The Buyer’s Attorney Plays a Key Role in Drafting or Reviewing the Purchase and Sale Contract
When buying or selling a home in Vermont, one of the most important documents in the process is the Purchase and Sale Agreement. This contract outlines the terms of the deal: the purchase price, closing date, contingencies, and each party’s responsibilities. But who actually prepares the agreement in Vermont, and why does it matter?
The Standard Form in Vermont: The Vermont Realtors® Association Contract
In most Vermont transactions, licensed real estate agents use the Vermont Association of Realtors® Purchase and Sale Contract. This standardized form is widely accepted in the state because it reflects Vermont laws and common practices. Importantly, the contract typically includes an attorney review contingency, which ensures that buyers and sellers have the opportunity to have their Vermont real estate attorney review the agreement before it becomes binding.
The Role of the Buyer’s Attorney
Even when a realtor prepares the initial draft, the buyer’s attorney plays a central role. The attorney reviews the Purchase and Sale Agreement to confirm that the terms are clear, legally compliant, and protective of the buyer’s interests. Attorneys may also prepare the Purchase and Sale Agreement directly in situations where no realtor is involved — such as a private sale or a complex deal requiring customized terms.
Why Online Templates and Out-of-State Forms Are a Problem
• They may ignore Vermont law and customs, which govern how real estate is transferred.
• They frequently assign fees and costs to the wrong party, leaving buyers or sellers surprised at closing.
• They may omit important contingencies, such as an attorney review, inspections, or financing protections.
Using the wrong form can lead to costly disputes, delayed closings, or even failed transactions.
How the Peet Law Group Can Help
At the Peet Law Group, we understand the importance of starting your real estate transaction with the right contract. That’s why we offer review or preparation of Purchase and Sale Agreements at no additional charge when you hire us for your Vermont closing. Whether your Realtor provides the Vermont Association of Realtors form or you need a fully customized agreement drafted, our attorneys ensure your contract is legally sound, fair, and tailored to your specific deal.
The Purchase and Sale Agreement sets the stage for your entire real estate transaction. In Vermont, it’s best prepared using the Vermont Realtors® Association contract with attorney review or drafted directly by a Vermont real estate attorney. Avoid the risks of online forms and out-of-state templates. With offices in Williston and White River Junction, the attorneys at Peet Law Group are here to protect your interests and guide you through every step of the process.
Peet Law Group is proud to share some exciting news—we have been voted the Best Law Firm in Vermont in the 2025 Seven Daysies Awards. For the third year in a row, Vermonters have chosen our firm as their top pick, a recognition that means a great deal to our entire team. Being recognized in this way by the readers of Seven Days is not only an honor, but also a reflection of the strong relationships we’ve built with our clients and our community. This award highlights what matters most to us: delivering exceptional service and peace of mind in every real estate transaction. At Peet Law Group, we help buyers, sellers, and property owners across Vermont with all aspects of residential real estate law, from contract review and title searches to closings and title insurance. With offices in Williston and White River Junction, we are proud to serve clients in every corner of the state. The Seven Daysies Awards are highly competitive, with many well-regarded law firms represented. To be chosen once again as the best is both humbling and inspiring. It reminds us that the trust and confidence Vermonters place in our work is the foundation of our success. We are grateful to everyone who supported us with their votes and to all of our clients who continue to put their confidence in our firm. This recognition strengthens our commitment to providing outstanding service, informed legal guidance, and the personalized attention that makes each real estate transaction as smooth and successful as possible. At Peet Law Group, being voted Vermont’s Best Law Firm is more than an award—it is a reminder of why we do what we do and the community we are proud to serve.
When buying or selling a home in Vermont, one of the most common questions is: Who pays for the real estate attorney? Vermont requires that both the buyer and seller have separate attorneys to represent their respective interests. Each party is responsible for different legal tasks, and therefore each pays their own attorney’s fees. Buyer’s Attorney Fees in Vermont In Vermont, the buyer hires and pays for a real estate attorney to handle key parts of the closing process. The buyer’s attorney’s role typically includes: • Reviewing the purchase and sale contract on behalf of the buyer. • Conducting a title search to ensure the property has clear title. • Managing the closing process, including preparing the closing statement and coordinating with the lender. • Recording the deed, mortgage, and other necessary documents in the town or city land records. If the buyer is obtaining a mortgage, the buyer is also responsible for paying for the attorney who represents the lender. In some cases, the same attorney may represent both the buyer and the lender, but this is only allowed if the attorney complies with Vermont’s strict dual representation rules to avoid conflicts of interest. Seller’s Attorney Fees in Vermont The seller hires and pays for their own real estate attorney. The seller’s attorney focuses on protecting the seller’s interests and preparing documents needed to transfer the property. Typical responsibilities include: • Reviewing the purchase and sale contract for the seller. • Preparing the deed, seller’s disclosures, and transfer tax return. • Handling tax reporting documents associated with the sale. • Addressing any title issues raised by the buyer’s attorney. • Attending the closing to represent the seller and finalize the transfer. Why Separate Attorneys Are Required Unlike some states where one attorney may represent both sides of a real estate transaction, Vermont requires buyers and sellers to have separate legal representation. This rule ensures that each party receives independent legal advice and that their interests are fully protected throughout the transaction. Key Takeaway • The buyer pays for an attorney to review the contract, conduct the title search, oversee the closing, record documents, and often represent the lender. • The seller pays for an attorney to review the contract, prepare the deed and transfer tax return, resolve title issues, and attend closing. • Both parties must have separate attorneys in Vermont. Understanding who pays for the Vermont real estate attorney—and why—can help buyers and sellers budget appropriately and ensure a smooth transaction. For more information, feel free to reach out to the attorneys at the Peet Law Group with offices located in Williston and White River Junction serving all of Vermont. For more information about Vermont real estate closings, reach out to the experienced attorneys at Peet Law Group. With offices in Williston and White River Junction, we serve home buyers and sellers across Vermont. www.peetlaw.com
If you're buying or selling a home in Vermont, you’re likely feeling a mix of excitement and uncertainty. Real estate transactions come with a lot of paperwork, deadlines, and unfamiliar legal terms. That’s where a Vermont real estate attorney comes in. From reviewing your contract to guiding you through closing day, an experienced Vermont real estate lawyer ensures that each step is completed properly, helping avoid problems that could lead to disputes, delays, or financial loss. One of the key tasks a real estate attorney handles is reviewing or preparing the purchase and sale agreement. This contract is legally binding and contains crucial details such as financing contingencies, inspection deadlines, closing dates, and the division of closing costs. A knowledgeable attorney can explain these provisions clearly, flag potential risks, and negotiate modifications when needed. Title work is another important part of the process. Attorneys in Vermont are responsible for conducting title searches to ensure the seller has clear ownership of the property and that no liens, permit violations, unexpected easements or other title issues affect the transaction. In most cases, attorneys also coordinate the issuance of title insurance to protect both buyers and lenders from unforeseen claims. As closing day approaches, the attorney oversees the process of gathering and preparing documents, ensuring compliance with Vermont’s legal requirements. This includes reviewing the deed, mortgage paperwork, and settlement statement, and coordinating with banks, municipalities, and other parties to ensure everything is ready for a smooth transfer of ownership. The attorney typically conducts the closing, making sure funds are disbursed properly and the deed is recorded. Vermont real estate attorneys also assist when legal issues arise, whether it’s a dispute over a failed inspection, a question about property boundaries, or an issue with a septic permit. In situations like these, having a lawyer involved early on can make the difference between a successful closing and a costly setback. First-time buyers, out-of-state purchasers, and second-home investors often find the attorney’s guidance especially valuable. Vermont real estate laws can differ significantly from those in other states, so having a local legal professional involved provides clarity, confidence, and peace of mind. In short, a Vermont real estate attorney ensures that your transaction is legally sound, that your rights are protected, and that you’re fully informed every step of the way. Whether you're buying a single-family home, refinancing your mortgage, or selling a seasonal property, legal representation is a critical part of making sure your investment is secure. If you're planning a real estate transaction in Vermont, it's wise to consult a qualified attorney early in the process. With the right legal partner, you can avoid surprises and ensure a smooth, stress-free closing. For more information or assistance with your real estate transaction, contact the Peet Law Group at 802-860-4767 or www.peetlaw.com.
When you're buying or refinancing a home in Vermont, one of the standard closing costs you'll encounter is title insurance. While it might not be as well-known as other parts of the real estate transaction, title insurance plays a critical role in protecting your investment. It’s important to understand what it covers and how its cost is determined. What Is Title Insurance? Title insurance is a type of protection that guards against potential legal or financial issues with the property’s title. These issues might include past liens, unpaid taxes, errors in public records, forged signatures, or even undisclosed heirs claiming ownership. While a title search is performed to uncover any problems before closing, some issues can remain hidden. Title insurance offers peace of mind by covering you against these unforeseen claims. There are two types of policies you might encounter: • Owner’s Policy – This protects you, the homeowner, against covered title problems for as long as you or your heirs own the property. It is optional but strongly recommended for buyers. • Lender’s Policy – This is required by most mortgage lenders and protects the lender’s interest in the property until the mortgage is paid off. It does not protect the homeowner. While the lender’s policy is usually required, the owner’s policy is what protects your personal investment in the property. Purchasing both policies at the same time often qualifies for a discounted rate. How Much Does Title Insurance Cost? The cost of title insurance in Vermont depends on several factors, including the purchase price of the property or the amount of the mortgage loan. Title insurance is a one-time premium paid at closing and does not need to be renewed. Rather than quoting general rates—which can vary depending on the details of your transaction—we recommend using the official rate calculator provided by Vermont Attorneys Title Corporation. This easy-to-use tool can give you an accurate estimate for your specific situation: 👉 Click here to use the Title Insurance Rate Calculator Whether you’re buying or refinancing your mortgage, this tool can help you plan for closing costs with greater confidence. Refinance Discount If you're refinancing an existing mortgage, you're typically eligible for a 40% discounted title insurance premium. This discount applies to the lender’s policy and can help reduce your closing costs. It's important to note that this discount typically only applies when refinancing a property you already own. While title insurance might seem like a small piece of the larger real estate puzzle, it offers valuable protection for one of your most important investments - your home. If you’re buying or refinancing property in Vermont, be sure to consider both types of policies and consult your attorney or title insurance provider about coverage options. At Peet Law Group, we help clients throughout Vermont navigate real estate transactions with clarity and confidence. If you have questions about title insurance or would like help understanding your closing costs, our team is here to assist you every step of the way.
As Vermont’s population ages, many seniors are choosing to transition from larger family homes to properties that are easier to manage and better suited to their current needs. Whether it’s a one-level house, a maintenance-free condo, or a senior living community, the move to a more accessible and practical home can be a smart and empowering step. But behind every successful move is a legal process that must be handled with care—especially when mobility limitations, health concerns, or estate planning goals are involved. At Peet Law Group, we regularly assist seniors and their families in navigating Vermont real estate closings with dignity, clarity, and peace of mind. We understand that downsizing is more than just a transaction—it’s a life transition that often involves emotional, financial, and legal complexities. Why Seniors Are Choosing to Downsize Many of our senior clients are motivated by a desire to simplify their lives. For some, maintaining an older or multi-story home has become too difficult. Others are facing health issues that require single-level living or want to be closer to adult children, doctors, or supportive services. In other cases, financial considerations—such as lowering property taxes or tapping into home equity—play a role. We also see seniors planning proactively for the future. Selling now may help them prepare for the possibility of needing caregiving support or setting up their affairs for easier estate administration later. The Legal Side of Downsizing When seniors buy or sell property, there are often unique legal details that need attention. Property may be owned jointly with a spouse, held in a revocable trust, or subject to old liens or family agreements that haven’t been reviewed in years. Our team carefully examines the deed and title to make sure everything is in order and that the correct party is authorized to sign. If a spouse has passed or title history is unclear, we work to resolve any issues before closing day. Another key consideration is whether a Power of Attorney (POA) is needed. Some seniors may prefer, or need, a trusted family member to handle signing duties or manage the transaction on their behalf. We help families prepare or review POAs to ensure they meet Vermont’s legal standards, include proper real estate powers, and are accepted for recording. Having a valid POA on file not only helps during a single closing, it can also support long-term care planning. In cases where real estate is owned by a family trust, we ensure the trustee has the necessary legal authority and that the trust meets all Vermont requirements. We review the trust document, coordinate with title insurance providers, and confirm that all deed and affidavit paperwork comply with the law. Buying a Home That Meets Your Needs When purchasing a new property, our role goes beyond the contract. We help senior clients (and often their family members or caregivers) understand legal obligations related to the property. For example, if the home is in a condo association or age-restricted community, we review governing documents for any restrictions or maintenance obligations. We also confirm zoning compliance for accessibility modifications like ramps or widened doorways. And if shared driveways or private roads are involved, we make sure easements and road maintenance agreements are clearly documented. Supporting Families Every Step of the Way In many cases, it’s an adult child helping a parent relocate, or it’s a senior planning ahead to make life easier for loved ones. No matter the situation, Peet Law Group takes a thoughtful, respectful approach. We assist with all the legal paperwork, coordinate with real estate agents and lenders, and ensure nothing gets missed along the way. Our goal is always the same: to make the process as smooth and stress-free as possible. Talk to Peet Law Group If you or a loved one is preparing to downsize or transition into a new Vermont home, we’re here to help. With offices in Williston and White River Junction, we serve clients throughout Vermont with real estate closings, title insurance, and legal planning tailored to seniors and their families. Let us help you move forward with confidence. 📞 Call Peet Law Group at 802-860-4767 🌐 Visit: www.peetlaw.com 📍 Serving all of Vermont with real estate closings, title insurance, and legal advice for aging seniors and their families.
If you’re selling a home or property in Vermont, you may be wondering whether you need a real estate lawyer—and what exactly they do to support you in the process. At Peet Law Group, we help sellers navigate the legal side of real estate transactions with clarity, efficiency, and peace of mind. Here’s a closer look at what a real estate attorney does for a seller: 1. Drafts or Reviews the Purchase and Sale Agreement One of the most critical documents in a real estate transaction is the Purchase and Sale Agreement (P&S). While your real estate agent may use a standard form, your attorney will: • Review and explain key terms and deadlines • Negotiate changes, if needed • Ensure legal protections are in place for your interests 2. Assists with Title Issues Before closing, the buyer’s attorney will conduct a title search. If any issues arise—such as an old mortgage that was never properly discharged, a permitting issues if found or a lien is discovered, your attorney will work to resolve them quickly so the sale can move forward. 3. Prepares the Deed and Closing Documents In Vermont, sellers are responsible for preparing the deed, Property Transfer Tax Return, and other essential closing documents. Your attorney ensures these are accurate, legally compliant, and ready for signing at closing. 4. Coordinates with the Buyer’s Attorney and Title Company Real estate transactions involve coordination between multiple parties. Your attorney communicates with the buyer’s attorney, lender, title insurance company and Realtors to: • Answer questions • Deliver documents • Schedule the closing This coordination helps prevent delays and last-minute surprises. 5. Represents You at Closing At the closing, your lawyer will: • Review and explain documents • Confirm payoff amounts for mortgages or liens • Ensure you receive your sale proceeds correctly and on time In many cases, you don’t even need to attend the closing in person—your attorney can sign on your behalf with proper authorization. 6. Protects You From Legal Liability Selling property involves legal obligations. A Vermont real estate attorney ensures: • You disclose everything the law requires • Your deed transfers clean title to the buyer • Any post-closing obligations are clear and limited This can help you avoid disputes after the closing is complete. Why Choose Peet Law Group When Selling Property in Vermont? With offices in Williston and White River Junction, the attorneys at Peet Law Group have decades of experience representing sellers throughout Vermont. We offer flat-fee pricing, efficient communication, and a clear explanation of every step so you can close with confidence. Whether you're selling a family home, a condo, or investment property, we’re here to make sure your sale goes smoothly from contract to closing. 📞 Ready to sell your Vermont property? Contact Peet Law Group today to schedule a consultation. www.peetlaw.com
Vermont's Property Transfer Tax Explained: Who Pays More—and Who Pays Less
A deed is a written document that transfers title (ownership) of real estate from a seller (grantor) to a buyer (grantee). For a deed to be valid in Vermont, it must be in writing, signed by the grantor, and delivered to and accepted by the grantee. It must also be recorded in the land records of the town where the property is located to give notice to third parties. Vermont recognizes several types of deeds, each offering different levels of protection and responsibility. 1. Warranty Deed (General Warranty Deed) This is the most protective type of deed for the buyer. A warranty deed guarantees that the seller holds clear title to the property and has the legal right to sell it. It also includes warranties against any defects in title, even if those defects arose before the seller owned the property. Key features: • Seller guarantees good and clear title. • Seller promises to defend the title against all claims. • Used in most residential real estate closings in Vermont when title insurance is not being issued. 2. Quitclaim Deed A quitclaim deed conveys whatever interest the grantor has in the property, but with no warranties. That means the grantor is not making any promises about whether the title is clear or even if they truly own the property. Quitclaim deeds are typically used for: • Transferring property between family members or into a trust or LLC. • Clearing up title issues (such as correcting a name on a prior deed). • Transferring property as part of a divorce settlement. Because there are no guarantees, title insurance is strongly recommended when accepting property via quitclaim deed. 3. Limited Warranty Deed (Special Warranty Deed) Less common in Vermont, a limited warranty deed includes some guarantees—but only against defects that arose during the time the grantor owned the property. It does not protect the buyer against any earlier issues with title. These deeds are sometimes used in: • Commercial transactions. • Sales by corporate entities or fiduciaries who want to limit liability. 4. Executor’s or Administrator’s Deed Used when the property is being transferred from a deceased person’s estate. This deed is executed by the executor or administrator of the estate, not the decedent. Key considerations: • Usually offered as a limited warranty deed or quitclaim deed. • Common in probate sales or where a property passes through a will or intestate succession. 5. Trustee’s Deed When a property is held in a trust and sold or transferred by the trustee, a trustee’s deed is used. This document will typically include limited warranties, if any, and often recites the trustee’s authority under the trust instrument. Choosing the Right Deed Each type of deed carries different legal implications and potential risks. If you’re buying, selling, or transferring property in Vermont, it’s essential to understand which type of deed is being used and what it means for your rights. At Peet Law Group, we guide clients through every step of the closing process—including preparing and reviewing deeds—so they can move forward with peace of mind. Need help with a Vermont deed or property transfer? Contact the Peet Law Group today to speak with an experienced real estate attorney. With offices in Williston and White River Junction, we represent clients throughout Vermont in all aspects of residential and commercial real estate law.
At the Peet Law Group, we’ve noticed a new trend taking shape in Vermont’s real estate market: members of Generation Z—those born between 1997 and 2012—are entering the housing market earlier than expected. Whether it’s a first home, a remote work base, or an investment property, Gen Z buyers are making their mark across Chittenden County, the Upper Valley, and rural communities alike. Why Is Gen Z Buying in Vermont? Gen Z homebuyers are driven by a mix of lifestyle and financial considerations: Remote Work Flexibility: With many tech and creative jobs now fully remote, Gen Z professionals are choosing Vermont for its natural beauty, small-town charm, and high quality of life. Affordability (Compared to Urban Markets): While Vermont isn’t the cheapest place to buy a home, it offers far more value—and far less competition—than hot markets like Boston or New York. Climate and Sustainability Values: Gen Z is environmentally conscious. Vermont’s green policies, walkable towns, and emphasis on sustainable living resonate deeply. Desire for Stability: In an uncertain economic climate, some younger buyers are opting to purchase instead of rent, especially when interest rates drop or they receive family assistance with down payments. What Gen Z Should Know Before Buying in Vermont Buying your first home is a big step—and in Vermont, the process has some unique aspects: Vermont Is an Attorney State: Unlike some states where a title company handles the closing, Vermont requires an attorney for real estate transactions. At Peet Law Group, we’ll guide you through contract review, title searches, and the closing process. Septic and Well Systems Are Common: Especially in rural areas, many homes are not on public water and sewer. Understanding these systems—and your rights and responsibilities—is crucial. Energy Efficiency Incentives: Vermont offers rebates and incentives for weatherization, solar installations, and heat pumps—programs many Gen Z buyers prioritize. First-Time Buyer Programs: Vermont Housing Finance Agency (VHFA) and other organizations offer down payment assistance, reduced-rate mortgages, and tax credits for qualifying first-time homebuyers. How Peet Law Group Supports Gen Z Buyers We understand that buying a home can feel overwhelming—especially when you're balancing student loans, working your first job, or learning about property taxes for the first time. At Peet Law Group, we help Gen Z clients: Understand their contracts and negotiate contingencies Avoid common pitfalls like uninsurable title issues or zoning violations Coordinate with lenders and agents to keep everything on track through closing day Feel empowered and informed every step of the way If you’re part of Gen Z and thinking about buying a home in Vermont—whether it’s in Burlington, Barre, Brattleboro, or beyond — The Peet Law Group is here to help. Our team of experienced real estate attorneys is committed to making the process smooth, secure, and stress-free. Have questions about buying your first home in Vermont? Contact Peet Law Group today to schedule a consultation and take the first step toward homeownership with confidence.
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.