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Morally there is nothing wrong with doing it. As for "conditions" imposed by the publisher, they are unenforceable. There is no contract between them and you unless you agree to it. Buying the book does not constitute agreement.
Many existing printed book have conditions that prevent selling or even lending if the book has been rebound or had a new cover. A lot of the technical or reference books that I have purchased over the years are in breach of those conditions. Another unenforceable stipulation. If I own something, I can do with it as I please (providing it doesn't hurt someone etc.) and if I wish I can sell or lend it to another person.
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