Although sellers have to fill out the Property Questionnaire and otherwise let the buyers know what is "wrong" with their properties, there are other areas that can be ticklish. Not only that, but if you stand between them when the seller says these things, you are in my opinion, obligated to CORRECT the seller.
For example, the seller in ordinary conversation might say things like:
"It's a very safe neighborhood" - an actual no-no for a Realtor. How can you guarantee that?
"We have not had problems during the rainy season" - when in actuality there may have been puddling, but to what degree? This may or may not be a disclosure item.
"Our neighbors are great" - well, that can be a matter of opinion. What if the neighbors throw noisy parties and often? In California that can be considered a "nuisance".
"I can recommend my gardener who lives in (a couple of miles away), they don't live in this neighborhood, of course" - the seller should have stopped at the first half of the sentence.
"I did all the work myself upgrading the (fill in a list of things here)" - what about the plumbing or electrical wiring, did he get a permit? Is he a professional contractor? Something to check on when these two stop talking.
"We have had some foreclosures in the neighborhood" - hm, thinks the buyer, the comps must be down.
I'm sure you have heard many INNOCENT comments made by sellers that directly affect the ethics that your Realtor(R) is bound by and may affect your sales price. So Seller, leave the talking to your Realtor(R)!!!