Buying your first home is an exciting milestone—but it can also feel overwhelming. From negotiating offers to understanding legal documents, the process involves several steps and multiple professionals. At Peet Law Group, we work closely with first-time home buyers across Vermont to make the journey to homeownership smoother, safer, and legally sound.
Here’s a comprehensive guide to help you understand the home buying process and how a real estate attorney plays a critical role.

Step 1: Financial Pre-Approval
Before you start house hunting, meet with a mortgage lender to determine how much home you can afford. The lender will assess your credit, income, and savings, then issue a pre-approval letter—a key document that shows sellers you're a serious buyer.

Step 2: Hire a Real Estate Agent
Next, choose a licensed Vermont real estate agent who understands your local market. Your agent will help you:
•    Find listings within your budget and preferences
•    Schedule showings
•    Prepare and negotiate offers
•    Navigate counteroffers and contingencies

Step 3: Make an Offer and Sign a Purchase and Sale Agreement
When you find the right property, your agent will help you make an offer. Once accepted, you'll enter into a Purchase and Sale Agreement (P&S)—a binding contract that outlines the price, terms, contingencies, and timelines.
This is where a Vermont real estate attorney becomes essential.
At Peet Law Group, we review (or draft) your P&S agreement to:
•    Ensure legal accuracy and protect your interests
•    Verify contingencies such as financing, inspections, or title conditions
•    Negotiate adjustments and deadlines as needed

Step 4: Home Inspection and Due Diligence
You'll typically have a few days to conduct a home inspection. A licensed inspector checks for structural, electrical, plumbing, and safety issues. If major defects are discovered, you may renegotiate the contract or walk away without penalty, depending on the terms.
Other due diligence steps may include:
•    Testing for radon or water quality
•    Reviewing homeowner association (HOA) documents
•    Septic system inspection
•    Examining zoning and permit records

Step 5: Secure Financing and Obtain a Commitment Letter
While inspections are underway, your lender processes your loan application. You’ll submit documents like:
•    Tax returns
•    Pay stubs
•    Bank statements
Once approved, you’ll receive a loan commitment letter, which confirms the lender's intent to fund your mortgage.

Step 6: Title Search and Title Insurance
The attorney’s office now conducts a title search to ensure that the seller has clear, marketable title to the property—free of liens, judgments, or ownership disputes.
At Peet Law Group, we handle:
•    Title examination to uncover any legal or financial issues
•    Title insurance issuance for both lender and owner coverage
•    Clearing title defects, if any, prior to closing

Step 7: The Closing Process
Before closing day, your attorney coordinates with the lender, seller's attorney, and title company to prepare all legal and financial documents. These include:
•    The HUD-1 Settlement Statement or Closing Disclosure
•    The deed
•    The mortgage and promissory note
At Peet Law Group, we:
•    Represent you at closing
•    Explain all documents before you sign
•    Collect and disburse funds
•    Record the deed and mortgage with the town or city clerk
•    Ensure you receive a final owner’s title insurance policy

Bonus Tip: Don’t Skip Legal Counsel
In Vermont, real estate attorneys play a hands-on role in residential closings. Unlike some states where title companies dominate the process, Vermont law and practice emphasize legal representation and independent title review.
Hiring an experienced Vermont real estate attorney is one of the smartest moves a first-time home buyer can make.

Thinking of Buying a Home in Vermont?
At Peet Law Group, we guide first-time buyers through every legal step of the transaction. From drafting and reviewing contracts to resolving title issues and closing the deal—we’re your trusted advocate in Vermont real estate.
Contact us today at www.peetlaw.com to schedule your first-time buyer consultation.