You make some excellent points here! It is getting to a stage where as an agent you cannot say much. You just have to use phrases like... the owner has advised me that xyz, i have been led to believe that the property was built by xyz, but i dont have any solid evidence of that, the property looks solid but i strongly recommend you to get your own independent building reports etc etc.... depending on what the disclaimer says it might actually help the agent... there are cases where disclaimers have been held up and the agent has been removed from liability - BUT they have to be done in a certain way - clear, in same size/style font as the rest of the ad, be in a visable location (not over the page) and other similar rules....
Fact 1 - First bullet point in flyer was that home was built by X.
Fact 2 - The RE Agent continously mentioned that home was built by X.
In my view clearly misleading despite disclaimer.