Purchasing an investment property that already has tenants in place can be a great opportunity to generate rental income from day one. But it also comes with unique legal and practical considerations. At the Peet Law Group , we guide buyers through every aspect of the real estate transaction—including how to navigate tenant-occupied properties—so you can make an informed investment with confidence. Benefits of Buying a Tenant-Occupied Property One of the biggest advantages of buying a property with existing tenants is immediate rental income . There’s no downtime or need to market the unit—you step into an income-producing asset from day one. Additionally, an established rental history provides valuable insight into how the property performs financially and whether rent payments have been consistent. Review the Existing Leases Carefully When buying a tenant-occupied property, you are inheriting the existing leases —not starting fresh. That means you need to read the lease agreements thoroughly: • How much are the tenants paying? • When do the leases expire? • Are there any rent concessions or unusual terms? • Are there automatic renewal clauses or early termination rights? Understanding these details helps avoid surprises and ensures you’re comfortable with the legal obligations you’re assuming as a new landlord. Transferring Security Deposits Security deposits must be properly transferred from the seller to the buyer at closing. You should also get a written accounting of each tenant’s deposit, including any deductions taken during the seller’s ownership. Failing to handle this properly could expose you to liability under Vermont landlord-tenant law. Why You Need an Estoppel Letter An estoppel letter , or tenant estoppel certificate, is a signed statement from each tenant verifying key details about their lease. It typically confirms: • The amount of monthly rent • Lease start and end dates • Security deposit amount • Whether the landlord is in breach of any lease terms These letters protect the buyer by verifying that the information provided by the seller matches the tenant’s understanding. If there’s a dispute later, the estoppel letter can serve as valuable evidence. Municipal Rental Regulations and Compliance Some Vermont municipalities—including Burlington, South Burlington, Winooski, and Barre—require rental property registrations, inspections, or certificates of compliance . Before closing on a tenant-occupied property, it’s critical to check with the local municipality: • Is the property currently registered as a rental? • Are inspections up to date? • Are there any outstanding violations? Buying a noncompliant property can delay your ability to collect rent and potentially expose you to fines and expensive repairs. Final Thoughts Buying a property with tenants can be a smooth and profitable investment— if you know what to look for . At Peet Law Group, we have decades of experience guiding investors through Vermont’s residential real estate landscape. Whether it's ensuring proper transfer of security deposits, or confirming municipal compliance, we’ll make sure you’re protected at every step. Thinking of buying a rental property in Vermont? Contact the Peet Law Group today for experienced legal guidance tailored to your investment goals.

At the Peet Law Group, we help Vermonters navigate the legal side of buying, selling, and owning residential real estate. One of the most common questions from first-time homebuyers and long-time renters alike is: "Should I keep renting, or is it time to buy a home?" The answer depends on your goals, finances, and long-term plans—but there are compelling advantages to homeownership that are worth considering. Benefits of Owning a Home in Vermont 1. Building Equity Instead of Paying Rent When you rent, your monthly payments go to your landlord. When you own, your mortgage payments help you build equity—ownership value in your home. Over time, this equity can grow, especially if home values in your area increase. 2. Stable Monthly Payments With a fixed-rate mortgage, your monthly principal and interest payments stay consistent. Rent, on the other hand, can increase year after year, especially in competitive housing markets. 3. Tax Advantages Homeowners may be eligible for certain tax deductions, including mortgage interest and property taxes. While tax benefits depend on your situation, they can reduce your overall tax burden and make homeownership more affordable. 4. Freedom to Personalize Your Home Homeowners can renovate, decorate, and make changes without needing a landlord's permission. Whether it's painting a room or installing a new kitchen, owning gives you control over your living space. 5. A Long-Term Investment Real estate is generally a sound long-term investment. While markets fluctuate, homes in Vermont have historically appreciated in value, making ownership a potentially rewarding financial decision over time. When Does It Make Sense to Own Instead of Rent? Owning a home isn’t the right decision for everyone—but here are situations where buying may make more sense than renting: • You plan to stay in the area for several years. If you expect to live in one place for at least 3–5 years, owning typically makes more financial sense than renting. • You have stable income and good credit. Lenders look for consistent income and a solid credit history. These factors will help you qualify for a mortgage at a competitive rate. • You have enough for a down payment and closing costs. While some programs allow low down payments, it’s important to be financially prepared for upfront costs. • You're ready to invest in long-term financial growth. Homeownership often builds wealth over time and gives you a tangible asset that renting cannot. What If You're Not Sure? At Peet Law Group, we understand that deciding whether to buy or rent a home is a major decision. Our Vermont real estate attorneys have helped thousands of clients evaluate their options and protect their interests when buying a home. If you’re thinking about making the leap from renter to homeowner, we’re here to guide you through the process with clear legal advice and flat fee pricing. Ready to explore homeownership in Vermont? Contact Peet Law Group today to schedule a consultation and take the first step toward owning your home. Visit us at www.peetlaw.com or call our office to learn more.

If you're buying or selling a home in Vermont, you're likely already navigating a long checklist of tasks: finding the right property, arranging financing, coordinating inspections, and scheduling the closing. But one crucial decision that often gets overlooked is how your real estate attorney charges for their services. At the Peet Law Group, we believe in transparency, predictability, and value. That’s why we charge flat fees for virtually all residential real estate transactions. What Is a Flat Fee in a Real Estate Transaction? A flat fee is a predetermined, all-inclusive amount that your real estate attorney charges for handling your transaction from start to finish. Whether you’re buying or selling, this fee covers essential legal services such as: • Reviewing and explaining the purchase and sale contract • Examining and certifying title • Coordinating with lenders, agents, and other parties • Preparing closing documents • Attending and overseeing the closing This structure offers peace of mind because you know upfront what your legal fees will be—no surprises, no ticking clock. What Is an Hourly Rate? In contrast, some attorneys charge by the hour. This means every phone call, email, contract revision, or meeting could add to your final bill. Hourly billing can be unpredictable and stressful for clients, especially when unforeseen complications arise. At Peet Law Group, we only bill hourly in rare cases, such as when a transaction involves a highly complex title issue or a legal dispute between parties. These situations are the exception, not the rule. Advantages of Flat Fee Billing for Vermont Real Estate Transactions 1. Cost Predictability Flat fees let you plan your budget with confidence. You know exactly what you’re paying and what you’re getting in return. 2. Efficiency and Simplicity With a flat fee, our attorneys can focus entirely on helping you close the deal efficiently and accurately—not on watching the clock. 3. Full-Service Representation You get comprehensive legal support from start to finish, without worrying whether a phone call or question will increase your costs. 4. Better Communication Clients are often more comfortable reaching out with questions or concerns when they know they're not being billed by the minute. Why Choose Peet Law Group? With decades of experience in Vermont residential real estate law, the Peet Law Group offers straightforward, flat-fee pricing for nearly every home purchase or sale. Our pricing structure reflects our commitment to clarity, value, and professional service. We’re here to make your home buying or selling process as smooth and stress-free as possible. If you do encounter an unusual legal issue, we’ll discuss the scope and cost of any additional services up front—no surprises. Ready to Work with a Flat-Fee Real Estate Attorney in Vermont? If you’re buying or selling a home in Vermont and want clear, predictable pricing with experienced legal support, contact the Peet Law Group today. Let us help you close with confidence. Visit www.peetlaw.com to learn more or to schedule a consultation.

Are you planning to move to Vermont and buy a home? Whether you're relocating for work, retiring to the Green Mountains, or investing in a second home, it's important to know that Vermont's home purchase process differs significantly from what you may be used to in other states. As experienced Vermont real estate attorneys at the Peet Law Group, we regularly work with buyers and sellers from out of state. Here's what makes Vermont unique —and what you need to know before closing on a property here. 1. Attorneys, Not Title Companies, Handle Closings Unlike many states where title companies take the lead in handling closings, Vermont is an attorney state. That means licensed attorneys—not title agencies—conduct title searches, prepare closing documents, disburse funds, and record deeds. In Vermont: • A buyer's attorney performs the title search and ensures clear title. • The seller’s attorney usually prepares the deed, transfer tax forms and disclosures. • Attorneys handle the closing process from start to finish. This system provides greater legal protection for both parties, but it also means you’ll need to hire an attorney early in the process. 2. Separate Attorneys for Buyer and Seller Are Required Vermont rules for attorneys require that the buyer and seller be represented by separate attorneys to avoid any conflicts of interest. This differs from some states where a single attorney or title company can represent both parties in a transaction. 3. Real Estate Transfer Tax Responsibilities The Vermont Property Transfer Tax is typically paid by the buyer, not the seller. This surprises many out-of-state buyers, especially those coming from states where the seller pays the transfer tax. 4. Town and City Clerks, Not County Offices, Record Deeds Unlike most states that record real estate transactions at the county level, Vermont records deeds at the local town or city clerk’s office. Each town maintains its own land records. That means: • Title searches must be conducted individually in the specific town or city where the property is located. • Recorded documents are not part of a centralized statewide or county database. This system requires local knowledge, and it's another reason why hiring a Vermont-based real estate attorney is essential. 5. No Formal Escrow Process Like in Some States In Vermont, there is no traditional escrow process as seen in many western states. Instead: • The buyer’s attorney holds deposits in a trust (IOLTA) account. • The closing typically happens in-person or via mail with funds disbursed on closing day. This streamlined approach often leads to quicker closings, but it also puts more responsibility on the attorneys to ensure all contingencies are met and funds are handled properly. 6. Onsite Septic and Water Systems Are Common For buyers coming from urban areas, it’s important to know that many Vermont homes rely on private septic systems and wells rather than municipal services. These systems require special inspections and contingency planning in the purchase contract. At Peet Law Group, we help buyers include proper contingencies and inspections to avoid costly surprises. Thinking of Buying a Home in Vermont? Purchasing real estate in Vermont can be smooth and rewarding—with the right legal guidance. At Peet Law Group, we’ve helped thousands of buyers and sellers navigate Vermont’s unique real estate process with confidence. Whether you're relocating from another state or buying your first home in Vermont, we’re here to protect your interests and make your purchase seamless.

When purchasing a home in Vermont, one of the biggest financial decisions you’ll face is choosing between a fixed rate mortgage and a variable rate mortgage (also known as an adjustable rate mortgage, or ARM). While fixed rate mortgages offer stability, variable rate mortgages can offer lower initial costs — but with more uncertainty over time. What Is a Variable Rate Mortgage? A variable rate mortgage is a home loan where the interest rate can change periodically, based on market conditions. These loans typically start with a lower interest rate for an initial period — commonly 5, 7, or 10 years — and then adjust annually based on a benchmark rate such as the Secured Overnight Financing Rate (SOFR) or a U.S. Treasury index. For example, a 5/1 ARM has a fixed rate for the first five years, then adjusts once per year after that. By contrast, a fixed rate mortgage locks in a single interest rate for the entire life of the loan — usually 15, 20, or 30 years. The monthly principal and interest payments stay the same, regardless of market changes. Advantages of a Variable Rate Mortgage 1. Lower Initial Interest Rate: ARMs typically start with a lower rate than fixed mortgages, resulting in lower monthly payments for the initial term. 2. Short-Term Affordability: If you plan to sell or refinance before the adjustment period begins, you may benefit from the lower initial rate without facing future increases. 3. Potential for Lower Long-Term Costs: If interest rates stay the same or decrease after the initial fixed period, your total loan cost may be lower than with a fixed rate mortgage. Risks of a Variable Rate Mortgage 1. Uncertainty and Rate Increases: After the initial period, your interest rate could rise significantly, leading to much higher monthly payments. 2. Budgeting Challenges: The unpredictability of future payments can make long-term financial planning more difficult. 3. Payment Shock: If rates rise sharply, homeowners may experience a sudden and unaffordable jump in monthly mortgage costs. When Is a Variable Rate Mortgage a Good Idea? • Short-Term Homeownership Plans: If you plan to sell your home within 5–10 years, you may benefit from the lower initial rate without being affected by future adjustments. • Strong Income Growth Potential: If you expect your income to increase significantly in the near future, you may be better equipped to handle potential rate hikes later on. • Falling or Stable Interest Rate Environment: If interest rates are expected to decline or remain stable, an ARM could remain affordable even after it begins adjusting. When Is a Variable Rate Mortgage a Bad Idea? • Long-Term Homeownership: If you plan to stay in your home for more than 10 years, a fixed rate may offer more financial security. • Tight Monthly Budget: If your finances are stretched thin, even small rate increases could lead to payment stress or default risk. • Rising Interest Rate Environment: If rates are expected to climb, an ARM can become significantly more expensive over time. Final Thoughts At Peet Law Group, we understand that every Vermont homebuyer has unique financial goals. While variable rate mortgages offer potential savings, they also come with risks that require careful consideration. Before committing to any loan product, it’s essential to work with both a knowledgeable lender and a Vermont real estate attorney who can help you understand your obligations — and protect your interests throughout the process. If you're buying a home and want to ensure a smooth closing with clear legal guidance, contact Peet Law Group today. We’re here to help you make informed decisions from contract to closing.

If you're buying a home in Vermont with cash, you might assume the process is simple enough to skip hiring a real estate attorney. After all, there’s no lender involved, no mortgage paperwork to deal with, and fewer formalities—right? Not so fast. Even without a bank in the mix, a cash purchase still carries legal risks, due diligence responsibilities, and important decisions that can significantly affect your finances and property rights. In fact, the absence of a lender means it’s entirely up to you to ensure everything is in order—and that’s where your attorney becomes essential. Why Cash Buyers Still Need a Real Estate Attorney in Vermont 1. Title Searches and Hidden Problems Lenders typically require a title search to ensure the property has no liens, permit problems, or other ownership issues. When you pay cash, no one is forcing that step—but the risk doesn’t go away. An experienced Vermont real estate attorney will: • Conduct or review a full title search • Identify any legal defects, easements, or claims on the property • Help you purchase appropriate title insurance if desired Without this step, you could unknowingly buy a property with costly legal baggage. 2. Purchase and Sale Agreement Review In Vermont, real estate agents often use standard form contracts. These templates don’t always protect your interests—especially if you’re an investor or retiree with specific goals. An attorney can: • Customize or amend the agreement to match your needs • Clarify contingencies (like inspection or septic review) • Ensure deadlines, deposits, and legal obligations are clearly defined Skimming over these details can expose you to unnecessary risk or even litigation. 3. Closing Coordination and Document Preparation Even in cash deals, closings in Vermont involve multiple legal documents, including: • The deed • Transfer Tax forms • Smoke detector affidavits and • Closing statements Your attorney will draft or review all necessary documents, ensure compliance with Vermont real estate law, and coordinate with the seller, title company, and town clerk. 4. Local Compliance and Property Use Questions Cash buyers—especially out-of-state retirees and real estate investors—often need answers to Vermont-specific issues, such as: • Whether the property can be used as a short-term rental • If there are land use restrictions, covenants, or Act 250 implications • How Vermont’s property tax system will affect you post-sale An attorney who knows local rules can help you make informed, confident decisions before you sign. 5. Peace of Mind Legal mistakes in real estate aren’t just inconvenient—they can be very expensive. The cost of hiring a Vermont real estate attorney is typically modest compared to the value of the property—and the potential consequences of going without one. Bottom Line Yes, buying a home with cash may simplify the financing process—but it does not eliminate the legal complexity of a real estate transaction. Whether you're a retiree seeking a peaceful second home or an investor eyeing Vermont rental properties, working with a knowledgeable attorney ensures your purchase is secure, compliant, and aligned with your long-term goals. At Peet Law Group, we regularly represent cash buyers across Vermont—from first-time vacation home buyers to seasoned investors. We’d be happy to help you protect your investment and close with confidence.

When buying or selling a home in Vermont, most clients rely on both a real estate attorney and a licensed real estate agent. While their roles sometimes overlap, they serve distinctly different — and equally important — purposes in helping you navigate a successful transaction. At Peet Law Group, we often get asked, "Do I really need an attorney if I already have a realtor?" The short answer: yes. Here's why. The Realtor’s Role: Market Expertise and Transaction Coordination Your realtor is your guide to the real estate marketplace. Their job includes: • Helping you find a property or list your home • Providing comparative market analysis to determine a competitive listing or offer price • Coordinating showings and negotiations • Drafting the initial purchase and sale agreement • Scheduling inspections, appraisals, and other logistics • Serving as a communication bridge between buyer, seller, lender, and attorney Vermont realtors are well-trained in contracts and negotiations. However, they are not licensed to provide legal advice — nor can they interpret legal language in binding documents. That’s where your attorney comes in. The Attorney’s Role: Legal Oversight and Risk Mitigation In Vermont, real estate attorneys play a central role in every home purchase or sale. Unlike in some other states, attorneys here are not optional — they are a critical part of the transaction. Key services provided by your attorney include: • Reviewing or preparing the purchase and sale agreement • Negotiating legal terms, contingencies, and closing conditions • Conducting a full title search to ensure you’re receiving clear ownership • Resolving title defects, such as liens, encumbrances, or easements • Preparing the deed and closing documents • Handling the escrow account and transfer of funds • Attending and managing the closing on your behalf or in person When legal questions arise — whether about property rights, easements, probate issues, co-ownership, or zoning — only your attorney is authorized to give binding legal guidance. When Legal Advice Is Essential Even the most straightforward Vermont real estate transaction can raise legal questions. Here are some common scenarios when legal advice is not just helpful, but necessary: • The property is part of an estate or trust • You are buying with or selling to a friend or family member • There are known title issues, encroachments, or shared driveways • You’re selling property with tenants in place • You’re unsure how to handle repairs, inspection findings, or contract contingencies Your realtor may help identify these issues — but only an attorney can advise you on your legal exposure and the best way to protect yourself. A Team Approach: Working Together for Your Benefit At Peet Law Group, we believe the best outcomes come when realtors and attorneys work hand-in-hand. We frequently collaborate with real estate agents across Vermont, ensuring our clients receive the benefit of strong market guidance and thorough legal protection. Think of your realtor as the project manager, and your attorney as the legal strategist. When they work together, you stay informed, protected, and confident throughout the transaction.

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.

Owner’s title insurance is a one-time purchase that protects your legal ownership of the property for as long as you hold an interest in it. It covers unexpected issues that may arise with your home’s title—issues that might not have been discovered during the title search. These can include: • Undisclosed or missing heirs who claim ownership after the sale • Errors or omissions in past deeds or public records • Forged documents or fraudulent transfers in the chain of title • Unknown liens, including unpaid taxes or contractor bills • Boundary or access disputes not revealed in surveys Even with the most thorough title search conducted by experienced Vermont real estate attorneys and title professionals, some risks remain hidden. Owner’s title insurance gives you peace of mind that your investment is protected. Lender’s Title Insurance is Not Protection for You It’s important to understand that lender’s title insurance is only for the benefit of the bank or mortgage company. If a title issue arises that affects your property’s ownership, the lender’s policy will not cover your legal fees, losses, or defense. Only an owner’s policy ensures that you, as the buyer, are protected Why It's Especially Important in Vermont Vermont’s real estate system is unique. Unlike many other states that use centralized title plants or guarantee title through the state, Vermont relies on local land records in separate towns and cities. Each municipality maintains its own handwritten or scanned land records, some dating back centuries. This decentralized system increases the chance of undetected title issues. Having a local real estate law firm like Peet Law Group—who understands the intricacies of Vermont’s land records—is essential. Still, even the most diligent title review can’t eliminate every risk. Owner’s title insurance fills that gap. One-Time Cost, Lifetime Coverage Owner’s title insurance is a one-time premium paid at closing, based on the home’s purchase price. In return, you receive lifetime coverage. Considering the potential legal costs and risks of an uncovered title issue, the cost of an owner’s policy is a small price to pay for long-term protection. Let Peet Law Group Help You Close with Confidence At Peet Law Group, we help Vermont home buyers navigate every step of the real estate closing process—from title search and contract review to issuing title insurance and final settlement. We work with title insurance underwriters to provide owner’s policies tailored to your transaction. Contact Peet Law Group today to learn more about how an owner’s title insurance policy can safeguard your Vermont home purchase—and your peace of mind.