Buying a home or property in Vermont is an exciting process, but not every transaction makes it to the closing table.
The good news is that many of these failed deals are preventable. If you are under contract to purchase property in Vermont, here are practical steps you can take to keep your transaction on track.

Protect Your Financing From Day One
Financing issues are one of the leading causes of failed real estate transactions.
Even after pre-approval, your lender will continue reviewing your financial situation right up until closing.
To avoid problems:
•    Do not quit or change jobs during the transaction
•    Avoid taking on new debt such as car loans or credit cards
•    Do not make large purchases
•    Make all payments on time to protect your credit score
A last-minute change in your financial profile can result in a loan denial just days before closing.

Respond Quickly to Your Lender
Mortgage underwriting moves quickly and requires detailed documentation.
Delays often happen because buyers do not respond fast enough.
To stay on track:
•    Submit requested documents promptly
•    Monitor your email and voicemail daily
•    Provide complete and accurate information
A slow response can delay closing or cause financing deadlines to be missed.

Be Reasonable About Inspection Issues
Home inspections frequently uncover issues, especially with older Vermont properties.
How you respond matters.
Instead of expecting a perfect property:
•    Focus on significant defects rather than minor cosmetic concerns
•    Be open to repair credits or negotiated solutions
•    Understand that compromise is often necessary
Transactions commonly fall apart when parties take inflexible positions after inspections.

Stay on Schedule for Your Closing Date
Your purchase contract includes important deadlines, including the closing date.
Missing deadlines can create serious consequences.
To stay organized:
•    Track contingency deadlines carefully
•    Coordinate regularly with your lender, attorney, and agent
•    Be prepared with funds for closing
Failure to close on time can put your deposit at risk or allow the seller to cancel the agreement.

Engage a Vermont Real Estate Attorney Early
One of the most effective ways to prevent a transaction from falling apart is to involve a real estate attorney early in the process.
An experienced Vermont attorney will:
•    Conduct the title search promptly
•    Identify title defects, liens, or other issues
•    Resolve problems before they delay closing
Waiting too long to address title issues can leave insufficient time to fix them.

Identify and Resolve Title Issues Early
Title problems are a common but often overlooked cause of failed transactions.
These may include:
•    Unknown liens or unpaid property taxes
•    Boundary disputes or encroachments
•    Errors in prior deeds
Addressing these issues early allows time for resolution and avoids last-minute surprises.

Avoid Last-Minute Changes
Consistency is critical once you are under contract.
Avoid making changes such as:
•    Switching lenders
•    Changing how you will take title
•    Making unexplained large deposits
These changes can trigger delays or additional scrutiny that jeopardizes closing.

Plan Ahead for Insurance and Closing Logistics
Seemingly small details can delay a closing if overlooked.
Make sure you:
•    Secure homeowner’s insurance in advance
•    Arrange for utility transfers
•    Provide any required documentation to your lender
•    Verifying with your bank or financial institution in advance how your funds can be transferred quickly and safely to the closing attorney.  
Missing documentation can delay funding and push back your closing date.

Communicate Clearly With Your Team
A Vermont real estate transaction involves multiple parties working together.
Miscommunication is a frequent cause of delays.
Stay proactive by:
•    Asking questions early
•    Confirming deadlines
•    Keeping your attorney, lender and Realtor informed of any issues
Clear communication helps prevent small problems from escalating.

Work With Experienced Vermont Professionals
Local experience matters, especially in Vermont where properties often involve unique issues such as rights-of-way, rural access, or older title histories.  Loan officers, Realtors and attorneys located in Vermont will know local laws and customs allowing for a smooth transaction.  
Working with knowledgeable Vermont professionals can significantly reduce the risk of your transaction falling apart.

The Bottom Line
A significant percentage of real estate transactions nationwide fail before closing, but most of these failures are preventable.
By protecting your financing, staying responsive, being flexible during inspections, and addressing legal issues early, you can dramatically improve your chances of reaching a successful closing.

Need Help Keeping Your Vermont Real Estate Transaction on Track?
Peet Law Group assists buyers throughout Vermont with title searches, resolving legal issues, and guiding transactions from contract to closing.
Engaging experienced legal counsel early in the process can help prevent delays, avoid surprises, and ensure your purchase reaches the closing table.