When you’re buying real estate in Vermont, one of the most important steps in the process is the title search. A title search confirms that the seller truly owns the property and has the legal right to transfer it. It also uncovers any issues—like old mortgages, liens, or rights-of-way—that could affect your ownership. A common question we hear is: “Do I really need an attorney to do a title search in Vermont?” The answer is yes. Here’s why. Vermont Is an Attorney Closing State In Vermont, real estate closings must be overseen by a licensed attorney. This means that unlike in some other states where title companies handle closings, Vermont attorneys are involved from start to finish. Because the title search is the foundation of every closing, it is performed by attorneys or their staff under the attorney’s supervision. Vermont Land Records Are Unique—and Complicated Unlike many states that have a centralized recording system, Vermont’s land records are kept town by town at each town clerk’s office. These records go back centuries and often include old handwritten deeds, boundary disputes, and easements. Understanding these documents requires legal training, especially when the language is outdated or when property lines overlap. Hidden Problems Can Create Big Risks A proper title search does more than collect deeds. It requires legal interpretation of what those documents mean. Common issues that an attorney looks for include: • Undischarged mortgages that were never properly released • Old rights-of-way or easements that could limit your use of the property • Probate or heirship problems when property passed through an estate • Vermont-specific liens and taxes, such as Property Transfer Tax, Land Gains Tax, or Current Use Program obligations Without a lawyer’s knowledge, these problems might not be discovered until after the closing—when it’s too late. Lenders and Title Insurance Companies Require It If you are financing your purchase, your lender will require a title search and a legal opinion from a Vermont attorney. Likewise, title insurance companies will not issue a policy unless a Vermont lawyer has reviewed the title and provided a professional opinion. This protects everyone involved—buyer, seller, and lender—by making sure the title is marketable. Attorneys Provide an Extra Layer of Protection When you hire an attorney to conduct your title search, you’re not just paying for documents to be pulled from the land records. You’re getting a legal opinion backed by the attorney’s professional liability. If a mistake is made that results in financial loss, the attorney can be held responsible—providing you with an added layer of protection beyond your title insurance. The Bottom Line In Vermont, a title search is not a DIY project or something that a title company can handle on its own. Only a Vermont attorney can perform the thorough and reliable title search that lenders, title insurance companies, and buyers depend on. At Peet Law Group, our experienced Vermont real estate attorneys handle every step of the title search and closing process. With offices in Williston and Hartford (White River Junction) serving all of Vermont, we guide buyers and sellers through one of life’s biggest transactions with confidence and peace of mind. To learn more about title searches, visit our website at: https://www.peetlaw.com/title-search-services Thinking about buying or selling property in Vermont? Contact Peet Law Group today to schedule a consultation and learn how our attorneys can help protect your investment. www.peetlaw.com

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 It might be tempting to use a “free” contract found online. However, these generic templates often create serious problems in Vermont real estate transactions: • 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. For more information regarding Vermont Purchase and Sale Agreements, visit our website at https://www.peetlaw.com/purchase-and-sales-contract or contact our office for assistance drafting a contract today. www.peetlaw.com

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