Buying Land Without a Real Estate Agent

My husband & I are looking at buying land that is for sale by owner (so no real estate agent is involved). If we make an offer what would you suggest the contingencies be with the deal? (Perk test, title insurance, survey...?) Also who typically pays for these, the seller or the buyer? Thanks, ShannonHi ShannonEverything in real estate is negotiable...everything! In a buyer’s real estate