he bought was already maxed out on houses.
A simple phone call to our Zoning Administrator ahead of time could have saved the guy an half million bucks.
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