I'm a mortgage loan officer. Banks ussually do not require an inspection only an appraisal. If the appraiser mentions the roof needing repair then the bank will condition for a roof inspection. Another time you will be conditioned for a roof inspection is if you are doing a gov't loan and the house has what the appraiser calls a "flat roof." sometimes it is only a patio cover but they will still condition for it.
What I would recommend doing is increasing the sales price to cover the cost of the roof. Your contract probably states that if the inspection uncovers repairs exceeding "x" dollar amount, the contract is to be renegotiated.
Good luck.
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